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1234 Main St.
Miami Lakes, FL 33016
12/15/2019 9:00AM

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agent

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1 - General Information

General: Approx S.F. of Property:
1248
General: Year Built
1961
General: Approx start time
9:30 am
General: Approx temperature
86 Fahrenheit
General: Weather Condition
Sunny, Hot
General: Type of Inspections
Multi unit inspection, 4 Pt Inspection, Wind Mitigation Inspection
General: Type of Structure
Duplex
General: Foundation type
Slab on Grade
General: # Units Inspected
Two
General: Present at Inspection
Client, Clients Agent, Tenant
General: Property Occupancy
Occupied
General: Overview

4 EYES HOME INSPECTIONS LLC is pleased to submit the enclosed report. This report is a professional opinion based on a visual inspection of the readily accessible areas and components of the building. This report is neither an engineering inspection nor an exhaustive technical evaluation. An engineering inspection or a technical evaluation of this nature would cost many times more and take days, if not weeks, to complete.

This inspection was performed in accordance with the Standards of Practice for Performing a General Home Inspection of The International Association of Certified Home Inspectors(InterNACHI).  

These can be viewed here:  Standards of Practice

A home inspection is a non invasive, visual inspection of all readily accessible areas of the home including exterior components, roof covering, structure, site conditions that affect the structure, interior components, electrical system, plumbing system, and the HVAC system. Home Inspectors are "generalists". Home Inspectors are not acting as experts in any craft or trade, and are conducting what is essentially a "visual inspection" and reporting an opinion. Our position is to discover basic visible defects with the home and either suggest action or recommend further evaluation by a specialist in the appropriate field. Safety recommendations will also be included.  In many cases "generalists" cannot diagnose conditions with major components or systems, due to the lack of specific licenses. Only individuals who carry the proper credentials can make proper assessments. 

A home inspection is not a code compliance inspection, zoning inspection, or an ADA inspection.  It is not a prediction of future conditions, and it is not a guarantee or warranty of any kind. Everything noted on this report was only at the "Time of the Inspection".  While we can reduce your risk of purchasing a home, we cannot eliminate it, nor can we assume it.  Even the most comprehensive inspection cannot be expected to reveal every condition you may consider significant to ownership. We strongly recommend that a certified, licensed and insured contractor complete all repairs and/or further evaluate components and deficiencies mentioned in this report.

The intent of the report is to inform you the buyer of the general condition and safety concerns of the home and what you may expect as far as ongoing maintenance and repairs so you can make a more informed buying decision. All homes will have defects and your home inspection report can be a powerful tool in the negotiations process. This report is only supplemental to the seller's disclosure and should never be taken as a replacement to your pre-closing or walk-through inspection. 

Conditions can change from this Inspection date to your closing date.

We recommend you operate all mechanicals , open all faucets, operate all appliances ,open all windows, etc, at your walk-through inspection or prior to closing.  Review any areas that might have been concealed or obstructed from this inspection due to furniture or personal belongings. Also review any areas that were noted as having prior moisture problems or leaks.


General: Category Description

Listed below is a description of the Categories used throughout the report to help understand the severity of an item.  Any items listed in the below categories are based on the inspectors opinion.  These categories are not designed to be considered as an enforceable repair or responsibility of the current homeowner, but designed to inform the current client of the current condition of the property and structure.


Serviceable =The term used throughout in this report such as " Serviceable" is defined as systems or components inspected that are satisfactory and capable of being used, and/or serving the purpose for which they were intended. Serviceable systems and /or components may however show some wear or deterioration consistent with their age.


Maintenance/Monitor =  The item, component, or system while functioning as intended may be in need of minor repair, service, or maintenance; is showing wear or deterioration that could result in an adverse condition at some point in the future; or consideration should be made in upgrading the item, component, or system to enhance the function, efficiency, and/or safety.  Items that fall into this category can be addressed by a homeowner or Licensed Handyman and are considered to be routine homeowner maintenance (DIY) or recommended upgrades.   


Deficiencies =  The item, component, or system while perhaps functioning as intended or is in need of moderate repair, service, is showing signs of wear or deterioration that could result in an adverse condition at some point in the future; consideration should be made in upgrading the item, component, or system to enhance the function, efficiency and/or safety. Items falling into this category can frequently be addressed by a licensed handyman or qualified contractor of trade and are not considered routine maintenance or DIY items.  


Safety & Immediate Attention =  The item, component, or system poses a safety concern to occupants in or around the home.  Some listed concerns may have been considered acceptable at the time of the structures construction, but pose a current risk.  The item, component or system is not functioning as intended, or needs further inspection by a qualified license contractor of trade; possible damage to the structure, item, or component may occur. Repairs may be possible to satisfactory condition with out repair. 


General: Contractors & Repair Information

Licensed professionals are highly recommended to be used for repair issues as it relates to the comments in this report. Copies of receipts should be kept for warranty purposes. The use of the term "Qualified Person" in this report relates to an individual, company, or contractor whom is either licensed or certified in the field of concern. If further evaluation or repairs are recommended to be made by contractors or other licensed professionals in this report, it is possible that they will discover additional problems since they will employ more invasive inspection and evaluation procedures, furthermore they are considered licensed contractors in their field. Their evaluation will supersede the information found in this report.  Keep in mind, we are generalist, they are specialist. Any listed items in this report concerning areas reserved for such experts should not be construed as a detailed, comprehensive, and / or exhaustive. 

General: Pictures & videos Information

Pictures and /or videos are included in this report to help you ascertain and view what the Inspector observed  at the time of the inspection. They are intended to show an example or illustration of area(s) of concern(s) but may not show every occurrence in its entirety and may not accurately depict its severity. Note: not all areas of concern will have a picture or photo. "Do not" rely exclusively on pictures alone. Please read the complete inspection report and its information. 

All Illustrations and graphics in this report are provided for illustrative purposes only.  


General: Building Permits Information

Building permits for the property can/ or will be accessed and /or reviewed if readily available and only for informational purposes pertaining to our home inspection and/or insofar as required for our insurance forms & reports. We are not code, county or city inspectors and are not responsible for any open permits or improper compliances to building codes pertaining to the agency having jurisdiction in reference to any construction additions, modifications, build-outs or additions added to the property. 

Making sure all permits are closed and finalized is the responsibility of the Homeowner !

Clients should exercise due diligence in ascertaining whether permits were filed,pulled and/or closed and that any construction additions, modifications or build-outs done to the property are in compliance. Recommend reviewing and /or requesting all permits from sellers and securing they be finalized and closed prior to your closing dates.

General: Report Addendum Information

Please note that the Inspector reserves the right to provide additional addendum's, clarifications or modifications to the original inspection report. Any such addendum's, clarifications or modifications shall be delivered to the Client no later than 48 hours from the time of the original inspection report. Oral opinions and statements provided by the Inspector are partial in context and superseded by the written report and any addendum's, clarifications or modifications forwarded to the client as agreed above.

General: Sellers disclosure Information

Recommend requesting the sellers disclosures and any further information pertaining to the property from the sellers if not already done so. This could include any maintenance records of all appliances, mechanical equipment, warranties,building permits, invoices of repairs, keys to any locks , outbuildings etc. Especially if there has been any type of demolition, alterations or renovations to the property. 

General: Cost Estimates Information

Home Inspectors are not required or encouraged by any standards of practice to provide cost estimates in their reports; as a result they are not provided by default. We are not building contractors. Cost estimates ( if any) in this report are only provided at the request of either the client or their respective real estate agent as a courtesy only. Cost estimates in this report are not bids or repair quotes. Any mentioning of cost estimates in this report is strictly a courtesy and only a   general ballpark figure(s)   made by the inspector.

You are highly advised of having the proper "licensed tradesman" or contractor submit true estimates of repairs as to any defects, comments, improvements or recommendations mentioned in this report. 

Using cost estimates mentioned in this report as a negotiation tool is strongly discouraged.  

4 EYES HOME INSPECTIONS LLC assumes no liability and fully disclaims any repair cost or estimates mentioned in this report.

General: Excluded items

The following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; private septic systems; surveillance cameras; alarms; outdoor lighting; central vacuum; water softeners; steam makers; UV lights; electronic air filters ; water filters; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings; hurricane protection systems. Environmental Concerns such as mold, lead, asbestos, termites,radon, etc Any comments made regarding these items are as a courtesy only.

General Concerns: Microbial Growth

Microbial growths were found at one or more locations in interior rooms. It is beyond the scope of this inspection to identify what substance or organism this staining is. Florida state statutes dictate only individuals holding a state issued mold assessors license can identify and call substances mold in any reporting fashion. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist as client deems necessary.

General Concerns: Pest evidence ( e.g. roaches, bugs, spiders, etc)

Evidence of pest infestation was found (e.g. roaches, bugs, spiders, etc ). Recommend a pest control operator treat as necessary.

2 - Exteriors

Exterior wall structure
Concrete Block(CBS)
Wall Covering
Stucco
Exterior doors
Metal
Fencing
Wood
Driveway, Walkway, Patio: Conditions
Repairs / Replacement / Evaluation
Windows and Door: Conditions
Repairs / Replacement / Evaluation
Soffit and Fascia: Conditions
Repairs / Replacement / Evaluation
Gutters : Conditions
No Gutters ( consider installing to help with site drainage
Fences and Gates: Conditions
Repairs / Replacement / Evaluation
Exterior Information

The inspector can only report on what is visible at the time of the inspection without intrusive means.If the home exterior walls are covered by wood siding, stone , faux stone veneer, brick, etc. this reduces inspection visibility. If the exterior of the home has been recently painted over, the paint can hide surface signs such as defects and cracking which can indicate more serious defects. The conditions behind and in-between the exterior walls are not known and are not accessed in this inspection. There could be hidden damage such as water leaks, moisture damage, wood rot, mold and pest damage. Only invasive means of access will expose those areas for inspection.

Detached Building

Detached building structures such as tool sheds, gazebos, canopies, pergolas, patio structures etc, are not part of our standards of practice and exceeds the scope of the inspection, therefore excluded from this inspection. 

The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.

 

$
Credit
Comment
2.1.1 - Driveway, Walkway, Patio

Damage-major

Significant cracks, heaving and/or settlement were found in one or more sections of the concrete sidewalks floors. Uneven surfaces can pose a trip hazard. Recommend that a qualified contractor repair or replace concrete slab floors where necessary.

Contractor Qualified Professional
$
Credit
Comment
2.2.1 - Exterior issues

Stucco-cracks

Cracks and/or damage were found in one or more areas of the exterior stucco finish. These cracks are typically settlement/expansion cracks and are considered cosmetic. In damp climates, moisture can enter cracks or damaged areas and further deteriorate the stucco. Also the wall behind the stucco can become damaged from moisture. Note that areas behind the stucco are inaccessible and excluded from this inspection. Recommend that a qualified contractor repair or replace stucco as necessary.

Stucco Stucco Repair Contractor
$
Credit
Comment
2.2.2 - Exterior issues

Paint needed

The paint or stain finish over much of the entire structure was failing (e.g. peeling, flaking, faded, worn, thinning). Siding,trim stucco & concrete walls with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the entire building exterior per standard building practices. Any repairs needed to the siding or trim should be made prior to this.

Paint roller Painting Contractor
$
Credit
Comment
2.3.1 - Windows and Door

Glass Door-broken

One or more glass doors appeared broken and/or have broken glass. This is a safety hazard. Recommend repairs or replacement by qualified window and door contractor. Windows shall be maintained in good working order and unobstructed at all times. These means of egress shall be openable from the inside without the use of a key, tool, special knowledge or effort. (FBC 1003.6, 1008.1.1, 1008.1.8)

Window Window Repair and Installation Contractor
$
Credit
Comment
2.3.2 - Windows and Door

Windows-screens damage

One or more window screens were damaged,deteriorated and /or missing. These Screens may not provide protection against flying pest & mosquitoes during an event you may need the windows opened. ( e.g. power outage, broken window, after storms when no power). Recommend replacing or repairing screens as necessary.

Wrenches Handyman
$
Credit
Comment
2.4.1 - Soffit and Fascia

Deteriorated

Fascia and/or soffits are damaged or deteriorated in one or more areas of the property. Areas may need to be repaired to help prevent further damage, may result in pest intrusion. A certified contractor should evaluated and repair as necessary.

Contractor Qualified Professional
$
Credit
Comment
2.6.1 - Vegetation and Grading

Tree Contact building

Trees were in contact with or were close to the building at one or more locations. Damage to the building may occur, especially during high winds, or may have already occurred (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior. Permits for removing trees might be required from your municipality

Yard scissors Tree Service
$
Credit
Comment
2.6.2 - Vegetation and Grading

Vegetation contact

Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.

Yard scissors Landscaping Contractor
$
Credit
Comment
2.6.3 - Vegetation and Grading

Power wires near tree

The service drop wires were in contact with trees or vegetation. This can result in damage to wiring insulation or broken wires during high winds. Recommend pruning trees or vegetation as necessary by qualified experienced contractor. In some cases the utility company may prune trees at no charge.

Yard scissors Tree Service
$
Credit
Comment
2.8.1 - Fences and Gates

Damaged

One or more areas of fencing appeared deteriorated, corroded or damaged. If concerned, recommend repairs or replacement from qualified contractor.

Fence Fence Contractor

3 - Attic

Attic: Roof Structure
Trusses
Attic: Inspection Method
Viewed from hatch(s) only ( restricted by ac ductwork-pipes and low clearances
Insulation: Insulation Material
Fiberglass loose
Attic: Inspected
Insulation: Insulation Rating
R-21
Attic: Attic Information

The attics have areas that are not fully accessible and visible during this inspection. Insulation is not moved or disturbed for visual accessibility of items. 

There could be areas that can potentially have issues that cannot be determined or seen during a home inspection.  Areas which are not accessible or restricted for inspection may have conditions such as but not limited to moisture intrusion damage, mold and or termite damage. 

 Although, all attempts are made to uncover possible damages or deficiencies in the attic, its impossible to inspect 100 % of the total underside surface of the roof sheathing and attic for evidence of roof leaks or damage due to the limited access, low clearances, insulation, piping, obstructions, etc.

As a result, the inspector could not evaluate the attic in the home in it's entirety . Any visual evidence of ceiling stains or moisture in the future should be addressed promptly.

The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing. 

$
Credit
Comment
3.1.1 - Attic

Junk in attic

Theirs junk in the attic. ( e.g. stored boxes, personal belongings, old equipment, excess junk, etc ). Items and junk can cause substandard ventillation and air flow in the attic than can lead to higher moisture levels, furthermore trusses are engineered components designed specifically for the load of the roof and not for excess weight. This can be a common practice for homeowners. Excess or heavy items should not be stored or rest on roof trusses. Consider cleaning and removing any unused equipment and junk from the attic by qualified person. 

Contractor Qualified Professional
$
Credit
Comment
3.1.2 - Attic

Dry stains-monitor

What appeared to be past water stains were visible on the roof structure at one or more locations in the attic. However, no elevated levels of moisture were found at these stains during the inspection. The stains may have been caused by a past leak. Recommend asking the property owner about past leaks. Monitor these areas in the future, especially after heavy rains to determine if active leaks exist. If leaks are found, recommend that a qualified contractor evaluate and repair as necessary.

Roof Roofing Professional
$
Credit
Comment
3.1.3 - Attic

Damaged-sheathing

One or more sheathing structures in the attic appeared to have damaged. Roof and attic damage and physical injury can occur to anyone walking the roof structure. This is a safety risk as well as a conducive condition for leaks. Recommend repairs by qualified roofing contractor. 

 

Hardhat General Contractor

4 - Roof

Roof: Inspection method
Traversed
Roof: Covering material
Asphalt/Fiberglass Shingles
Roof: Roof Drainage
No roof drainage ( consider installing)
Roof: Age ( main )
8 year(s)

Based on permits ( if available) , information provided to inspector,  or approximate average.

ROOF PERMIT # 11-00000524  APPLIED DATE: 3-7-2011


Roof: Recommendation

The inspection of the roof and it's covering material is limited to the conditions on the day of the inspection only. 

The roof covering material, visible portions of the roof structure from within the attic( if accessible)), and interior ceilings, were inspected looking for indications of current or past leaks. Future conditions and inclement weather may reveal leaks that were not present at the time of inspection. 

Roof leaks can develop at any time and may depend on rain intensity, wind direction, and other factors. 

Roof leaks often appear at roof penetrations, flashings, skylights etc . 

Although all attempts are made to uncover any possible roof leak, evidence of prior roof leaks may be disguised by interior finishes.( e.g. paint, plaster, drywall,acoustic sprays, etc). 

This home inspection is not a warranty or a guarantee a roof will not leak. Leaks can develop at any time. A roof leak should be addressed promptly to avoid damage to the structure, interior finishes and furnishings. Any deficiencies noted in this report with the roof covering or indications of past or present leaks should be evaluated and repaired as needed by a qualified or licensed roofing contractor .

We recommend an annual roof inspection and tune-up by a roofing contractor to minimize the risk of leakage and to maximize the roof life.

Roof: Inspected

The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, ) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.

5 - Electrical

Condition
Repair-replace and or evaluate (see commenst below)
Amperage
100
Service Type
Overhead
Service Voltage
120/240
Branch Wiring
Copper
Service Wiring
Copper
Location of Main Panel
Kitchen
Location of Main Disconnect
Top of Panel
Electrical Grounding
In soil ( not visible)
Electric Panel: Panel Manufacturer
General Electric
Circuit Breakers: Protection
Breakers
Inspected Electrical Panel
Receptacles, Switches, wires, lights : Inspected

All unobstructed and readily accessible switches, receptacles, GFCI and light fixtures were inspected and tested. No reportable deficiencies were observed unless otherwise noted in this report.

Low voltage systems

Low voltage systems such as burglar alarm systems, smoke detection devices, irrigation control systems, and communications systems are not inspected or tested as part of this home inspection.

The following items are not included in this inspection: Generator systems, Elevators, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.

$
Credit
Comment
5.1.1 - Electric Panel

Bushings

One or more bushings were missing or loose from where wires enter holes in panel. This is a potential safety hazard because the wiring insulation can be cut or abraded on the metal edge of the hole(s) thus energizing the entire panel. Recommend that a qualified electrician install or repair bushings where necessary.

for illustrations only

Electric Electrical Contractor
$
Credit
Comment
5.4.1 - Receptacles, Switches, wires, lights

GFCI defect

One or more ground fault circuit interrupter protection devices were defective or not working as intended.( e.g. did not trip when tested, did not trip with inspector's device, did not reset when tripped, were energized when tripped, etc ). Because one GFCI device may in turn provide GFCI protection for other electric receptacles on the same circuit, the inspector was unable to determine if all electric receptacles that serve countertop surfaces within six feet of sinks are protected with a GFCI device. If they are not, a safety hazard due to the risk of shock exists. After repairs are made to the defective GFCI device(s), a qualified electrician should evaluate, determine if all receptacles that serve countertop surfaces within six feet of sinks are protected by GFCI devices, and make repairs if necessary.

not actual sample. Illustration only.

Electric Electrical Contractor
$
Credit
Comment
5.4.2 - Receptacles, Switches, wires, lights

Covers- interiors

One or more cover plates for switches or receptacles were missing, cracked or damaged. This is an electrical hazard. Recommend that a qualified electrician repair as necessary.

Electric Electrical Contractor
$
Credit
Comment
5.4.3 - Receptacles, Switches, wires, lights

Loose

One or more electric receptacles or switches and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a safety risk as well. Recommend that a qualified electrician repair as necessary.

Electric Electrical Contractor
$
Credit
Comment
5.4.4 - Receptacles, Switches, wires, lights

Extension cords

Extension cords were being used as permanent wiring at one or more locations. They are in contact with the main service entry conductors above. Using extension cords as permanent wiring is a potential fire and shock hazard. Recommend that a qualified electrician repair per standard building practices and eliminate extension cords for permanently installed equipment.

Electric Electrical Contractor
$
Credit
Comment
5.4.5 - Receptacles, Switches, wires, lights

Light-damage

One or more light fixtures are damaged and/or deteriorated. A qualified electrician should evaluate and repair or replace where necessary.

Contractor Qualified Professional
$
Credit
Comment
5.4.6 - Receptacles, Switches, wires, lights

Light- inoperable

One or more light fixtures appear to be inoperable. Consider replacing the bulb(s) and/or consulting with the property owner(s). Replacement of the light fixture(s) by a qualified electrician may be necessary if the new bulbs are inoperable.

Electric Electrical Contractor

6 - Plumbing

Location of Main Shut Off
Exterior
Interior Supply piping
Copper
Water Source
Public Water
Drain Pipe
PVC

Only what's visual is reported.

Waste Pipe
Not Visible
Water Pressure
60 PSI

The water pressure tested at an acceptable level at the time of inspection unless otherwise noted in this report.  80psi or less is generally recommended. (60 - 70psi is preferred).

Drain and Waste: Sewer Scope Recommendation

Underground utilities are not visible during a standard home inspection, and are therefore specifically excluded from the scope of this report. Based upon the age of the home, a sewer scope Inspection is recommended. Older drain pipes are commonly known to suffer problems like sudden failure, blockage or collapse. Cast Iron and Galvanize pipe can deteriorate from the inside out. The purpose of a sewer scope inspection is to determine the condition of the property's sewer line and to determine if the system is functioning as designed. If concerned, consider that a qualified plumber inspect the waste lines using a video scope device to determine if they need repair or replacement. Consider asking the homeowner if any information or if pipes have previously been replaced. Property owners are usually responsible for repairs to the side sewer and publicly owned lateral lines. Such repairs can be expensive. Visit: Sewerscope Inspection

Drain and Waste: No cleanout found

The inspector was unable to locate the main sewer clean-out, and unable to verify that one exists. Such clean-outs can help determine if the main line versus a fixture drain line is clogged, and make clearing out the sewer line easier and less expensive. Without a main sewer clean-out, a plumber's drain clearing machine will need to be run through an internal fixture (e.g. a toilet) or through a vent pipe typically located on the roof. Consult with the property owner, or have a qualified plumber evaluate if necessary, to determine if a clean-out exists. If one is not installed, then recommend that a qualified plumber install one per standard building practices.

Main shut off Valve: Main Shut off valve

The Main shut off valve appeared to be in satisfactory condition at the time of inspection. No apparent leaks were present unless otherwised noted on this report. This valve is not operated by the inspector.

Plumbing in walls

As is typical of most buildings, the majority of the supply piping is concealed from view. Its mostly installed in walls, under floors and attics. Attempts are made to view as much supply pipe as possible in a home, but complete views are limited and obscured. As a result, the inspector could not evaluate the supply piping in the home in its entirety.

The following items are beyond the Standards of Practice and not included in the inspection: private/shared wells and related equipment; private sewage disposal systems; septic tanks; pools, hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.

$
Credit
Comment
6.4.1 - Hose Bibbs

leak, while on

One or more hose bibs leaked when tested. When hose bibs leak while turned off, it's often caused by a worn valve seat or a loose bonnet. When hose bibs leak while turned on, it may be due to worn "packing" around the stem. Recommend that a qualified plumber repair as necessary.

Pipes Plumbing Contractor
$
Credit
Comment
6.4.2 - Hose Bibbs

loose from wall

One or more hose bibs weren't anchored securely to the structure's exterior. Water supply pipes can be stressed when hose bibs are turned on and off and when hoses are pulled. Leaks, ruptures and / or pipe damage may occur as a result. Recommend that a qualified person install fasteners per standard building practices.

Contractor Qualified Professional
$
Credit
Comment
6.4.3 - Hose Bibbs

no water

One or more hose bibbs appeared to be inoperable. No water flowed from the bibb(s) when turned on. This may be due to a shut-off valve being turned off. Note that the inspector does not operate shut-off valves. Recommend consulting with the property owner about inoperable hose bibbs, and if necessary have a qualified plumber make repairs.
Pipes Plumbing Contractor

7 - Water Heater

Water Heater: Condition
Repair / Replacement / Evaluation
Water Heater: Energy Source
Electric
Water Heater: Location
Closet (Interior)
Water Heater: Type
Tank
Water Heater: Estimated Age
unit 1= 2011 30 gallons / unit 2= 2019 30 gallons Years

The typical life expectancy of a
water heater is approx  13-15 years.

Water Heater: Water Temperature
unit 1 = 120 f / unit 2= 109f Degrees

The Hot water temperatures appeared satisfactory unless otherwise noted on this report . The recommended hot water temperatures should be no greater than 120 for safety.

TPR : Temperature-Pressure Relief Valve

A TPR valve was in place as required. These are not tested due to the fact that once they are tested, they tend to form a drip leak. These valves allow the water heater to expel water and pressure if the tank reaches a pressure over 150psi, or the water temperature exceeds 210 degrees. No deficiencies were observed with the valve unless otherwise noted in this report.

Shut off: Water heater shut off

The water heater shut off valve appeared leak free and satisfactory at time of inspection unless otherwise noted on this report.


Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.

$
Credit
Comment
7.2.1 - TPR

TPR drain- Improper drain pipe material

The TPR Discharge pipe appears to be installed with improper material not rated for 210 F and 150 PSI hot water. Pipe may melt as a result. Recommend replacing with rated & approved piping materials by qualified plumber, for example copper,approved PEX or CPVC materials would be appropriate. PVC pipe is not permitted.
See FBC 504.6 Requirements for discharge piping

Pipes Plumbing Contractor
$
Credit
Comment
7.3.1 - Shut off

Shut Off handle missing


Water supply shut-off valve handle is missing for the water heater. Recommend replacing missing handle.

Pipes Plumbing Contractor

8 - HVAC

General: Cooling source
Electric
General: Heat Source
Electric
General: A/C Type
Split System
Condensing Unit : Condition
Repair-Replacement-Evaluation
Condensing Unit : Estimated tons
2
Air Handler : Condition
Repair-Replacement-Evaluation
Filter: Filter type
Disposable ( replace every 30 days)
Filter: Filter Location
Below unit
General: HVAC Information

Inspection of heating and cooling systems typically includes visual examination of readily observable components for adequate condition and system testing for proper operation using normal controls. This inspection will not be as comprehensive as that performed by a qualified heating, ventilating, and air-conditioning (HVAC) system contractor. Report comments are limited to identification of common requirements and deficiencies.

Condensing Unit : Estimated Age
unit 1- 2003 / unit 2- 2016 Year(s)

The typical life expectancy of an Air Conditioning Condensing unit is approx 12-15 years.

Air Handler : Estimate Age
unit 1- 2002 / unit 2- 2016 Year(s)

The typical life expectancy of an Air Handler unit is approx 12-15 years.

Air Handler : Temperature Differentials

The temperature split differential between the return air and supply registers was within the 14-22 degree (F) satisfactory range at time of inspection.The photo(s) below are images of the air temperature at supply and return air register(s) at the time of this inspection.Note: Please be aware that when an air conditioner is tested during cooler or cold seasons the temperature recorded can be inaccurate due to certain pressures in the system.


Thermostat: Inspected

The thermostat(s) was operated and they initiated the HVAC systems at the time of inspection. No indications of deficiencies were observed at the time of inspection unless otherwise noted in this report.

Filter: HVAC Filter Advice

It's recommended that home buyers replace or clean HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season, etc. Keeping your filters clean will reduce maintenance cost on your evaporator coils. 

Air Handler : Heating temperature 80 above degrees

The outdoor air temperature was higher than 80 degrees Fahrenheit during the inspection. Air conditioning heating systems can be damaged if operated during such high temperatures. Because of this, the inspector was unable to operate and fully evaluate the heating system.

The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; UV lights solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).

$
Credit
Comment
8.2.1 - Condensing Unit

Disconnect loose

The Condensor's service disconnect junction box appears loose. Recommend repairs or replacements by qualified HVAC Contractor or electrician.


Electric Electrical Contractor
$
Credit
Comment
8.2.2 - Condensing Unit

Damaged conduit

The electrical conduit leading to the condensing unit is damaged, loose or has exposed wiring. An electrical contractor should make the necessary repairs so the electric wires are protected.

Electric Electrical Contractor
$
Credit
Comment
8.2.3 - Condensing Unit

Insulation-refrigerant lines

Insulation on the air conditioning condensing unit's refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. In attics it can cause sweating. Recommend that a qualified person replace or install insulation as necessary.

for Illustration only.

for Illustration only.

Wrench DIY
$
Credit
Comment
8.2.4 - Condensing Unit

Not Level / broken pad

The outside condensing unit is not level and / or the pad is damaged. Damage may occur if it is more than ten degrees off from level. A qualified contractor should evaluate and make repairs as necessary, such as replacing the pad that the condensing unit is installed on.

Fire HVAC Professional
$
Credit
Comment
8.2.5 - Condensing Unit

Exceeds Life 12-15 yrs

The estimated useful life for air conditioning compressors is 12 to 15 years. This unit appears to have exceeded this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Fire HVAC Professional
$
Credit
Comment
8.3.1 - Air Handler

Dirty coil

The cooling fins on the air handler's evaporator coils appeared dirty. This may result in reduced efficiency, improper temperature differences and higher energy costs. Recommend cleaning coils from a qualified heating & cooling contractor as required. 

Fire HVAC Professional
$
Credit
Comment
8.3.2 - Air Handler

Dirty air handler closet

Excessive Dust/Dirt noted inside the Air Handler Closet area. Clogged coils and filter are the leading cause of air handlers problems. Dust and debris in the vents, ducts, and filters inhibit airflow throughout the home. Recommending having the  Air handler closet Cleaned.

Fire HVAC Professional
$
Credit
Comment
8.3.3 - Air Handler

Gaps,holes

Open holes,gaps or deterioration were found on the walls,ceilings and / or floors of the air handler closets/area. This is a conducive condition for energy loss and pathway to pest. Recommend that a qualified person repair and seal all open gaps and holes as necessary.

Tools Handyman/DIY
$
Credit
Comment
8.3.4 - Air Handler

Condensation pump-inoperable

The  air handlers condensation appears to be draining into a condensation pump that is inoperable and not working as intended.  Condensation is always recommended to drain to the exteriors. If not possible, recommend cleaning and maintaining this device periodically to mitigate any water overflow from the ac condensation lines that can cause mold and deteriorate the surrounding area. Inspector does not test or operate these electronic pumps because they usually operate automatically. Recommend repairs from qualified HVAC contractor.

Contractor Qualified Professional
$
Credit
Comment
8.3.5 - Air Handler

Condensation pump present

The  air handlers condensation appears to be draining into a condensation pump. Condensation is always recommended to drain to the exteriors. If not possible, recommend cleaning and maintaining this device periodically to mitigate any water overflow from the ac condensation lines that can cause mold and deteriorate the surrounding area. Inspector does not test or operate these electronic pumps because they usually operate automatically. Consider requesting the maintenance history from the homeowners. 

Contractor Qualified Professional
$
Credit
Comment
8.3.6 - Air Handler

A/C Drain, leaking
Unit 1

The air handler/evaporator condensation pipes or unit appeared to be leaking. This is a conducive condition for microbial growth. Recommend evaluation, maintenance or repairs from qualified HVAC contractor.

Fire HVAC Professional
$
Credit
Comment
8.3.7 - Air Handler

Exceeds life 12 to 15

The estimated useful life for most air handlers / evaporators is 12 to 15 years. This air handler appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Contractor Qualified Professional
$
Credit
Comment
8.4.1 - Thermostat

Damaged

The thermostat is damaged or missing. Recommend replacing by qualified HVAC contractor.

Contractor Qualified Professional
$
Credit
Comment
8.5.1 - Duct Work

Ducts-dirty

Significant amounts of debris, dirt and/or dust are visible in one or more sections of supply and/or return air ducts. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers". At a minimum, the visible debris should be thoroughly cleaned. Recommend having a qualified contractor clean the ducts.
Fire HVAC Professional
$
Credit
Comment
8.6.1 - Filter

Replace

Air handler filter(s) are dirty and should be replaced now. Dirty filters can lead to higher maintenance cost and promote condensation issues. They should be checked monthly in the future and replaced as necessary.

Wrench DIY

9 - Kitchen

Countertops-Backsplash: Condition
Serviceable w/slight wear and cosmetic deficiencies
Cabinets: Condition
Repair-replace-evaluate ( see comments below)
Sink: Condition
Repair-replace-evaluate ( see comments below)
Flooring: Condition
Serviceable w/slight wear and cosmetic deficiencies
Kitchen: Plumbing information
Kitchen

All readily accessible kitchen sink, supply and drains were inspected by operating the faucet, running water and looking for any leaks, improper installations or signs of significant visible and unobstructed deficiencies. No reportable deficiencies were observed unless otherwise noted in this report.

Kitchen: Appliance Information

Mechanical and Home appliances & equipment such as, washing machines, dryers, water heaters, dishwashers, refrigerators, freezers, microwaves, garbage disposals, heating and cooling systems, etc, are highly used equipment with life expectancy of 10 to 15 years. These highly used appliances can be working in good & satisfactory condition one day and another day may break down without warning. All comments pertaining to appliances and mechanicals are at time of inspection only. 

There is no warranty or guarantee of any appliances or equipment. We are not responsible for changes in the condition,performance or onsite presence of these items after the inspection date. Consider operating all appliances and equipment and making sure all inspected equipment and appliances are on site and on the property prior to your closing date and /or during your walkthrough inspection.

Microwave: Inspected

The microwave was tested with inspector's red diode tester and/or by running on "Cook" mode for 20 seconds, and was serviceable at the time of inspection unless otherwise noted in this report. The efficiency of the unit or other custom features are not tested.Consider a full evaluation of additional custom features of the unit from sellers prior to closing if needed.

Hood/Vent: Inspected

The ventillation extractor & lights appeared satisfactory in working conditions at time of Inspection. No reportable conditions exist unless noted in this report. 



Range: Inspected

All of the heating elements ( bake,broil) on the range were turned to "High", and were functional at the time of inspection. The oven was operated by placing into "Bake" and" Broil" modes, and heat was produced from the element(s). Temperature calibration, "clean" options, and other custom features are not tested. Consider a full evaluation of additional custom features of the unit from sellers prior to closing as needed. No reportable conditions exist unless otherwise noted in this report.

Refrigerator: Inspected

The Refrigerator & Freezer appeared in working conditions with satisfactory temperatures at time of Inspection unless otherwise noted in this report. The appliance electronics, touchpads, digital controls or any other custom features are not tested.Consider a full evaluation of additional custom features of the unit from sellers prior to closing or as needed.  



Garbage Disposal: No Garbage disposal

It appears their was no garbage disposal present at the property at time of inspection.

Microwave: No Microwave

There was no built in microwave at time of inspection. Non attached or portable microwaves are not inspected. 

The following items are not included in this inspection: Appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights, non built-in appliance, portable appliances. The home inspector is not required to operate: Any appliance that is shut down or otherwise inoperable. Appliances are not required to be pulled out of their installed locations.Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Appliances which utilize water such as washers and dishwashers can have hidden leaks which are not visible to the inspector at time of inspection. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.

$
Credit
Comment
9.2.1 - Countertops-Backsplash

Caulking

One or more areas of the kitchen counter top(s) or backsplashes appeared to have damaged, deteriorated or missing caulking. Recommend resealing all damaged caulking around kitchen top, backsplashes or sink areas. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.

Wrench DIY
$
Credit
Comment
9.3.1 - Cabinets

Deteriorated

One or more cabinets, doors and/or drawers are damaged and/or deteriorated. A qualified contractor should evaluate and repair or replace cabinets and/or components as necessary.

House building Cabinet Contractor
$
Credit
Comment
9.4.1 - Sink

Flexible pipe

One or more sink drains use flexible-accordion type drain pipe. Although these pipes are very common and sold in home improvement stores, they are non-approved in plumbing applications. This type of drain pipe is more likely to clog than smooth wall pipe because of the corrugated-accordion edges. If concerned, have a qualified plumber replace this pipe with current standard plumbing components (e.g. smooth wall pipe, rigid pvc,chrome, copper, etc ) to prevent clogged drains.

Pipes Plumbing Contractor
$
Credit
Comment
9.4.2 - Sink

Drain leak

One or more sink drains have an active leak. For example, at pipe fittings and/or junctions between pipe and sink. A qualified plumber should evaluate and repair as necessary.
Pipes Plumbing Contractor
$
Credit
Comment
9.4.3 - Sink

Faucet - leaks on

One or more faucets leaks by handle(s) or at their base when turned on. A qualified plumber should evaluate and repair as necessary.

Pipes Plumbing Contractor
$
Credit
Comment
9.4.4 - Sink

Faucet- loose

The sink faucet was loose. Recommend that a qualified person repair as necessary.
Pipes Plumbing Contractor
$
Credit
Comment
9.4.5 - Sink

Flange-Caulk

The drain or supply pipe under the kitchen sink appears to have gaps. Recommend caulking these gap areas or using a wall flange or escutcheon plate to minimize gaps, ruptures, movement,pest entry and energy loss.

not actual sample. Illustration only.

not actual sample. Illustration only.

Pipes Plumbing Contractor
$
Credit
Comment
9.4.6 - Sink

Sprayer Inoperable

The sink sprayer at the kitchen sink is inoperable,not working as intended or has missing components. Recommend repairs or replacements by qualified plumber.

Pipes Plumbing Contractor
$
Credit
Comment
9.6.1 - Microwave

Inoperable

The microwave oven appeared to be inoperable or not working as intended. The client(s) should ask the property owner(s) about this, and if necessary, the microwave oven should be replaced, or a qualified appliance technician should evaluate and repair.

Wash Appliance Repair
$
Credit
Comment
9.7.1 - Hood/Vent

Bulb-missing

One or more light bulbs are missing in the range hood light fixture. The inspector was unable to determine if the light fixture is fully operable.
Wrench DIY
$
Credit
Comment
9.8.1 - Range

No anti-tip

The range can tip forward, and no anti-tip bracket appears to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. For more information, visit : Anti tip information

Illustration only


Wrenches Handyman
$
Credit
Comment
9.8.2 - Range

Oven Inoperable

The oven is not properly heating. Recommend repairs or replacement by qualified appliance contractor. 

Wash Appliance Repair
$
Credit
Comment
9.9.1 - Refrigerator

Handle loose/missing

The refrigerator and/or freezer door handle(s) are loose and/or missing. Repairs should be made as necessary, and by a qualified appliance technician if necessary, such as tightening or replacing handles.
Wash Appliance Repair

10 - Bathrooms

Cabinets: Condition
Repair-replace-evaluate ( see comments below)
Sink/countertop: Condition
Repair-replace-evaluate ( see comments below)
Toilets: Condition
Repair-replace-evaluate ( see comments below)
Bathub: Condition
Repair-replace-evaluate ( see comments below)
Shower: Condition
Serviceable w/slight wear and cosmetic deficiencies
Flooring: Condition
Serviceable w/slight wear and cosmetic deficiencies
Wall: Condition
Repair-replace-evaluate ( see comments below)
Plumbing information
Bathroom

All readily accessible sinks, vanity faucets,showers, tubs are turned on for water flow presence and adequate pressure. Sink stoppers are operated. Toilets are flushed a minimum of 2 times. The areas around the visible supply piping and valves are checked for the presence of any leaks and moisture and were non resultant for any visible leaks at the time of the inspection unless noted elsewhere in this report. Leaks which may be present behind or in between walls are not visible and cannot be detected during the course of a home inspection. Leaks can develop at any time. 

Exhaust Fan: Information

The bathroom ventilation is reported on by its source; windows or ventilation fans are acceptable forms of ventilation for bathrooms containing a tub and/or shower. If fans are present they will be tested by operating the switch and listening for proper air flow. Although windows in a bathroom can substitute for a fan, a fan is still recommended due to not utilizing windows in colder winter months. 

Wall: Microbial growth

Microbial growth were found at one or more locations in the bathroom(s). It is beyond the scope of this inspection to identify what substance or organism this staining is. Florida state statutes dictate only individuals holding a state issued mold assessors license can identify and call substances mold in any reporting fashion. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist as client deems necessary.

The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, whirlpool spas, steam generators, clothes washers, clothes dryers.  Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.

$
Credit
Comment
10.1.1 - Cabinets

Deteriorated

One or more cabinets and/or drawers are damaged and/or deteriorated. A qualified contractor is recommended to evaluate and repair or replace cabinets and/or components as necessary.

House building Cabinet Contractor
$
Credit
Comment
10.2.1 - Sink/countertop

Flange-caulk

The drain or supply pipe under the bathroom sink(s) appears to have gaps. Recommend caulking these gap areas or using a wall flange or escutcheon plate to minimize gaps,pipe rupture, movement,pest entry and energy loss.

not actual sample. Illustration only.

Pipes Plumbing Contractor
$
Credit
Comment
10.2.2 - Sink/countertop

Shut-off handle missing

One or more handles are missing from water shut-off valves. Handles should be replaced where missing.

for illustration purpose only

Pipes Plumbing Contractor
$
Credit
Comment
10.2.3 - Sink/countertop

Sink loose

One or more sinks are loose, or not securely attached to the wall, cabinet or floors. Recommend having a qualified contractor repair as necessary.

Hardhat General Contractor
$
Credit
Comment
10.2.4 - Sink/countertop

Sink Stopper issues

One or more sink-drain stopper(s) mechanisms are missing, need adjustment or repairs. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily. For more information visit: Sink/ drain stoppers

Tools Handyman/DIY
$
Credit
Comment
10.3.1 - Toilets

Flange issues

The water supply pipe for the toilet appears to be improperly sealed & secured at one or more bathrooms. This can create excess movement in the pipe and can rupture the pipe prematurely and create flooding
conditions. Pest may also enter wall structures behind it. Recommend caulking these gap areas or using a wall flange to minimize movement in the pipe.


for Illustration only.

Pipes Plumbing Contractor
$
Credit
Comment
10.3.2 - Toilets

Toilet-loose

The toilet at one or more bathrooms(s) was loose where it attaches to the floor. Leaks can occur. Flooring, sub-floors or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet(s) and repair as necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.

Pipes Plumbing Contractor
$
Credit
Comment
10.4.1 - Bathub

Caulk at surround

Caulk is missing or deteriorated above one or more bathtubs, where the surround ( e.g. walls, floors, corners meets the tub). It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure or below.

Wrench DIY
$
Credit
Comment
10.4.2 - Bathub

Slow drain

One or more bathtub drains are clogged or drain slowly. Drain(s) should be cleared as necessary by a qualified plumber.

Pipes Plumbing Contractor
$
Credit
Comment
10.4.3 - Bathub

Mold / Mildew

Excessive amount of fungal growth & mildew appeared to be present on grout lines at one or more bathrooms tubs, shower or walls. This is usually caused by excessive or high moisture conditions. This can be a conducive condition for mold growth. Recommend cleaning areas thoroughly and consider opening windows, using bathroom extractor or leaving door open after showering to mitigate any possible mold, bacteria or fungal growth

Wrench DIY
$
Credit
Comment
10.4.4 - Bathub

Tub- wear

The bathtub at one or more bathrooms was worn, blemished, or deteriorated. The client(s) should evaluate to determine if the bathtub(s) should be refinished or replaced.

Pipes Plumbing Contractor
$
Credit
Comment
10.4.5 - Bathub

Shower Door or curtain-none

No shower door or shower curtain in unit 2. This could add excessive moisture to bathroom area and cause mold issues. Recommend installing a shower door or curtain. 

Wrench DIY
$
Credit
Comment
10.5.1 - Shower

Mold / Mildew

Excessive amount of fungal growth & mildew appeared to be present on grout lines at one or more bathrooms tubs, shower or walls. This is usually caused by excessive or high moisture conditions. This can be a conducive condition for mold growth. Recommend cleaning areas thoroughly and consider opening windows, using bathroom extractor or leaving door open after showering to mitigate any possible mold, bacteria or fungal growth

Contractor Qualified Professional

11 - Interiors

Floors, Walls, Ceilings: Condition
Repair-Replace-Evaluate ( see comments below)
Floors, Walls, Ceilings: Ceiling material/covering
Drywall/Plaster
Floors, Walls, Ceilings: Wall material/covering
Drywall/Plaster
Floors, Walls, Ceilings: Floor material/covering
Tile
Smoke and CO alarms: Present
Yes
Windows and Door: Condition
Repair-Replace-Evaluate ( see comments below)
Smoke and CO alarms: Carbon Monoxide Recommendations

Carbon Monoxide detectors are recommended throughout the house. We recommend choosing carbon monoxide alarms that have the most accurate sensing technology available. Carbon monoxide poisoning is the leading cause of accidental poisoning deaths in America. (Centers for Disease Control) At a minimum, industry experts recommend a CO alarm be installed on each level of the home--ideally on any level with fuel burning appliances and outside of each sleeping areas. Additional CO alarms are recommended 5-20 feet from sources of CO such as a furnace, water heater or fireplace. Alarms can alert you to a problems only after smoke or carbon monoxide reach their sensors. Choose locations free of obstructions, where the alarm will stay clean and protected from adverse environmental conditions. Many states now require that a carbon monoxide alarm is placed in each bedroom. Also, install carbon monoxide alarms at least 10 feet from sources of humidity like bathrooms and showers. In two story houses, install one carbon monoxide alarm on each level of the home. Do not place the unit in dead air spaces or next to a window or door.  See: Informational Video


Smoke and CO alarms: Smoke Alarms Recommendations

Smoke alarms are recommended to be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. For home buyers, batteries in smoke alarms should be changed when taking occupancy or for best practices replacing the entire smoke alarm when moving into a new residence is recommended by the National Fire Protection Association (NFPA). Batteries should be replaced annually in the future. If Chirping sounds are found emitting from device, this would be an indication to replace the batteries.

Smoke alarm information

Testing your smoke alarm

Fire Extinguishers: Recommendations

Fire Extinguishers are recommended throughout the property. Portable fire extinguishers shall be maintained fully charged and in operable condition. They shall be installed conspicuously located along normal paths of travel, including exits from areas where they are readily available and unobstructed from view. Fire extinguishers should be placed on every floor of the home. They should be in the garage, laundry room, patio/ grill, each bedroom and any other source of heat. Standard ABC type fire extinguishers are adequate. The kitchen could use a class K fire extinguisher or ABC combination extinguisher. Fire extinguishers shall be visually inspected monthly and if rechargeable, serviced annually. Non rechargeable extinguishers should be replaced every 12 years. NFPA10


Obscured / furnished property

This property was furnished at time of inspection. Some areas, items or components at this property were obscured by furniture, stored items, or personal belongings. This often includes but is not limited to walls, electrical receptacles, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found. Recommend reviewing any areas,components or items that might have been concealed from the Inspection due to furniture or personal belongings during your walk-through inspection prior to closing. This includes any windows that were not inspected due to inaccessibility.

Thermal Imaging

Thermal Imaging ( infrared)  measures apparent temperature differentials through thermal imaging. This allows the inspectors an added visual verification to assist in a more accurate inspection of an issue.  Also, this technology helps to confirm our existing moisture meter equipment inspections and adds more clarity to the issues found. It is to be understood that thermal imaging measures apparent temperature differentials through the use of thermal imaging equipment, but does not see through walls. Thermal Imaging was used during this inspection. Its intended use and purpose was for a specific area(s) of concern(s) noticed by inspector at his discretion ( e.g. stains, area of concern, deterioration, previous repairs, etc). Thermal imaging was not used in the entire house. The use of thermal imaging by the inspector at this property does not replace a full comprehensive thermal imaging inspection by a qualified thermal imaging contractor.  Thermal imaging is beyond our standards of Practice and any comments made are as courtesy only. There is no guarantee that all issues will be found with thermal scanning and no warranty provided for services rendered. All findings are the inspectors opinions and should be further investigated by qualified contractors.

Cosmetic Conditions

One or more cosmetic conditions or imperfections could be present at the property including, but not limited to: pitted marcite; tears, worn spots and discoloration of floor coverings, wallpapers, or window treatments; nail holes, scrapes, scratches, dents, chips or caulking in ceilings, walls, flooring, tile, fixtures, or mirrors; and minor cracks in walls, floor tiles, windows, driveways, sidewalks, pool decks, and garage and patio floors.

 Cosmetic deficiencies do not, by definition, affect the functionality of a home therefore are not typically inspected or reported. If these cosmetic deficiencies are a concern, recommend evaluation and repairs by qualified trades people. Any mentioning of cosmetic deficiencies made by inspector is a courtesy only.

Floors, Walls, Ceilings: Mold Information

Mold can be present in any home. Mold cannot grow unless there is excess moisture. The key to mold control is to control moisture. While this inspection attempts to detect high moisture conditions that can lead to mold growth, mold can grow in hidden areas which are beyond the scope of this inspection. Any mentioning of mold in this report is a courtesy only and should be addressed promptly. Mold Inspections can only be performed by Florida State licensed mold accessors.
Recommended reading -  Guide to Mold


The following items are beyond the Standards of Practice and not included in the inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; Cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. Inspector cannot see inside the walls and does not use intrusive means to gain access , therefore all inside wall cavities are excluded from inspection.  If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible or during your walkthrough prior to closing. Determining the cause and/or source of odors is not within the scope of this inspection.

$
Credit
Comment
11.1.1 - Floors, Walls, Ceilings

Ceiling- damage

One or more areas of the ceilings have damage. Recommend repairs by qualified contractors. 

Mag glass Monitor
$
Credit
Comment
11.1.2 - Floors, Walls, Ceilings

Floor-tile cracked

Tile, stone and/or grout in the flooring in one or more areas of the property was deteriorated (e.g. loose, damaged, cracked , missing grout). If in a wet area, water can damage the sub-floor. Note that some areas of the floor may be obstructed from inspectors view. Consider that a qualified contractor evaluate the entire floors of the property and repair as necessary.

Flooring Flooring Contractor
$
Credit
Comment
11.1.3 - Floors, Walls, Ceilings

Registers- dirty

Significant amounts of dirt and dust was visible around the areas of one or more sections of AC Vents. This is usually the case when the ducts system is dirty. Recommend cleaning the vents. The client may consider to have a qualified service provider professionally clean the ducts as well.

 

Fire HVAC Professional
$
Credit
Comment
11.1.4 - Floors, Walls, Ceilings

Register- Damaged

One or more air supply registers are damaged and should be replaced where necessary.

Fire HVAC Professional
$
Credit
Comment
11.1.5 - Floors, Walls, Ceilings

Trim damaged

Trim is damaged,missing, deteriorated and/or substandard in one or more areas.( e.g. mouldings, baseboards, trims, etc).  Recommend having a qualified contractor replace or repair trim as necessary.

Hammer Carpentry Contractor
$
Credit
Comment
11.1.6 - Floors, Walls, Ceilings

Wall damage

There is damage to the wall areas in one or more locations. ( e.g. holes, deteriorations, flaking paint.  Recommend evaluation and /or repairs by qualified contractors.

Putty knife Drywall Contractor
$
Credit
Comment
11.2.1 - Smoke and CO alarms

Missing/damage

One or more smoke alarms were damaged, or missing components. Smoke alarms should be replaced as necessary.
Contractor Qualified Professional
$
Credit
Comment
11.3.1 - Windows and Door

Doors-closets

One or more closet doors are missing. Recommend repairs or replacement by qualified person. 

Door Door Repair and Installation Contractor
$
Credit
Comment
11.3.2 - Windows and Door

Door interior-deteriorated

One or more interior doors are damaged and/or deteriorated. Recommend repairs or replacement by a qualified contractor.

Door Door Repair and Installation Contractor
$
Credit
Comment
11.3.3 - Windows and Door

Window screens missing

Screen(s) in one or more windows are missing. Missing Screens may not provide protection against flying pest & mosquitoes during an event you may need the windows opened. ( e.g. storms, hurricanes, no power, broken window). The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.

Window Window Repair and Installation Contractor

12 - Laundry

Washer: Condition
No Washer present
Dryer: Condition
No Dryer present
Electrical: Dryer receptacle inspected

The electrical outlet for the dryer appeared serviceable with power at time of inspection. 

The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, whirlpool spas, steam generators, clothes washers, clothes dryers.  Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.

$
Credit
Comment
12.2.1 - Washer

Valves-leaking

One or more leaks were found at water shut off or supply valves for the clothes washer. A qualified plumber should repair as necessary.

Pipes Plumbing Contractor

13 - Final information

4 EYES HOME INSPECTIONS LLC

Conditions can change from this Inspection date to your closing and moving dates. It's not uncommon for sellers, tenants or homeowners to damage the property, walls, floors, equipment or appliances while moving out. This inspection was only a snap shot in time of the conditions of the property at time of inspection only. We recommend you operate all mechanicals , open faucets, operate appliances ,open all windows and doors, etc, at your walk-through inspection or prior to closing.  Review any areas that might have been concealed or obstructed from the inspection due to furniture or personal belongings from previous owners or tenants. Also review any areas that were noted as having prior moisture problems or leaks.

Notice to Third Parties:  This report is copyright protected. This report is the exclusive property of  4 EYES HOME INSPECTIONS LLC  and the Client(s) listed above and is not transferable to any third parties or subsequent buyers. Our Inspection and this report have been performed with a written contract agreement that limits its scope and usefulness. Unauthorized recipients are therefore advised not to rely upon this report, but rather to retain the services of an appropriately qualified property inspector of their choice to provide them with their own inspection and report. Liability under this report is limited to the party identified on the cover page of this report.

4 EYES HOME INSPECTIONS LLC.   

Licensed, Insured & Certified.  

Proudly serving South Florida area. Including Miami-Dade , Broward and Palm Beach Counties. 

www.4eyeshomeinspections.com | 305-970-6053

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