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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:
771
General: Year Built
1973
General: Approx start time
5 pm
General: Approx temperature
84 Fahrenheit
General: Weather Condition
Cloudy, Hot
General: Type of Inspections
Home Inspection
General: Type of Structure
Condo
General: # Units Inspected
One
General: Present at Inspection
Client, Clients Agent, Listing agent
General: Property Occupancy
Vacant, Furniture or Store Items
General: Vacant Property Information

This property was unoccupied, vacant or staged.

It's possible for plumbing leaks to exist but not be apparent during this home inspection. Leaks can be small and take time to become visible. 

The inspector operates all readily accessible plumbing fixtures, but this limited inspection may not reveal small leaks that only become visible after constant use of the plumbing system.

During your walk-through inspection and after taking occupancy, monitor the plumbing system for leaks that may become apparent. Areas below the structure should be evaluated after plumbing has been operated. Any problems that are found should be repaired by a qualified plumber.

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: Condo Association Information

The residential dwelling unit appears to be part of a complex that is managed and maintained by a "Home Owners" or "Condo" association. This inspection is limited to a visual evaluation of the systems and components that are located within the dwelling unit inspected. The current condition of "Common Elements" are excluded from this inspection. Such elements include, but are not limited to: 

~The building site condition, structural stability, drainage systems and insulation
~All exterior surfaces, materials and structure
~All roof surfaces, materials and structure
~All attic spaces
~The building foundation, floor substructure and all spaces below, such as basements and/or crawl spaces
~All stairs, landings, porches, hallways, walks and balconies, elevators, utility metering, parking stalls/ports
~All decks, patios, pools, spas, recreational areas/equipment
~All common areas on the property

Any comments regarding these items in this report have been made as a courtesy only. You should ensure you thoroughly understand your responsibilities versus that of the HOA. Consult with the Home Owner's or Condo Association regarding these items

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.

Utilities not on: Utilities not on

The main water shut off and water heater electrical plug were off at time of Inspection. On approval of the listing agent on site, inspector turned both on during the inspection. Both main water disconnect and water heater electrical plugs where turned off at the end of the inspection while listing agent present. 

2 - Exteriors

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.

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.

 

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Comment
2.7.1 - Hurricane Protection

Accordion shutters maintenance

Accordion hurricane shutters are installed at the property. These accordion shutters should be checked, serviced, operated and maintained by the homeowner as frequently as necessary ( at least annually )  in order to ensure they are operable in the event of storms. Consider general maintenance by lubricating all moving parts and or/if any repairs are needed by qualified person or hurricane shutter contractor. Additionally, we recommend requesting any lock keys for the shutters from the sellers or listing agents prior to closing.This home inspection does not include the installation, opening or closing of these accordion shutters or any other installed hurricane devices.

Contractor Qualified Professional

3 - Electrical

Condition
Serviceable
Amperage
100
Service Type
Meter Room
Service Voltage
120/240
Branch Wiring
Copper
Service Wiring
Multi-strain Aluminum
Location of Main Panel
Kitchen
Location of Main Disconnect
Meter Room
Electrical Grounding
Meter Room
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.

Electric Panel: Meter room locked

The main electrical disconnect of this property was inside a locked meter room at time of inspection. The main electrical disconnect could not be viewed and main amperage not verified, therefore excluded from this 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.

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Comment
3.1.1 - Electric Panel

Knockout issues

One or more knockouts were missing from electrical panel(s). Open gaps in panels are a fire hazard and unsafe if a malfunction ever occurs inside the panel. Pest can also enter panels through these gaps. Recommend that a qualified electrician install opened knockouts where missing and per standard building practices.

sample illustration only

Electric Electrical Contractor
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Comment
3.4.1 - Receptacles, Switches, wires, lights

GFCI missing

One or more electric receptacles at the kitchen, bathrooms, exteriors, laundry or garage had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a licensed electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:

Outdoors (since 1973)

Bathrooms (since 1975)

Garages (since 1978)

Kitchens (since 1987)

Crawl spaces and unfinished basements (since 1990)

Wet bar sinks (since 1993)

Laundry and utility sinks (since 2005)

not actual sample. Illustration only.

Electric Electrical Contractor
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Comment
3.4.2 - Receptacles, Switches, wires, lights

Globes

One or more globes or covers for light fixtures were missing or damaged. Recommend replacing as necessary to avoid exposed bulbs. With closet and attic lighting or where flammable stored objects are near light fixtures, missing or broken covers can be a fire hazard.

Electric Electrical Contractor
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Comment
3.4.3 - Receptacles, Switches, wires, lights

Covers- exteriors
exterior

One or more receptacles at the exteriors or wet locations had missing weather boxes or covers. This can lead to moisture and pest entering electrical conductors. Recommend that a qualified electrician repair by adding rated covers to all exterior receptacles per standard building practices.

Electric Electrical Contractor
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Comment
3.4.4 - 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
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Comment
3.4.5 - Receptacles, Switches, wires, lights

Missing knobs

One or more switches had broken,damaged or missing knobs. Recommend that a qualified electrician repair or replace such receptacles as necessary.

Electric Electrical Contractor
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Comment
3.4.6 - Receptacles, Switches, wires, lights

Bulbs- inoperable

Bulbs in one or more light fixtures were missing or broken. Recommend replacing bulbs accordingly by qualified person. Replacing the entire fixture might be necessary if the bulbs are inoperable.

Electric Electrical Contractor
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Comment
3.4.7 - 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
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Comment
3.4.8 - Receptacles, Switches, wires, lights

Light- missing

One or more areas of the property appeared in need of lighting or additional lighting. Lighting appeared substandard in these areas. Recommend client to evaluate these areas and consider adding more lighting to these areas if needed. All electrical repairs are recommended to be made by qualified electricians.  

Contractor Qualified Professional

4 - Plumbing

Location of Main Shut Off
At water Heater
Interior Supply piping
Copper
Water Source
Public Water
Drain Pipe
PVC

Only what's visual is reported.

Vent Pipe
Not Visible
Waste Pipe
Not Visible
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.

5 - Water Heater

Water Heater: Condition
Near-at-beyond service life
Water Heater: Estimated Age
15 Years

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

Water Heater: Energy Source
Electric
Water Heater: Location
Closet (Interior)
Water Heater: Gallons
30
Water Heater: Type
Tank
Water Heater: Water Temperature
103 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.

Water Heater: Inspected
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.

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Comment
5.1.1 - Water Heater

No pan-condo

A water heater was installed in or over a finished living space or in an area where leaking can cause damage, and no catch pan or drain was installed. Catch pans and drains prevent water damage to finished interior spaces below if or when the water heater leaks or is drained. Consult with the homeowner or condo association to determine who is responsible for water damage if the water heater leaks or if spills occur when it's drained. If concerned, consult with a qualified contractor about installing these. Note that drain lines for catch pans are usually installed below the floor level and are difficult at best to install in an existing structure.

for illustration only

Pipes Plumbing Contractor
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Comment
5.1.2 - Water Heater

Near life expectancy, 13-15 yrs

The estimated useful life for most water heaters is 13-15 years. This water heater appears to be at or near this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Pipes Plumbing Contractor
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Comment
5.4.1 - Electrical

Not hard wired

Exposed non-metallic sheathed wiring was installed at the water heater and can be subject to damage. The insulation can be damaged by objects coming in contact with it, resulting in exposed, energized wires. Also, copper conductors can break after being repeatedly moved or bent. Recommend that a qualified electrician repair per standard building practices. 

For example, by hard wiring with flexible metal conduit or armor conduit to a disconnect or shut off box. 

FBC - E3802.3.2 / 334.15(B)

not actual sample. Illustration only.

not actual sample. Illustration only.

Contractor Qualified Professional

6 - HVAC

General: Cooling source
Electric, Water Cooling System
General: Heat Source
Electric
General: A/C Type
Heat Pump, Water cooling system
Air Handler : Condition
Serviceable
Air Handler : Estimate Age
9 Year(s)

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

Filter: Filter type
Disposable ( replace every 30 days)
Filter: Filter Location
Side of 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.

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.


Air Handler : Inspected Air Handler
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. 

Condensing Unit : Water cooling tower air conditioning systems

This building is equipped with a roof or floor mounted water cooling or heat pump air conditioning system which supply service to the entire building. These systems are usually maintained, managed and serviced by the buildings association or maintenance depts because they are common equipment for the entire building.  As a result, their is no individual condensing units. These commercial systems are not inspected and excluded from this inspection.

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).

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Comment
6.3.1 - 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
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Credit
Comment
6.3.2 - Air Handler

Gaps,holes
WATER HEATER CLOSET

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

7 - Kitchen

Kitchen: Appliances present
Range, Oven, Cooktop, Dishwasher, Fridge
Countertops-Backsplash: Condition
Serviceable w/slight wear and cosmetic deficiencies
Cabinets: Condition
Serviceable w/slight wear and cosmetic deficiencies
Sink: Condition
Serviceable w/slight wear and cosmetic deficiencies
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.

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.

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Comment
7.5.1 - Dishwasher

Inoperable

The dishwasher appears to be inoperable or not working as intended using normal operating controls. Its also installed on the switch that is designed for the garbage disposal. This is not a proper connection for the dishwasher. Consider asking the property owner concerning this and/ or recommend that a qualified plumber evaluate and repair or replace as necessary.

Wash Appliance Repair
$
Credit
Comment
7.9.1 - 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

8 - 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)
Wall: Condition
Serviceable w/slight wear and cosmetic deficiencies
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: Wallpaper

There is wallpaper in one or more bathrooms. The walls behind the wallpaper can not be evaluated. Moisture can get behind the wallpaper if the bathroom is not properly vented, (an exhaust fan, window etc.) and create mold or wall damage that is not visible.

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
8.1.1 - 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
8.2.1 - Sink/countertop

Faucet leaks off
HALF BATHROOM

One or more faucets leak or drip when turned off. A qualified plumber should evaluate and repair as necessary.
Pipes Plumbing Contractor
$
Credit
Comment
8.2.2 - Sink/countertop

Faucet leaks on

One or more faucets leak by handle(s) or at their base when turned on. A qualified plumber should evaluate and repair as necessary.
Pipes Plumbing Contractor
$
Credit
Comment
8.2.3 - Sink/countertop

Faucet Loose
HALF BATHROOM

The sink faucet was loose at one or more bathroom(s).  Recommend that a qualified plumber repair as necessary.

Contractor Qualified Professional
$
Credit
Comment
8.2.4 - Sink/countertop

Drain leak
HALF BATHROOM

One or more bathroom 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
8.2.5 - Sink/countertop

Sink deteriorated or damaged

One or more sinks are deteriorated or damaged. Consider repairs or replacement by qualified contractor. 

Pipes Plumbing Contractor
$
Credit
Comment
8.3.1 - Toilets

Fill valve,handle,float malfunctioning
HALF BATHROOM

The toilet fill valve, handle or float mechanism in the toilet tank at one or more bathrooms did not work properly or was inoperable. This can result in bathroom flooding or excess water consumption. Recommend that a qualified person repair or replace items as necessary.

Pipes Plumbing Contractor
$
Credit
Comment
8.4.1 - Bathub

Diverter Valve

The shower diverter valve for one or more bathtub faucets is ( defective, difficult or not working as intended ). A diverter valve is used in combination bath/shower units to direct flow either to the bathtub spout or to the showerhead. When a diverter valve is working properly, water only flows out of either the tub spout or the showerhead, but not both.  A qualified plumber should evaluate and replace components or make repairs as necessary.

not actual sample. Illustration only.


Pipes Plumbing Contractor
$
Credit
Comment
8.4.2 - Bathub

Aerator-missing

No aerator was installed on the bathtub spout  at one or more bathrooms(s) . Aerators reduce the water coming through the faucets by mixing it with air. The aerator acts as a sieve, sending a separating a single flow of water into many tiny streams. This introduces the air into the water flow. Also because there is less space for the water to flow through, the water flow is reduced. Aerators save water and reduce splashing. Recommend installing one.

for illustration only

Pipes Plumbing Contractor
$
Credit
Comment
8.4.3 - Bathub

Faucet- leaks on

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

9 - Interiors

Floors, Walls, Ceilings: Condition
Serviceable w/slight wear and cosmetic deficiencies
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
No
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


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
9.1.1 - Floors, Walls, Ceilings

Wall-stains dry
WATER HEATER CLOSET

Stains were found in one or more wall areas. However, no elevated levels of moisture were found. The stain(s) may be due to leaks. Recommend asking the property owner(s) about this, and monitor the stained area(s) in the future. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.

Contractor Qualified Professional
$
Credit
Comment
9.2.1 - 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
9.3.1 - Windows and Door

Door keyed-interior
KITCHEN DOOR

One or more interior doors have a keyed lockset or deadbolt installed on the inside. This is a safety hazard for anyone especially for small children in the event that they lock themselves in the room and do not know how to unlock the door and/or and the key is not available or misplaced. Keyed locksets and/or deadbolts should be replaced as necessary with "privacy" locksets that don't require a key, so they can open quickly in an emergency. Recommend replacement.

Wrench DIY
$
Credit
Comment
9.3.2 - Windows and Door

Window-lock issues
BATHROOM WINDOW

Lock mechanisms on one or more windows were loose, missing, damaged,inoperable,difficult to operate or broken. This poses a security and hazard risk. Recommend that a qualified person repair as necessary. 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

10 - 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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