Questions, answered
Clear answers about Texas home inspections, from what the TREC standards cover to what North Texas soil, hail and heat mean for the home you love.
Yes. A Dragonfly inspection includes driveways, walkways and patios, decks, docks, fences and gates, detached garages, sheds and other outbuildings. We look at them with the same very thorough approach we use on the house, noting things like settlement and trip hazards in flatwork, loose railings and connections on decks and docks, leaning or damaged fencing, and the condition of detached structures. Findings are photographed and included in your report.
Read more: Do you inspect decks, docks, fences and outbuildings? →
We inspect the service entrance and panels, branch circuits, visible wiring, receptacles, switches, fixtures, GFCI and AFCI protection, and smoke alarms, as required by TREC. Panels are opened when safe to do so. Concerns are reported with a recommendation for a licensed electrician. Every accessible outlet is tested with an outlet tester. Recent findings include a kitchen GFCI that failed to trip, an open ground at a bathroom receptacle, an uncovered junction box in the attic, aluminum service conductors without anti-oxidant compound, and panels without surge protection.
Some older panel brands have documented performance concerns, and TREC’s standards call for reporting certain conditions in panels and breakers. We report what we observe and recommend evaluation by a licensed electrician when a panel warrants it.
Single-strand aluminum branch wiring, found in some homes from the mid-1960s to the 1970s, has been linked to overheating at connections, and the CPSC has published guidance on repairs. Older ungrounded or cloth-insulated wiring may also warrant attention. We report wiring types we can see and recommend a licensed electrician where needed.
We operate the heating and cooling systems with normal controls and inspect the visible equipment, ductwork, condensate drainage, and venting. For every unit we measure return and supply air temperatures and record the difference, often called the temperature split. A cooling split better than 15°F is generally considered acceptable, and Dragonfly typically likes to see 18°F to 22°F. What’s acceptable depends on the age and type of system, so our inspectors use years of field experience to judge each one. Below about 18°F, we may still recommend service by a qualified HVAC contractor. Heating splits in our recent reports ran about 27°F to 40°F. We also read equipment age and refrigerant type from the data plates. Typical findings include rust or mineral deposits in the drain pan, water in the secondary drain (often a clogged primary line) and condensate lines missing insulation in the attic. Maintenance history and remaining life are best confirmed with an HVAC contractor.
Read more: What do you check on heating and cooling systems? →
We inspect visible supply and drain lines, fixtures, faucets, toilets, showers and tubs, water pressure, gas distribution, and the water heater, operating fixtures to look for leaks and drainage problems. Buried and concealed pipes can’t be seen, which is why a sewer scope is valuable for many homes. We record the static water pressure (recent readings ranged from 50 to 79 psi). Typical findings include a shower diverter that didn’t fully divert, loose supply lines under a sink, PEX lines without insulation in the attic, hose bibs missing vacuum breakers and missing cleanout caps.
We check the water heater’s operation, venting, temperature and pressure relief valve setup, connections, and installation details such as drain pans and gas connections. Tankless units are included. Inspectors are not required to operate the relief valve itself. In recent reports we have found a brand-new water heater actively leaking, relief valve discharge pipes that ended where they could scald someone, uninsulated water lines on garage units, and missing gas sediment traps. We also measure the hot water temperature at a fixture and read the unit’s age from its data plate.
Yes. We operate built-in appliances such as dishwashers, disposers, ranges, cooktops, ovens, built-in microwaves, exhaust fans and garage door openers as described by the TREC standards. Refrigerators, washers and dryers are not part of the standard scope.
Running equipment outside its intended conditions can strain or damage it, so heating usually isn’t operated on hot days (our reports note when it was above about 75°F outside), and air conditioning isn’t run in very cold weather. When we can’t operate a system for this reason, the report says so and why, so you can have it checked when conditions allow.
R-22 is an older air-conditioning refrigerant that has been phased out of production in the U.S., so recharging an R-22 system can be costly. When the unit label indicates R-22, our reports include an informational note. It doesn’t mean the system is failing, but it is useful when budgeting for future replacement.
Yes. We test smoke alarms with their test buttons and note missing alarms where they are expected. In homes with gas appliances or attached garages, we also note when carbon monoxide alarms are not present, a common and inexpensive fix we often recommend.
TREC’s standards list optional systems such as lawn sprinklers, pools and spas, outbuildings, private water wells and on-site sewage (septic) systems. At Dragonfly, lawn sprinklers and outbuildings are included with every standard inspection, along with decks, docks, fences and flatwork. Pools and spas, wells and septic systems can be added when you book.
Throughout the home we test every accessible outlet, along with switches and fixtures, and check GFCI and AFCI protection. Common findings in our North Texas reports include missing GFCI protection at kitchens, baths, garages and exteriors, especially in older homes; panel issues such as missing or improper cover screws, double-lugged (double-tapped) neutrals and damaged service conduit; Federal Pacific Stab-Lok panels, a brand with a reputation for breaker failure; open grounds, open neutrals and inoperable receptacles; extension cords used as permanent wiring, exposed wiring and missing cover plates; and missing smoke alarms in sleeping rooms or no carbon monoxide alarm in homes with gas appliances. We recommend a licensed electrician evaluate electrical deficiencies.
Read more: What are common electrical findings (GFCI, outlets, panels)? →
The water heater findings we see most often are missing or improper TPR (temperature and pressure relief) discharge piping, missing drip-pan overflow lines, poor venting and a missing sediment trap on the gas line. Elsewhere in the plumbing system we commonly report leaks at trap connections, faucets and shower heads; slow or poorly draining fixtures; loose toilets at the floor; missing or inoperable sink stoppers; water pressure that measured too high or too low; and aging pipe materials in older homes, such as corroded galvanized drains and cast iron. Gas piping, including CSST, is checked for bonding as TREC standards require.
Read more: What are common plumbing and water heater findings? →
The most frequent HVAC finding in our sample is inadequate cooling, where the temperature split (the difference between return and supply air) fell outside the expected range or some rooms received too little cool air. A cooling split better than 15°F is generally considered acceptable, and Dragonfly typically likes to see 18°F to 22°F, judged for the system’s age and type. Other common findings include missing sediment traps on furnace gas lines, dirty or rusty burners, uninsulated condensate lines, a missing overflow pipe at the drip pan, moisture at the plenum or air handler, damaged or poorly insulated ductwork, condenser pads settled too low, poor clearance around outdoor units, and dirty or improperly sized filters.
Read more: What are common heating and air conditioning (HVAC) findings? →
Common structural and exterior findings in our North Texas reports include settlement cracks in brick veneer, interior drywall and ceilings, and occasionally the slab itself; negative grading, flower beds banked against the foundation, disconnected downspouts and missing splash blocks that send water toward the slab; evidence of previous foundation repair; attic insulation below today’s recommended depth or missing in sections; hail damage to roof vents and coverings, loose or raised shingles, missing kick-out flashing and tree limbs over the roof; failed double-pane window seals (fogging), moisture-stained sills and sealant needed at windows and trim; missing weep holes; and baluster spacing wider than modern safety standards.
Read more: What are common roof, attic, foundation and exterior findings? →
Common appliance findings include ovens that would not heat or did not hold the set temperature, burners that would not light, and damaged controls; garage door operators that failed to reverse, manual locks not disabled on doors with an opener, or photo-eye sensors mounted more than 6 inches above the floor; dishwashers without a high loop or air gap in the drain line; exhaust fans and dryer ducts that end in the attic instead of outdoors, or missing bath exhaust; and inaccessible gas shut-offs and grease buildup at vent hoods.
Read more: What are common appliance, dryer vent and garage door findings? →
A stain on a ceiling or wall is a visible clue of past or present water intrusion, such as a roof, plumbing or HVAC condensate leak. We use a thermal camera and a moisture meter to help tell an old ceiling stain from an active leak, and we report what we observe so the right professional can find the source and make repairs. We don’t perform mold testing; when we see conditions that suggest it, such as active leaks, staining or moisture, we report them and refer you to a specialist.
For sprinkler systems, we run each zone and commonly find broken heads, leaking fittings and zones that do not respond from the controller. For pools and spas, common findings include wall cracks, coping that needs resealing, heaters that would not operate, and lights or controls that failed to respond. For fencing and gates, we often note broken or leaning posts and gates that do not latch, which matters for pool safety.
Read more: What are common sprinkler, pool and fence findings? →
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