Heave Home InspectorsHeave Home Inspectors
123 Oak Street, Austin, TX, 78701

Home Inspection Report

123 Oak Street, Austin, TX, 78701

Date: September 4, 2026
Fee: $475
Client: Sarah Johnson
Buyer's Agent: Mike Davis
Tyler Higgs
Tyler Higgs · Heave Home Inspectors
hi@eaveinspect.com(217) 994-1229https://eaveinspect.com
1
Safety
1
Major
10
Minor
2
Info

System health

Property OverviewNo findings
ExteriorMinor · 7 findings
InteriorMinor · 2 findings
SystemsMajor · 3 findings
Additional AreasSafety · 2 findings

Inspection Summary

Overall: Good
Final Comments

This is a well-maintained single-story home and I'd be comfortable recommending it. The structure is sound, the 200-amp panel is modern and correctly sized, the HVAC and water heater both have years of service left, and I found no evidence of water intrusion anywhere in the house.

Three things are worth your attention:

  • The roof. It's original to the 1996 build and performing, but at 14 years on the current covering it's inside the replacement window. Nothing is leaking today — this is a budgeting item, not an emergency.
  • Double-tapped breakers in the main panel. Two circuits share a single breaker lug. It's a common shortcut and an inexpensive fix, but it should be corrected by a licensed electrician.
  • Smoke detector coverage. Several units are missing or non-functional. This is the cheapest safety item on the list and I'd handle it the week you move in.

Everything else in the findings section is routine upkeep — sealant, caulk, gutter cleaning. The Home Care section at the end lays out the maintenance rhythm for this house.

Inspection duration: 3 hours

Findings

Safety (1)

F-01SafetyAdditional Areas› Safety Devices› Smoke Detectors
Insufficient smoke detector coverage
Some required locations are missing working smoke detectors. Install additional units to meet code.
Recommendation
Replace all hardwired units at once rather than one at a time — interconnected detectors of different ages and brands often stop talking to each other, and a whole-house set is under $200.
Est. cost: $120-200Timeline: First week

Major (1)

F-02ElectricalSystems› Electrical System› Issues Observed
Double-tapped breakers
Double-tapped breakers are not rated for two conductors and can overheat. Recommend correction by a licensed electrician.
Recommendation
Have a licensed electrician separate the two circuits onto their own breakers, or install a listed tandem breaker if the panel is rated for one. Half an hour of labour.
Location: Main panel, garageEst. cost: $150-300Timeline: First 30 days

Minor (10)

F-03MaintenanceExterior› Roof System› Issues Observed
Granule loss
Significant granule loss reduces UV protection and accelerates shingle deterioration. Monitor and budget for replacement.
F-04MaintenanceExterior› Gutters & Drainage› Issues Observed
Clogged/debris filled
Clogged gutters overflow and dump water at the foundation. Recommend cleaning and establishing a regular maintenance schedule.
F-05MaintenanceExterior› Exterior Walls & Siding› Issues Observed
Gaps at penetrations
Unsealed gaps at pipes, vents, and other penetrations are common entry points for water and pests. Recommend caulking/sealing.
F-06MaintenanceExterior› Windows & Exterior Doors› Window Issues Observed
Failed seals (foggy glass)
Foggy glass indicates a failed insulated glass seal, reducing energy efficiency. Recommend sash/glass replacement.
F-07MaintenanceExterior› Windows & Exterior Doors› Exterior Door Issues
Weather stripping worn
Worn weather stripping reduces energy efficiency and can allow drafts and water intrusion. Recommend replacement.
F-08MaintenanceExterior› Foundation› Issues Observed
Vertical cracks (minor/shrinkage)
Vertical cracks are usually related to concrete shrinkage and are typically minor, but should be monitored for growth or moisture intrusion.
F-09MaintenanceExterior› Driveway & Walkways› Driveway/Walkway Issues
Cracks
Cracks allow water infiltration that can widen them over time through freeze-thaw cycles. Recommend sealing or repair.
F-10MaintenanceInterior› Bathrooms› Issues Observed
Grout/caulk deterioration
Deteriorated grout or caulk allows water to reach the substrate and can lead to hidden damage. Recommend resealing.
F-11MaintenanceSystems› Heating & Cooling› Issues Observed
Dirty filters
Dirty filters restrict airflow and reduce system efficiency. Recommend replacement and establishing a regular filter-change schedule.
F-12MaintenanceSystems› Plumbing System› Water Heater Manufacture Date
Water heater near end of life
Tank water heaters typically last 8-12 years. Plan for replacement and watch for signs of leakage or corrosion.

Info (2)

F-13InfoInterior› Kitchen› Appliances Present, but Untested
Some appliances not tested
Could not test all appliances present
F-14InfoAdditional Areas› Basement/Crawl Space› Issues Observed
Not applicable
This home has no basement or crawl space, so this area was not evaluated.

Property Overview

General property information and inspection conditions

Property Information

Inspection Conditions

Exterior

External structure, grounds, and components

Roof System

Roof covering, flashing, and penetrations

Gutters & Drainage

Gutters, downspouts, and site drainage

Exterior Walls & Siding

Soffit

Windows & Exterior Doors

Foundation

Deck, Patio & Porches

Driveway & Walkways

Interior

Interior rooms, finishes, and features

Kitchen

Bathrooms

Bedrooms

Living Areas

Living room, dining room, family room, etc.

Laundry Area

Flooring & Stairs

Fireplace & Chimney

Systems

HVAC, electrical, plumbing, and other building systems

Heating & Cooling

Electrical System

Plumbing System

Additional Areas

Attic, basement, garage, and safety features

Attic

Basement/Crawl Space

Garage

Safety Devices

Smoke detectors, CO detectors, and fire safety

Home Care Recommendations

Routine maintenance to keep this home in good shape.

Monthly (4)

MonthlyInterior› Laundry Area› Dryer Vent Material
Clean the lint trap before every load
A clogged lint screen is the #1 cause of dryer fires. Clear it before every load, and vacuum the trap housing once a month.
MonthlySystems› Electrical System› GFCI Protection Present At
Press TEST and RESET on every GFCI outlet
GFCIs prevent electrocution but wear out silently. Press TEST (the outlet should cut power) and then RESET on every protected outlet once a month — typically kitchen, bathrooms, garage, and exterior.
MonthlyAdditional Areas› Garage› Automatic Door Opener Present
Test the garage door auto-reverse
Lay a 2x4 flat across the threshold and close the door — it should reverse on contact. Also wave your hand through the photo eyes to confirm they stop the door. A failed auto-reverse is a child-safety hazard.
MonthlyAdditional Areas› Safety Devices› Smoke Detectors
Press the test button on every smoke & CO detector
Walk the house once a month and hold the test button on each detector for a few seconds. Replace any battery that chirps and any detector that fails.

Quarterly (1)

QuarterlySystems› Heating & Cooling› Heating System Type
Replace the HVAC return-air filter
If you have a forced-air system, swap 1" filters every 1-3 months and 4-5" media filters every 6-12 months. Clean filters protect the blower and improve indoor air quality.

Every 6 Months (2)

Every 6 MonthsExterior› Gutters & Drainage› Gutter Material
Clean gutters in spring and fall
Clogged gutters overflow and dump water at the foundation, causing wet basements and ice dams. Clean once after pollen drop and again after the leaves fall.
Every 6 MonthsSystems› Plumbing System› Water Heater Type
Drain & flush the water heater (gas tank)
Drain a few gallons every 6 months to remove sediment that reduces capacity and shortens tank life. Shut off the gas first and follow the label on the tank.

Annual (7)

AnnualExterior› Roof System› Roof Types
Walk the perimeter of the home once a year
Look for missing shingles, sagging areas, debris, and storm damage. Catching small issues early prevents leaks and shortens the time water has to do damage.
AnnualExterior› Foundation› Foundation Types
Inspect the foundation for new cracks each year
Walk the perimeter and the basement/crawl space once a year. Mark any new cracks with the date and width — tracking changes helps catch settlement before it becomes structural.
AnnualInterior› Bathrooms› Number of Full Bathrooms
Re-caulk tubs, showers, and sinks as needed
Inspect caulk lines once a year. Cracked or moldy caulk lets water reach subfloors and framing — peel and replace any that's failing.
AnnualInterior› Laundry Area› Dryer Vent Material
Clean the dryer vent ducting once a year
Disconnect the duct and clear lint from the vent run once a year (more often if your run is long or your dryer takes longer to dry). This is one of the highest-leverage fire-prevention chores in the house.
AnnualInterior› Fireplace & Chimney› Fireplace Present
Sweep & inspect the chimney before fall
If you burn wood, have the chimney swept and inspected once a year. Creosote buildup is the leading cause of chimney fires.
AnnualSystems› Plumbing System› Main Water Shutoff Location
Exercise the main water shutoff once a year
Make sure everyone in the home knows where the main shutoff is, then turn it off and back on once a year. Stuck valves fail when you need them most — during a leak.
AnnualAdditional Areas› Safety Devices› Smoke Detectors
Replace smoke detector batteries (and units 10+ yrs)
Swap 9V/AA batteries once a year (a common reminder is when you change clocks for daylight saving). Replace the entire detector if it's older than 10 years — sensors degrade.

Seasonal (2)

SeasonalExterior› Gutters & Drainage› Site Grading/Drainage
Check drainage after heavy rain
After major storms, walk around the foundation and confirm water drains away from the house. Touch up grading or extend downspouts if you see puddles.
SeasonalSystems› Heating & Cooling› Cooling System Type
Tune up the A/C before summer
Have a licensed HVAC tech check refrigerant, clean the coils, and verify amp draw before the cooling season. Annual maintenance prevents most mid-summer breakdowns.

Certification & Credentials

Tyler Higgs · Heave Home Inspectors
5624 S Prince St., Littleton, CO 80120
License: CO #123-NOT-REAL-4567
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