House Report · sample report for the Houston area · address withheldAll samples
This is a real inspection in Houston, Texas, exactly as a buyer receives it.
The street address, Street View photo and inspector identity are withheld. Everything else is the report.
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Property Condition Report

Sample report · address withheld

Houston, TX 77007

Inspected October 5, 2024
Prepared from a TREC-licensed inspector's report
This is a summary of an inspection on October 5, 2024, not a current assessment. Conditions may have changed since then. It is not a warranty, guarantee, or substitute for a current home inspection. The inspector's full written report is the complete record.

Condition at a glance

4 safety items to address first, 13 repair items, 4 notes.

Foundation & Structure
Attention
2 repair, 1 note
Roof & Attic
Attention
2 repair
Exterior & Windows
Attention
2 repair, 1 note
Interior
Not processed
Not in the processed report text
Electrical
Action needed
2 safety, 2 repair, 1 note
Heating & Cooling
Attention
3 repair
Plumbing & Water Heater
Attention
2 repair, 1 note
Appliances
Action needed
2 safety
Other Systems
Not processed
Not in the processed report text

In plain language

The inspection found several items across multiple systems. Foundation and roof/attic areas need attention first, along with electrical and plumbing concerns. The slab foundation is performing as intended, though drainage and deck placement warrant work.

Foundation. The slab foundation is performing as intended.

Major equipment

Furnace
gas
Year not recorded in this inspection
Air conditioner
1.5 tons · electric · SEER 14+ · R22
20 yrs old at inspection
made 2004 · past typical service life
Air conditioner
3.5 tons · electric · SEER 14+ · R410A
3 yrs old at inspection
made 2021
Water heater
tankless · gas
2 yrs old at inspection
made 2022
Electrical panel
Cutler Hammer · 200 amps · electric
Year not recorded in this inspection

Known-issue checks

13 checks against the processed portion of this report: panel brands, wiring, pipe materials, gas line bonding, refrigerant, equipment age and construction era.

  • Found
    R-22 refrigerant system
    R-22 production ended in 2020. A system that still uses it costs more to recharge and is usually near the end of its life.
    Cooling Equipment: “Condenser refrigerant recorded as R22, unit made 2004”
  • Found
    Air conditioner past typical service life (18 years)
    Age at the inspection, from the manufacture year the inspector recorded.
    Air conditioner: “Made 2004, 20 years old at inspection”
11 other checks: not noted in this report
  • ·Federal Pacific, Zinsco, Challenger or Pushmatic panel
  • ·Aluminum branch wiring
  • ·Knob-and-tube wiring
  • ·Polybutylene supply plumbing
  • ·Galvanized steel supply pipe
  • ·Cast iron drain lines
  • ·CSST gas line bonding
  • ·Possible asbestos-containing material
  • ·Foundation movement opinion
  • ·Water heater past typical service life (12 years)
  • ·Furnace past typical service life (20 years) (year not recorded)

Public records

Government data for this address, shown next to the inspection. Texas does not disclose sale prices, so none appear here.

Property record

No county appraisal record is loaded for this address yet.

Flood and area

FEMA flood zone
X · minimal risk
FIRM panel
48201C0670M · effective Jun 2014
Nearest fire station
0.8 mi · Houston Fire Department Station 11
Superfund (National Priorities List) sites within 1 mi
0
EPA-regulated facilities within ½ mi
66
EPA radon zone
3 · lowest; EPA still recommends testing

Sources: FEMA National Flood Hazard Layer, USGS National Map, EPA Facility Registry, EPA radon zones · as of Oct 2026

Building permits

Houston does not publish an open permit feed, so permits were not checked. Ask the seller for permit records.

The five major systems

Safety and repair items are shown. Inspector notes are a click away under each system.

Foundation & Structure

2 repair, 1 note

Wooden deck against the house and improperly directed downspouts need attention; monitor foundation cracks.

  • Repair
    A wooden deck is built against the house, which can create conditions favorable to termite activity and makes it difficult to inspect the foundation wall.
    Porches, Balconies, Decks, and Carports - Wooden deck against house · Deck adjacent to foundation
  • Repair
    Gutter downspouts drain near the foundation instead of being extended approximately 5 feet away from the house.
    Roof Covering - Downspouts draining near foundation · Foundation perimeter
Show 1 note
  • Note
    Cracks are visible in the slab foundation in exposed areas, likely from settling or surface checking, and should be monitored for changes.
    Foundations - Shrinkage Cracks · Slab foundation

Roof & Attic

2 repair

Gutters are damaged and attic insulation is missing in some areas.

  • Repair
    Roof gutters have dents and damage at one or more locations, which can cause water to overflow or drain improperly.
    Roof Covering - Damaged Gutters · Roof gutters
  • Repair
    Attic insulation is missing in one or more areas, which affects heat transfer through the roof.
    Roof Structures and Attics - Missing attic insulation · Attic

Electrical

2 safety, 2 repair, 1 note

Missing tamper-resistant outlets and non-functioning smoke/CO alarm require attention; some lights don't work or flicker.

  • Safety
    Some receptacles located less than 5.5 feet above the floor are not tamper resistant, as required by current building standards.
    Branch Circuits - Missing tamper resistant receptacles · Multiple locations
  • Safety
    One or more smoke or carbon monoxide alarms did not activate when tested.
    Branch Circuits - Smoke/CO alarm did not activate · Smoke/CO alarm locations
  • Repair
    One or more lights did not activate when tested, usually due to a burned-out bulb, faulty ballast, or missing ceiling fan remote.
    Branch Circuits - Lights did not activate · Various fixtures
  • Repair
    Lights in the primary closet flickered during the inspection.
    Branch Circuits - Lights flickering · Primary closet
Show 1 note
  • Note
    The smoke or carbon monoxide alarms show signs of age; the National Fire Protection Association recommends changing batteries every 6 months and replacing alarms every 10 years.
    Branch Circuits - Aged Smoke/CO Alarm · Smoke/CO alarm locations

Heating & Cooling

3 repair

Flexible ducts need proper suspension and support; return and supply air registers are loose.

  • Repair
    Flexible air ducts are lying on the attic floor instead of being suspended overhead and supported every 4 feet with minimal sag.
    Duct Systems - Improper duct installation · Attic ductwork
  • Repair
    One or more return air registers are loose at the wall.
    Duct Systems - Return air register loose · Return air registers
  • Repair
    One or more supply air registers are loose at the ceiling.
    Duct Systems - Supply Air Register Loose · Supply air registers

Plumbing & Water Heater

2 repair, 1 note

Exterior faucets leak at valve stems; water heater is misaligned over its safety pan.

  • Repair
    Leaks are present at one or more exterior faucet valve stems, possibly from a worn or damaged washer.
    Drains - Exterior faucet Valve Stem Leak · Exterior faucets
  • Repair
    The water heater is not centered over the safety drain pan, which can lead to water damage around and under the pan.
    Hydro-Massage Equipment - Not Centered over Pan · Water heater location
Show 1 note
  • Note
    There is no accessible opening to the gas equipment for inspection, service, repair, or replacement without disturbing permanent construction.
    Gas Distribution Systems - No access · Gas equipment access
Everything elseExterior & Windows, Appliances: 2 safety, 2 repair, 1 note

Exterior & Windows

2 repair, 1 note

Siding has mechanical damage and cracks at joints; algae appears on exterior veneer.

  • Repair
    The exterior siding has mechanical damage at one or more locations that may allow moisture to enter.
    Walls - Mechanical Damage to Siding · Exterior siding
  • Repair
    Caulk joints in the siding have cracks and gaps at one or more locations and need to be resealed.
    Walls - Siding maintenance · Exterior siding joints
Show 1 note
  • Note
    Algae is present on the exterior veneer at one or more locations, typically from roof runoff splashing onto the surface.
    Walls - Algae on exterior veneer · Exterior veneer

Appliances

2 safety

Dishwasher lacks backflow prevention and garage door operator needs sensitivity adjustment.

  • Safety
    The dishwasher drain line lacks an air gap or sanitary loop to prevent wastewater from backing into the clean water supply.
    Dishwashers - No back flow prevention · Dishwasher drain
  • Safety
    The garage door operator did not reverse direction when modest pressure was applied to the bottom of the door, suggesting the sensitivity mechanism may need adjustment.
    Garage Door Operators - Door did not pressure reverse · Garage door operator

Inspections on file

October 5, 2024
Full inspection

This summary was built from an earlier parse of the report; some later sections may not be included.

Summary prepared by House Report from the inspector's report. House Report Property Intelligence · gethousereport.com
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