TPWD R4 Residential Inspection

Proper grading drainage away from structure.

No evidence of standing water

Downspout drainage directed away from structure

No leaks from septic tank or leech field

Yard, landscaping, trees and walkways in good condition

No branches or bushes touching structures

Exterior additional structures (fences, sheds, decks, garages ect.) in good condition, no evidence of termite or rotted wood

Driveways, sidewalks, patios,entrance landings in good condition.

Railings on stairs and decks are adequate and secure

Overhead electrical lines are free of trees & bushes

Exterior electrical panels have proper access, properly labeled & no missing breakers.

Exterior receptacles are GFCI protected. GFCI is tested and working properly.

Exterior receptacles have proper covers and are protected from weather.

Exterior faucets are equipped with backflow prevention devices

Ridge & fascia board lines appear straight and level

Sides of house appear straight, not bowed or sagging

Window and door-frames appear square (especially bowed windows)

Visible foundation is in good condition - appears straight, plumb, with no significant cracks

Adequate clearance between ground and wood siding materials (6" minimal), no wood to earth contact

Siding: no cracking, curling. loose, rot or decay

Masonry veneers: no cracks in joints, no broken, spalling or flaking components

Vinyl or aluminum siding: no dents, damage, no bowing or loose siding

No vines on surface of structure

Exterior paint or stain, no flaking or blisters

No abnormal stains on exterior surfaces

Wood frames and trim pieces are secure, no cracks, tor or decay

Joints around frames are caulked

No broken glass (window or storm panes) or damaged screens, no broken double panes, insulated window seals.

Storm Windows or thermal glass used?

Composition shingles: no curling, no cupping, no loss of granulation particulate, no broken, damaged or missing shingles, no more than two layers of roofing.

Wood shingles or shakes: no mold, rot or decay, no cracked/broken/missing shingles, no curling.

Flat roofs: no obvious patches, no cracks or splits, minimal blisters/"alligatoring" and wrinkles, no silt deposits (indicates improper drainage), sealed tar at flashings.

Flashing around roof penetrations.

No evidence of excess roofing cement/tar/caulk.

Soffits and fascia: no decay, no stains.

Exterior venting for eave areas: vents are clean and not painted over.

Gutters: no decay or rust, joints sealed, attached securely to structure, no bending or sagging, no section of gutter or downspout missing, gutters clean, no mud deposits.

Chimneys: straight, properly flashed, no evidence of damaged bricks or cracked joints, mortar/cement cap in good condition.

No stains on underside of roofing, especially around roof penetrations.

No evidence of decay or damage to structure.

Sufficient insulation and properly installed insulation (faced insulation moisture barrier is installed closest to the heated area of the house).

Adequate ventilation, clear path into attic for air entering through soffit vents, adequately sized gable end louvers, all mechanical ventilation operational.

No plumbing , exhaust or appliance vents terminating in attic

No open electrical splices

Stair access to attic is in working order with no missing or loose pieces.

Floors, walls and ceilings appear straight and plumb and level.

No stains on Floors, walls or ceilings.

Flooring materials in good condition.

No significant cracks in walls or ceilings.

Windows and exterior doors operate easily and latch properly, no broken glass, no sashes painted shut, no decay; windows and doors have weather-stripping, "weep holes" installed.

Interior doors operate easily and latch properly, no damage or decay, no broken hardware.

Paint, wall covering, and paneling in good condition.

Wood trim installed well and in good condition.

Lights and switches operate properly.

Electrical outlets test properly (spot check).

Floors, walls and ceilings appear straight and plumb and level.

No stains on floors, walls or ceilings.

No significant cracks in walls or ceilings.

Windows and exterior doors operate easily and latch properly, no broken glass, no sashes painted shut, no decay; windows and doors have weather-stripping, "weep holes" installed.

Interior doors operate easily and latch properly, no damage or decay, no broken hardware.

Paint, wall covering, and paneling in good condition.

Wood trim installed well and in good condition.

Lights and switches operate properly.

Electrical outlets test properly (spot check).

Floors, walls and ceilings appear straight and plumb and level.

No stains on floors, walls or ceilings.

No significant cracks in walls or ceilings.

Windows and exterior doors operate easily and latch properly, no broken glass, no sashes painted shut, no decay; windows and doors have weather-stripping, "weep holes" installed.

Interior doors operate easily and latch properly, no damage or decay, no broken hardware.

Paint, wall covering, and paneling in good condition.

Wood trim installed well and in good condition.

Lights and switches operate properly.

Electrical outlets test properly (spot check).

Floors, walls and ceilings appear straight and plumb and level.

No stains on floors, walls or ceilings.

No significant cracks in walls or ceilings.

Windows and exterior doors operate easily and latch properly, no broken glass, no sashes painted shut, no decay; windows and doors have weather-stripping, "weep holes" installed.

Interior doors operate easily and latch properly, no damage or decay, no broken hardware.

Paint, wall covering, and paneling in good condition.

Wood trim installed well and in good condition.

Lights and switches operate properly.

Electrical outlets test properly (spot check).

Working exhaust fan that is vented to the exterior of the building.

Plumbing fixtures function correctly.

Exhaust filters are clean with no accumulation of lint and grease.

Ground Fault Circuit Interrupter ("GFCI") protection for electrical outlets within 6 feet of the sink(s).

Dishwasher: drains properly, no leaks, baskets, door spring operates properly.

No leaks in pipes under sinks.

Floor in cabinet under sink solid, no stains or decay.

Water flow in sink adequate.

No excessive rust or deterioration on garbage disposal or waste pipes.

Built-in appliances operate properly.

Cabinets in good condition: doors and drawers and hardware operate properly.

List All State Owned Appliances:

Working exhaust fan that doesn't terminate in the attic space.

Plumbing fixtures function correctly.

Adequate flow and pressure at all fixtures.

Sink, tub and shower drain properly.

Plumbing and cabinet floor under sink in good condition.

If sink is metal,it shows no signs of rust, overflow drain doesn't leak.

Toilet operates properly.

Toilet stable, no rocking, no stains around base.

Caulking in good condition inside and outside of the tub and shower area.

Tub or shower tiles secure, wall surface solid.

No stains or evidence of past leaking around base of bath or shower.

GFCI protection for electrical outlets within 6 feet of a water.

Working exhaust fan that doesn't terminate in the attic space.

Plumbing fixtures function correctly.

Adequate flow and pressure at all fixtures.

Sink, tub and shower drain properly.

Plumbing and cabinet floor under sink in good condition.

If sink is metal,it shows no signs of rust, overflow drain doesn't leak.

Toilet operates properly.

Toilet stable, no rocking, no stains around base.

Caulking in good condition inside and outside of the tub and shower area.

Tub or shower tiles secure, wall surface solid.

No stains or evidence of past leaking around base of bath or shower.

GFCI protection for electrical outlets within 6 feet of a water.

Smoke and carbon monoxide detectors where required by local ordinances- inside and immediately outside each bedroom.

Fire Extinguishers are available and have been inspected annually, as required.

Stair handrails are placed where needed and are in good condition.

Automatic garage door opener operates properly, stops properly for obstacles.

Clothes dryers are properly vented to the exterior with rodent resistant vent flap and ducts are free of accumulated lint.

No evidence of moisture.

Exposed foundation; no stains, no major cracks, no flaking, no efflorescence.

Visible structural wood; no sagging, no damage no decay, no stains, no damage from insects, sills attached to foundation with anchor bolts.

HVAC operates on heat and cool settings.

HVAC filter is in place and is clean

Breakers are labeled as to what they control and breaker boxes have no open slots or missing breakers.

Adequately vented to exterior.

Insulation on exposed water supply, waste and vent pipes.

Insulation between crawl space and heated areas, installed with vapor barrier towards heated area.

No evidence of insect damage.

Underpinning in good shape.

Visible pipes: no damage, no evidence of leaks, no signs of stains on materials near pipes; drain pipes slope slightly down towards outlet to septic/sewage system.

Water heater: no signs of rust, vented properly, equipped with T&P valve, sized to produce adequate quantities of hot water for the number of bedrooms in the house.