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

Sample report · address withheld

San Antonio, TX 78258

Inspected February 4, 2026
Prepared from a TREC-licensed inspector's report
This is a summary of an inspection on February 4, 2026, 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

5 safety items to address first, 88 repair items, 1 note.

Foundation & Structure
Attention
6 repair, 1 note
Roof & Attic
Action needed
1 safety, 13 repair
Exterior & Windows
Action needed
2 safety, 23 repair
Interior
Attention
5 repair
Electrical
Action needed
1 safety, 10 repair
Heating & Cooling
Attention
5 repair
Plumbing & Water Heater
Attention
10 repair
Appliances
Attention
6 repair
Other Systems
Action needed
1 safety, 10 repair

In plain language

The inspection found a range of issues across multiple systems. The roof, exterior doors, and electrical panel need priority attention for safety and weather protection. The foundation shows seasonal movement typical for slab-on-ground homes in this climate.

Foundation. The foundation exhibits seasonal differential movement, which is a normal pattern for slab-on-ground homes in San Antonio's climate.

Major equipment

Furnace
gas
5 yrs old at inspection
made 2021
Furnace
gas
4 yrs old at inspection
made 2022
Furnace
gas
21 yrs old at inspection
made 2005 · past typical service life
Air conditioner
2 tons · electric · Could not be determined · R410A
4 yrs old at inspection
made 2022
Air conditioner
2.5 tons · electric · Could not be determined · R22
21 yrs old at inspection
made 2005 · past typical service life
Air conditioner
4 tons · electric · Could not be determined · R410A
5 yrs old at inspection
made 2021
Water heater
50 gallons · gas
9 yrs old at inspection
made 2017
Water heater
50 gallons · gas
10 yrs old at inspection
made 2016 · nearing typical service life
Electrical panel
General Electric · 200 amps · electric
Year not recorded in this inspection

Known-issue checks

13 checks against this inspection 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 2005”
  • Found
    Air conditioner past typical service life (18 years)
    Age at the inspection, from the manufacture year the inspector recorded.
    Air conditioner: “Made 2005, 21 years old at inspection”
  • Found
    Furnace past typical service life (20 years)
    Age at the inspection, from the manufacture year the inspector recorded.
    Furnace: “Made 2005, 21 years old at inspection”
10 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)

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
48029C0140G · effective Sep 2010
Nearest fire station
0.6 mi · San Antonio Fire Department Station 46
Superfund (National Priorities List) sites within 1 mi
0
EPA-regulated facilities within ½ mi
21
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

San Antonio 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

6 repair, 1 note

Settlement cracks visible on garage floor; drainage needs attention with gutter cleaning, downspout splash blocks, and slab joint sealing.

  • Repair
    The garage floor has settlement and shrinkage cracks, which is a typical occurrence.
    Grading and Drainage · Garage floor
  • Repair
    Roof granules have accumulated in the gutters and can restrict drainage and promote rust.
    Grading and Drainage · Roof gutters
  • Repair
    Tree litter is present in the gutters.
    Grading and Drainage · Roof gutters
  • Repair
    Splash blocks are missing from various gutter downspouts.
    Grading and Drainage · Gutter downspouts
  • Repair
    The joint between the house slab and the flatwork needs to be sealed.
    Other · Back
  • Repair
    The sidewalks, driveways, and patios show cracks and displacement.
    Porches, Balconies, Decks, and Carports
Show 1 note
  • Note
    Rodent traps are present on the exterior walls.
    Other · Exterior

Roof & Attic

1 safety, 13 repair

Missing shingles, exposed nails, granule loss, rust on flashing, and improperly cut rafters need attention. Rodent activity evident in attic.

  • Safety
    Some roof shingles are missing, possibly from high winds or poor installation.
    Roof Covering Materials · Roof
  • Repair
    Nails around the roof are under-driven or exposed.
    Roof Covering Materials · Roof
  • Repair
    A metal drip edge is not installed at the roof edges; a 1x2 trim board is used instead, which can absorb moisture and cause damage.
    Roof Covering Materials · Roof edges
  • Repair
    The roof shows granule loss, which may indicate the roof covering is in the last half of its useful life.
    Roof Covering Materials · Roof
  • Repair
    Ridge shingles are fractured with granule loss at multiple locations.
    Roof Covering Materials · Ridge shingles
  • Repair
    Roof shingles are discolored from moisture, rust, or soot.
    Roof Covering Materials · Roof
Show 8 more repair items
  • Repair
    Rust is present on the roof flashing.
    Roof Covering Materials · Roof flashing
  • Repair
    The rafters appear to be improperly cut and have separated from the ridge board.
    Roof Structures and Attics · Attic
  • Repair
    The soffit and fascia board joints are separated.
    Roof Structures and Attics · Soffit and fascia
  • Repair
    The soffit board penetrations are not sealed.
    Roof Structures and Attics · Soffit
  • Repair
    Evidence of rodent activity was found in the attic.
    Roof Structures and Attics · Attic
  • Repair
    The attic ladder is not insulated and is installed with screws instead of proper fasteners.
    Roof Structures and Attics · Attic ladder
  • Repair
    Granule loss is visible at the edges of shingle tabs from normal aging.
    Roof Structures and Attics · Roof shingles
  • Repair
    Granules on the roof shingles are loose and easily dislodged when walked on.
    Roof Structures and Attics · Roof

Electrical

1 safety, 10 repair

Open breaker slots uncovered; partial arc-fault protection installed; GFCI protection missing in required areas; panel not properly sealed.

  • Safety
    Open breaker slots in the panel cover are not covered with approved covers.
    Service Entrance and Panels
  • Repair
    Some arc-fault protection devices are installed in the panel, but others are missing.
    Branch Circuits, Connected Devices, and Fixtures
  • Repair
    Exterior electrical fixtures are not sealed to the wall.
    Branch Circuits, Connected Devices, and Fixtures
  • Repair
    Lights in the second floor bathroom did not activate when tested.
    Branch Circuits, Connected Devices, and Fixtures · 2nd Floor Bathroom
  • Repair
    No GFCI (ground-fault circuit interrupter) outlet is installed within 6 feet of the water source in the laundry room.
    Branch Circuits, Connected Devices, and Fixtures · Laundry room
  • Repair
    GFCI protected outlets are missing at the dryer plug.
    Branch Circuits, Connected Devices, and Fixtures · Dryer Plug
Show 5 more repair items
  • Repair
    Bulbs are missing from some fixtures.
    Branch Circuits, Connected Devices, and Fixtures
  • Repair
    Panel breakers are not properly labeled.
    Service Entrance and Panels
  • Repair
    Multiple brands of breakers are installed in the panel, and their approval status could not be determined.
    Service Entrance and Panels
  • Repair
    The exterior electrical panel is not sealed to the wall.
    Service Entrance and Panels
  • Repair
    Surge protection devices are missing.
    Service Entrance and Panels

Heating & Cooling

5 repair

Rust in drain pans, low thermostat battery, and missing sediment trap on gas line need attention.

  • Repair
    Rust is present in the emergency drain pan of the evaporator coil in the primary suite.
    Cooling Equipment · Primary suite
  • Repair
    The thermostat has a low battery.
    Cooling Equipment
  • Repair
    Rust is present in the emergency drain pan in the primary suite.
    Duct Systems, Chases, and Vents · Primary suite
  • Repair
    The thermostat battery is low and requires replacement.
    Duct Systems, Chases, and Vents
  • Repair
    There is no sediment trap in the gas supply pipe to the furnace.
    Heating Equipment · Primary suite

Plumbing & Water Heater

10 repair

Missing anti-siphon device, faulty shower diverter, microbial discharge from jetted tub, and uninsulated water heater pipes.

  • Repair
    The exterior faucet is missing an anti-siphon device.
    Drains, Wastes, and Vents · 1st Floor shared bathroom
  • Repair
    A cleanout cap is missing or damaged.
    Drains, Wastes, and Vents
  • Repair
    The drain stopper in the first floor shared bathroom right side does not function properly.
    Drains, Wastes, and Vents · 1st Floor shared bathroom right side
  • Repair
    The gas piping system is not bonded to the grounding electrode system.
    Gas Distribution Systems and Gas Appliances
  • Repair
    Microbial and bacterial material was discharged from the jetted tub circulation lines when tested.
    Hydro-Massage Therapy Equipment
  • Repair
    The faucet and escutcheons in the first floor shared bathroom right side are not sealed to the wall.
    Plumbing Supply, Distribution Systems, and Fixtures · 1st Floor shared bathroom right side
Show 4 more repair items
  • Repair
    The shower diverter in the first floor shared bathroom leaks water from the tub spout when engaged.
    Plumbing Supply, Distribution Systems, and Fixtures · 1st Floor shared bathroom
  • Repair
    The tub, shower, and sink surfaces in the first floor bathroom have chipped porcelain.
    Plumbing Supply, Distribution Systems, and Fixtures · 1st Floor Bathroom
  • Repair
    Pipe insulation is missing on the hot and cold water heater supply pipes.
    Water Heating Equipment
  • Repair
    The water heater temperature is set too high.
    Water Heating Equipment
Everything elseExterior & Windows, Interior, Appliances, Other Systems: 3 safety, 44 repair

Exterior & Windows

2 safety, 23 repair

Exterior doors installed backwards with accessible hinges; garage door needs self-closing mechanism. Multiple cracks in brick veneer and deteriorated window caulk.

  • Safety
    The door between the house and garage does not self-close, which building code requires.
    Doors (Interior and Exterior) · Garage walkthrough door
  • Safety
    Exterior doors appear to be installed inside out, making the hinges accessible and allowing the door to be easily removed from outside even when locked.
    Doors (Interior and Exterior) · Exterior doors
  • Repair
    Caulk joints at interior door trim have separated.
    Doors (Interior and Exterior) · Interior door trim
  • Repair
    One or more doors are missing standard weatherstripping or have substandard weatherstripping.
    Doors (Interior and Exterior) · Doors
  • Repair
    The garage overhead door has damaged panels.
    Doors (Interior and Exterior) · Garage door
  • Repair
    Doors rub the frame when opening and closing.
    Doors (Interior and Exterior) · Doors
Show 19 more repair items
  • Repair
    Doors have mechanical damage.
    Doors (Interior and Exterior) · Doors
  • Repair
    Doors have loose or missing hardware.
    Doors (Interior and Exterior) · Doors
  • Repair
    Ball latches need adjustment.
    Doors (Interior and Exterior) · Doors
  • Repair
    There is a gap at the top or bottom of the garage door, possibly from missing trim, improper adjustment, or an undersized door.
    Doors (Interior and Exterior) · Garage door
  • Repair
    Cracks are visible on the brick or stone veneer, which may be due to normal settling and thermal movement.
    Walls (Interior and Exterior) · Exterior walls, left side
  • Repair
    Foliage is in contact with the exterior walls.
    Walls (Interior and Exterior) · Exterior walls
  • Repair
    Interior walls and trim show mechanical damage.
    Walls (Interior and Exterior) · Interior walls
  • Repair
    The kitchen backsplash is not properly sealed to the counter or wall.
    Walls (Interior and Exterior) · Kitchen backsplash
  • Repair
    Bathroom mirrors in the master bath and first-floor shared bathroom are degrading.
    Walls (Interior and Exterior) · Master bathroom, 1st floor shared bathroom
  • Repair
    Separations are visible at baseboards in various locations around the house.
    Walls (Interior and Exterior) · Baseboards
  • Repair
    Cabinet hinges are loose or damaged, causing doors not to swing or close properly.
    Walls (Interior and Exterior) · Cabinets
  • Repair
    Cracks of varying widths are present in the mortar joints of the brick or stone veneer, which may indicate differential settlement, thermal expansion or contraction, or structural movement.
    Walls (Interior and Exterior) · Exterior veneer
  • Repair
    The vanity mirror in the half bath is missing.
    Walls (Interior and Exterior) · Half bath
  • Repair
    Windows are dirty, which prevented a complete inspection of the thermal seals.
    Windows
  • Repair
    Window screens on the front have damage.
    Windows · Front
  • Repair
    Caulk around the front window frames has deteriorated and separated on the exterior.
    Windows · Front
  • Repair
    Interior window caulk joints show cracks, likely from thermal expansion.
    Windows
  • Repair
    Mortar at the exterior window ledges has deteriorated.
    Windows
  • Repair
    A window is difficult to operate, which may indicate structural movement.
    Windows

Interior

5 repair

Common ceiling cracks from expansion and contraction; crown molding separation and nails backing out of garage ceiling.

  • Repair
    Common cracks are present on the master bedroom ceiling, which can result from material expansion and contraction or structural movement.
    Ceilings and Floors · Master bedroom
  • Repair
    Tape joints on the garage ceiling are cracked.
    Ceilings and Floors · Garage ceiling
  • Repair
    Crown molding has separations.
    Ceilings and Floors · Crown molding
  • Repair
    Nails are backing out of the garage ceiling.
    Ceilings and Floors · Garage ceiling
  • Repair
    Stains are present on the flooring.
    Ceilings and Floors · Flooring

Appliances

6 repair

Food waste disposer inoperable; range hood light non-functional; flexible gas line improperly routed through cabinet.

  • Repair
    The dryer vent cover is incorrect; a static exhaust vent is not suitable for dryer vent roof termination.
    Dryer Exhaust Systems
  • Repair
    The food waste disposer in the kitchen island was inoperable during inspection.
    Food Waste Disposers · Kitchen island
  • Repair
    The dishwasher drain line lacks back flow prevention and has no air gap or sanitary loop.
    Food Waste Disposers
  • Repair
    The manual door lock on the automatic garage door opener has not been disabled. This lock should be turned off when an automatic opener is in use.
    Garage Door Operators · Door 1
  • Repair
    The range hood light did not turn on when tested.
    Range Hood and Exhaust Systems
  • Repair
    A flexible gas line runs through a cabinet, which is not permitted by the manufacturer and building code. The line should be rerouted outside the cabinet.
    Ranges, Cooktops, and Ovens · Kitchen island

Other Systems

1 safety, 10 repair

Pool lacks required safety fencing and overflow drain. Sprinkler system has broken heads, exposed drip lines, and rusted valve handles. Spa needs repointing and scale removal.

  • Safety
    The pool has no safety fencing. Code requires a fence at least 60 inches tall with a self-closing gate opening away from the pool, a latch no lower than 54 inches from the ground, and either a barrier between the house and pool or an alarm on exterior doors.
    Swimming Pools, Spas, Hot Tubs, and Equipment · Pool perimeter
  • Repair
    The drip lines are exposed and can be damaged by contact or UV light deterioration.
    Landscape Irrigation (Sprinkler) Systems · Drip lines
  • Repair
    Sprinkler heads and lines are broken in zone 1.
    Landscape Irrigation (Sprinkler) Systems · Zone 1
  • Repair
    The main sprinkler valve handles are rusted and deteriorated and should be replaced so the valves can operate properly.
    Landscape Irrigation (Sprinkler) Systems · Main sprinkler valve handles
  • Repair
    The sprinkler control panel is not securely fastened to the wall.
    Landscape Irrigation (Sprinkler) Systems · Control panel
  • Repair
    The pool does not have an overflow drain. An overflow drain directs accidental overfill away from the house.
    Swimming Pools, Spas, Hot Tubs, and Equipment · Pool overflow
Show 5 more repair items
  • Repair
    Water was observed on the equipment pad, which may indicate a leak.
    Swimming Pools, Spas, Hot Tubs, and Equipment · Equipment pad
  • Repair
    The tile and stone work around the spa should be repointed to prevent water from entering the structure.
    Swimming Pools, Spas, Hot Tubs, and Equipment · Spa tile/stone work
  • Repair
    Scale buildup is present on the tiles at the spa spillway, typically caused by high calcium hardness, pH, or alkalinity levels in the water.
    Swimming Pools, Spas, Hot Tubs, and Equipment · Spa spillway tiles
  • Repair
    The filter pressure reads above 25 PSI (pounds per square inch), which may mean the filter needs to be backwashed.
    Swimming Pools, Spas, Hot Tubs, and Equipment · Pool filter
  • Repair
    The pool surface shows signs of previous repairs.
    Swimming Pools, Spas, Hot Tubs, and Equipment · Pool surface

Inspections on file

February 4, 2026
Full inspection

The full report text was processed for this summary.

Summary prepared by House Report from the inspector's report. House Report Property Intelligence · gethousereport.com
Instant. Opens as a link; no account needed for whoever you send it to. Print or save as PDF. Other sample areas: Dallas, Fort Worth, Collin County, Denton County, Austin, Houston.