Golden Spread Home Inspections Inc.


    Drainage inspection
  • The property is fully inspected for proper drainage. This is a major concern for the foundation
    to perform as required. This is true for slab foundations as well as pier and beam foundations.
    We believe one of the main reasons for foundation failure is improper drainage. It is important
    for the ground to be sloped away from the foundation as you do not want standing water
    against the foundation or under the house.

  • As the ground absorbs moisture it begins to swell and rise. All foundations will rise with the
    ground to some extent. If one side of the ground around the foundation remains wet for a
    period of time and the other sides remain dry, then the wet side will rise and the dry sides will
    not. This is where you begin to get cracking of the foundation and walls. Depending on the
    amount of movement, this can be minor or major.

  • I will insure that you have the proper grade around the foundation and that the yard is designed
    to carry excess water away from the foundation. I will make recommendations for a solution if a
    problem exists.

  • Large trees growing too close to the foundation is another problem. I will inspect the distances
    of any trees near the foundation. The root system on some trees can be large enough to go
    under the foundation and cause upheaval in that area, plus the roots take the moisture from
    the soil.


       Foundation Evaluation
  • The Texas Real Estate Commission requires the inspector to give an evaluation of the
    foundation. This evaluation is based on the visual inspection of the foundation.

  • Before I give an evaluation on the foundation, I have to take many things into consideration. If
    visible, the exterior sides of the foundation can tell you a lot. However, there are many times
    when the yard grade has completely covered up the slab. If it is a brick home, then the exterior
    walls will generally let you know if there is movement of the foundation. If it is a pier and beam
    then access under the home will let you physically see if the foundation is constructed properly
    and the condition of the material.

  • The inside walls, doors, windows, and floors will give you an indication as to how well the
    foundation is performing.

  • Knowing what to look for and being able to read the signs are important.


     Roof Structure, Covering, & Gutters
  • The roof is inspected from both the outside and inside for visible sags. From the attic, the ridge
    board, rafters, and purlins are inspected for proper construction and size. The existence of
    collar ties is inspected. The decking is inspected for signs of water damage caused by a roof
    leak. Vent stacks that carry heat are inspected for proper clearance to combustibles. The depth
    of the attic insulation is also inspected and reported.

  • The condition of the roof covering (normally composition shingles) is reported. For shingles
    this consists of granule condition and signs of hail damage. The roof is inspected for proper
    flashing to prevent roof leaks. The number of layers of shingles is reported if visible.

  • Gutters are inspected for leaks at all seams. They are inspected for proper attachment and if
    they are full of debris. The down spouts are inspected for missing sections and the existence
    of splash blocks.


     Walls, Doors, & Windows
  • All of these items are thoroughly inspected. Each of these components will also give you an
    indication of the performance of the foundation.

  • Walls, ceilings, and floors are inspected for cracks. The location, size, amount, and direction of
    cracks are important. They are inspected for signs of water stains. Ceilings are inspected for
    sags. Floors are inspected for levelness.

  • Exterior doors are inspected to insure correct doors are installed and weather stripped. They
    are checked for stability and security.  Interior doors are inspected for proper closure.

  • Windows are inspected for proper operation. Glass is checked for cracks, moisture, safety (if
    required), whether they are single-pane or double-pane. Windows are inspected for correct
    egress sizing in all bedrooms, which is important in case of a fire.


     Fireplace Inspection
  • I inspect the fireplaces very carefully due to the safety issues involved. The structure of the
    fireplace chimney and cap is inspected. The fireplace is also inspected from the attic to insure
    the flue is properly secured and the ceiling is fire-stopped.

  • The firebox is inspected for cracks, especially if it is a masonry fireplace. The operation of the
    damper is checked. The inside of the flue is checked for excessive creosote buildup and any
    obvious blockage. The mortar joints and steel lintel are inspected for gaps and proper
    construction.

  • If the fireplace has a gas log starter, it is inspected to insure it is safely connected. All
    fireplaces are now required to have glass doors installed and the absence of such is reported.


     Electrical Inspection
  • Incorrect wiring or improper wiring is a major issue in many home fires. I visually inspect the
    wiring for safety hazards. The home is reported whether it is a two-wire system or a three-wire
    system.

  • The panel box cover is removed and the main wiring is verified as copper or aluminum. The
    sizing is inspected as well as loose wiring in the panel. Missing knock-outs are reported. The
    system is inspected to verify it is properly grounded.

  • All outlets that are accessible are checked with a circuit tester to insure proper wiring and
    operation. The home is checked for ground fault interceptor outlets as required.   

  • All lighting fixtures and ceiling fans are inspected for operation and correct installation. Visible
    wiring on appliances is inspected for fire hazards.

  • The exposed wiring in the attic is inspected for proper attachment and any fraying. Junction
    boxes are inspected to insure they have the cover in place.


     Heating & Air Conditioning Inspection
  • The heating and a/c systems are inspected to insure the correct temperatures are being
    distributed. The a/c is run only if the outside temperature is above 60 degrees.

  • The unit is reported as either gas or electrical. The unit is inspected to insure the filter is in
    place and clean. If the unit is in the attic it is inspected for secure hangers. The condition of the
    burners and heat exchange is inspected. Proper clearance of the flue pipe is inspected. If in a
    closet, the unit is inspected for proper clearance, the return air plenum is inspected for trash
    and any unauthorized materials. Correct installations of condensate lines are inspected. The
    wiring is inspected on electrical units. Gas lines are inspected on gas units.

  • The ducts are inspected to insure they are not crushed and are properly insulated. The
    thermostat is checked for proper location.


     Plumbing System Inspection
  • The main house water flow is inspected. The home is checked for functional water flow at all
    fixture locations.

  • All sink drains and connections are inspected for leaks and to insure the proper materials were
    used for connections. All faucets are inspected for leaks and for hot water being on the correct
    side.

  • All toilets are inspected for correct performance. They are inspected to insure they are secure
    to the floor. The toilets are checked for cracks and leaks.

  • The water heater is reported to be gas or electrical. The connections are inspected for
    corrosion and for main water cut off. The unit is checked for proper locations and insures all
    requirements are met.  


     Inspection Of Appliances
  • I will inspect all appliances that are to remain with the home to insure that they are functioning
    correctly. The wiring is inspected for fire hazards.

  • All appliances are inspected for their overall condition. They are inspected for rust, missing or
    broken parts, and correct installation.

  • The dishwasher is run through a complete wash cycle to verify correct performance and no
    leaks. The drain is checked for correct installation.

  • Bathroom exhaust fans are inspected for correct operation and venting.

  • The range vent fan is checked through all speeds and the light for operation. The absence of a
    range vent must be reported.

  • The range burners are inspected and reported as either gas or electric. The operating
    temperature of the oven is verified.