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1234 Main St.
Miami Lakes, FL 33016
04/08/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name

1 - General Information

Adj. Sq Ft.
1128

based on property listings or municipal records.

Year Built
1953

based on property listings,municipal records or available permits.

Start time (approx)
9:00 AM
Temperature (approx)
58 Fahrenheit
Weather Condition
Cool, Dry
Type of Inspections
Property Inspection, 4 Pt Inspection, Wind Mitigation Inspection
Type of Structure
Single Family
Foundation type
Slab on Grade
# Units Inspected
One
Present at Inspection
Client, Clients Agent, Owner
Property Occupancy
Occupied
Introduction

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.

This Inspection was performed in accordance with Florida current Standards of Practice  61-30.801 which can be clicked and viewed here: SOP

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. 

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.

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.

Report Category

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 (Blue)

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 (Orange)

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 (Red) 

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. 

Contractors and Repairs

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 evaluation procedures. Their evaluation will supersede the information found in this report, and as a result ; a reinspection by us, is usually not required. Any listed items in this report concerning areas reserved for specialist should not be construed as a detailed, comprehensive, and / or exhaustive.   

Pictures and Videos

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. A pictured concern does not necessarily mean that the concern was limited to that area only, but may be a representation of a condition that is in multiple places. Not all deficiencies or areas of concern will have a picture or video. "Do not" rely exclusively on pictures alone. 

Please read your complete inspection report, its information and limitations sections. 

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


Report Addendum & Oral Opinions

Inspector reserves the right to update inspection reports within 48 hours after initial release. This is to accommodate clarifications,modifications or additional information that might have come forward subsequent to the inspection. Oral & verbal 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.

Sellers disclosure

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. 

Cost Estimates

Home Inspectors are not required and discouraged by standards of practice to provide cost estimates in their reports; as a result they are not provided by default. Home Inspectors are not building contractors. Cost estimates by inspector will only be provided at the request of either the client or their respective real estate agent as a courtesy only. All deficiencies and concerns in this report should only be cost estimated by qualified and/or licensed building contractors. 

Excluded items

The following items are excluded: Detached buildings or structures, private septic systems, surveillance cameras, alarms, outdoor lighting, central vacuum system, water softeners, steam makers, UV lights, smart vents,climate control HVAC systems, heat recovery systems, electronic air filters,water filters, retaining walls, underground drainage & pipe systems, catch basins or concealed sump pumps,swimming pools, spas, hot tubs or saunas,soil stability,erosion control, ponds, water features,waterfalls, irrigation or yard sprinkler systems,sport courts, playground, recreation or leisure equipment, invisible fencing, timers, sea walls, docks,boathouses, retractable awnings,hurricane protection systems. 

Environmental Concerns such as mold, lead, asbestos, termites,radon, etc. are not part of this inspection. Any comments made regarding these items are as a courtesy only.

Alterations,Demolition,Renovations

If the property has undergone any alterations, demolition or renovations, such work may have required the issuance of permits by the governing body having jurisdiction. It is important that these permits are consistent with the work involved. It is recommended that the buyer exercise due diligence in ascertaining whether the work was done in a lawful manner and if there are any open permits or if permits are/were necessary for the work involved. If a property has obvious renovations, additions or demolition work without any corroborating permits, there could be future city building department and insurance consequences. This home inspection is not a code or permit compliance inspection.

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

General Concerns: Termite Inspection Information

A termite inspection is not part of this home inspection. There may be no obvious signs of pest activity. However, there could be issues in concealed areas not visible.

We recommend an independent termite inspection performed by a qualified and state licensed pest control contractor as part of this initial home purchase and as part of a regular preventative maintenance program.

The Florida Department of Agriculture (DOA) laws require that a wood destroying organism/termite inspection can only be conducted and reported on by a (DOA) State of Florida licensed pest control contractor. 


2 - Roof

Roof: Inspection method
Walked
Roof: Type
Hip
Roof: Covering material
Asphalt/Fiberglass Shingles
Roof: Roof Drainage
No Gutters ( consider installing)
Shingles roof: Condition
Repair-replace and or evaluate ( see comments below)
Flashing/Vents: Condition
Serviceable
Roof: Recommendation

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

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 especially in Florida where the climate can be brutal for roofs due too the heat and seasonal storms.

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 having the roof evaluated by a qualified roofing contractor every 3-5 years, to minimize the risk of leakage, access any damages and maximize roof life.

Roof: Views

The following photos are general roof views at time of inspection. Areas with a specific concern or defects are noted separately.

Shingles roof: Age
14 years

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


The following items or areas are not included in this inspection: areas that could not be traversed safely or viewed clearly due to lack of access. 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. 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.

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Comment
2.2.1 - Shingles roof

Exposed Nails

Nail heads were exposed at one or more shingles. Recommend having a qualified person or roofing contractor apply an approved sealant over exposed nail heads and replace any missing shingles ( if any) per standard building practices.

3 - Attic

Attic: Roof Structure
Rafters
Attic: Inspection Method
Viewed from hatch(s) only ( restricted by ac ductwork-pipes and low clearances
Insulation: Rating ( approx)
R-15
Insulation: Material
Fiberglass loose
Attic: Views

The attic appeared satisfactory at time of inspection. Areas with a specific concern or defects are noted separately.

Attic: Attic Information

Not all areas of the attic were traversed. These areas were unsafe to traverse or blocked by AC Ducts, Insulation, low rafters, pipes, etc . The Inspector makes every effort to try and see as much as possible, however some areas cannot be safely inspected. Hidden and concealed areas are disclaimed.

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 or radiant barriers. Activate thermostatically operated fans. Spaces that are not readily accessible or where entry could cause damage or pose a safety hazard to the inspector's opinion. To move, touch, or disturb insulation. To move, touch or disturb vapor retarders.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. 

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Comment
3.1.1 - Attic

Sheathing-damaged

One or more sheathing boards or plywood in the attic appeared damaged. This is a conducive condition for leaks and further deterioration. Recommend repairs by qualified roofing contractor. 

 

4 - Plumbing /Fuel Systems

Location of Main Shut Off
Right side of exterior
Interior Supply piping
Galvanized
Water Source
Public Water
Drain Pipe
PVC
Waste Pipe
Not Visible
Vent Pipe
Galvanized
Drain and Waste: Scope Recommendation

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.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. 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. Recommend that a qualified plumbing contractor inspect the plumbing waste lines using a video scope device to determine if they need repair or replacement prior to your closing period.

Visit: Sewerscope Inspection

Drain and Waste: Cleanout cap

The sewer clean-out cap was present and appeared satisfactory at time of inspection. This cap is not opened by the inspector. Areas with a specific concern or defects are noted separately.

Hose Bibbs: Views

All readily accessible hose bibbs were tested by opening water supply handle and checking for water supply. No reportable conditions exist unless otherwise noted on this report. 

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;irrigation or sprinkler systems; 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. Underground utilities, supply pipes and sewer drain pipes are not visible during a standard home inspection and are not part of our standards of practice, as a result they are excluded from the scope of this inspection. 

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Comment
4.3.1 - Main shut off Valve

Replace-no handle

The main water shut off valve(s) appeared worn, old and past its useful life, additionally its missing a handle. Consider replacing now or in the near future to reduce the risk of valve not working properly in an emergency. Note: Inspector does not operate shut off valves.

5 - Exteriors

Exterior wall structure
Concrete Block(CBS)
Wall Covering
Stucco
Driveway Material
N/A
Exterior doors
Metal w/Window
Fencing
Chain Link
Fences and Gates: Conditions
Repairs / Replacement / Evaluation
Views

The exteriors of the property appeared satisfactory at time of inspection. Areas with a specific concern or defects are noted separately.

Exterior coverings

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,vinyl or aluminum siding, stone,faux stone veneer, brick, etc. this greatly 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. Hidden and concealed areas are disclaimed.

Detached Building

Detached building structures such as tool sheds, gazebos, canopies, pergolas, tiki huts, patio structures etc, are not part of our standards of practice and exceeds the scope of the inspection, therefore excluded from this inspection. Any mentioning by the inspector is strictly a courtesy only.

Windows and Doors: Security Bars

The inspector does not operate, inspect or test security bars or any quick release mechanism( if present) on window security bars. Any mentioning of it is strictly a courtesy.

According to the 2006 International Residential Code (IRC), basements and sleeping rooms should have at least one operable emergency escape and rescue opening. Windows that are equipped with bars and which are intended for emergency egress should have a quick-release mechanism installed. If a rooms egress requirements are already satisfied by another window or door, it is still helpful for window bars to be equipped with a quick-release mechanism. Where window bars are installed in windows that are part of a buildings means of egress, the IRC requires that they be equipped with a quick-release mechanism that complies with the following requirements:

A. It should be accessible from the inside of the house. Although not addressed by the IRC, the device should not be accessible from outside the house if the window were to be broken.

  1. B. It should not require a key or combination,likely reasons for this requirement are as follows :

    1. During an emergency, occupants may become too panicked or confused to remember the combination or where they put the key.
  2. Fire and smoke may prevent access to the key or obscure view of the lock.
  3. Occupants may not know the combination or know where the key was placed.
  4. It should not require any special tools, such as a screwdriver.
  5. The mechanism should be able to be operated with relatively little force. Children and the elderly should be strong enough to operate the release mechanism.  
  6. Operation of the mechanism should not require special knowledge.

Consider testing any quick release mechanism (if present) or requesting operational information from sellers prior to closing. 

Recommends a full evaluation and repairs on all security bars of the property from qualified contractors if these minimum conditions don't exist.  

Informational Video

Hurricane Protection: Hurricane panels

The property appears to be equipped with metal hurricane panels. Hurricane panels and their associated hardware are not inspected or installed. This is only a notation that they are stored. It is the responsibility of the home-owner and or buyer to ensure the proper number of panels and fasteners are counted and will properly fit to ensure adequate storm protections. The client should consider requesting all available information from sellers regarding installation of these panels prior to closing.

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
5.2.1 - Exterior issues

Stucco-cracks

Cracks were found in one or more areas of the exterior stucco finish. Moisture can enter cracks and / or damaged areas and further deteriorate the stucco. Note that areas behind the stucco are inaccessible and excluded from this inspection. Recommend that a qualified contractor repair or replace stucco as necessary.

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Comment
5.3.1 - Windows and Doors

Jamb-damage

Damage & Deterioration was found at one or more door jambs, frames and /or windows. Recommend that a qualified person repair or replace as necessary. 

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Comment
5.6.1 - Vegetation and Grading

Vegetation-overhangs roof

Vegetation such as trees, shrubs, and/or vines overhung the roof surface or were in contact with the roof edge. Organic debris such as leaves or needles are likely to accumulate in gutters (if installed) and on the roof surface.  Vegetation in contact with the roof can damage the roof surface and/or the roof drainage system and create excess moisture to roof surface. Recommend pruning vegetation so as to not be in contact with the roof and to not overhang the roof surface. If vegetation is too tall then it should be pruned at least 10 feet above the roof surface.

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Comment
5.8.1 - Fences and Gates

Damaged

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

6 - Electrical

Condition
Repair-replace and or evaluate (see commenst below)
Amperage
200
Service Type
Overhead
Service Voltage
120/240
Service Wiring
Copper
Branch Wiring
Copper
Location of Main Panel
Exteriors
Electric Panel: Panel Manufacturer
General Electric
Electric Panel: Protection
Breakers
Location of Main Disconnect
Middle
Electrical Grounding
Grounding Rod
Electric Panel: Views

The following photos are general electrical system views at time of inspection. Areas with a specific concern or defects are noted separately.

Electrical Components: Inspected

Readily accessible switches, receptacles and light fixtures were inspected and tested. The function of every single switch in the home is not determined.There may be the presence of installed switch(s) that do not appear to control a fixture or receptacle. In this case, we recommend consulting with the seller for more information to what they control. 

Ceiling fan remote control(s) are operated only if they are present and readily available. Pull chains or wall switches are designed as acceptable methods in controlling ceiling fans. No reportable deficiencies were observed unless otherwise noted in this report. 


GFCI : Information

Ground Fault Circuit Interrupter (GFCI) is a protection feature that allows a circuit or receptacle to "trip" or "shut off" if as little as a 5 milliamp differential is detected between the "hot" and "neutral" conductors. This protection is required at locations near a water source or where something plugged into the receptacle could come into contact with water, including: bathrooms, kitchens, exteriors, near pools and garages. Consider testing GFCI devices regularly to ensure proper working order. Most GFCI manufacturers recommend testing monthly. If any GFCI device does not test or reset properly, it should be replaced.  To test GFCI devices, push the test button, which should pop the reset button and terminate power. To restore power, push the reset button. To test GFCI circuit breakers in electrical panels, push the test button. The circuit breaker should switch off and terminate power to the circuit. To restore power, switch the circuit breaker off and then on. Although GFCI protection may not have been required when the home was built, their installation  is highly recommended and is typically an inexpensive cost. Helpful Tip: GFCI




Low voltage systems

Low voltage or timers systems such as burglar alarm systems, surveillance cameras, smoke detection devices, ceiling fan timers, lights timers 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.

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Comment
6.3.1 - Circuit Breakers

Corrosion

Corrosion was found on one or more electrical breakers and/or conductors. This is usually common with exterior electrical panels. Further damage could exist behind electrical components not visible at time of inspection. Its recommended the panel be evaluated by a qualified electrician to mitigate any possible damaged by moisture.

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Comment
6.4.1 - Electrical Components

Covers
kitchen

Cover plate(s) are damaged or missing at one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. Cover plates should be replaced where necessary.

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Comment
6.4.2 - Electrical Components

Covers-exteriors

Exterior cover(s) are damaged or missing at one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. Cover plates should be replaced where necessary.

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Comment
6.4.3 - Electrical Components

Conduit- damage

One or more conduit for the electrical wiring is damaged or not properly terminated. The conduit should be repaired to protect the wiring from possible damage and terminated properly if not in use. Recommend repairs by qualified electrician.

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Comment
6.4.4 - Electrical Components

Doorbell issues

The doorbell and/or button is loose, damaged or inoperable. Recommend repairs or replacement by qualified contractor or handyman. 

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Comment
6.4.5 - Electrical Components

2 Slot

2-slot receptacles rather than 3-slot, grounded receptacles were installed in one or more areas. These receptacles might not have an equipment ground and are considered unsafe by today's standards. Appliances that require a ground should not be used with 2-slot receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. The client should be aware of this limitation when planning use for various rooms, such as an office. Upgrading to grounded receptacles typically requires installing new wiring from the main service panel or sub-panel to the receptacle(s), in addition to replacing the receptacle(s). Recommend a full evaluation of the electrical system with a qualified electrician and the possibility of upgrading to 3-wire, grounded circuits.

not actual sample. Illustration only.

not actual sample. Illustration only.

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Comment
6.4.6 - Electrical Components

No power
kitchen

One or more electric receptacles or switches appeared to have no power. Recommend asking the property owner about this. If necessary, recommend that a qualified electrician evaluate and repair as necessary.

7 - HVAC

HVAC: Cooling source
Electric
HVAC: Heat Source
Electric
HVAC: A/C Type
Split System
Condensing Unit : Estimated tons
3
Filter: Filter type
Washable ( recommend replace every 30 days)
Filter: Filter Location
Below unit
Air Handler : Heater Inspected

Heated air was produced and appeared serviceable at time of Inspection.

HVAC: Information

Regular service of the HVAC system is important for efficient operation and to achieve maximum life from equipment; equipment can fail at any time without warning; most manufacturers recommend annual service.  Condensation pans and drain lines may clog or leak at any time and should be monitored frequently while in operation.

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. CFM Air-Flow and HVAC Sizing is not inspected,calculated or determined. This inspection will not be as comprehensive as that performed by a HVAC contractor.

Condensing Unit : Age
7 Year(s)

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

Condensing Unit : Views

The following are satisfactory photos of the general cooling & heating system views at time of inspection. Areas with a specific concern or defects are noted separately.

Air Handler : Age
7 Year(s)

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

Air Handler : Temperature Differentials

The temperature split differential between the return air and supply registers were 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 : Views

The following are photos of the general air handler/ evaporator system and component views at time of inspection. Areas with a specific concern or defects are noted separately.

Thermostat: Serviceable

The thermostat(s) was operated and 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: Recommendation

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 : Float Switch Sensor

Air conditioning condensation overflow sensors are recommended to be installed on the Air Handler ( if not present). These are electronic safety devices that operate automatically and helps to prevent water damage due to an overflow of the air conditioners condensate drains. If already installed,these devices are not tested or evaluated by the inspector. If sensor is present, recommend having this sensor tested and further evaluated by your HVAC technician during your next HVAC maintenance schedules.

More Information: HVAC Float Switch

Illustration onlyIllustration only

Through wall units: Not inspected-cord not long enough

The wall unit air conditioner was not inspected. The electrical cord was not long enough to be plugged into the wall and evaluated. As a result, its excluded from this inspection

The following items are not included in this inspection: humidifiers, dehumidifiers, smart vent systems, 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
7.2.1 - 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.

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Comment
7.3.1 - Air Handler

Dirty coil

The air handler's evaporator coils appeared dirty and partially restricted. This may result in reduced efficiency, improper temperature differences and higher energy costs. Recommend cleaning coils from a qualified HVAC contractor as required. 

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Comment
7.3.2 - Air Handler

Pan-none

The heating/cooling system's air handler has no auxiliary catch or drain pan. Condensation may leak onto finished living spaces below and cause damage. Consider a qualified person or HVAC contractor install a catch pan and / or drain.

illustration only

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Comment
7.6.1 - Filter

Poor Access

One or more air filters for the heating and/or cooling system were located in a poor access area or were difficult to access. This is an inconvenience that may prevent the client from checking them monthly for replacing or washing. Indoor air quality can be reduced as a result. Recommend consulting with a qualified HVAC contractor or handyman to determine options for relocating and making filter more accessible. 

8 - Water Heater

Water Heater: Energy Source
Electric
Water Heater: Location
Laundry room
Water Heater: Gallons
30
Water Heater: Type
Tank
Water Heater: Estimated Age
24 Years

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

Water Heater: Hot Water Temperature
108 Degrees

The recommended hot water temperatures should be no greater than 120 for safety. Anything beyond that can be a scalding risk.

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
8.1.1 - Water Heater

Corrosion-tank

Significant corrosion or rust was found on the water heater tank casing. This is an indication that the water heater is near or at the end of its service life. At a minimum, monitor this water heater and budget for a replacement in the near future. If concerned, consider replacing the water heater now by qualified plumber before any leaks occur. Significant flooding can occur if the water heater does fail.

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Comment
8.1.2 - Water Heater

Pan-none house

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. Although these pans are not a requirement, they are recommended. If concerned, consult with a qualified contractor about installing one, or have one installed at the next water heater replacement period.

for illustration only

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Comment
8.1.3 - Water Heater

Exceeds Life Expectancy, 13-15 yrs

The estimated useful life for most water heaters is 13-15 years. This water heater appears to be past this age and may need replacing at any time. Recommend replacing the water heater now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails.

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Comment
8.2.1 - TPR

TPR drain line missing

No drain line is installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. Additionally, minerals in the water can impair the valve and cause a leak. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside.

not actual sample. Illustration only.

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Comment
8.3.1 - Shut off

Shut off VALVE-none

A water supply shut-off valve was not visible for the water heater. A shut-off valve allows the supply to the water heater to be turned off when the water heater needs repair or replacement, while allowing the remainder of the plumbing system to be operable (toilets, sinks, etc.). Recommend having a qualified plumber install a shut off valve per standard building practices if one does not exist.  

illustration sample only


9 - Kitchen

Plumbing information
Kitchen

All readily accessible sink(s), 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 including drain clogs were observed unless otherwise noted in this report

Cabinets & Countertops
The cabinets and countertops were inspected looking for significant damage and by testing a representative number of doors and drawers evaluating their operation. No reportable conditions were present at the time of inspection unless otherwise noted in this report.
Appliance Information
The appliances are all turned on, to ensure they operate. The testing done is general in nature, and not exhaustive. We do not verify appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, ice-maker production, and other specialized features of the appliances. All Kitchen appliances are highly used equipment with life expectancies of typically 10 to 15 years. It is reasonable to understand that any of these items can fail between the time of this inspection to your closing period.  All comments in this report are at "time of inspection" only. 

We recommend operating all appliances and equipment and making sure all inspected equipment and appliances are on site and on the property during your walk-through inspection and/or prior to your closing period.

There is no warranty or guarantee of any appliances or equipment. We are not responsible for changes in the condition, life expectancy, performance or onsite presence of these items after the inspection date. 


Range: Inspected

All of the heating elements on the cooktop were turned to "High", and were serviceable at 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. The appliance electronics, touchpads, digital controls or any other custom features are not tested. If concerned, consider a full evaluation of additional custom features of the unit from sellers prior to your closing period.



Dishwasher: No Dishwasher

Their was no dishwasher present at the property at time of Inspection.

Microwave: Portable microwaves

Portable Microwaves are not built-in appliances, as a result are not Inspected.

Hood/Vent: No hood/vent

No exhaust hood, ceiling or wall-mounted exhaust fan or downdraft exhaust system was found for the cook top or range. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor install a venting system per standard building practices.

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
9.1.1 - GFCI / Electrical

GFCI missing

One or more electric receptacles 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 qualified 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)

NEC® 210.8(A)

For more Information: GFCI

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Comment
9.2.1 - Countertops-Backsplash

Minor deterioration

Minor damage, aging and/or deterioration was found at countertops or backsplash in one or more areas. The client(s) should evaluate and consider having repairs or replacement if necessary.

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Comment
9.3.1 - Cabinets

Adjustment

One or more kitchen cabinet doors and or drawers are in need of adjustments. Recommend adjusting doors, drawers and / or hardwares accordingly.

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Comment
9.4.1 - Sink

Supply line-corrosion
under kitchen sinks

Significant corrosion was found on the sinks shut off supply valves, fittings or pipe. Leaks can occur as a result. Recommend that a qualified plumber evaluate, repair or replace components as necessary.

10 - Bathrooms

Plumbing information
Bathroom

All readily accessible sinks, faucets, showers & bathtubs are turned on for proper water flow, proper drainage and adequate pressures. 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 appeared dry. Leaks which may be present behind or in between walls are not visible and cannot be detected during the course of a home inspection. No reportable deficiencies including drain clogs were observed unless otherwise noted in this report.

Cabinets & Countertops
The cabinets and countertops were inspected looking for significant damage and by testing a representative number of doors and drawers evaluating their operation. No reportable conditions were present at the time of inspection unless otherwise noted in this report.
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. Venting of exhaust fans cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). 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. No deficiencies were observed with the bathroom ventilation at the time of inspection unless otherwise noted in this report.

Bathub: Tub & Sinks overflows

Bathtubs, sinks and shower pans are not filled with water during a home inspection. The testing of these overflow drains may cause leaks due to the likelihood that the gaskets which form a seal between the fixture and the drain can degrade at the connection point. Shower pans are not filled with water to test for leaks due to the possibility of overflow and or leakage. Shower pans are designed to direct water to flow towards the drain. Any leaks or gasket failure can go unnoticed behind the tub/sink/shower resulting in subsequent water damage. These overflows are designed as a precautionary and emergency drain in the event water should be overfilled and should not be used on a routine basis. Care should be exercised when filling tubs to avoid allowing water into the overflow. While they will likely drain the bulk of water, some amount of leaking can be anticipated. Access to these seals and gaskets are usually through invasive procedures such as removing sections of finished walls which can be costly and time-consuming. Additionally, shower pans require time to properly test. Overflows and shower pans are not tested and their watertight performance is not guaranteed and are disclaimed.


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.

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Comment
10.1.1 - GFCI / Electrical

GFCI missing

One or more electric receptacles at bathroom(s) 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 qualified 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)

NEC® 210.8(A)

For more Information: GFCI



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Comment
10.1.2 - GFCI / Electrical

None in bathroom
half bathroom

No electric receptacle was found in one or more bathrooms. This is an inconvenience and a potential safety hazard since extension cords from other locations may be used. Recommend that a qualified electrician install ground fault circuit interrupter (GFCI) protected receptacle(s) in bathrooms as necessary and per standard building practices.

NEC® 210.8(A)

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Comment
10.2.1 - Countertops-Backsplash

Caulking

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

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Comment
10.5.1 - Toilets

Toilet-loose
main bathroom

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.

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Comment
10.6.1 - Bathub

Caulk-spout

Caulk is missing,deteriorated or substandard around the base of one or more bathtub spout. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall structures.

not actual sample. Illustration only.

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Comment
10.6.2 - Bathub

Drain-slow

One or more bathtub drains are clogged or drain slowly. Recommend clearing drain and/or that a qualified plumber repair if necessary.

11 - Interiors

Interiors: Ceiling material/covering
Drywall/Plaster
Interiors: Wall material/covering
Drywall/Plaster
Interiors: Floor material/covering
Stone
Alarms: Smoke alarms present ?
No
Interiors: Walls & Ceilings

The ceilings and walls throughout the property were inspected with thermal cameras looking for moisture intrusion/staining from roof or plumbing leaks. Areas of concerned ( if any) such as stains and moisture presence are further tested with moisture meter. 

A home inspection is a visual inspection only. 

The inspector will not perform any invasive actions such as removing any sections of walls,floors, ceilings, cabinets or appliances in order to access or inspect behind and between those areas.There is no way to see behind walls and conditions cannot be guaranteed. Thermal Imaging does not see through walls. 

Water leaks and other conditions such as mold, water intrusion damage, deterioration and wood destroying organism damage behind and in between walls walls cannot be discovered via a visual inspection and is beyond the scope of a home inspection.  Please keep in mind that issues such as a water leak can develop at any time. 

No reportable conditions for active moisture or water damage were visibly present unless otherwise noted separately in this report.

Windows and Door: Information

Doors are operated and tested for proper operation including whether the door rubs, latches engages, and the general condition of doors. Windows are tested and operated on a representative number, including looking for cracked glass, broken windows, and latch/lock operation. While we operate window blinds in order to access the windows to operate and inspect them, the overall condition of window coverings and treatments is outside the scope of a home inspection.

Windows and doors are dependent upon sealants and caulking to help prevent moisture intrusion around the openings. Sealants and caulking eventually dries, shrinks, cracks and needs to be replaced. Areas dependent on sealants or caulking should be examined annually and sealants reapplied as necessary. 

Window & Door sealants appeared serviceable at time of inspection, unless otherwised noted in this report.

Alarms: Carbon Monoxide Recommendations

Carbon Monoxide detectors are recommended throughout the house. Especially important if theirs Gas Appliances.  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 furnaces, stoves, water heaters or fireplaces. 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


Alarms: Smoke Detector 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

Illustration only




Obscured-Occupied

This property was furnished and / or occupied at time of inspection. One or more 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 personal belongings are eventually moved out, damage or deficiencies that were not noted on the report 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 your closing period. This includes any windows that were not inspected due to inaccessibility.

Mold

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. This is Inspection is not a Mold Inspection and does not include a Mold Report. Mold Inspections can only be performed by Florida State licensed mold accessors. Recommended reading -  Guide to Mold


Thermal Imaging

Thermal Imaging measures apparent temperature differentials. 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, but does not see through walls. Moisture must be present for thermal imaging to locate its existence. During dry times a leak may still be present but undetectable if materials have no moisture present. Thermal Imaging was used during this inspection. 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 use of the tool and comments made are as courtesy only. There is no guarantee that all issues will be found with thermal imaging and no warranty provided. 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:  chips and /or adjustments in laminate cabinets, worn spots and discoloration of floor coverings, wallpapers, or window treatments, nail holes, scrapes, scratches, tears, dents, chips or caulking in ceiling crowns, baseboards, 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 reported on a Standard Home Inspection. If 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.

Interiors: Non-accessible areas

By design, a home has many non-accessible areas. Areas such as but not limited enclosed voids and in-between wall areas and other physically restrictive areas and spaces. These areas/spaces will not be inspected, including acoustical type suspended ceiling tile, behind mirrored walls, wallpapered walls, paneled walls, carpets,rugs etc. A home inspection is a visual inspection only. The inspector will not perform any invasive actions such as removing any sections of walls, floors, ceilings,carpets,rugs, cabinets or appliances in order to access or inspect behind and between those areas. There is no way to see behind walls and conditions cannot be guaranteed. Water leaks and other conditions such as but not limited to mold, water intrusion damage, deterioration and wood-destroying organism damage behind and in between walls cannot be discovered via a visual inspection and inspections of these areas are beyond the scope of a home inspection. Leaks can develop at any time. Hidden and concealed areas are disclaimed.

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.

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Comment
11.1.1 - Interiors

Ceiling-repairs dry

Patches or evidence of prior repairs were found in one or more ceilings areas. However, no elevated moisture levels were found. Recommend asking the property owner about the repairs (e.g. why necessary, whether prior leaks have occurred).

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Comment
11.1.2 - Interiors

Floor- minor cracks

Settlement cracks were found in the concrete slab floor. These are common and appear to be non structural.

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Comment
11.2.1 - Windows and Door

Doors-bifold

One or more bifold doors were off their track(s) or difficult to operate. Recommend that a qualified person repair as necessary.

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Comment
11.2.2 - Windows and Door

Window- MAINTENANCE

One or more windows that were designed to open and close were either stuck shut or difficult to open and close. Recommend that a qualified person or contractor repair windows as necessary so they open and close easily. Windows shall be maintained in good working order and unobstructed at all times. 

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11.2.3 - Windows and Door

Window screen- damaged.

One or more window screens were damaged and / or deteriorated. These 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). Recommend replacing window screens as necessary.

12 - Laundry

Washer: Inspected

The washer appeared serviceable at time of inspection. NOTE: We normally operate washers without a clothing load. ( This only gives us an idea of the unit's functionality; a fully loaded washer could perform differently). If concerned, recommend requesting full sellers disclosures on the laundry equipment's performance prior to closing. 

The areas around the visible supply piping and valves are checked for the presence of any leaks and moisture and appeared dry. Leaks which may be present behind or in between walls are not visible and cannot be detected during the course of a home inspection. No reportable deficiencies were observed unless otherwise noted in this report. 


Dryer: Inspected

The dryer appeared serviceable at time of inspection. NOTE: We normally operate dryers without a clothing load. ( This only gives us an idea of the unit's functionality; a fully loaded dryer could perform differently). If concerned, recommend requesting full sellers disclosures on the laundry equipment's performance prior to closing.  No reportable deficiencies were observed unless otherwise noted in this report.

TIP: Dryer vents are recommended to be cleaned as frequent as possible at a minimum every 3 months. Venting of clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings).

Sink: Plumbing information
Kitchen

All readily accessible sink(s), 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 including drain clogs were observed unless otherwise noted in this report

General: Limited access behind laundry

No access or only limited access was available on the back of the clothes washer,dryer or both, and to the connection or utility hook-ups located behind the appliances. The inspector normally attempts to determine the condition of the water supply, hoses, presence of a gas vs. electric power supply, the configuration of the stand pipe, whether the dryer exhaust duct is serviceable, etc. Because of the lack of access, the inspector was unable, and/or limited to fully evaluate and/or describe the hook-ups and appliances conditions behind this equipment.

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.

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Comment
12.2.1 - Washer

Rubber supply hoses

Rubber water supply hoses were installed at the clothes washer. These hoses are prone to bursting when deteriorated, which can result in flooding and significant water damage. If concerned, recommend upgrading to braided, stainless steel hoses now or in the near future.

not actual sample. Illustration only.

13 - WDO / Pest Control

4 EYES HOME INSPECTIONS LLC is not a State Licensed Pest Control Company. The Florida Department of Agriculture (DOA) laws require that a wood destroying organism/termite inspection can only be conducted and reported on by a (DOA) licensed pest control contractors. All Comments pertaining to Wood Destroying Organism finding are strictly a courtesy and beyond the scope of the Inspection. A State licensed pest control specialist should always evaluate any findings to ensure any active infestations.

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Comment
13.1.1 - Pest

Evidence-WDO

It appears theirs visible evidence of Wood Destroying Insects or Wood Destroying Organism at time of Inspection. This can be a past Infestation that was already treated or a present active infestation. Consider asking sellers as to any past treatments.

The Florida Department of Agriculture (DOA) laws require that a wood destroying organism/termite inspection can only be conducted and reported on by a (DOA) licensed pest control contractors.

All Comments pertaining to WDO or WDI findings are strictly a courtesy and beyond the scope of this Inspection. 

Recommend a Florida State licensed pest control specialist or termite contractor evaluate and perform a thorough and complete termite inspection and submit a proper licensed report and quote for treatment prior to closing.

14 - Final information

4 EYES HOME INSPECTIONS LLC

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

It's not uncommon for sellers, tenants, homeowners or movers 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 highly recommend you operate all mechanicals, open faucets, flush toilets, run water, check walls, floors, operate all appliances; make sure all appliances are present ,open all windows and doors at your walk-through Inspection or prior to closing. We recommend a slow, careful evaluation and observation during this walk-through Inspection. Review any areas that might have been concealed or obstructed from this 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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