JJ Henson 230 Five Oaks San Antonio, Texas "HOME INSPECTION REPORT" Joe Realtor 1234 Main St. 07/25/2013

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1 JJ Henson 230 Five Oaks San Antonio, Texas "HOME INSPECTION REPORT" Joe Realtor 1234 Main St. 07/25/2013 Inspected By: JJ Henson TREC#20710 Inspected For: Joe Realtor

2 INVOICE HHI Home Inspections 230 Five Oaks San Antonio, TX Phone TREC SOLD TO: INVOICE NUMBER INVOICE DATE 07/02/2013 Joe Realtor 1001 Realty Dr. San Antonio, TX DESCRIPTION Inspection Fee 7/2/2013 Military Discount LOCATION <none> DATE REALTOR Mr. R.E. Agent PRICE $ $ ($225.00) ($225.00) SUBTOTAL TAX TOTAL BALANCE DUE THANK YOU FOR YOUR BUSINESS! AMOUNT $ $0.00 $ $0.00

3 HHI Home Inspections Phone: Fax: Five Oaks San Antonio, TX PROPERTY INSPECTION REPORT Prepared For: Joe Realtor (Name of Client) Concerning: 1234 Main St., San Antonio, TX (Address of Inspected Property) By: JJ Henson, Lic # /02/2013 (Name and License Number of Inspector) (Date) (Name, License Number and Signature of Sponsoring Inspector, if required) This property inspection report may include an inspection agreement (contract), addenda, and other information related to property conditions. If any item or comment is unclear, you should ask the inspector to clarify the findings. It is important that you 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 at The TREC Standards of Practice (Sections of the Rules) are the minimum standards for inspections by TREC-licensed inspectors. An inspection addresses only those components and conditions that are present, visible, and accessible at the time of the inspection. While there may be other parts, components or systems present, only those items specifically noted as being inspected were inspected. The inspector is not required to move furnishings or stored items. The inspection report may address issues that are code-based or may refer to a particular code; however, this is NOT a code compliance inspection and does NOT verify compliance with manufacturer s installation instructions. The inspection does NOT imply insurability or warrantability of the structure or its components. Although some safety issues may be addressed in this report, this inspection is NOT a safety/code inspection, and the inspector is NOT required to identify all potential hazards. In this report, the inspector will note which systems and components were Inspected (I), Not Inspected (NI), Not Present (NP), and/or Deficient (D). General deficiencies include inoperability, material distress, water penetration, damage, deterioration, missing parts, and unsuitable installation. Comments may be provided by the inspector whether or not an item is deemed deficient. The inspector is not required to prioritize or emphasize the importance of one deficiency over another. Some items reported as Deficient may be considered life-safety upgrades to the property. For more information, refer to Texas Real Estate Consumer Notice Concerning Recognized Hazards, form OP-I. This property inspection is not an exhaustive inspection of the structure, systems, or components. The inspection may not reveal all deficiencies. A real estate inspection helps to reduce some of the risk involved in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events or changes in performance due to changes in use or occupancy. It 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 relocation companies, municipal inspection departments, lenders, insurers, and appraisers. You should also attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at this property. It is not the inspector s responsibility to confirm that information obtained from these sources is complete or accurate or that this inspection is consistent 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 TO REQUEST THAT THE SELLER TAKE ANY ACTION. When a deficiency is reported, it is the client s responsibility to obtain Promulgated by the Texas Real Estate Commission (TREC), P.O. Box 12188, Austin, TX , or (512) ( Page 1 of 19

4 further evaluations and/or cost estimates from qualified service professionals. Any such follow-up should take place prior to the expiration of any time limitations such as option periods. Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve additional repair costs. Failure to address deficiencies or comments noted in this report may lead to further damage of the structure or systems and add to the original repair costs. The inspector is not required to provide follow-up services to verify that proper repairs have been made. Property conditions change with time and use. For example, mechanical devices can fail at any time, plumbing gaskets and seals may crack if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of the apparent condition of the roof, and the performance of the structure and the systems may change due to changes in use or occupancy, effects of weather, etc. These changes or repairs made to the structure after the inspection may render information contained herein obsolete or invalid. This report is provided for the specific benefit of the client named above and is based on observations at the time of the inspection. If you did not hire the inspector yourself, reliance on this report may provide incomplete or outdated information. Repairs, professional opinions or additional inspection reports may affect the meaning of the information in this report. It is recommended that you hire a licensed inspector to perform an inspection to meet your specific needs and to provide you with current information concerning this property. ADDITIONAL INFORMATION PROVIDED BY INSPECTOR HHI Home Inspections wishes to remind you, every home requires a certain amount of ongoing maintenance, such as, clogged drains, servicing of air conditioners, heaters, water heaters etc. This home is no exception. We suggest you budget for ongoing regular maintenance / repairs in addition to the items noted in this report. No moisture, and/or Indoor Air Quality (IAQ) tests were performed as they are beyond the scope of the inspection performed on this date. It should also be noted that various fungi, molds, and mildew flourish in such an environment provided by moist and/or water damaged conditions. A growing concern of many to date includes the adverse affect on indoor Air Quality and the potential for inherent hazards with some immunocompromised individuals. If a comment is made concerning (past and/or present) moisture intrusion, plumbing leaks, roof leaks or any type of moisture damage, you are advised to contact a specialist to make further inspections and/or testing and to seek estimated cost of remediation prior to the purchase of this property. There may be items listed in this report as deficient that may have been considered acceptable when originally installed or constructed, but due to changes in the industry these items may not be considered acceptable due to obsolescence, or life, safety, health or functionality considerations. This report is GENERAL IN NATURE AND SCOPE and is NOT meant to be an in depth all encompassing inspection. THIS REPORT IS NEITHER VALID NOR COMPLETE WITHOUT THE INSPECTION AGREEMENT. This report is paid for by and prepared exclusively for Joe Realtor. This report is not intended to be used for the determination of insurability or warrantability of any part, component or system. Copying or other reproduction of this document is prohibited without written permission of HHI Home Inspections. ATTENTION: Photos, if present, are taken at random. Every problem or write-up will not have a photo. Furthermore, the photos taken are not suggesting any order of importance. The client is advised to read the entire report and respond to the write-ups by consulting with Page 2 of 19

5 professionals in the given field of the write-up. Every write-up, with or without a photo, is of equal importance. If a "deficient" box is checked, then the client should have professionals in the given field to examine the problems and give estimates on repairs within the option period of the sales contract. This can prevent unexpected repair costs to occur once the customer takes ownership of the property. Page 3 of 19

6 I NI NP D I. STRUCTURAL SYSTEMS A. Foundations Type of Foundation(s): Slab Weather conditions, drainage, leakage, and other adverse factors are able to affect structures and differential movements are likely to occur. The inspector's opinion is based on a visual observation of accessible areas and unobstructed areas of the structure at the time of the inspection process. This report is NOT intended as a structural engineer's report or a guarantee to the current and future performance of the foundation. Suggested Maintenance for foundations in general: Drainage must be directed away from foundation wall and/or crawl space. Dry soil conditions can negatively affect the foundation. Consider the use of soaker hoses or other irrigation methods to keep soil from getting too dry around all sides of the structure. Exposed post tension rods on foundation walls should be sealed to prevent further rust and deterioration which may allow foundation to chip. Fix plumbing leaks as soon as you are aware of one. Leaks under the slab can create foundation problems. (hydro-static testing should be done if this report mentions any structural movement) Elevation levels are not taken by HHI Home Inspections and the inspector is not a licensed structural engineer, however, HHI Home Inspections is qualified by the Texas Real Estate Commission to render an opinion on the performance of the foundation through a visual inspection process. For an accurate reading of the elevation changes, if any, a licensed structural engineer should be contacted. HHI Home Inspections does not provide this service. Cracks to parge coat Structural Performance Opinion: The foundation appears to be performing the function intended. Page 4 of 19

7 B. Grading and Drainage - Comments: Gutter is leaking at numerous joints and corners. Gutter is installed directly on Facia Board. This is a bad practice when it is not a seamless gutter. Joints tend to leak and rot areas of the Facia Board. Gutter is coming loose or bent which will prevent proper water drainage. Missing kickout on rear downspout. Recommend having a Professional Gutter Installer assess for damage and/or functionability of existing gutters. Page 5 of 19

8 C. Roof Covering Materials Type(s) of Roof Covering: Asphalt Shingles Viewed From: Ladder, Edge of Roof and Binoculars Comments: Any evidence of roof leaks or roof component related leakage or repairs referred to in this report should be followed up by the client requesting all available repair and/or replacement work orders, receipts, and warranties from the seller. Any conditions noted below are cause for professional evaluation or repairs. Satellite dish is anchored thru the roofing material.this is not recommended. These satellites should be installed along the fascia board or other areas to prevent putting "holes" through the shingles. Screws used for mounting satellite dish do not appear to be sealed properly. D. Roof Structure and Attic Viewed From: Attic Entrance via Ladder Approximate Average Depth of Insulation: +12 inches Approximate Average Thickness of Vertical Insulation: No Vertical Insulation Comments: Due to construction, there are tight areas that can not be accessed/inspected. If the attic was entered beyond the access point, the inspection was done mostly from decked areas only. HHI Home Page 6 of 19

9 Inspections chooses not to go to any great length to "straddle" ceiling joist or "climb" over structural members in the attic. This is dangerous and could result in bodily injury and/or property damage. Unable to walk the complete attic due to no decking and excessive insulation covering supports. No obvious visible damage. The insulation coverage in the attic is not very uniform. There are spotty areas. Some have good coverage, some areas do not. Recommend a more uniform coverage. E. Walls (Interior and Exterior) - Comments: The exterior siding type is:brick, Vinyl, Hard Board The interior wall type is:dry Wall Exterior walls: Rusted nails to the garage door frame. Exterior wood framing around the garage door has common UV damage. Advise repainting to prevent further wear. Typical UV-related damage to the Facia Board; flaking paint. Water damage to Facia Board on rear of house due to Water Gutter. See Grading and Drainage for picture of damage. Crack to siding on left side of house. Page 7 of 19

10 Interior walls: Numerous minor separation of wall and baseboards. Numerous previous repairs and/or patching of previous holes in the garage area. Damage to dry wall above shower in master bath. Shower penetrations are not sealed. Page 8 of 19

11 F. Ceilings and Floors - Comments: Ceilings: There is a nail pop at the top of the stairs ceiling. (spackle did not stick to the nail heads, the spackling has fallen off exposing many of the nail heads) Floors: G. Doors (Interior and Exterior) - Comments: A random sample of doors are checked for condition and operation. doors can be affected by humidity levels and may require trimming and/or adjustment depending on the moisture levels. Doors with double insulated glass: Due to the nature of insulated glass and difficulty in detecting "lost seals", the testing of this type of glass is limited to a visual inspection only. Seals can fail at any time making this condition hard to detect at a "one-time inspection." The condition of glass can only be commented on as it was at the time the inspection was performed. Upstairs front bedroom closet door does not latch. H. Windows - Comments: Double insulated glass: Please refer to comment made on section G. "doors (interior and exterior)" in relation to limitations with visual inspections of insulated glass. Same applies to double pane windows. Exterior wood framing is showing signs of UV damage. Page 9 of 19

12 Some exterior areas of cracked caulking around windows. Recommend recaulking around windows to prevent water penetration. Numerous windows are tough to open. I. Stairways (Interior and Exterior) - Comments: J. Fireplace/Chimney - Comments: It is important to note that this is a visual inspection of the fireplace. No fire was lit to test draft nor was any part cleared of soot/creosote build up to check condition of flue lining or firebox under build-up. The type of construction is: Metal Prefabricated The unit does not have a c-clamp on the damper to prevent full closure of damper while in use.(the gas logs do not produce smoke, however, they do produce carbon monoxide. A clamp on the damper will always ensure that fumes will escape through the flue.) K. Porches, Balconies, Decks, and Carports - Comments: The boards on the deck are rotted/weathered in scattered areas. (typical of older decks and decks that have not been sealed in a while) Loose boards present potential danger. Page 10 of 19

13 L. Other - Comments: II. ELECTRICAL SYSTEMS A. Service Entrance and Panels - Comments: Exterior panels Interior panels The exterior box was inspected; however, the inside box located in the garage was not. It was blocked with built up shelving. I was afraid that if I tried to remove the cover I would damage the wall. The unit has also been caulked which makes it hard to remove the cover and visibly check the wiring inside the box. B. Branch Circuits, Connected Devices, and Fixtures Type of Wiring: Copper Comments: Light fixtures on motion sensors and dusk/dawn sensors are not inspected. The inspector also does not replace inoperative bulbs or attempt to trouble shoot circuits and lights that are not functioning in normal operating mode. Not installed or missing smoke detectors in Master Bedroom, Bedroom at top of stairs and upstairs bedroom Page 11 of 19

14 above garage. Improper use of extension chord / power strip. No GFCI at Garage Door Opener Enclosed Incandescent light fixture is to close to shelving in downstairs bathroom closet. Should be a minimum of 12 inches from any stored items. Exterior light fixtures are coming loose. Recommend they be tightened and resealed to prevent water penetration. Page 12 of 19

15 III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS A. Heating Equipment Type of System: Central Energy Source: Gas Comments: This is a limited, non-intrusive inspection of the HVAC system. A full inspection of the heat exchanger/evaporator coils/heating elements is not possible without dismantling equipment, which is beyond the scope of this inspection. A licensed HVAC company/technician should be consulted to evaluate components that are restricted from view/inspection. Older HVAC systems may have increased chances of developing problems at any time. Normal life expectancy is about years for HVAC systems. Units close to this age or beyond may be in need of replacing. HHI Home Inspections cannot determine nor do we make any guarantee on the life left in a system. Mechanical systems can fail at any given time. Filter size 20x25x1 The units are functioning as intended at this time. B. Cooling Equipment Type of System: Central - Air Conditioner Comments: Please refer to comment above in relation to inspection limitations and life expectancy of HVAC systems. The inspector does not dismantle the system to gain access to the evaporator coil. Doing so can cause warranties to void and in some cases takes specialized tools to dismantle. This is above and beyond the scope of the inspection. If the client is concerned about the condition of the evaporator coil or other components that cannot be inspected without dismantling, a licensed HVAC company should be consulted. Page 13 of 19

16 The units are cooling the return air by approx degrees. This is considered to be standard. C. Duct System, Chases, and Vents - Comments: A full visual inspection of all of the ductwork is not possible. There are limitations in what can be seen. There is the possibility that some tears and other deficiencies may not be detected due to inaccessibility caused by attic insulation, wood framing, voids, etc.. IV.PLUMBING SYSTEM A. Water Supply System and Fixtures Location of water meter: Front Yard Location of main water supply valve: At meter Static water pressure reading: 75 psi Comments: Inspection of buried, concealed, encapsulated or inaccessible plumbing lines is beyond the scope of this inspection. Only a non-intrusive and limited functional flow test can be performed. Shower pans are not fully tested for leaks by this company. Only a limited and non-intrusive test is done to check for leakage. In addition, water shut-off valves are not operated. Valves have a tendency to leak after operation. This includes ice maker lines. Additional note: Water purifiers, water softeners and other reverse osmosis-type of water features are above and beyond the scope of this inspection and therefore not inspected. Missing drain stop in Master Bathroom left sink and upstairs Bathroom sink. Missing Back flow Preventer on right side of house hose bib and rear of house hose bib. (This is an easy fix and they are carried at all hardware stores) Numerous exterior water lines missing insulation. Page 14 of 19

17 B. Drains, Wastes, and Vents - Comments: Buried plumbing problems/leaks cannot be detected by HHI Home Inspections. A Hydro-static test is advised if any structural movement is noted within this report. Shower pan leaks may go undetected with a non-intrusive and non-exhaustive home inspection such as this. The client is advised to have a licensed plumber perform a flood test if there are shower pans present. Slow drain at the master bathroom tub. C. Water Heating Equipment Energy Source: Gas Capacity: 40 gallon Comments: Unit seems to be functioning as intended. Limited inspection due to storage space in front of closet door. D. Hydro-Massage Therapy Equipment - Comments: V. APPLIANCES A. Dishwasher - Comments: Page 15 of 19

18 B. Food Waste Disposer - Comments: Noisy hammers inside disposal unit but seems to be functioning as intended. C. Range Exhaust Vent - Comments: D. Ranges, Cooktops, and Ovens - Comments: The burners were tested on both high and low. The oven(s) were set at 350 degrees. Actual temp reading plus/minus 20 degrees? Yes Unable to locate gas shut-off E. Microwave Oven - Comments: F. Trash Compactor - Comments: G. Mechanical Exhaust Vents and Bathroom Heaters - Comments: H. Garage Door Operator(s) - Comments: I. Doorbell and Chimes - Comments: J. Dryer Vents - Comments: Page 16 of 19 No.

19 VI.OPTIONAL SYSTEMS A. Lawn and Garden Sprinkler Systems - Comments: The system was operated in manual mode and all station were functioning as intended and yard coverage is adequate. The back flow device is in place as needed. The shut off box was not inspected. The back flow was not inspected. The box is presumably under the mulch bed near the driveway. B. Swimming Pools, Spas, Hot Tubs, and Equipment Type of Construction: Comments: C. Outbuildings - Comments: D. Outdoor Cooking Equipment Energy Source: Comments: E. Gas Supply Systems - Comments: F. Private Water Wells (A coliform analysis is recommended.) Type of Pump: Type of Storage Equipment: Comments: G. Private Sewage Disposal (Septic) Systems Type of System: Location of Drain Field: Comments: H. Whole-House Vacuum Systems - Comments: I. Other Built-in Appliances - Comments: Page 17 of 19

20 Prepared For: Joe Realtor Inspection Address: 1234 Main St. Thursday, July 25, 2013 Client understands and agrees that acceptance or use of this report constitutes complete agreement to the terms and conditions specified herein. No verbal statement by the inspector shall expand the scope of this report. This report does not include inspection or any other conditions that may be on other contracts, forms or statements pertaining to this property. No change or modification shall be enforceable against any party unless such is in writing and signed by both parties. An inspection fee of $ will be paid by Client at the time of inspection. Client has employed this Inspection Company to complete a Structural and Mechanical Inspection Report on the above described property. This report is solely between the Inspection Company and the Client. Disclosure of the findings in this report are at the discretion of the Client. It is the intention of this report to indicate which items were inspected and to help locate and indicate major structural and/or mechanical deficiencies discernible to the Inspector at the time of this inspection. All items indicated were inspected to determine if they were performing the function for which intended at the time of this inspection. This report outlines a non-destructive inspection of this building and major components of such that were discernible and readily accessible to the Inspector. The Inspector did not dig, probe, dismantle equipment, or remove permanent materials on items which could be damaged by such. THIS REPORT IS MADE BASED ON A VISUAL INSPECTION OF READILY ACCESSIBLE AREAS ONLY. Inaccessible areas include, but are not limited to : attics or portions thereof, behind or under insulation, inside walls, locked rooms, behind or under large appliances, furniture, stored items, crawl spaces less than three (3) feet high, crawl openings not large enough to crawl through, and any areas that are, in the Inspectors opinion, hazardous. This report does not include violations of state and/or local codes, including building, electrical, plumbing, fire and health codes, unless, in the Inspectors opinion, the violation constitutes a safety hazard. This inspection is not intended to address the possible presence of, or danger from, asbestos, radon gas, lead paint, urea formaldehyde, toxic or flammable chemicals. Similarly, water or airborne related illness or disease, and all other similar potentially harmful substances are not addressed. The Client should contact a specialist if information, identification or testing of these substances is desired. This Inspection Company does NOT inspect the following: BURIED OR HIDDEN PLUMBING AND GAS LINES, SOLAR HEATING, WATER SOFTENERS, ALARM SYSTEMS, INTERCOMS, LAUNDRY EQUIPMENT, AIR HUMIDIFIERS, WATER FILTERS. The Inspector has the fundamental knowledge required to perform a competent inspection of this structure and the mechanical devices of such. The Inspector does not represent himself to be an expert or professional engineer in any area of this inspection. The Client is advised that the findings in this report are strictly the opinion of the Inspector and the client should seek professional opinions if any questions or doubts arise from this report. The Inspector has met the requirements to perform these inspections as set forth by the Texas Real Estate Commission. WARRANTY REI 7A-1 (10/2008) Page 18 of 19

21 NO WARRANTY OR GUARANTEE IS EXPRESSED OR IMPLIED, AS TO SCOPE, THOROUGHNESS, OR ACCURACY OF THIS REPORT. THIS REPORT IS VALID ONLY FOR THE DAY OF INSPECTION. APPLIANCES AND BUILDING SYSTEMS CAN DEVELOP PROBLEMS AT ANY TIME AFTER THIS INSPECTION AND THE INSPECTOR HAS NO CONTROL OVER THIS, OR ANY WHO ENTER AND ALTER THIS BUILDING OR ITEMS WITHIN. CLIENT IS REMINDED THAT THERE IS NO REPRESENTATION OF WARRANTY OR GUARANTEE ON THE FUTURE LIFE OR ITEMS INSPECTED. LIMITATION OF LIABILITY A. The liability of this Company is strictly limited to the specific areas which are inspected. This inspection is performed in accordance with inspection standards mandated by the Texas Real Estate Commission. B. Client agrees that this company shall have no liability for latent defects which could not be observed through normal inspection or determined by normal operational testing. This Company's liability is specifically limited to those situations where it can be conclusively shown that there was a failure to indicate a device inspected was not performed the function for which it was intended at the time of this inspection. C. Client agrees this Company will have no liability for failing to detect a defect where such was covered up or concealed, whether intentional or otherwise. D. Client agrees that this company shall have no liability for incidental or consequential damages. E. Actual damages for any discrepancies, negligence or otherwise are limited to the amount of the fee charged for this inspection. DISPUTES In the event a dispute should develop, Client agrees to the following procedure: A. Client shall notify this Company of the problem by telephone, or otherwise within two (2) business days and allow this Company five (5) business days to respond to the Client's call. B. In the event a problem has not been resolved and the client desires to make a formal complaint, client shall initiate the complaint procedure by sending a written complaint to the Company by certified mail, return receipt requested, fully explaining the nature of the complaint. C. CLIENT AGREES NOT TO DISTURB OR REPAIR ANYTHING WHICH MAY CONSTITUTE EVIDENCE RELATING TO THE COMPLAINT, EXCEPT IN THE CASE OF AN EMERGENCY. D. Client agrees to allow this Company thirty (30) days from the date of written notice to examine the items involved and determine if further action should be taken. E. IF THE DISPUTE CANNOT BE RESOLVED BY NEGOTIATION, THE DISPUTE SHALL BE SUBMITTED TO MEDIATION BEFORE RESORT TO LITIGATION. The cost of mediation services shall be shared equally by the parties to the dispute. If a lawsuit is filed by the client and this Company successfully defends such suit, Client agrees to pay this company's attorney's fees incurred in defending against such suit. ACCEPTANCE: Client(s) understands and agrees that acceptance or use of this report constitutes complete agreement to the terms and conditions specified herein. No verbal statements by the Inspector shall expand the scope of this report. This report does not include inspection of any other conditions that may be on other contracts, forms, or statements pertaining to this property. No change or modification shall be enforceable against any party unless such is in writing and signed by the parties. This contract is but one part of the main body of the report. Date of Service:Thursday, July 25, 2013 CAUTION: This legal document consists of 2 pages. You are advised to read them and fully understand the contents of this report. ACCEPTED AND AGREED TO BY: JJ Henson TREC# REI 7A-1 (10/2008) Joe Realtor Page 19 of 19

22 APPROVED BY THE TEXAS REAL ESTATE COMMISSION (TREC) P.O. BOX 12188, AUSTIN, TX TEXAS REAL ESTATE CONSUMER NOTICE CONCERNING HAZARDS OR DEFICIENCIES Each year, Texans sustain property damage and are injured by accidents in the home. While some accidents may not be avoidable, many other accidents, injuries, and deaths may be avoided through the identification and repair of certain hazardous conditions. Examples of such hazards include: improperly installed or missing ground fault circuit protection (GFCI) devices for electrical receptacles in garages, bathrooms, kitchens, and exterior areas; improperly installed or missing arc fault protection (AFCI) devices for electrical receptacles in family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreations rooms, closets, hallways, or similar rooms or areas; ordinary glass in locations where modern construction techniques call for safety glass; the lack of fire safety features such as smoke alarms, fire-rated doors in certain locations, and functional emergency escape and rescue openings in bedrooms; excessive spacing between balusters on stairways and porches; improperly installed appliances; improperly installed or defective safety devices; and lack of electrical bonding and grounding. To ensure that consumers are informed of hazards such as these, the Texas Real Estate Commission (TREC) has adopted Standards of Practice requiring licensed inspectors to report these conditions as Deficient when performing an inspection for a 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, or they 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 the potential for injury or property loss from the hazards addressed in the Standards of Practice to be significant enough to warrant this notice. Contract forms developed by TREC for use by its real estate licensees also inform the buyer of the right to have the home inspected and can provide an option clause permitting the buyer to terminate the contract within a specified time. Neither the Standards of Practice nor the TREC contract forms requires a seller to remedy conditions revealed by an inspection. The decision to correct a hazard or any deficiency identified in an inspection report is left to the parties to the contract for the sale or purchase of the home. This form has been approved by the Texas Real Estate Commission for voluntary use by its licensees. Copies of TREC rules governing real estate brokers, salesperson and real estate inspectors are available at nominal cost from TREC. Texas Real Estate Commission, P.O. Box 12188, Austin, TX , or (512) ( TREC Form No. OP-I This form is available on the TREC website at