Thorough, Objective, Reasonable Real Estate Inspections
Available 7 Days a Week
Professional real estate inspections in the San Antonio area. Inspections for the buyer, seller, and for the homeowner.
Larry Wedige
Texas Professional Real Estate Inspector License # 6060
- I. Structural Systems
- A. Foundations
- 1. Inspect the crawl space area to determine the general condition of foundation components except when inadequate access or hazardous conditions exist as reasonably determined by the inspector
- 2. Render an opinion as to the performance of the foundation
- 3. Observe the conditions or symptoms that may indicate water penetration, such as improper grading around foundation walls or plumbing leaks
- 4. Identify the type of foundation (for example, slab-on-grade or pier and beam)
- 5. Inspect the foundation, related structural components, and/or slab surfaces
- 6. Observe the site for conditions which may be adversely affecting foundation performance, such as erosion or water ponding
- 7. Observe for the presence of crawl space ventilation
- 2. Render an opinion as to the performance of the foundation
- B. Interior walls, doors, ceilings and floors
- 1. Observe the deficiencies of the surfaces of walls, ceilings and floors as related to structural performance or water penetration
- 2. Inspect steps, stairways, balconies and railings
- 3. Inspect operation of accessible doors
- 2. Inspect steps, stairways, balconies and railings
- C. Exterior walls and doors, windows and door glazing
- 1. Observe deficiencies of exterior walls as related to structural performance and water penetration
- 2. Observe and report on condition and operation of exterior doors and garage doors
- 3. Inspect insulated glass windows for fogging or other evidence of water damage
- 4. Inspect burglar bars and windows of sleeping rooms or egress areas and a random sampling of others which are accessible
- 5. Inspect the condition of windows and exterior doors to determine whether glazing is present and undamaged
- 6. Observe the presence and condition of window and door screens
- 2. Observe and report on condition and operation of exterior doors and garage doors
- D. Fireplace and chimney
- 1. Inspect the visible components and structure of the chimney and fireplace
- 2. Observe attic penetration of chimney flue, where accessible, for firestopping
- 3. Inspect the interior of the firebox and the visible flue area, excepting the adequacy of the draft or performance of a chimney smoke test
- 4. Inspect gas log lighter valves for function and for gas leaks
- 5. Observe chimney coping or crown, caps or spark arrestor (from ground level at a minimum)
- 6. Observe for presence of non-combustible hearth extension
- 7. Observe the condition of lintel, hearth and material surrounding the fireplace
- 8. Inspect the operation of the damper
- 9. Observe for deficiencies in combustion air vent, if present
- 10. Inspect operation of circulating fan, if present
- 2. Observe attic penetration of chimney flue, where accessible, for firestopping
- E. Roof, roof structure and attic
- 1. Identify the type of roof covering and inspect its visible components and its condition (excepting the life expectancy of the roof covering)
- 2. Inspect condition of roof structure and sheathing (including evidence of moisture penetration) where applicable
- 3. Inspect the general condition of flashing, skylights and other roof penetrations
- 4. Observe for presence of attic space ventilation
- 5. Enter attic space(s) except when inadequate access or hazardous conditions exist as reasonably determined by the inspector
- 6. Report the method used to inspect roofing if the inspection is performed from other than roof level
- 7. Observe the presence and approximate depth of insulation where visible
- 8. Observe the general condition of visible installed gutter and downspout systems
- 2. Inspect condition of roof structure and sheathing (including evidence of moisture penetration) where applicable
- F. Porches and decks
- 1. Inspect porches, decks, steps, balconies and carports for structural performance as to visible footings, joists, decking, railings and attachment points, where applicable
- 1. Inspect the crawl space area to determine the general condition of foundation components except when inadequate access or hazardous conditions exist as reasonably determined by the inspector
- II. Mechanical Systems
- A. Inspection guidelines for appliances
- 1. Water heaters
- 2. Garage door operator
- 3. Electric or gas ranges
- 4. Hydrotherapy or whirlpool equipment
- 5. Range exhaust vent
- 6. Dishwasher
- 7. Bathroom exhaust vents and electric heaters
- 8. Food waste disposer
- 9. Microwave oven
- 10. Attic power vents
- 11. Trash compactor
- 12. Whole house vacuum system
- 13. Doorbell and chimes
- 14. Other built-in appliances
- 2. Garage door operator
- B. Inspection guidelines for cooling systems other than evaporative coolers
- 1. Inspect for proper performance by observing the
temperature difference between the supply air
and the return air.
- 2. Operate the system using normal control devices except when the outdoor temperature is less than 60 degrees Fahrenheit
- 3. Observe for the presence and drainage of the condensate drain line and secondary drain line when applicable
- 4. Identify the type of system and energy sources
- 5. Inspect condensing unit for clearances, air circulation, condition of fins, location, level and elevation above ground surfaces
- 6. Observe for the presence of insulation of refrigerant pipes and the primary condensate drain pipe
- 2. Operate the system using normal control devices except when the outdoor temperature is less than 60 degrees Fahrenheit
- C. Inspection guidelines for evaporative coolers
- 1. Operate the motor and identify as one or two
speed
- 2. Observe the water supply line and the condition of the float bracket
- 3. Inspect to determine that there is a minimum of a one-inch gap between water discharge at float and water level
- 4. Inspect the function of the pump and the condition of spider tubes, tube clips and bleeder system
- 5. Inspect the fan (blower) and squirrel cage for condition and rust build-up, deterioration, or corrosion
- 6. Inspect the power source in the unit
- 7. Observe and report on the condition of the roofjack or other mounting point and the location of the damper at the unit
- 8. Observe the electrical pigtail connection at the motor
- 9. Observe the condition of the fan belt and pulleys
- 10. Observe the condition of the housing side panels, the water trays, the exterior housing and the roof frame
- 11. Observe the interior registers and the supply duct
- 2. Observe the water supply line and the condition of the float bracket
- D. Inspection guidelines for heating systems
- 1. Observe in gas units the burner, the condition of
the burner compartment; the type, condition,
draft and termination of the vent pipe and
proximity to combustibles; the availability of
combustion and draft air and the presence of
forced air in the burner compartment
- 2. Inspect gas units for flame impingement, uplifting flame, improper flame color and excessive scale buildup
- 3. Identify the type of heating system and its energy sources
- 4. Operate the system using normal control devices
- 5. Inspect the condition of the controls and the accessible operating components of the system
- 6. Inspect gas units for proper materials used for the gas branch line and the connection to the appliance
- 7. Inspect gas units for presence and location of gas shut-off valve and for leaks at the valve
- 8. Determine the operability of the elements in electric furnaces
- 2. Inspect gas units for flame impingement, uplifting flame, improper flame color and excessive scale buildup
- E. Inspection guidelines for ducts, vents (including dryer vents) and flues
- 1. Inspect flue and vent pipes for proper
termination
- 2. Inspect for improper installation, such as gas piping, sewer vents, junction boxes in the plenum or improper sealing
- 3. Inspect condition of flue system components
- 4. Inspect for proper materials used for the venting systems
- 5. Observe the condition and the routing of ducts where visible and accessible
- 6. Inspect accessible duct fans and filters
- 7. Inspect for air flow at all accessible supply registers in the habitable areas of the structure
- 2. Inspect for improper installation, such as gas piping, sewer vents, junction boxes in the plenum or improper sealing
- F. Inspection guidelines for plumbing systems
- 1. Inspect shower pan for leaks
- 2. Inspect and operate all fixtures and faucets where the flow end of the faucet is not connected to an appliance
- 3. Observe all accessible supply and drain pipes for evidence of leaks
- 4. Inspect for the type and condition of all accessible and visible water supply and waste-water and vent pipes
- 5. Observe existence of visible vent pipe system to the exterior of the structure and for proper routing and termination of the vent system
- 6. Observe water supply by viewing functional flow in two fixtures operated simultaneously
- 7. Observe functional drainage at accessible plumbing fixtures
- 8. Inspect commodes for cracks in the ceramic material, proper mounting on the floor, evidence of leaks and operation of the tank components
- 9. Observe for the presence of back-flow devices, anti-siphon devices or systems or air gaps where applicable
- 10. Observe and report deficiencies in installation and identification of hot and cold faucets
- 11. Operate exterior faucets attached or immediately adjacent to the structure
- 12. Operate mechanical drainstops if installed on sinks, lavatories and tubs
- 2. Inspect and operate all fixtures and faucets where the flow end of the faucet is not connected to an appliance
- 1. Water heaters
- III. Electrical Systems
- A. Service entrance and panels
- 1. Inspect the condition of the wiring in the panels, its
type (for example, copper or aluminum) and the
compatibility of overcurrent protectors for the size
of conductor being used, and for proper sizing of
listed equipment of overcurrent protection and
conductors, when power requirements for listed
equipment are readily available
- 2. Report the presence or absence of appropriate connections, such as copper/aluminum approved devices, pig-tailed connections or crimp connections
- 3. Observe service entrance cables for integrity of insulation, drip loop, separation of conductors at weatherheads and clearances
- 4. Inspect for the presence of a grounding electrode conductor in the service where visible, and secure connection to the grounding electrode or grounding system
- 5. Inspect all accessible main panels and subpanels to ensure they are secured to the structure and appropriate for their location (weather-tight if exposed to weather, appropriate clearances and accessibility), with inside covers (dead fronts) in place and knock-outs filled
- 6. Observe that the drop, weatherhead and mast are securely fastened
- 7. Observe the presence of main disconnect(s)
- 2. Report the presence or absence of appropriate connections, such as copper/aluminum approved devices, pig-tailed connections or crimp connections
- B. Branch circuits, connected devices and fixtures
- 1. Inspect (if branch circuit aluminum wiring is
discovered in the main or subpanels) a random
sampling of accessible receptacles and
switches, and report the presence or absence of
appropriate connections, such as
copper/aluminum approved devices, pig-tailed
connections or crimp connections
- 2. Observe and report deficiencies of exposed wiring and junction boxes
- 3. Observe and report deficiencies or absences of conduit in appropriate locations and for secure termination of conduit
- 4. Observe subpanels for bonding and grounding
- 5. Inspect for presence of disconnects in appropriate locations
- 6. Inspect installed fixtures, including lighting devices and ceiling fans
- 7. Inspect all accessible receptacles
- 8. Operate all accessible wall and appliance switches
- 9. Report inoperable or missing fixtures
- 10. Inspect appliances and electrical gutters for proper bonding
- 2. Observe and report deficiencies of exposed wiring and junction boxes
- 1. Inspect the condition of the wiring in the panels, its
type (for example, copper or aluminum) and the
compatibility of overcurrent protectors for the size
of conductor being used, and for proper sizing of
listed equipment of overcurrent protection and
conductors, when power requirements for listed
equipment are readily available