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Customer: John Q. SampleProperty Address: 1234 Ryland Downs, San Antonio, Texas 7825013318 PoseidonUniversal City, Texas 78148210-415-4219“You deserve to know your home”Promulgated by the Texas Real Estate Commission (TREC)(http://www.trec.texas.gov).P.O. Box 12188, Austin, TX 78711-2188Page 1 of 22(512) 936-3000
Report Identification: John Q. SampleA-Integrity Inspections13318 Poseidon, Universal City, Texas 78148Phone (210) 415-4219 Fax (210) -Inspections.comPROPERTY INSPECTION REPORTPrepared For:John Q. Sample(Name of Client)Concerning:1234 Ryland Downs, San Antonio, Texas 78250(Address or Other Identification of Inspected Property)By:Perry Zelner #7019March 25, 2020(Name and License Number of Inspector)(Date)(Name, License Number of Sponsoring Inspector)PURPOSE, LIMITATIONS AND INSPECTOR / CLIENT RESPONSIBILITIESThis property inspection report may include an inspection agreement (contract), addenda, and other information related toproperty conditions. If any item or comment is unclear, you should ask the inspector to clarify the findings. It is important thatyou carefully read ALL of this information.This inspection is subject to the rules (“Rules”) of the Texas Real Estate Commission (“TREC”), which can be found atwww.trec.texas.gov.The TREC Standards of Practice (Sections 535.227-535.233 of the Rules) are the minimum standards for inspections by TREClicensed inspectors. An inspection addresses only those components and conditions that are present, visible, and accessible atthe time of the inspection. While there may be other parts, components or systems present, only those items specifically notedas being inspected were inspected. The inspector is NOT required to turn on decommissioned equipment, systems, utilityservices or apply an open flame or light a pilot to operate any appliance. The inspector is NOT required to climb over obstacles,move furnishings or stored items. The inspection report may address issues that are code-based or may refer to a particularcode; however, this is NOT a code compliance inspection and does NOT verify compliance with manufacturer’s installationinstructions. The inspection does NOT imply insurability or warrantability of the structure or its components. Although somesafety issues may be addressed in this report, this inspection is NOT a safety/code inspection, and the inspector is NOT requiredto identify all potential hazards.In this report, the inspector shall indicate, by checking the appropriate boxes on the form, whether each item was inspected, notinspected, not present or deficient and explain the findings in the corresponding section in the body of the report form. Theinspector must check the Deficient (D) box if a condition exists that adversely and materially affects the performance of asystem or component or constitutes a hazard to life, limb or property as specified by the TREC Standards of Practice. Generaldeficiencies include inoperability, material distress, water penetration, damage, deterioration, missing components, andunsuitable installation. Comments may be provided by the inspector whether or not an item is deemed deficient. The inspectoris not required to prioritize or emphasize the importance of one deficiency over another.Some items reported may be considered life-safety upgrades to the property. For more information, refer to Texas Real EstateConsumer Notice Concerning Recognized Hazards or Deficiencies below.THIS PROPERTY INSPECTION IS NOT A TECHNICALLY EXHAUSTIVE INSPECTION OF THE STRUCTURE,SYSTEMS OR COMPONENTS. The inspection may not reveal all deficiencies. A real estate inspection helps to reduce someof the risk involved in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events orchanges in performance due to changes in use or occupancy.REI 7-5 (05/4/2015)Page 2 of 22
Report Identification: John Q. SampleIt is recommended that you obtain as much information as is available about this property, including any seller’s disclosures,previous inspection reports, engineering reports, building/remodeling permits, and reports performed for or by relocationcompanies, municipal inspection departments, lenders, insurers, and appraisers. You should also attempt to determine whetherrepairs, renovation, remodeling, additions, or other such activities have taken place at this property. It is not the inspector’sresponsibility to confirm that information obtained from these sources is complete or accurate or that this inspection isconsistent with the opinions expressed in previous or future reports.Items identified in the report do not obligate any party to make repairs or take other actions, nor is the purchaser required torequest that the seller take any action. When a deficiency is reported, it is the client’s responsibility to obtain furtherevaluations and/or cost estimates from qualified service professionals. Any such follow-up should take place prior to theexpiration of any time limitations such as option periods. Evaluations by qualified tradesmen may lead to the discovery ofadditional deficiencies which may involve additional repair costs. Failure to address deficiencies or comments noted in thisreport may lead to further damage of the structure or systems and add to the original repair costs. The inspector is not requiredto provide follow-up services to verify that proper repairs have been made. Property conditions change with time and use. Forexample, mechanical devices can fail at any time, plumbing gaskets and seals may crack if the appliance or plumbing fixture isnot used often, roof leaks can occur at any time regardless of the apparent condition of the roof, and the performance of thestructure and the systems may change due to changes in use or occupancy, effects of weather, etc. These changes or repairsmade to the structure after the inspection may render information contained herein obsolete or invalid. This report is providedfor the specific benefit of the client named above and is based on observations at the time of the inspection. If you did not hirethe inspector yourself, reliance on this report may provide incomplete or outdated information. Repairs, professional opinionsor additional inspection reports may affect the meaning of the information in this report. It is recommended that you hire alicensed inspector to perform an inspection to meet your specific needs and to provide you with current information concerningthis property.TEXAS REAL ESTATE CONSUMER NOTICE CONCERNING HAZARDS OR DEFICIENCIESEach year, Texans sustain property damage and are injured by accidents in the home. While some accidents may not beavoidable, many other accidents, injuries, and deaths may be avoided through the identification and repair of certain hazardousconditions. Examples of such hazards include: malfunctioning, improperly installed or missing ground fault circuit protection (GFCI) devices for electricalreceptacles in garages, bathrooms, kitchens, and exterior areas; malfunctioning arc fault protection (AFCI) devices; ordinary glass in locations where modern construction techniques call for safety glass; the lack of fire safety features such as smoke and carbon monoxide alarms, fire-rated doors in certain locations, andfunctional emergency escape and rescue openings in bedrooms; excessive spacing between balusters on stairways and porches; improperly installed appliances; improperly installed or defective safety devices; lack of electrical bonding and grounding; lack of bonding on gas piping, including corrugated stainless steel tubing (CSST).To ensure that consumers are informed of hazards such as these, the Texas Real Estate Commission (TREC) has adoptedStandards of Practice requiring licensed inspectors to report these conditions as “Deficient” when performing an inspection fora buyer or seller, if they can be reasonably determined.These conditions may not have violated building codes or common practices at the time of the construction of the home, orthey may have been “grandfathered” because they were present prior to the adoption of codes prohibiting such conditions.While the TREC Standards of Practice do not require inspectors to perform a code compliance inspection, TREC considers thepotential for injury or property loss from the hazards addressed in the Standards of Practice to be significant enough to warrantthis notice.Contract forms developed by TREC for use by its real estate licensees also inform the buyer of the right to have the homeinspected and can provide an option clause permitting the buyer to terminate the contract within a specified time. Neither theStandards of Practice nor the TREC contract forms require a seller to remedy conditions revealed by an inspection. Thedecision to correct a hazard or any deficiency identified in an inspection report is left to the parties to the contract for the saleor purchase of the home.REI 7-5 (05/4/2015)Page 3 of 22
Report Identification: John Q. SampleINFORMATION INCLUDED UNDER "ADDITIONAL INFORMATION PROVIDED BY INSPECTOR", ORPROVIDED AS AN ATTACHMENT WITH THE STANDARD FORM, IS NOT REQUIRED BY THE COMMISSIONAND MAY CONTAIN CONTRACTUAL TERMS BETWEEN THE INSPECTOR AND YOU, AS THE CLIENT. THECOMMISSION DOES NOT REGULATE CONTRACTUAL TERMS BETWEEN PARTIES. IF YOU DO NOTUNDERSTAND THE EFFECT OF ANY CONTRACTUAL TERM CONTAINED IN THIS SECTION OR ANYATTACHMENTS, CONSULT AN ATTORNEY.ADDITIONAL INFORMATION PROVIDED BY INSPECTORPresent at Inspection:BuyerBuyer’s AgentListing AgentOccupantBuilding StatusVacantOwner OccupiedTenant OccupiedInspectorWeather Conditions:SunnyCloudyRain51 Outside TempUtilities On:YesNo WaterNo ElectricityNo GasFOR THE PURPOSE OF THIS REPORT, IT IS ASSUMED THE HOME IS FACING NORTHINACCESSIBLE OR OBSTRUCTED AREASSub FlooringAttic space is limited - Viewed from accessible areasFloors CoveredPlumbing Areas – Only Visible Plumbing InspectedWalls/Ceilings Covered or Freshly PaintedSiding over Older Existing SidingBehind/Under Furniture and/or StoredCrawl Space is Limited – Viewed from Accessible AreasMold/Mildew investigation are NOT included with this report, it is beyond the scope of this inspection at the present time.Any reference of water Intrusion is recommended that a professional investigation be obtainedNotice: THIS REPORT IS PAID FOR BY AND PREPARED FOR THE CLIENT NAMED ABOVE. THIS REPORTIS NOT VALID WITHOUT THE SIGNED SERVICE CONTRACT AND IS NOT TRANSFERABLE.ADDITIONAL INFORMATION PROVIDED BY THE INSPECTORPictures used in this report are a sample of damages noted within the structure and should not be considered to show ALL of thedamages and/or deficiencies found within the structure. There are some degrees of damages or defects not represented in the digitalimages.HOME WARRANTY PROVIDERS AND COVERAGEThis written report should not be used by any Home Warranty Provider to determine coverage as items may have been omitted or notfully inspected at the time of the inspection. Our client(s) are advised not to release the inspection report to a Home WarrantyProvider prior to reading your rights outlined in the Home Warranty Contract. If the Client(s) were not present at the time of theinspection, they are encouraged to contact the inspector for a full review of the inspection and any limitations that may apply. Forthe purpose of clarification, written comments in the report are noted as, north, south, east, and west as determined by standing atstreet, and looking towards the front of the house. It is recommended that the client consults with service companies and/orcontractors in respective categories included in the inspection report, and to acquire written bids for determining scope of, andmaking proper correction(s). Our efforts and inspection findings are confined to problem identification for major repairs observed. AIntegrity Inspections does not analyze the design of the building, determine if construction is in conformance with plans ormanufactures specifications, or make references as to whether or not the building construction is in strict compliance with buildingcodes.It is beyond the scope of this non-invasive visual limited inspection to determine if the installed drywall in the walls andceilings is tainted corrosive drywall, a.k.a. ‘Chinese Drywall’.REI 7-5 (05/4/2015)Page 4 of 22
Report Identification: John Q. SampleI InspectedNI Not InspectedNP Not PresentD DeficientI NI NP DI.STRUCTURAL SYSTEMSA. FoundationsType of Foundation(s): Slab on GradeStructural movement and/or settling noted, however, the foundation is supporting the structure at this time.In the event that structural movement is noted in this report, client is advised to consult with a professionalengineer who can isolate the causes and decide what corrective steps should be taken to correct or stop thestructural movement and to determine if any repairs are necessary. The purpose of this report is to help point outany significant discernible defects of the structure present at the time of inspection. It is not the intention of thisreport to make definite suggestions about foundations repairs or corrective action to be taken. Changes in soilmoisture beneath this structure can cause damage to the superstructure. No statements are implied nor should beinferred that such damage cannot occur. No type of warranty or guarantee should be construed on thefoundation or on the future foundation performance. This report does not include settlement cracks in concreteof garage floors, porches, patios, sidewalks, or driveways.Comments:In this inspector’s opinion the visible portions of the foundation was performing as designed at the time ofinspection. There were indications of settlement and/or common cracks noted in the interior and/or exteriorwalls and/or ceilings. All accessible doors and windows opened and closed properly at the time of theinspection. There was no noticeable movement noted in the accessible attic space of this structure. This reportdoes not predict future movement and/or repair potentials.Common minor cracks were observed in the foundation walls of the structure. This implies that some structuralmovement of the structure has occurred, as is typical of most structures.Slab-on-ground foundations are the most common type of foundation in the Greater San Antonio Area forresidential construction. When supported by active or expansive soils, this type of foundation will frequentlydeflect enough to result in cosmetic damage (usually sheetrock, brick veneer cracking, etc.) and possibly someminor functional problems such as sticking doors. Any owner of a dwelling supported by a slab-on-gradefoundation should be prepared to accept a degree of cosmetic distress and minor functional problems due tofoundation movement.I strongly encourage you to visit the website, www.houston-slab-foundations.info for more informationconcerning the performance of slab-on-ground foundations on expansive soils. This is the premier source on theinternet for information on the performance evaluation of slab-on-ground foundations. It includes 37 frequentlyasked questions with answers. There are also informative resources on the website including several valuableitems you can download.I also recommend you visit the web site www.wateryourfoundation.com with information and detailed instructionson how to water your foundation.B. Grading and DrainageComments:Recommend trimming back the heavy foliage all around the structure. Ideally, at least eight (8) inches ofclearance should be maintained between soil level and the top of the foundation walls.The front yard slopes toward the house. Monitoring is needed at the front side of the house to make the sure thegrading and drainage is promoting the proper movement of storm water from the front of the house to the rearof the house.Noted retaining walls at the north and south sides of the structure. Verification of the design, construction,structural integrity, and construction permit is an engineering consideration beyond the scope of this inspection.Recommend the buyer seek additional information from the seller or seller’s disclosure regarding thiscomponent or from a licensed professional prior to the option period expiring.C. Roof Covering MaterialsTypes of Roof Covering: TileViewed From: Binoculars and from inside the structureComments:REI 7-5 (05/4/2015)Page 5 of 22
Report Identification: John Q. SampleI InspectedNI Not InspectedNP Not PresentD DeficientI NI NP DDue to the material on the roof (tile) visual inspection of the roof is limited and viewed with binoculars andfrom inside the structure. My inspection is limited to the readily visible portions of the roof surface whichtypically prevents and/or excludes observation of such items as fastener intervals, complete and properinstallation of underlayment’s, obscured flashings, etc. As such, this inspection should not be deemed orimplied as guarantee or warranty against future defects, leaks, and/or other roof covering failures. Routineseasonal and annual maintenance, servicing, and inspections are encouraged and recommended to extend theservice life of your roof. These inspections and servicing should be performed by qualified professionals orroofing contractors.” Our inspection does not determine the age or life expectancy of a roof. With the currentclimate conditions and the affect it has on a roof it is recommended to hire an expert roofing company todetermine the age and life expectancy of the roof. Client may want to consider additional inspection(s) basedon the age, unknowns, and or levels of assumed risk. Recommend the buyer request from the seller alldocuments regarding installation and warranty.Visual inspection of the south, east, and west slopes of the roofing system was very limited due to limitedviewing distance, heavy tree overhang and not fully inspected. Due to this condition, recommend the roofingsystem is further evaluated by a licensed professional prior to the option period expiring.In this inspector’s opinion, ‘effective roof flashing(s) cannot be fully verified in this non-invasive inspectionprocess.’D. Roof Structures and AtticsViewed From: Entered Attic AreaApproximate Average Depth of Insulation: 10 to 12 inchesComments:Some areas of the attic were not accessible or inspected. Access was limited due to an inadequatewalkway, ductwork, deep insulation, structural members, air handler(s), hot water heater(s), and low clearances,etc. Not all area(s) of the attics were walked due to safety concerns. Viewed from the mechanical accessplatforms (upper location) and walked some of the upstairs east and west attic.Per current accepted trade practices, recommend fire rated walls and ceilings are installed in the upstairs eastand west attic to provide a proper fire rating.E. Walls (Interior and Exterior)Comments:Cracks were observed in the interior walls of the structure. This implies that some structural movement of thestructure has occurred, as is typical of most structures.Patching was noted in the pantry.Inspection of interior walls was limited due to appliances, paneling, and faux finish.EXTERIOR WALLSType(s):WoodStuccoPatching was noted at the rear of the structure. Recommend the buyer seeksadditional information from the seller regarding the purpose of the patching.Comments:REI 7-5 (05/4/2015)Page 6 of 22
Report Identification: John Q. SampleI InspectedNI Not InspectedNP Not PresentD DeficientI NI NP DThis inspection does not attempt to determine the type of stucco system installed, if the stucco was installedproperly, or determine if there is any moisture behind the stucco. The hard coat system (stucco) does not appearto have been installed per current building practices and standards for proper moisture drainage including aproper foundation weep screed. A thorough assessment of the stucco is beyond the scope of this inspection. Ifadditional information is requested, it is recommended
Concerning: 1234 Ryland Downs, San Antonio , Texas 78250 . HOME WARRANTY PROVIDERS AND COVERAGE This written report should not be used by any Home Warranty Provider to determine coverage as items may have been omitted or not fully inspected at the time of the inspection. Our client(s) are advised not to release the inspection report to a Home .
