Study Guide for Texas TREC Standard Form & Report Writing Course

Transcription

1 Study Guide fr Texas TREC Standard Frm & Reprt Writing Curse This study guide can help yu: take ntes; read and study ffline; rganize infrmatin; and prepare fr assignments and assessments. As a member f InterNACHI, yu may check yur educatin flder, transcript, and curse cmpletins by lgging int yur Members-Only Accunt at T purchase textbks (printed and electrnic), visit InterNACHI s ecmmerce partner Inspectr Outlet at Cpyright Internatinal Assciatin f Certified Hme Inspectrs, Inc. Page 1 f 73

2 Student Verificatin and Interactivity Student Verificatin By enrlling in this curse, the student hereby attests that they are the persn cmpleting all cursewrk. They understand that having anther persn cmplete the cursewrk fr them is fraudulent and will result in being denied curse cmpletin and crrespnding credit hurs. The curse prvider reserves the right t make cntact as necessary t verify the integrity f any infrmatin submitted r cmmunicated by the student. The student agrees nt t duplicate r distribute any part f this cpyrighted wrk r prvide ther parties with the answers r cpies f the assessments that are part f this curse. If plagiarism r cpyright infringement is prven, the student will be ntified f such and barred frm the curse and/r have their credit hurs and/r certificatin revked. Cmmunicatin n the message bard r frum shall be f the persn cmpleting all cursewrk. Page 2 f 73

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4 TREC Rules Cpies f TREC rules gverning real estate brkers, salespersn and real estate inspectrs are available frm TREC. Texas Real Estate Cmmissin, P.O. Bx 12188, Austin, TX , ( TREC Requires a Reprt Written Reprt Required The TREC Standards require a written reprt. The TREC Standards require that fr each inspectin, the inspectr shall prepare a written inspectin reprt nting bserved deficiencies and ther items required t be reprted. The inspectr shall deliver the reprt the reprt t the persn fr whm the inspectin was perfrmed within three days unless therwise agreed in writing by the client. Name and License Number The inspectin reprt shall include the name and license number f each inspectr wh participated in perfrming the inspectin, as well as the name(s) and license number(s) f any supervising real estate inspectr(s) and spnsring prfessinal inspectr(s), if applicable. The clients name shall appear n the reprt. And n each page f the inspectin reprt, the address r ther unique descriptin f the prperty shall be written. A Checklist Frm The hme inspectr is required t use the TREC standardized checklist reprt. A checklist reprt frm serves many purpses. The checklist systematically itemizes the systems f the hme being inspected and rganizes them int sectins t allw the inspectr t simply check ff the inspected systems and cmpnents and make related cmments. A checklist prvides the inspectr an rganized prcedure t inspect the prperty, helping the inspectr remember what t inspect. Hme inspectrs can use the checklist t guide their inspectin prcess in an rderly and lgical manner frm the exterir the interir. The checklist can als be used as an utline in writing the reprt in narrative frm. When kept fr archiving, the checklist can be used t demnstrate that the inspectin was perfrmed methdically and accrding t a standard. Page 4 f 73

5 InterNACHI Requires a Reprt Written Reprt Required InterNACHI Standards f Practice fr Perfrming a General Hme Inspectin require a written reprt. Accrding t the InterNACHI Standards, a general hme inspectin reprt shall identify, in written frmat, defects within specific systems and cmpnents that are bth bserved and deemed material by the inspectr. Inspectin reprts may include additinal cmments and recmmendatins. TREC Inspectin Reprt Frms Requirements The Texas Real Estate Cmmissin (TREC) requires specific frmatting f hme inspectin reprts. The Texas Real Estate Cmmissin adpted by reference Prperty Inspectin Reprt Frm REI 7A-1, apprved by the Cmmissin in 2008, and Prperty Inspectin Reprt Frm REI 7-2, apprved by the Cmmissin in 2009, fr use in reprting inspectin results. These dcuments are published by and available frm the Texas Real Estate Cmmissin, P.O. Bx 12188, Austin, Texas and als as a dwnlad at Inspectins perfrmed fr a prspective buyer r prspective seller f ne-t-fur family residential prperty shall be reprted n Frm REI 7A-1 r Frm REI 7-2 adpted by the Cmmissin ("the standard frm"). Inspectrs may reprduce the standard frm by cmputer r frm printed cpies btained frm the Cmmissin. Except as specifically permitted by this sectin, the inspectr shall reprduce the text f the standard frm verbatim and the spacing, length f blanks, brders, and placement f text n the page must appear t be identical t that in the printed versin f the standard frm. Page 5 f 73

6 Changes t Standard Frm An inspectr may make the fllwing changes t the standard frm: the inspectr may delete the line fr name, license number, and signature f the spnsring inspectr if the inspectin was perfrmed slely by a prfessinal inspectr; the inspectr may change the typeface, prvided that fnts are n smaller than thse used in the printed versin f the standard frm; the inspectr may use legal sized (8-1/2" by 14") paper; the inspectr may add a cver page t the reprt frm; the inspectr may add fters t each page f the reprt except the first page and may add headers t each page f the reprt; the inspectr may place the prperty identificatin and page number at either the tp r bttm f the page; the inspectr may add subheadings under items, prvided that the numbering f the standard items remains cnsistent with the standard frm; the inspectr may list ther items in the apprpriate sectin f the frm and additinal captins, letters, and check bxes fr thse items; the inspectr may delete inapplicable subsectins f Sectin VI., Optinal Systems, and re-letter any remaining subsectins; the inspectr may delete Subsectin L., Other, f Sectin I., Structural Systems; the inspectr may allcate such space in the "Additinal Infrmatin Prvided by the Inspectr" sectin and in each f the spaces prvided fr cmments fr each inspected item as the inspectr deems necessary r may attach additinal pages f cmments t the reprt; and if necessary t reprt the inspectin f a part, cmpnent, r system nt cntained in the standard frm, r space prvided n the frm is inadequate fr a cmplete reprting f the inspectin, the inspectr may attach additinal pages t the frm. When prviding cmments r additinal pages t reprt n items listed n a frm, the inspectr shall arrange the cmments r additinal pages t fllw the sequence f the items listed in the frm adpted by the Cmmissin. Renumbering Pages The inspectr shall renumber the pages f the frm t crrespnd with any changes made necessary due t adjusting the space fr cmments r adding additinal items and shall number all pages f the reprt, including any addenda. Inspected r Nt The inspectr shall indicate, by checking the apprpriate bxes n the frm, whether each item was inspected, nt inspected, nt present, and/r deficient and shall explain the findings in the apprpriate space n the frm. Exceptins Page 6 f 73

7 This sectin des nt apply t the fllwing: re-inspectins f a prperty perfrmed fr the same client; r inspectins perfrmed fr r required by a lender r gvernmental agency; inspectins fr which federal r state law requires use f a different reprt; r quality cntrl cnstructin inspectins f new hmes perfrmed fr builders, including phased cnstructin inspectins, inspectins perfrmed slely t determine cmpliance with building cdes, warranty r underwriting requirements, r inspectins required by a municipality and the builder r ther entity requires use f a different reprt, and the first page f the reprt cntains a ntice either in bld r underlined reading substantially similar t the fllwing: "This reprt was prepared fr a builder r ther entity in accrdance with the builder's requirements. The reprt is nt intended as a substitute fr an inspectin f the prperty by an inspectr f the buyer's chice. Standard inspectins perfrmed by a Texas Real Estate Cmmissin licensee and reprted n Texas Real Estate Cmmissin prmulgated reprt frms may cntain additinal infrmatin a buyer shuld cnsider in making a decisin t purchase." If a reprt frm required fr use by the builder r builder's emplyee des nt cntain the ntice, the inspectr may attach the ntice t the first page f the reprt at the time the reprt is prepared by the inspectr. Intrductin t Reprts Changes t Reprts Influenced by the changes in the ecnmic and legal envirnments ver the past 30 years, hme inspectin reprts have changed t accmmdate increased cnsumer expectatins, and t prvide mre extensive infrmatin and prtectin t bth inspectrs and their clients. Develpment f Standards Prir t the mid-1970s, inspectin reprts fllwed n standard guidelines and, fr the mst part, there was little r n versight r licensure. As might be imagined, withut minimum standards t fllw, the quality f inspectin reprts varied widely, and the hme inspectin industry was viewed with sme suspicin. With the funding f the American Sciety f Hme Inspectrs (ASHI) in 1976, hme inspectin guidelines gverning inspectin reprt cntent became available in the frm f a Standards f Practice. Over time, a secnd, larger trade assciatin, the Internatinal Assciatin f Certified Hme Inspectrs (InterNACHI), came int existence, and develped its wn standards. Page 7 f 73

8 InterNACHI has grwn t dminate the inspectin industry and, in additin t its Residential Standards f Practice, it has develped a cmprehensive Standards f Practice fr the Inspectin f Cmmercial Prperties. Tday, mst types f inspectins frm mld t fire dr inspectins are perfrmed in accrdance with ne f InterNACHI's Standards f Practice. Yur clients shuld take the time t examine the TREC Standards f Practice that yu fllw. Standards f Practice are designed t identify bth the requirements f a hme inspectin and the limitatins f an inspectin. Checklist and Narrative Reprts In the early years f the hme inspectin industry, hme inspectin reprts cnsisted f a simple checklist, r a ne- r tw-page narrative reprt. Checklist reprts are just that; very little is actually written. The reprt is a series f bxes with shrt descriptins after them. Descriptins are ften abbreviated, and might cnsist f nly tw r three wrds, such as "peeling paint." The entire checklist might nly be fur r five pages lng. Because f the lack f detailed infrmatin, checklist reprts leave a lt pen t interpretatin, s that buyers, sellers, agents, cntractrs, attrneys and judges may each interpret the infrmatin differently, depending n their mtives. In the inspectin business, phrases that describe cnditins fund during an inspectin are called "narratives." Narrative reprts use reprting language that mre cmpletely describes each cnditin. Descriptins are nt abbreviated. Bth checklist and narrative reprts are still in use tday, althugh many jurisdictins are nw beginning t ban checklist reprts because the limited infrmatin they ffer has resulted in legal prblems. Frm the standpint f liability, narrative reprts are widely cnsidered safer, since they prvide mre infrmatin and state it mre clearly. Many liability issues and prblems with the inspectin prcess are due t misunderstandings abut what was t be included in the reprt, r abut what the reprt says. Develpment f Reprting Sftware Years ag, when cmputers were expensive t buy and difficult t perate, inspectin reprts were written by hand. As cmputers became simpler t perate and mre affrdable, inspectin sftware began t appear n the market. Page 8 f 73

9 Tday, using this sftware, an inspectr can chse frm a large number f rganized bilerplate narratives that they can edit r add t in rder t accmmdate lcal cnditins, since inspectrs in a ht, humid city like Tampa Bay, Flrida, are likely t find types f prblems different frm thse fund by inspectrs in a cld, dry climate, like Salt Lake City, Utah. Using narrative sftware and checking bxes in categries that represent the hme systems, an inspectr can prduce a very detailed reprt in a relatively shrt time. Fr example, using a checklist reprt, an inspectr finding a number f inperable lights in a hme wuld check a bx in the "INTERIOR" sectin labeled smething like "sme lights inperable," and that wuld be the limit f the infrmatin passed n t the client. Using inspectin sftware, in the "INTERIOR" sectin f the prgram, an inspectr might check a bx labeled sme lights inperable. This wuld cause the fllwing narrative t appear in the "INTERIOR" sectin f the inspectin reprt: Sme light fixtures in the hme appeared t be inperable. The bulbs may be burned ut, r a prblem may exist with the fixtures, wiring r switches. If after the bulbs are replaced, these lights still fail t respnd t the switch, this cnditin may represent a ptential fire hazard, and the Inspectr recmmends that an evaluatin and any necessary repairs be perfrmed by a qualified electrical cntractr. Standard disclaimers and ther infrmatin can be pre-checked t autmatically appear in each reprt. Page 9 f 73

10 Narrative Cntent Narratives typically cnsists f three parts: 1. a descriptin f a cnditin f cncern; 2. a sentence r paragraph describing hw serius the cnditin is, and the ptential ramificatins, answering questins such as, Is it nw stable, r will the prblem cntinue? r Will it burn dwn the huse?" and When? ; and 3. a recmmendatin. Recmmendatins may be fr specific actins t be taken, r fr further evaluatin, but they shuld address prblems in such a way that the reader f the reprt will understand hw t prceed. Typically is a key wrd here. Sme narratives may simply give the ampacity f the main electrical discnnect. There is n need fr mre than ne sentence. Different inspectrs wuld include what they think is necessary. Reprt Cntent Inspectin reprts can include an infrmatinal sectin which gives general infrmatin abut the hme, such as the client s name, the square ftage, and the year the hme was built. Other infrmatin ften listed utside the main bdy f the reprt, either near the beginning r near the end, are disclaimers, and smetimes a cpy f the inspectin agreement, and smetimes a cpy f the Standards f Practice. A page shwing the inspectr s prfessinal credentials, designatins, affiliatins and memberships is als ften included. And it is a gd idea t include InterNACHI's Nw That Yu've Had a Hme Inspectin bk. Inspectin reprts ften include a summary reprt listing majr prblems t ensure that imprtant issues are nt missed by the reader. It's imprtant that the reader be aware f safety issues r cnditins which will be expensive t crrect. With this in mind, sme inspectrs clr-cde reprt narratives, althugh many feel that clr-cding expses them t increased liability and dn't d this. Sftware ften gives inspectrs the chice f including phtgraphs in the main bdy f the reprt, near the narrative that describes them, r phtgraphs may be gruped tgether tward the beginning r end f the reprt. Sample Reprts Many inspectrs have websites which include sample inspectin reprts fr prspective clients t view. Take the time t lk at them. Als ften included is a page explaining the scpe f the inspectin. The inspectin cntract is usually included n the website, and it shuld give yu a gd idea f what will be included in the reprt. Page 10 f 73

11 In cnclusin, t have realistic expectatins abut what infrmatin will be included in the hme inspectin reprt, yur clients shuld fllw these tips: read the TREC Standards f Practice; read the inspectr's Agreement/Cntract; view a sample Inspectin Reprt frm their inspectr; and talk with their inspectr. Reprts Help Educate, Prtect, and Market Reprts Can Educate Hme inspectin reprts can help educate yur client. A written reprt helps yur client, because it dcuments yur inspectin service and prvides a resurce t which yur clients can refer in the future. Fr a hme buyer, a written reprt prvides relevant infrmatin t make infrmed decisins. A client may use yur reprt t help priritize hme imprvement prjects, describe the nature f the prblem and crrective actins, and cmmunicate with cntractrs. Reprts may highlight material defects that need immediate attentin while sme inspectin reprts may include maintenance recmmendatins r csmetic repairs that can be deferred. Reprts Can Prtect Reprts can help prtect inspectrs reslve cmplaints that might arise frm an inspectin. If a cmplaint is made abut an inspectin, the inspectin reprt will have significant imprtance as t what was dne, seen, and said at the time f the inspectin. The inspectin reprt can help all parties recall and fully understand the cnditin f the hme at the time it was inspectin. A well-written reprt can help defend an inspectr s psitin against a claim. Reprts Can Market Inspectrs can use their inspectin reprts as a marketing piece that literally shws prspective clients their service. A well-written reprt can help an inspectr enhance their image and credibility and generate mre business. An inspectin reprt can be thught f as a very large business card that can be passed frm ne persn t the next. Many clients shw their friends, real estate prfessinals, and neighbrs their inspectin reprts. Page 11 f 73

12 Quiz #1 T/F: TREC Standards require a written reprt. True False The inspectr shall deliver the reprt t the persn fr whm the inspectin was perfrmed within days unless therwise agreed in writing by the client. three fur tw five T/F: If the inspectin is perfrmed by mre than ne inspectr, the inspectin reprt must include the name and license number f nly ne inspectr wh participated in perfrming the inspectin. False True T/F: The inspectin reprt shall include the name and license number f each inspectr wh participated in perfrming the inspectin. True False T/F: On each page f the inspectin reprt, the address r ther unique descriptin f the prperty shall be written. True False T/F: The standard frm is fr use n a residential prperty f five families r less. False True Inspectrs reprduce the standard frm by cmputer r frm printed cpies btained frm the Cmmissin. may may nt Page 12 f 73

13 T/F: The inspectr may place the prperty identificatin and page number at nly the bttm f the page, and never at the tp f the page. False True The inspectr attach additinal pages t the frm. may may nt T/F: A narrative (r reprt cmment) typically cnsists f three parts: a descriptin f the cnditin; a descriptin f hw serius the prblem is; and a recmmendatin t take actin. True False A well-written reprt an inspectr's psitin against a claim. can help defend will adversely affect What a TREC Reprt Shuld Cntain Certain Basic Infrmatin There is certain basic infrmatin that shuld be cntained in the reprt. The reprt shuld cntain: the name f the client; the address f the inspected prperty; the inspectr s name and license number; and the date. Cntract, Addendum, and Other Inf The prperty inspectin reprt may include an inspectin agreement (cntract), addendum, and ther infrmatin related t prperty cnditins. Cmpnents and Cnditins Present The inspectin reprt may dcument nly thse cmpnents and cnditins that are present, visible, and accessible at the time f the inspectin. While there may be ther Page 13 f 73

14 parts, cmpnents r systems present, nly thse items specifically nted in the reprt as being inspected were inspected. May Refer t Cde The inspectin reprt may address issues that are cde-based r may refer t a particular cde; hwever, a hme inspectin is NOT a cde cmpliance inspectin and des NOT verify cmpliance with manufacturer s installatin instructins. The inspectin reprt shuld NOT imply insurability r warrantability f the structure r its cmpnents. Althugh sme safety issues may be addressed in this reprt, this inspectin is NOT a safety/cde inspectin, and the inspectr is NOT required t identify all ptential hazards. I, NI, NP, and/r D In the inspectin reprt, the inspectr must dcument which systems and cmpnents were Inspected (I), Nt Inspected (NI), Nt Present (NP), and/r Deficient (D). Deemed Deficient Cmments may be prvided by the inspectr whether r nt an item is deemed deficient. The inspectr is nt required t priritize r emphasize the imprtance f ne deficiency ver anther. Recgnized Hazards Sme items reprted as Deficient may be cnsidered life-safety upgrades t the prperty. Fr mre infrmatin, refer t Texas Real Estate Cnsumer Ntice Cncerning Recgnized Hazards, frm OP-I, available at Nt All Deficiencies The inspectin reprt is nt an exhaustive dcumentatin f the structure, systems, r cmpnents. The reprt may nt dcument all deficiencies. N Obligatin t Repair Items identified in the inspectin reprt d nt bligate any part t make repairs r take ther actins, nr is the purchaser required t request that the seller take any actin. Page 14 f 73

15 Further Evaluatins and/r Cst Estimates When a deficiency is reprted, it is the client s respnsibility t btain further evaluatins and/r cst estimates frm qualified service prfessinals. Any such fllw-up shuld take place prir t the expiratin f any time limitatins such as ptin perids. Failure t address deficiencies r cmments nted in this reprt may lead t further damage f the structure r systems and add t the riginal repair csts. The inspectr is nt required t prvide fllw-up services and dcumentatin t verify that prper repairs have been made. Fr the Client's Benefit The inspectin reprt is prvided fr the specific benefit f the client named in the reprt and is based n bservatins at the time f the inspectin. If an individual did nt hire the inspectr, reliance n the inspectin reprt may prvide incmplete r utdated infrmatin. Repairs, prfessinal pinins r additinal inspectin reprts may affect the meaning f the infrmatin in the riginal reprt. It is recmmended that an individual hire a licensed inspectr t perfrm an inspectin t meet their specific needs and t prvide them with current infrmatin cncerning the inspected prperty. TREC Standards fr Inspecting and Reprting Scpe f the Inspectin A real estate inspectin is a limited visual survey and basic peratin f the systems and cmpnents f a building using nrmal cntrls and des nt require the use f specialized tls r prcedures. The purpse f the inspectin is t prvide the client with infrmatin regarding the general cnditin f the residence at the time f inspectin. The inspectr may prvide a higher level f inspectin perfrmance than required by the TREC standards f practice and may inspect parts, cmpnents, and systems in additin t thse described by the TREC standards f practice. Fr mre infrmatin, visit the TREC Inspectr main page at General Inspectin Requirements The inspectr shall: Page 15 f 73

16 perate fixed r installed equipment and appliances listed herein in at least ne mde with rdinary cntrls at typical settings; visually inspect accessible systems r cmpnents frm near prximity t the systems and cmpnents, and frm the interir f the attic and crawl spaces; and cmplete the required standard inspectin reprt frm. Limitatins The inspectr is nt required t: inspect: items ther than thse listed herein; elevatrs; detached structures, decks, dcks, fences, r waterfrnt structures r equipment; anything buried, hidden, latent, r cncealed; r autmated r prgrammable cntrl systems, autmatic shut-ff, phtelectric sensrs, timers, clcks, metering devices, signal lights, lightning arrestr system, remte cntrls, security r data distributin systems, r slar panels; reprt: past repairs that appear t be effective and wrkmanlike; csmetic r aesthetic cnditins; r wear and tear frm rdinary use; determine: insurability, warrantability, suitability, adequacy, capacity, reliability, marketability, perating csts, recalls, cunterfeit prducts, life expectancy, age, energy efficiency, vapr barriers, thermstatic peratin, cde cmpliance, utility surces, r manufacturer r regulatry requirements except as specifically required by these standards; the presence r absence f pests, termites, r ther wd-destrying insects r rganisms; the presence, absence, r risk f asbests, lead-based paint, mld, mildew, r any ther envirnmental hazard, envirnmental pathgen, carcingen, txin, myctxin, pllutant, fungal presence r activity, r pisn; r types f wd r preservative treatment and fastener cmpatibility; anticipate future events r cnditins, including but nt limited t: decay, deteriratin, r damage that may ccur after the inspectin; deficiencies frm abuse, misuse r lack f use, changes in perfrmance f any part, cmpnent, r system due t changes in use r ccupancy; the cnsequences f the inspectin r its effects n current r future buyers and sellers; Page 16 f 73

17 cmmn husehld accidents, persnal injury, r death; the presence f water penetratin(s); r future perfrmance f any item; perate shut-ff, safety, stp, pressure, r pressure-regulating valves r items requiring the use f cdes, keys, cmbinatins, r similar devices; designate cnditins as safe; recmmend r prvide engineering, architectural, appraisal, mitigatin, physical surveying, realty, r ther specialist services; review histrical recrds, installatin instructins, repair plans, cst estimates, disclsure dcuments, r ther reprts; verify sizing, efficiency, r adequacy f the grund surface drainage system; perate recirculatin r sump pumps; remedy cnditins preventing inspectin f any item; apply pen flame t perate any appliance; turn n decmmissined equipment, systems, r utility services; r prvide repair cst estimates, recmmendatins, r re-inspectin services. Cnflict In the event f a cnflict between specific prvisins and general prvisins in the TREC standards f practice, specific prvisins shall take precedence. Page 17 f 73

18 Departure An inspectr may depart frm the standards f practice nly if the requirements f subparagraph (B) f this paragraph are met, and: the inspectr and client agree the item is nt t be inspected; the inspectr is nt qualified t inspect the item; cnditins beynd the cntrl f the inspectr reasnably prevent inspectin f an item; the item is a cmmn element f a multi-family develpment and is nt in physical cntact with the unit being inspected, such as the fundatin under anther building r a part f the fundatin under anther unit in the same building; the inspectr reasnably determines that cnditins r materials are hazardus t the health r safety f the inspectr; r the inspectr reasnably determines that actins f the inspectr may cause damage t the prperty. If a part, cmpnent, r system required fr inspectin is nt inspected, the inspectr shall: advise the client at the earliest practical pprtunity that the part, cmpnent, r system will nt be inspected; and make an apprpriate ntatin n the inspectin reprt frm, clearly stating the reasn the part, cmpnent, r system was nt inspected. If the inspectr rutinely departs frm inspectin f a part, system, r cmpnent, the earliest practical pprtunity fr the ntice required by this subsectin is the first cntact with the prspect and the inspectr has reasn t believe that the prperty being inspected has the part, system, r cmpnent the inspectr rutinely des nt inspect. T Exceed r Nt t Exceed the Standards That is the Questin Inspectrs smetimes ask abut the ptential legal cnsequences if their inspectins g beynd what the TREC Standards f Practice require. Of curse, every inspectin must, at a minimum, substantially meet the requirements f the Standards f Practice. If an inspectr fails t cmply with the Standards, the custmer wuld have valid claims against the inspectr fr breach f cntract and misrepresentatin. Therefre, when in dubt abut what the Standards f Practice require in a particular situatin, the inspectr shuld err n the side f cautin and exceed what the Standards require. It is better t d a little mre than what may be required than t d less and risk a ptential claim and harm t yur reputatin. Page 18 f 73

19 A wrd f cautin: if an inspectr cnsistently ges far beynd what the Standards f Practice require, a custmer might successfully argue that the inspectr vluntarily assumed a duty greater than the cntract required. Mst inspectin cntracts cntain language stating that the inspectr will perfrm the inspectin in accrdance with TREC Standards f Practice. An inspectr wh ges far beynd what the Standards f Practice require may pen himself up t a claim that there was an ral agreement that he was ging t d a mre rigrus inspectin than what's required by the Standards. If an inspectr vluntarily assumes a duty greater than the duty required by the cntract, the inspectr has an bligatin t perfrm thse additinal tasks with reasnable care. Page 19 f 73

20 Quiz #2 T/F: The reprt must cntain the name f the seller. False True T/F: It is required that the reprt cntains the address f the inspected prperty. True False T/F: Only the items specifically nted in the reprt as being inspected are cnsidered t be inspected. True False The inspectin reprt address issues that are cde-based. may may nt The inspectr is t identify all ptential hazards. nt required required T/F: Nt nly is an inspectr required t deem items as deficient, but als must priritize them. False True T/F: Items identified in the inspectin reprt bligate certain parties t make repairs r take ther actins. False True T/F: The inspectr is nt required t prvide fllw-up services and dcumentatin t verify that prper repairs have been made. True False Page 20 f 73

21 The purpse f the inspectin is t: prvide the client with infrmatin regarding the general cnditin f the residence at the time f inspectin. dcument all deficiencies. warranty the prperty. predict future cnditins and events. T/F: The inspectr is nt required t reprt wear and tear frm rdinary use. True False T/F: The inspectr is required t reprt cnditins as safe. False True TREC Reprt: Structural Identify All Structural Systems The reprt shuld identify the all f the structural systems, including the fundatin type and include the grading and drainage, which can affect the fundatin system. The type f rf cvering material shuld be dcumented, including frm which the rf was viewed. The rf structure must be inspected including the attic space underneath. While in the attic, the depth f the insulatin must be inspected. The apprximate thickness f the vertical insulatin must be dcumented within the reprt. There are many ther cmpnents that shuld be dcumented in the reprt, including the walls (interir and exterir), ceilings, flrs, drs (interir and exterir), windws, stairways (interir and exterir), windws, stairways (interir and exterir), and the fireplace and chimney system. The exterir prches, balcnies, decks and carprts shuld be cntained within the reprt als. Fundatins Inspect slab surfaces, fundatin framing cmpnents, subflring, and related structural cmpnents. Reprt: Page 21 f 73

22 the type f fundatin(s); and the vantage pint frm which the crawl space was inspected. Generally reprt present and visible indicatins used t render the pinin f adverse perfrmance, such as: pen r ffset cncrete cracks; binding, ut-f-square, nn-latching, warped, r twisted drs r frames; framing r frieze bard separatins; ut-f-square wall penings r separatins at wall penings r between the cladding and windw/dr frames; slping flrs, cuntertps, cabinet drs, r windw/dr casings; wall, flr, r ceiling cracks; rtating, buckling, cracking, r deflecting masnry cladding; separatin f walls frm ceilings r flrs; and sil ersin, subsidence r shrinkage adjacent t the fundatin and differential mvement f abutting flatwrk such as walkways, driveways, and patis. Reprt as Deficient: expsed r damaged reinfrcement; a crawl space that des nt appear t be adequately ventilated; crawl space drainage that des nt appear t be adequate; deterirated materials; damaged beams, jists, bridging, blcking, piers, psts, pilings, r subflr; nn-supprting piers, psts, pilings, clumns, beams, sills, r jists; and damaged retaining walls related t fundatin perfrmance. Render a written pinin as t the perfrmance f the fundatin. Specific limitatins fr fundatins. The inspectr is nt required t: enter a crawlspace r any area where headrm is less than 18 inches r the access pening is less than 24 inches wide and 18 inches high; prvide an exhaustive list f indicatrs f pssible adverse perfrmance; r inspect retaining walls nt related t fundatin perfrmance. In the fllwing pictures: Page 22 f 73

23 The fundatin is nt readily visible. Access t the fundatin is restricted. The limited visible prtins indicate a cncrete blck fundatin type. Evidence f water intrusin at the bttm f the finished walls in the basement. Deterirated wden materials and cmpnents at thse basement walls. Deficient. Slping flr at the drway between the living space and the kitchen. Page 23 f 73

24 Cracking f the cncrete exterir surface, lcated at the tp f the fundatin wall. Differential mvement, cracking, and uneven surfaces at the walkways. Grading and Drainage Reprt as Deficient: imprper r inadequate grading arund the fundatin (including flatwrk); ersin; water pnding; and deficiencies in installed gutter and dwnsput systems. Specific limitatins fr grading and drainage. The inspectr is nt required t: inspect flatwrk r detentin/retentin pnds (except as related t slpe and drainage); determine area hydrlgy r the presence f undergrund water; r determine the efficiency r peratin f undergrund r surface drainage systems. In the fllwing pictures: The sump pump is installed in a dirt hle in the crner f the basement. Its discharge pipe extends thrugh finished basement wall, but its discharge pint is undetermined. The pump is nt prfessinally installed and its perfrmance may be unreliable. Page 24 f 73

25 Rf Cvering Materials Inspect the rf cvering materials frm the surface f the rf. Reprt: type f rf cvering(s); vantage pint frm where the rf was inspected; any levels r surfaces that were nt accessed; evidence f previus repairs t rf cvering materials, flashing details, skylights, and ther rf penetratins; and evidence f water penetratin. Reprt as Deficient: a rf cvering that is nt apprpriate fr the slpe f the rf; and deficiencies in: fastening f rf cvering material, as determined by a randm sampling; rf cvering materials; flashing details; skylights; and ther rf penetratins. Specific limitatins fr rf cvering. The inspectr is nt required t: determine the remaining life expectancy f the rf cvering; inspect the rf frm the rf level if, in the inspectr's reasnable judgment, the inspectr cannt safely reach r stay n the rf r significant damage t the rf cvering materials may result frm walking n the rf; determine the number f layers f rf cvering material; identify latent hail damage; r prvide an exhaustive list f lcatins f water penetratins r previus repairs. In the fllwing pictures: Page 25 f 73

26 The type f rf cvering is asphalt 3-tab shingle. The rf was inspected frm the rf surface. All rf surfaces were accessible. Missing shingle tab at the rear right crner f the rf. Expsed rfing nail. Prne t water penetratin. Deficient. Rf Structure and Attic Reprt: the vantage pint frm which the attic space was inspected; the presence f and apprximate average depth f attic insulatin and thickness f vertical insulatin, when visible; and evidence f water penetratin. Reprt as Deficient: attic space that des nt appear t be adequately ventilated; deficiencies in installed framing members and decking; deflectins r depressins in the rf surface as related t the adverse perfrmance f the framing and the rf deck; missing insulatin; deficiencies in attic access ladder and access pening; and deficiencies in attic ventilatrs. Specific limitatins fr rf structure and attic. The inspectr is nt required t: enter attics r unfinished spaces where penings are less than 22 inches by 30 inches r headrm is less than 30 inches; perate pwered ventilatrs; r prvide an exhaustive list f lcatins f water penetratins. Page 26 f 73

27 In the fllwing pictures: The attic space was inspected by entering it. The access was limited, because there was n flring n which t stand r walk. The access dr t the attic space is inadequately insulated and nt sealed prperly. Deficient. The apprximate average depth f the fiberglass insulatin is 8 inches (R-25). Page 27 f 73

28 Walls, Ceilings, Flrs, and Drs Fr the INTERIOR walls, ceilings, flrs, and drs: Reprt evidence f water penetratin. Reprt as deficient: drs and hardware that d nt perate prperly; deficiencies related t structural perfrmance r water penetratin; and lack f fire separatin between the garage and the residence and its attic space. Specific limitatin fr interir walls, drs, ceilings, and flrs. The inspectr is nt required t: reprt csmetic damage r the cnditin f flr, wall, r ceiling cverings; paints, stains, r ther surface catings; cabinets; r cuntertps, r prvide an exhaustive list f lcatins f water penetratins. Fr the EXTERIOR walls, ceilings, flrs, and drs: Reprt evidence f water penetratin. Reprt as deficient: the lack f functinal emergency escape and rescue penings in all sleeping rms; the lack f a slid wd dr nt less than 1-3/8 inches in thickness, a slid r hneycmb cre steel dr nt less than 1-3/8 inches thick, r a 20-minute firerated dr between the residence and an attached garage; missing r damaged screens; deficiencies related t structural perfrmance r water penetratin; and deficiencies in: claddings; water resistant materials and catings; flashing details and terminatins; the cnditin and peratin f exterir drs, garage drs, and hardware; and windw peratin and cmpnents. Specific limitatins fr exterir walls, drs, and windws. Page 28 f 73

29 The inspectr is nt required t: reprt the cnditin r presence f awnings, shutters, security devices, r systems; determine the csmetic cnditin f paints, stains, r ther surface catings; r perate a lck if the key is nt available. Fr the exterir and interir glazing: Inspect the windw and dr glazing. Reprt as deficient: insulated windws that are bviusly fgged r display ther evidence f brken seals; deficiencies in glazing, weather stripping, and glazing cmpund in windws and exterir drs; and the absence f safety glass in hazardus lcatins. Specific limitatin fr exterir and interir glazing. The inspectr is nt required t: exhaustively bserve insulated windws fr evidence f brken seals; exhaustively bserve glazing fr identifying labels; r identify specific lcatins f damage. Interir and Exterir Stairways Reprt as Deficient: spacing between intermediate balusters, spindles, r rails fr steps, stairways, guards, and railings that permit passage f an bject greater than 4 inches in diameter, except that n the pen side f the staircase treads, spheres less than 4-3/8 inches in diameter may pass thrugh the guard rail balusters r spindles; and deficiencies in steps, stairways, landings, guardrails, and handrails. Specific limitatin fr stairways. The inspectr is nt required t exhaustively measure every stairway cmpnent. Page 29 f 73

30 In the fllwing pictures: Accrding t mdern standards, the minimum tread depth is 10 inches. The tread depth at the interir stairway is nly 8-1/2 inches. Fireplace and Chimney Reprt as deficient: built-up creste in visible areas f the firebx and flue; the presence f cmbustible materials in near prximity t the firebx pening; the absence f fireblcking at the attic penetratin f the chimney flue, where accessible; an inperative circulating fan; and deficiencies in the: damper; lintel, hearth, hearth extensin, and firebx; gas lg lighter valve and lcatin; cmbustin air vents; and chimney structure, terminatin, cping, crwn, caps, and spark arrestr. Specific limitatins fr fireplace and chimney. The inspectr is nt required t: verify the integrity f the flue; perfrm a chimney smke test; r determine the adequacy f the draft. Prches, Balcnies, Decks, and Carprts Page 30 f 73

31 Inspect balcnies, attached carprts, and attached prches and abutting prches, decks, and balcnies that are used fr ingress and egress. Reprt as deficient: decks 30 inches r higher abve the adjacent grade, spacings between intermediate balusters, spindles, r rails that permit passage f an bject greater than fur inches in diameter; deficiencies in visible ftings, piers, psts, pilings, beams, jists, decking, water prfing at interfaces, flashing, surface cverings, and attachment pints f prches, decks, balcnies, and carprts; and deficiencies in, r absence f required, guardrails and handrails. Specific limitatin fr prches, balcnies, decks, and carprts. The inspectr is nt required t: exhaustively measure the prch, balcny, deck, r attached carprt cmpnents; r enter any area where headrm is less than 18 inches r the access pening is less than 24 inches wide and 18 inches high. TREC Reprt: Electrical Electrical Systems and Cmpnents The inspectin reprt shuld cntain cmments abut the entrance cable and cmpnents, such as all f the electrical panels. Identifying the type f wiring inspected must be dcumented in the reprt. The electrical cmpnents including branch circuits, cnnectin devices and fixtures must be inspected and dcumented within the reprt. Page 31 f 73

32 Service Entrance and Panels Reprt as deficient: a drp, weatherhead, r mast that is nt securely fastened t the structure; the lack f a grunding electrde system; the lack f a grunding electrde cnductr; the lack f a secure cnnectin t the grunding electrde system; deficiencies in the insulatin f the service entrance cnductrs, drip lp, separatin f cnductrs at weatherheads, and clearances; electrical cabinets, gutters, meter cans, and panel bards that: are nt secured t the structure; are nt apprpriate fr their lcatin; have deficiencies in clearances and accessibility; are missing knckuts; r are nt bnded and grunded; cabinets, discnnects, cutut bxes, and panel bards that d nt have dead frnts secured in place with prper fasteners; cnductrs nt prtected frm the edges f electrical cabinets, gutters, r cutut bxes; trip ties nt installed n 240 vlt circuits; deficiencies in the type and cnditin f the wiring in the cutut bxes, cabinets, r gutters; deficiencies in the cmpatibility f vercurrent devices and cnductrs; deficiencies in the vercurrent device and circuit fr labeled and listed 240 vlt appliances; a panel that is installed in a hazardus lcatin, such as a clthes clset, a bathrm, where there are crrsive r easily ignitable materials, r where the panel is expsed t physical damage; the absence f apprpriate cnnectins, such as cpper/aluminum-apprved devices; the absence f anti-xidants n aluminum cnductr terminatins; the lack f a main discnnecting means; the lack f arc-fault circuit interrupting devices serving family rms, dining rms, living rms, parlrs, libraries, dens, bedrms, sunrms, recreatins rms, clsets, hallways, r similar rms r areas; and failure f peratin f installed arc-fault circuit interrupter devices. Specific limitatins fr service entrance and panels. Page 32 f 73

33 The inspectr is nt required t: determine present r future sufficiency f service capacity amperage, vltage, r the capacity f the electrical system; test arc-fault circuit interrupter devices when the prperty is ccupied r damage t persnal prperty may result, in the inspectr's reasnable judgment; reprt the lack f arc-fault circuit interrupter prtectin when the circuits are in cnduit; cnduct vltage drp calculatins; determine the accuracy f vercurrent device labeling; remve cvers where hazardus as judged by the inspectr; verify the effectiveness f vercurrent devices; r perate vercurrent devices. In the fllwing pictures: There is evidence f water penetratin and rust develpment inside the main electrical panel bard. Deficient. Discnnected electrical wire hanging frm the basement ceiling. Deficient. Page 33 f 73

34 Unenclsed electrical junctin bx in the basement ceiling. Deficient. Missing GFCI prtectin at the laundry tub area. Deficient. Open electrical junctin bx in the attic space. Deficient. Imprperly installed electrical cmpnents and wiring in the attic space. Deficient. Page 34 f 73

35 Missing GFCI prtectin in all f the bathrms. Deficient. The electrical junctin bx and fan cmpnent in the bedrm ceiling are lse and falling ut f the ceiling. Deficient. Circuits, Devices, and Fixtures Reprt the type f branch circuit cnductrs. Manually test the accessible smke alarms by use f the manufacturer's apprved test r by the use f canned smke. Reprt as deficient: the lack f grund-fault circuit interrupter prtectin in all: bathrm receptacles; garage receptacles; utdr receptacles; crawl space receptacles; unfinished basement receptacles; kitchen cuntertp receptacles; and laundry, utility, and wet bar sink receptacles lcated within 6 feet f the utside edge f a laundry, utility, r wet bar sink; and the failure f peratin f grund-fault circuit interrupter prtectin devices; receptacles that: are damaged; are inperative; Page 35 f 73

36 switches that: have incrrect plarity; are nt grunded, if applicable; display evidence f arcing r excessive heat; are nt securely munted; r have missing r damaged cvers; are damaged; are inperative; display evidence f arcing r excessive heat; are nt securely munted; r have missing r damaged cvers; deficiencies in r absences f cnduit, where applicable; appliances and metal pipes that are nt bnded r grunded; deficiencies in wiring, wiring terminatins, junctins, junctin bxes, devices, and fixtures, including imprper lcatin; the lack f equipment discnnects; the absence f apprpriate cnnectins, such as cpper/aluminum apprved devices, if branch circuit aluminum cnductrs are discvered in the main r subpanel based n a randm sampling f accessible receptacles and switches; imprper use f extensin crds; deficiencies in smke alarms that are nt cnnected t a central alarm system; and the lack f smke alarms: in each sleeping rm; utside each separate sleeping area in the immediate vicinity f the sleeping rms; and n each additinal stry f the dwelling, including basements but excluding crawl spaces and uninhabitable attics (in dwellings with split levels and withut an intervening dr between the levels, a smke alarm installed n the upper level and the adjacent lwer level shall suffice prvided that the lwer level is less than ne full stry belw the upper level). Page 36 f 73

37 Specific limitatins fr branch circuits, cnnected devices, and fixtures. The inspectr is nt required t: inspect lw vltage wiring; disassemble mechanical appliances; verify the effectiveness f smke alarms; verify intercnnectivity f smke alarms activate smke alarms that are being actively mnitred r require the use f cdes; r verify that smke alarms are suitable fr the hearing-impaired. TREC Reprt: HVAC HVAC Equipment In the inspectin reprt, the inspectr must dcument the type f heating and cling equipment, including its respective energy surces. Fr the HVAC system, the reprt shuld nte the duct system, chases, and vents. Heating Reprt: the type f heating system(s); and the energy surce(s); Reprt as Deficient: an inperative unit; deficiencies in the cntrls and perating cmpnents f the system; the lack f prtectin frm physical damage; burners, burner ignitin devices r heating elements, switches, and thermstats that are nt a minimum f 18 inches abve the lwest garage flr elevatin, unless the unit is listed fr garage flr installatin; inapprpriate lcatin; inadequate access and clearances; deficiencies in munting and peratin f windw units; and deficiencies in thermstats. In electric units, reprt as deficient deficiencies in: Page 37 f 73

38 peratin f heating elements; and cnditin f cnductrs. In gas units, reprt as deficient: gas leaks; the presence f frced air in the burner cmpartment; flame impingement, uplifting flame, imprper flame clr, r excessive scale buildup; the lack f a gas shut-ff valve; and deficiencies in: cnditined, cmbustin, and dilutin air; gas shut-ff valves and lcatins; In the fllwing pictures: gas cnnectr materials and cnnectins; and the vent pipe, draft hd, draft, prximity t cmbustibles, and vent terminatin pint and clearances. The type f heating system is a gas-fired, high-efficiency system. Accrding t the service recrd, the last time the heating system was serviced is dated in February That indicates delayed maintenance and service. Deficient. Page 38 f 73

39 Cling Reprt the type f system(s). Reprt as deficient: inperative unit(s); inadequate cling as demnstrated by its perfrmance in the reasnable judgment f the inspectr; inadequate access and clearances; nticeable vibratin f the blwer fan r cndensing fan; deficiencies in the cndensate drain and auxiliary/secndary pan and drain system; water in the auxiliary/secndary drain pan; a primary drain pipe that terminates in a sewer vent; missing r deficient refrigerant pipe insulatin; dirty evapratr r cndensing cils, where accessible; damaged casings n the cils; a cndensing unit lacking adequate clearances r air circulatin r that has deficiencies in the cnditin f fins, lcatin, levelness, r elevatin abve grund surfaces; deficiencies in munting and peratin f windw r wall units; and deficiencies in thermstats. Evaprative Clers Reprt: type f system(s) (ne- r tw-speed); the type f water supply line; and winterized units that are drained and shut dwn. Reprt as deficient: inperative units; inadequate access and clearances; crrsive and mineral build-up r rust damage/decay at the pump, luvered panels, water trays, exterir husing, r the rf frame; less than a ne-inch air gap between the water discharge at the flat and water level in the reservir; crrsin, decay, r rust n the pulleys f the mtr r blwer; the lack f a damper; and deficiencies in the: functin f the pump; Page 39 f 73

40 interir husing, the spider tubes, tube clips, bleeder system; blwer and bearings; flat bracket; fan belt; evaprative pad(s); installatin and cnditin f the legs n the rf rails and fasteners t the rf structure and the unit; rf jack; and thermstats. Ducts, Chases, and Vents Reprt as deficient: damaged ducting r insulatin, imprper material, r imprper ruting f ducts; the absence f air flw at accessible supply registers in the habitable areas f the structure; imprper r inadequate clearance frm the earth; and deficiencies in: duct fans; filters; grills r registers; the lcatin f return air penings; and gas piping, sewer vents, electrical wiring, r junctin bxes in the duct system, plenum(s), and chase(s). Page 40 f 73

41 Limitatins Specific limitatins fr the heating equipment, cling equipment, duct system, chases, and vents. The inspectr is nt required t: prgram digital thermstats r cntrls; inspect: fr pressure f the system refrigerant, type f refrigerant, r refrigerant leaks; winterized evaprative clers; r humidifiers, dehumidifiers, air purifiers, mtrized dampers, electrnic air filters, multi-stage cntrllers, sequencers, heat reclaimers, wd burning stves, bilers, il-fired units, supplemental heating appliances, de-icing prvisins, r reversing valves; perate: setback features n thermstats r cntrls; cling equipment when the utdr temperature is less than 60 degrees Fahrenheit; radiant heaters, steam heat systems, r unvented gas-fired heating appliances; r verify: determine: heat pumps when temperatures may damage equipment; cmpatibility f cmpnents; the accuracy f thermstats; r the integrity f the heat exchanger; r sizing, efficiency, r adequacy f the system; unifrmity f the supply f cnditined air t the varius parts f the structure; r types f materials cntained in insulatin. TREC Reprt: Plumbing Plumbing Systems In relatin t the water supply and fixtures, the reprt must dcument the lcatin f the water meter and the main water supply valve. The inspectr must inspect and dcument the static water pressure and the meter s reading (r numerical value). The drains, wastes, and vents must be reprted. The water heating equipment, including its energy surce descriptin and its capacity in gallns must appear within the inspectin reprt. If there is hydr-massage therapy equipment Page 41 f 73

42 installed in the hme, the inspectin reprt shuld dcument the inspectr s cmments abut the equipment. Plumbing Reprt: static water pressure; lcatin f water meter; and lcatin f main water supply valve. Reprt as deficient: the presence f active leaks; the lack f fixture shut-ff valves; the lack f dielectric unins, when applicable; the lack f back-flw devices, anti-siphn devices, r air gaps at the flw end f fixtures; water pressure belw 40 psi r abve 80 psi static; the lack f a pressure reducing valve when the water pressure exceeds 80 PSI; the lack f an expansin tank at the water heater(s) when a pressure reducing valve is in place at the water supply line/system; and deficiencies in: water supply pipes and waste pipes; the installatin and terminatin f the vent system; the peratin f fixtures and faucets nt cnnected t an appliance; water supply, as determined by viewing functinal flw in tw fixtures perated simultaneusly; functinal drainage at fixtures; rientatin f ht and cld faucets; installed mechanical drain stps; installatin, cnditin, and peratin f cmmdes; fixtures, shwers, tubs, and enclsures; and the cnditin f the gas distributin system. Specific limitatins fr plumbing systems. The inspectr is nt required t: perate any main, branch, r shut-ff valves; perate r inspect sump pumps r waste ejectr pumps; inspect: any system that has been winterized, shut dwn r therwise secured; circulating pumps, free-standing appliances, slar water heating systems, water-cnditining equipment, filter systems, water mains, private water Page 42 f 73

43 supply systems, water wells, pressure tanks, sprinkler systems, swimming pls, r fire sprinkler systems; the inaccessible gas supply system fr leaks; fr sewer clean-uts; r fr the presence r peratin f private sewage dispsal systems; determine: quality, ptability, r vlume f the water supply; r effectiveness f backflw r anti-siphn devices; r verify the functinality f clthes washing drains r flr drains. In the fllwing pictures: The water meter is lcated at the frnt wall f the basement. The main water shut-ff valve is lcated near the meter. There is a small glass jar psitined belw the TPR valve f the ht water tank. The valve is actively leaking water. Deficient. The main shut-ff valve at the gas meter is buried under dirt. Deficient. Page 43 f 73

44 The chrme-cated sft brass drain fitting under the laundry tub is shwing evidence f leaking. Deficient. Pressure was ver 80 psi, and it is cnsidered deficient. A pressure reducing valve (r regulatr) was nt fund. Recmmend having a plumber determine if pressure regulatr is present and adjust pressure as needed. Nte: N cmment n pressure reducing valve is required unless the pressure is ver 80. If pressure is ver 80, it is autmatically deficient, and, therefre, defer inspectin fr the regulatr t the plumber. Pht: Marcel R. Cyr. Cmments: Jhn Cahill. TREC Reprt: Appliances Installed Appliances The inspectr must inspect and dcument within the inspectin reprt the appliances installed in the hme including the fllwing: the dishwasher; fd waste dispser; range exhaust vent; ranges, cktps, and vens; micrwave ven; and trash cmpactr. The mechanical exhaust vents and bathrm heaters must be reprted. After inspecting the garage, the inspectr must dcument the garage dr peratr. The drbell and chimes must appear within the inspectin reprt. The dryer vent inspectin must be dcumented within the reprt. Page 44 f 73

45 Dishwasher Reprt as deficient: inperative unit(s); rust n the interir f the cabinet r cmpnents; failure t drain prperly; the presence f active water leaks; and deficiencies in the: dr gasket; cntrl and cntrl panels; dish racks; rllers; spray arms; peratin f the sap dispenser; dr springs; dryer element; dr latch and dr discnnect; rinse cap; secure munting f the unit; and backflw preventin. Fd Waste Dispser Reprt as deficient: inperative unit(s); unusual sunds r vibratin level; the presence f active water leaks; and deficiencies in the: splash guard; grinding cmpnents; exterir casing; and secure munting f the unit. Page 45 f 73

46 Range Exhaust Hd Reprt as deficient: inperative unit(s); a vent pipe that des nt terminate utside the structure, if the unit is nt f a re-circulating type r cnfiguratin; inadequate vent pipe material; unusual sunds r vibratin levels frm the blwer fan(s); blwer(s) that d nt perate at all speeds; and deficiencies in the: filter; vent pipe; light and lens; secure munting f the unit; and switches. Ranges, Cktps, and Ovens Reprt as deficient: inperative unit(s); the lack f a gas shut-ff valve; gas leaks; and deficiencies in the: cntrls and cntrl panels; thermstat(s) sensr supprt; glass panels; dr gasket(s), hinges, springs, clsure, and handles; dr latch; heating elements r burners; thermstat accuracy (within 25 degrees at a setting f 350 F); drip pans; lights and lenses; clearance t cmbustible material; anti-tip device; gas shut-ff valve(s) and lcatin(s); gas cnnectr materials and cnnectins; and secure munting f the unit. Micrwave Oven Page 46 f 73

47 Inspect built-in units. Reprt as deficient: inperative unit(s); and deficiencies in the: cntrls and cntrl panels; handles; the turn table; interir surfaces; dr and dr seal; glass panels; lights and lenses; secure munting f the unit; and peratin, as determined by heating a cntainer f water r with ther means f testing. Trash Cmpactr Reprt as deficient: inperative unit(s); unusual sunds r vibratin levels; and deficiencies in the secure munting f the unit. Exhaust Vents and Bathrm Heaters Reprt as deficient: inperative unit(s); unusual sunds, speed, and vibratin levels; vent pipes that d nt terminate utside the structure; a gas heater that is nt vented t the exterir f the structure; and the lack f an exhaust ventilatr in required areas. Garage Dr Operatrs Page 47 f 73

48 Reprt as deficient: inperative unit(s); dr lcks r side rpes that have nt been remved r disabled; and deficiencies in: installatin; cnditin and peratin f the garage dr peratr; autmatic reversal during the clsing cycle; electrnic sensrs; the cntrl buttn; and the emergency release cmpnents. Dr Bells and Chimes Reprt as deficient: inperable unit(s); and deficiencies in cmpnents. Dryer Vents Reprt as deficient: imprper ruting and length f vent pipe; inadequate vent pipe material; imprper terminatin; the lack f a dryer vent system when prvisins are present fr a dryer; and damaged r missing exterir cver. Limitatins Specific limitatins fr appliances. The inspectr is nt required t: perate r determine the cnditin f ther auxiliary cmpnents f inspected items; test fr micrwave ven radiatin leaks; inspect self-cleaning functins; test trash cmpactr ram pressure; r determine the adequacy f venting systems. Page 48 f 73

49 TREC Reprt: Optinal Systems Optinal Systems There are a few systems that are ptinal fr the inspectr. The inspectr might include within the inspectin reprt lawn and garden sprinklers, but they are nt required. The fllwing are als ptinal and nt required t appear within the inspectin reprt: swimming pls, spas, ht tubs and equipment (including the type f cnstructin f the pl and systems); utbuildings, such as a garden shed; utdr cking equipment, such as a built-in gas grill (including the type f energy surce); gas supply systems; and private water wells. Lawn and Garden Sprinkler Systems Manually perate all znes r statins n the system. Reprt as deficient: surface water leaks; the absence r imprper installatin f anti-siphn devices and backflw preventers; the absence f shut-ff valves; deficiencies in water flw r pressure at the zne heads; the lack f a rain r freeze sensr; deficiencies in the cnditin f the cntrl bx; and deficiencies in the peratin f each zne, assciated valves, and spray head patterns. Specific limitatins fr lawn and garden sprinkler systems. The inspectr is nt required t inspect: fr effective cverage f the sprinkler system; the autmatic functin f the timer r cntrl bx; the effectiveness f the rain r freeze sensr; r sizing and effectiveness f anti-siphn devices r backflw preventers. Page 49 f 73

50 Pls, Spas, Ht Tubs, and Equipment Reprt the type f cnstructin. Reprt as deficient: a pump mtr, blwer, r ther electrical equipment that lacks bnding; the absence f r deficiencies in safety barriers; water leaks in abve-grund pipes and equipment; deficiencies in lighting fixture(s); the lack r failure f required grund-fault circuit interrupter prtectin; and deficiencies in: surfaces; tiles, cping, and decks; slides, steps, diving bards, handrails, and ther equipment; drains, skimmers, and valves; and filters, gauges, pumps, mtrs, cntrls, and sweeps; and when inspecting a pl heater, reprt deficiencies that these standards f practice require t be reprted fr the heating system. Specific limitatins fr swimming pls, spas, ht tubs, and equipment. The inspectr is nt required t: dismantle r therwise pen any cmpnents r lines; perate valves; uncver r excavate any lines r cncealed cmpnents f the system r determine the presence f sub-surface leaks; fill the pl, spa, r ht tub with water; inspect any system that has been winterized, shut dwn, r therwise secured; determine the presence f sub-surface water tables; r inspect ancillary equipment such as cmputer cntrls, cvers, chlrinatrs r ther chemical dispensers, r water inizatin devices r cnditiners ther than required by this sectin. Page 50 f 73

51 Outbuildings Reprt as deficient: the lack f grund-fault circuit interrupter prtectin in grade-level prtins f unfinished accessry buildings used fr strage r wrk areas, bathuses, and bat hists; and deficiencies in the structural, electrical, plumbing, heating, ventilatin, and cling systems that these standards f practice require t be reprted fr the principal structure. Outdr Cking Equipment Inspect the built-in equipment. Reprt the energy surce. Reprt as deficient: inperative unit(s); a unit r pedestal that is nt stable; gas leaks; and deficiencies in: peratin; cntrl knbs, handles, burner bars, grills, the bx, the rtisserie (if present), and heat diffusin material; gas shut-ff valve(s) and lcatin(s); and gas cnnectr materials and cnnectins. Gas Lines Test gas lines using a lcal r an industry-accepted prcedure. Reprt as deficient: leaks; and deficiencies in the cnditin and type f gas piping, fittings, and valves. Specific limitatin fr gas lines. The inspectr is nt required t inspect sacrificial ande bnding r fr its existence. Private Wells Operate at least tw fixtures simultaneusly. Page 51 f 73

52 Recmmend r arrange t have perfrmed water quality r ptability testing. Reprt: the type f pump and strage equipment; and the prximity f any knwn septic system; and Reprt as deficient deficiencies in: water pressure and flw and peratin f pressure switches; the cnditin f visible and accessible equipment and cmpnents; and the well head, including imprper site drainage and clearances. Specific limitatins fr private water wells. The inspectr is nt required t: pen, uncver, r remve the pump, heads, screens, lines, r ther cmpnents r parts f the system; determine the reliability f the water supply r surce; r lcate r verify undergrund water leaks. Private Sewage Dispsal (Septic) Systems Reprt: the type f system; the lcatin f the drain field; and the prximity f any knwn water wells, undergrund cisterns, water supply lines, bdies f water, sharp slpes r breaks, easement lines, prperty lines, sil absrptin systems, swimming pls, r sprinkler systems. Reprt as deficient: visual r lfactry evidence f effluent seepage r flw at the surface f the grund; inperative aeratrs r dsing pumps; and deficiencies in: accessible r visible cmpnents; functinal flw; site drainage and clearances arund r adjacent t the system; and the aerbic discharge system. Specific limitatins fr individual private sewage dispsal (septic) systems. The inspectr is nt required t: Page 52 f 73

53 excavate r uncver the system r its cmpnents; determine the size, adequacy, r efficiency f the system; r determine the type f cnstructin used. Whle-Huse Vacuum System Reprt as deficient: inperative units; deficiencies in the main unit; and deficiencies in utlets. Specific limitatins fr whle-huse vacuum systems. The inspectr is nt required t: inspect the attachments r hses; r verify that accessry cmpnents are present. Page 53 f 73

54 Quiz #3 T/F: The inspectin reprt must include the type f fundatin. True False T/F: In the inspectin reprt, the inspectr must dcument frm where did the crawlspace inspectin take place. True False T/F: Open r ffset cncrete cracks shuld be reprted. True False Damaged blcking Deficient. is is nt A leaning retaining wall nt related t the fundatin Deficient. is nt is T/F: Flatwrk lcated near the huse that is imprperly slped is Deficient. True False The inspectin reprt dcument the remaining life expectancy f the rf cvering. is nt required t is required t After inspecting the attic, the inspectr must reprt evidence f. water penetratin mice pet drs the lcatin f the vapr barrier Page 54 f 73

55 T/F: The reprt must dcument all f the lcatins f water penetratin as an exhaustive list. False True 3 Functins f a Reprt Narrative Accurate Cnditin Identificatin Functin #1: Accurate cnditin identificatin. Inaccurate descriptins f cnditins result in: financial damage. The buyer r seller spends mney needlessly; inspectr liability. The inspectr may be liable fr financial damages, including thse stemming frm injury r death, if he describes the cnditin in a way in which the narrative fails t prtect; harm t the inspectr s reputatin (and business); and cntinued existence f dangerus cnditins. Narratives are read by peple with different interests, including: buyers; sellers; buyer s agents; seller s agents; structural engineers; cntractrs; inspectr s attrney; ppsitin s attrney; and judges r arbitratrs. Narratives must be designed in such a way that peple with different mtivatins and perspectives cme t the same cnclusin after reading it. Assessment f a Cnditin's Severity Functin #2: Assessment f a cnditin's severity Clearly describing a defective cnditin may nt tell the narrative reader hw serius that cnditin is. As an inspectr, yu may find a serius defect which yu knw culd be very expensive t crrect, r which might be very dangerus. The reader may nt knw enugh abut hmes t understand the gravity f the prblem by the descriptin alne. The narrative shuld make clear hw urgent the prblem is. Page 55 f 73

56 Cnsider this narrative: Flashing f the walkways was imprperly installed and shuld be crrected by a qualified cntractr. This narrative cst the prperty wners almst $100,000. They bught a 14-unit, 35-yearld htel in Califrnia. Three buildings frmed a curtyard. Rms n the secnd flr were accessed by wd exterir stairs and walkways. The wners had the htel inspected, and the abve narrative was the inspectr s sle cmment n the walkway's cnditin. Flashing had been installed incrrectly, and it remained in place fr a lng time because the inspectr hadn t made it clear that the imprperly installed flashing might cause serius, widespread decay that culd destry the walkway and stair structure. Based n the narrative, the wners thught it was a minr issue and ignred it. Abut fur years later, they spent arund $100,000 t replace all the exterir stairs and walkways. Transfer f Liability Functin #3: Transfer f liability. When an inspectr perfrms an inspectin, that inspectr assumes liability, meaning that the inspectr assumes respnsibility fr the accuracy f the infrmatin prvided, and fr actins, events r cnditins which may result frm the cnditin abut which the inspectr is cmmenting. The third functin f a narrative is t pass n this liability t the client. This wn t be necessary with a narrative which describes a cnditin requiring n actin by the client, such as the ampacity f a service: The label f the main electrical service panel listed the panel s amperage rating at 200 amps. But if an inspectr finds a defect which requires actin, such as cnductrs at the service drp in cntact with tree branches, liability wuld be passed n by transferring respnsibility fr actin t the client. A better way t render this example is this narrative: The verhead service-drp cnductrs had inadequate clearance frm tree branches. This cnditin may result in abrasin and damage t the wires. The Inspectr recmmends crrectin by a qualified cntractr. Wrk arund service cnductrs shuld be perfrmed by a qualified cntractr nly. Injury r death may result frm attempts at crrectin by thse withut prper qualificatins. After reading this, the client shuld understand that cntacting a qualified electrical cntractr is the actin that's required. The actin may be taken by the seller r the buyer, accrding t the results f negtiatin, but by ntifying the client f the actin required, the inspectr has transferred the liability t the client. Page 56 f 73

57 Using the same example, let's identify the three parts f the narrative's functin. Part 1: The verhead service-drp cnductrs had inadequate clearance frm tree branches. Part 2:...t avid abrasin and damage t the wires... and Injury r death may result frm attempts at crrectin by thse withut prper qualificatins. Part 3: This cnditin shuld be crrected by a qualified cntractr. "N Visible Evidence" Language May Be Evidence Against Yu "N Visible Evidence" language may be evidence against yu. We ften see clauses in inspectin reprts that take this frm: N visible evidence f [insert applicable defect] was bserved. Mst peple wuld cnstrue such a clause t mean that there was n visible evidence f the defect. Hwever, a lawyer representing a client in a suit against an inspectr might cnstrue it t be an admissin by the inspectr that there was r may have been visible evidence f the defect, but the inspectr simply missed it. "N visible evidence bserved" culd als mean "Visible evidence nt bserved," which, in turn, culd mean "Visible evidence existed but it wasn't bserved." A curt reviewing such language in a reprt may find that the language is ambiguus, and when a curt finds an ambiguity in a dcument, the curt will almst always cnstrue the ambiguity against the party that drafted the dcument. The last thing an inspectr wants is a lawsuit in which the disgruntled client alleges that the defect was visible at the time f the inspectin. Even if the inspectr ultimately prevails, the battle may be cstly. The slutin t this prblem is t avid using the wrd visible in yur reprts. Instead, write: N evidence f [insert applicable defect] was bserved. Even better, use the active vice, rather than the passive vice, and write: I saw n evidence f [insert applicable defect]. Mst lawsuits against inspectrs revlve arund whether an alleged defect was visible. Visible is a fuzzy, subjective adjective, particularly when used t describe what an inspectr did nt bserve. T the extent pssible, the inspectr s duty shuld be t reprt what he bserved rather than what he did nt bserve, and that is hw inspectrs shuld write their reprts. Page 57 f 73

58 Hazards r Deficiencies Examples f Hazards Each year, Texans sustain prperty damage and are injured by accidents in the hme. While sme accidents may nt be avidable, many ther accidents, injuries, and deaths may be avided thrugh the identificatin and repair f certain hazardus cnditins. Examples f such hazards include: imprperly installed r missing grund fault circuit prtectin (GFCI) devices fr electrical receptacles in garages, bathrms, kitchens, and exterir areas; imprperly installed r missing arc fault prtectin (AFCI) devices fr electrical receptacles in family rms, dining rms, living rms, parlrs, libraries, dens, bedrms, sunrms, recreatins rms, clsets, hallways, r similar rms r areas; rdinary glass in lcatins where mdern cnstructin techniques call fr safety glass; the lack f fire safety features such as smke alarms, fire-rated drs in certain lcatins, and functinal emergency escape and rescue penings in bedrms; excessive spacing between balusters n stairways and prches; imprperly installed appliances; imprperly installed r defective safety devices; and lack f electrical bnding and grunding. Reprt as "Deficient" T ensure that cnsumers are infrmed f hazards such as these, the Texas Real Estate Cmmissin (TREC) has adpted Standards f Practice requiring licensed inspectrs t reprt these cnditins as Deficient when perfrming an inspectin fr a buyer r seller, if they can be reasnably determined. Grandfathered These cnditins may nt have vilated building cdes r cmmn practices at the time f the cnstructin f the hme, r they may have been grandfathered because they were present prir t the adptin f cdes prhibiting such cnditins. While the TREC Standards f Practice d nt require inspectrs t perfrm a cde cmpliance inspectin, TREC cnsiders the ptential fr injury r prperty lss frm the hazards addressed in the Standards f Practice t be significant enugh t warrant this ntice. Page 58 f 73

59 Buyer is Infrmed Cntract frms develped by TREC fr use by its real estate licensees als infrm the buyer f the right t have the hme inspected and can prvide an ptin clause permitting the buyer t terminate the cntract within a specified time. Neither the Standards f Practice nr the TREC cntract frms requires a seller t remedy cnditins revealed by an inspectin. The decisin t crrect a hazard r any deficiency identified in an inspectin reprt is left t the parties t the cntract fr the sale r purchase f the hme. Engage Yur Senses Intrductin Inspectrs are details peple. They deal in facts. They deal in what they can see. That s the very definitin f the jb. S, it wuld seem that, fr mst inspectrs, their cnfidence in recgnizing defects wuld translate just as easily int their inspectin reprts. But writing, in general, can be intimidating. Fr many inspectrs, reprt writing cnstitutes the mst writing they ve ever dne, and calls t bear their smetimes minimal skills in that area. Even fr the naturally gifted r mst enthusiastic writers, the act is fraught with its usual difficulties, including prblems with spelling, punctuatin and grammar, that ften slip thrugh the net f the average wrd-prcessing prgram. Engage Yur Senses Observe and Reprt The pint fr inspectrs wh need t write as well as news reprters, law enfrcement, medical persnnel, scientists, cntractrs and architects is t cmmunicate clearly and precisely. And details are what cnstitute precisin. When ging beynd the checklist and writing a narrative, yu leave little rm fr misinterpretatin when yu describe smething in sensry based details. The rule fr all writers is: Shw, dn t tell. When yur reprts are based n having engaged yur five senses seeing, hearing, tuching, smelling and tasting (althugh it's unlikely that yu'll actually be tasting anything n an inspectin!) yu prvide yur clients with accurate and valuable infrmatin that they can rely upn while prtecting yurself against legal liability. Many inspectrs advertise that their reprts are easy t understand. That s the beauty f gd writing. It is simple, but it includes bservatinal details that are dense yet clearly written. Fr example, yur gut may tell yu that there is smething seriusly wrng with a rf when yu first pke yur head ver the tp f the ladder. But when yu actually Page 59 f 73