Property Condition Reports and Engineering

All of our inspections are performed by Russell Strahan, P.E., TBPE 71475, TREC 3890, TPCL 10788.


Property Condition Reports

A Limited Property Condition Report (or "survey") is a visual and functional inspection of accessible structural and mechanical components to identify systems that show visible evidence of inadequate performance or improper installation. This includes, but is not necessarily limited to:

Our inspections are conducted by a licensed Professional Engineer (P.E.), Board-Certified Building Inspection Engineer, and Certified Building Official, in accordance with the National Academy of Building Inspection Engineers (NABIE) and in compliance with the American Society of Home Inspectors (ASHI). Our service scope exceeds the requirements of the Texas Real Estate Commission (TREC).

This service includes on-site review of enumerated items with the client and a printed, sealed report with photographs. The engineer is available to answer questions as needed.

Sample Property Condition Reports
Small suburban house, 15 years old
Older house with large addition
Recent rural house
Rural ranch (warning: long download, 3.5 MB)
New construction (formal acceptance)

Wood Destroying Insect (Termite) Certificates

A Wood Destroying Insect (WDI) Inspection documents visible evidence of infestation by termites, carpenter ants, carpenter bees and/or wood-boring beetles. The inspector also documents conditions that are conducive to infestation. Based upon these findings, the inspector may recommend corrections and/or treatment. Many mortgage companies require a WDI inspection certificate before underwriting a home purchase.

The client receives duplicate standard certification forms, as specified by the Texas Structural Pest Control Service (SPCS).

Engineering

SCES offers specialist engineering services for all types of light-framed residential structures and systems. This can include forensic work on virtually any aspect of performance, from foundation performance to framing, cladding or mechanical systems.

The most common engineering report is a Residential Structural Evaluation, performed in accordance with the Level A requirements of the Residential Foundation Evaluation Guidelines published by the Texas Chapter of the American Society of Civil Engineers. This is a cursory visual examination of accessible portions of the foundation, framing, interior and exterior surfaces by a Registered Professional Engineer (P.E.). Significant structural hazards are documented and/or photographed. Published soil surveys are reviewed along with any provided documents. Where necessary, elevation readings are taken over floors or the site. Special research is done into any unique conditions and a written report is written summarizing our opinions.

The client receives a printed and sealed report including a summary of available information regarding soil conditions, observed structural discrepancies and recommendations for remediation or improvement. These evaluations are typically procured by buyers upon the advice of a property inspector, although underwriters sometimes require an engineer's opinion.

Other report scopes include more detailed Level B or Level C evaluations, which may include more documentation, specifications for repair, certifications of adequacy, etc.

It is sometimes possible, for a reduced fee, to obtain a verbal engineering opinion. The engineer conducts a cursory visual inspection and immediately reports the findings to the client. Since there is no written documentation, this type of inspection is for the client's immediate information only. Verbal opinions require a waiver of release.

Structural evaluation does not include mechanical, electrical or plumbing items addressed in a property condition report.

Sample Engineering Reports
Older house
Recent house