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

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1 - General Information

Approx S.F. of Property:
1619
Year Built
1958
Approx start time
11:00 AM
Approx temperature
91 Fahrenheit
Weather Condition
Hot
Type of Inspection
Home Inspection, 4 Pt Inspection, Wind Mitigation Inspection, Termite Inspection ( provided by 3rd Party Contractor
Type of Structure
Single Family
Foundation type
Slab on Grade
# Units Inspected
One
Present at time of the inspection
Owner, Tenant, Listing agent
Property Occupancy
Occupied
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. http://www.nachi.org/sop.htm

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 , operate faucets, 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 the inspection due to furniture or personal belongings from previous owners. Also review any areas that were noted as having prior moisture problems or leaks.


Category Description

Listed below is a description of the Categories used throughout the report to help understand the severity of an item.  Any items list in the below categories may be 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.  They may be used in negotiations between real estate professionals. 


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 perhaps is 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 frequently 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 is in need of moderate repair, service, is showing signs of wear or deterioration that could result is 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 for 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 Information

It is recommended that licensed professionals be used for repair issues as it relates to the comments in this report, and copies of receipts are 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 I recommend evaluation or repairs by contractors or other licensed professionals, it is possible that they will discover additional problems since they will be invasive with their evaluation and repairs. Any listed items in this report concerning areas reserved for such experts should not be construed as a detailed, comprehensive, and / or exhaustive list of problems, or areas of concern.

Causes of Damage / Methods of Repairs

Any suggested causes of damage or defects and methods of repair mentioned in this report are considered a professional courtesy to assist you in better understanding the condition of the home and only from the standpoint of a visual inspection. It should not be wholly relied upon. Contractors or other licensed professionals will have the final determination on the causes of damage/deficiencies, and the best methods of repairs, due to being invasive with their evaluation and repairs. Their evaluation will supersede the information found in this report.

Use of pictures clause

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. Also note that 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.

Building Permits / Code Compliancy

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 your cities 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 and/or closed.Recommend reviewing all permits and securing they be finalized and closed prior to your closing dates.

Sellers disclosure reminder

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. 

Wood Destroying Organism Evidence

It appears their was evidence of Wood Destroying Insects or Wood Destroying Organism at time of Inspection. A termite report is attached from a 3rd Party Licensed Contractor. 

Excluded items

Unless specifically included in the inspection, 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 vauum; water softners; steam makers; water filters; fences and gates; 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. Any comments made regarding these items are as a courtesy only.

2 - Roof

Roof: Inspection method
Traversed, Drone
Roof: Type
Hip-Gable Combination
Roof: Covering material
Asphalt/Fiberglass Shingles, Built up
Roof: Roof Drainage
Gutter system
Shingles roof: Condition
Repair-replace and or evaluate (see commenst below)
Flat roof: Condition
Repair-replace and or evaluate ( see comments below), Near-at or beyond service life
Flashing/Vents: Condition
Serviceable
Roof: Age ( main )
5 year(s)

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

PERMITS # 1425679-0  2-19-2014

Roof: Recommendation

The roof covering material, visible portions of the roof structure from within the attic (if applicable), and interior ceilings, were inspected looking for indications of current or past leaks. Future conditions and inclement weather may reveal leaks that were not present at the time of inspection. Roof leaks can develop at any time and may depend on rain intensity, wind direction, and other factors. Roof leaks often appear at roof penetrations, flashings, skylights etc . Although all attempts are made to uncover any possible roof leak, evidence of prior roof leaks may be disguised by interior finishes.( e.g. paint, plaster, drywall,acoustic sprays, etc). This home inspection is not a warranty or a guarantee a roof will not leak. Leaks can develop at any time. A roof leak should be addressed promptly to avoid damage to the structure, interior finishes and furnishings. Any deficiencies noted in this report with the roof covering or indications of past or present leaks should be evaluated and repaired as needed by a licensed roofing contractor .We recommend an annual roof inspection and tune-up by a licensed roofing contractor to minimize the risk of leakage and to maximize the roof life.

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

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Comment
2.1.1 - Roof

Near life expectancy

The roof surface appeared to be at, or near the end of its service life and will likely need replacing in the near future even if repairs are made now. Consult with a qualified roofing contractor to determine replacement options and requesting at least 3 replacement estimates. Note that some structural repairs are often needed after old roof surfaces are removed and the structure becomes fully visible. Related roofing components such as flashings and vents should be replaced or installed as needed and per standard building practices.

Roof Roofing Professional
$
Credit
Comment
2.2.1 - Shingles roof

Shingles Damaged

One or more asphalt shingles were damaged ( e.g.cracked, broken,missing,loose,degranulated,deteriorated ).   This is a conducive condition for leaks and damage to underlying roof structure.  Recommend that a qualified roofing contractor evaluate and repair as necessary. 

Roof Roofing Professional
$
Credit
Comment
2.2.2 - Shingles roof

Shingles-repairs

One or more roof shingles were patched or sealed. These areas may have been leaking previously. Recommend consulting with seller or property disclosures. These areas should be monitored moving forward. If leaks are observed, a licensed roofing contractor may need to evaluate and repair.

Roof Roofing Professional
$
Credit
Comment
2.3.1 - Flat roof

Degranulation

There appears to be a considerable amount of granule loss on the granular top surface sheet of the roof.This could be an indication the roof surface might be at or beyond its serviceable lifespan. Recommend evaluation, repairs or replacement by qualified roofing contractor.

Contractor Qualified Professional
$
Credit
Comment
2.4.1 - Flashing/Vents

Pest screens missing

One or more plumbing vents on the roof have missing pest screens. This is a common practice. Consider having proper fitting screens installed at the top of plumbing vent stacks to reduce the chance of access to the plumbing system by small animals,rodents and pest. 


Roof Roofing Professional

3 - Exteriors

Exterior wall structure
Concrete Block(CBS)
Wall Covering
Stucco
Sidewalk/Patio Material
Concrete
Exterior doors
Metal, Wood
Fencing
Wood
Windows and Door: Conditions
Repairs / Replacement / Evaluation
Soffit and Fascia: Conditions
Repairs / Replacement / Evaluation
Fences and Gates: Conditions
Near-at-or beyond service life
Screened Patio: Conditions
Repairs / Replacement / Evaluation
Exterior Information

The inspector can only report on what is visible at the time of the inspection without intrusive means.If the home exterior walls are covered by wood siding, stone , faux stone veneer, brick, etc. this reduces inspection visibility. 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.

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
3.3.1 - Windows and Door

Window-broken

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

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

Door- Jamb Rot
Garage

Rot was found at one or more door jambs. Recommend that a qualified person repair or replace as necessary. All rotten wood should be replaced.

Hardhat General Contractor
$
Credit
Comment
3.3.3 - Windows and Door

Door -minor deterioration

One or more exterior doors had minor damage and/or deterioration. Although serviceable, the client may wish to repair or replace such doors for appearances' sake and to help prevent future deterioration. 

Contractor Qualified Professional
$
Credit
Comment
3.3.4 - Windows and Door

Windows-screens damage

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

Wrenches Handyman
$
Credit
Comment
3.4.1 - Soffit and Fascia

Screens-damaged

One or more soffit vent screens were missing,damaged, deteriorated. Recommend that a qualified person replace or repair screens as necessary to prevent birds or vermin from entering the attic.

Contractor Qualified Professional
$
Credit
Comment
3.4.2 - Soffit and Fascia

Paint covering rot

Recently painted surfaces were found on the facia and /or soffit areas.  It appeared their were sections that had wood rot or damaged behind the paint that was obscured. Its not uncommon for sellers to prepare the house for sale, which may include painting and patching the surfaces. Such preparations have the potential to conceal latent conditions that can be difficult to see. The inspector can only report on what is "visible" at the time of the inspection without intrusive means.  A qualified contractor is recommended to evaluate and repair as necessary all wood damage or moisture rot.

Contractor Qualified Professional
$
Credit
Comment
3.8.1 - Fences and Gates

Damaged

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

Fence Fence Contractor
$
Credit
Comment
3.10.1 - Screened Patio

Screen door issues

The Screened porch door was not working as intended and/or had damaged components (e.g. did not self close, deterioration, hardware issues, broken screens, etc),   Recommend repairs or replacement by qualified person.

Wrenches Handyman
$
Credit
Comment
3.10.2 - Screened Patio

Screens-missing, damaged

One or more screens were damaged, deteriorated or missing. These screens may not provide protection against flying pest & mosquitoes. Recommend replacing or repairing screens as necessary.

Wrenches Handyman

4 - Attic

Attic: Roof Structure
Trusses
Attic: Inspection Method
Viewed from hatch(s) only ( restricted by ac ductwork-pipes and low clearances
Insulation: Insulation Rating
R-15
Ventilation: Roof Ventillation Type
Soffit vents
Insulation: Insulation Material
Fiberglass loose
Attic: Attic Information

The attics have areas that are not fully accessible and visible during this inspection. Insulation is not moved or disturbed for visual accessibility of items. There could be areas that can potentially have issues that cannot be determined or seen during a home inspection as a result. Although, all attempts are made to uncover possible damages or deficiencies in the attic, its impossible to inspect 100 % of the total underside surface of the roof sheathing and attic for evidence of roof leaks or damage due to the limited access, low clearances, insulation, piping, obstructions, etc.  As a result, the inspector could not evaluate the attic in the home in it's entirety .  Any visual evidence of ceiling stains or moisture in the future should be addressed promptly.

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

$
Credit
Comment
4.5.1 - Electrical

Electrical hazards
MISSING JUNCTION BOX

Electrical hazards were found in one or more areas of the attic.( e.g. exposed wiring , loose wiring ,unterminated wires ,exposed splices , missing or broken cover plates , loose boxes , loose or substandard conduit , live wire ,extension cords used as permanent wiring, etc)  This is a safety hazard. Recommend that a qualified electrician repair as necessary. 

Electric Electrical Contractor

5 - Electrical

Service Type
Overhead
Service Voltage
120/240
Branch Wiring
Copper, Aluminum multi-strand, Cloth wiring
Location of Main Panel
Kitchen
Electric Panel: Protection
Breakers
Amperage
100
Location of Main Disconnect
Exterior
Electric Panel: Panel Manufacturer
General Electric
Electric Panel: Service Conductor
Copper
System Grounding
Grounding Rod
Receptacles, Switches, wires, lights : Switches,receptacles,lights

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

Low voltage systems

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

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

$
Credit
Comment
5.1.1 - Electric Panel

Bushings

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

Electric Electrical Contractor
$
Credit
Comment
5.1.2 - Electric Panel

Knockout, filler plates

One or more knockouts or filler plates 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 filler plates or cover opened knockouts where missing and per standard building practices.

Electric Electrical Contractor
$
Credit
Comment
5.1.3 - Electric Panel

Screws-improper

Fasteners with pointed tips should not be used in electrical panels as tips could come in contact with the conductors and charge the tips or cause a short. This is a dangerous situation. Recommend replacing with proper screws designed for electrical panels. 

Contractor Qualified Professional
$
Credit
Comment
5.1.4 - Electric Panel

Scorched

One or more main lug wires were scorched or heat-damaged. A qualified electrician should evaluate and make repairs or replace components as necessary.

Electric Electrical Contractor
$
Credit
Comment
5.3.1 - Circuit Breakers

Double tap

One or more circuit breakers in panel were "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary.

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

Cover Issues

One or more cover plates for switches or receptacles were missing, cracked or damaged. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.

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

Cover missing screws

One or more  receptacle or switch covers had missing screws. Recommend that a qualified person replace screws where necessary.

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

GFCI missing

One or more electric receptacles at the kitchen, bathrooms, exteriors, laundry or garage or 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)

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

Incorrect wiring
OPEN GROUNDS

One or more electrical receptacles are incorrectly wired.(e.g.hot-grounds reversed,hot-neutrals reversed,open grounds,open neutrals,etc).This can cause damage to electrical components, or even shock. A qualified electrician should evaluate the wiring and repair as needed.

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

Loose

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

Electric Electrical Contractor
$
Credit
Comment
5.5.1 - Branch Wiring

Cloth Wiring

Cloth Wiring was found either on one or more electrical panel(s), attics and /or branch wiring.  This type of wiring is usually found in homes built before 1960.With cloth-insulted wiring there is copper that is covered in cotton or rayon with either paper or rubberized insulation. One of the major reasons cloth covered wiring isn't safe is due to the fact the cloth becomes brittle over time and falls off the wiring. Some Insurance Carriers have insurability issues with Cloth Wiring. Further evaluation from a Licensed Electrician is recommended.

Electric Electrical Contractor
$
Credit
Comment
5.8.1 - SEC Service Wires

Loose guy wire holder on service mast

The guy wire holder (e.g. brackets or fasteners) for the service entrance wires was loose. This is a potential shock and fire hazard. Recommend that a qualified electrician repair as necessary.

Electric Electrical Contractor
$
Credit
Comment
5.8.2 - SEC Service Wires

Service drop wires in contact with roof surface

The service drop wires are in contact with roof's metal drip flashing or roof surfaces. This is a serious safety condition as the wire insulation can become frayed and energize the entire roof. 

Electric Electrical Contractor

6 - Garage

Type
Attached
Interior-walls-ceilings: Condition
Serviceable w/slight wear and cosmetic deficiencies
Vehicle door: Condition
Repair-replace-evaluate ( see comments below)
Vehicle door: Manual open

The garage door does not have an automatic vehicle door opener. It is manually operated. The client may want to consider installing an electric automatic garage door opener for convenience. 

Obscured garage perimeter

 The Garage was obscured by furniture, stored items ,personal belongings,boxes,debris,cars,junk, etc. The inspector in general does not move personal belongings or furnishings. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found. Recommend reviewing any areas that might have been concealed from the Inspection due to furniture or personal belongings during your walk-through inspection prior to closing

Vehicle door: Mechanical reversed not tested

The "Resistance" test of the garage door(s) was not conducted due to the possibility of damaging the homeowners door and/or the opener, should the resistance feature not function properly. This functionality is excluded from this inspection. Garage doors contain two safety measures to prevent someone from being injured or pinned by a closing garage door. Photoelectric eyes, and the ability to auto reverse.  Testing the auto reverse function once taking ownership of the home is highly recommended. The test can be conducted by placing a 2" X 4" laid on the ground, underneath of the door. When the door is closed, it should contact the 2" X 4", and auto-reverse. If it does not, adjustments to the "force close" setting on the opener may need to be made, and/or a garage door contractor should further evaluate.For more information: Mechanical Reversal Instructions

The inspector does not determine the adequacy of firewall ratings. Inspector does not inspect, count or calibrate garage door remote controls or door calibrations, Requirements for ventilation in garages vary between municipalities.

$
Credit
Comment
6.1.1 - Interior-walls-ceilings

Not Self-Closing

Garage doors to house are recommended to be self-closing, keeping out any levels of carbon monoxide from vehicles entering into the house and potential fires. Many homeowners find these doors inconvenient, but they are safer than doors that can be left opened creating a fire barrier between the house and garage area. Recommend adding or adjusting the self closing springs or hardware to door to make them self close for safety by qualified person or contractor.

Door Door Repair and Installation Contractor
$
Credit
Comment
6.2.1 - Vehicle door

Hardware,issues

Hardware such as hinges, locks, brackets, hangers, rails, cables,rollers and/or fasteners on one or more garage vehicle doors were missing, loose, deteriorated or damaged. A qualified garage door contractor should repair as necessary.

Garage Garage Door Contractor
$
Credit
Comment
6.2.2 - Vehicle door

Weather strip deteriorated

Weatherstrip at the sides and/or bottom of the vehicle door is damaged, missing and/or deteriorated. It should be replaced where necessary to prevent water and vermin intrusion.

Garage Garage Door Contractor

7 - HVAC

General: Cooling source
Electric
General: A/C Type
Split System
General: Heat Source
Electric
Condensing Unit : Condition
Serviceable
Condensing Unit : Estimated tons
4
Air Handler : Condition
Serviceable
Air Handler : Estimate Age
? Year(s)

The typical life expectancy of an Air Handler unit is approx 15 -20 years.

Filter: Filter type
Disposable ( replace every 30 days)
Filter: Filter Location
Behind grill
Condensing Unit : Estimated Age
14 Year(s)

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

Air Handler : Heater Inspected

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

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 : Coils -satisfactory

The condition of the evaporator coils appeared satisfactory at time of Inspection.

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. 

The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; 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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Credit
Comment
7.2.1 - Condensing Unit

Near life 12-15 yrs

The estimated useful life for air conditioning compressors is 12 to 15 years. This unit appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future. (This is dependent upon the manufacturer and environmental conditions.)It is recommended to have a Licensed HVAC technician complete a more invasive inspection.

Fire HVAC Professional
$
Credit
Comment
7.2.2 - Condensing Unit

Loose,not anchored

The Condensor unit at the exterior does not appear to be properly anchored or secured to concrete slab / pad or flooring. Excessive vibration or heavy winds can move the unit subsequently causing damage to electrical connections, refrigerant lines and pipes. Recommend properly anchoring unit to ground by qualified person or HVAC contractor.

Fire HVAC Professional
$
Credit
Comment
7.2.3 - Condensing Unit

Insulation-refrigerant lines

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

Wrench DIY
$
Credit
Comment
7.2.4 - Condensing Unit

Chase-open

The bottom of the coolant line chase for the condenser is open. It is recommended to have the chase sealed to keep small animals or rodents from entering the attic or wall.
Fire HVAC Professional
$
Credit
Comment
7.3.1 - Air Handler

No Float switch

It appeared their was no float switch installed or present at the air handler drain line . A float switch shuts off the system if condensate water accumulates in the lines. If concerned,  consider that a qualified HVAC contractor install an auxiliary float switch per standard building practices.


Fire HVAC Professional
$
Credit
Comment
7.3.2 - Air Handler

A/C Drain, damaged connections

The air handler/evaporator condensation pipes appeared cracked or improperly connected.  Recommend that a qualified HVAC person evaulate and repair as necessary.

Fire HVAC Professional
$
Credit
Comment
7.3.3 - Air Handler

A/C Drain, leaking

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

Fire HVAC Professional
$
Credit
Comment
7.3.4 - Air Handler

Unknown age 12 to 15

The estimated useful life for air handlers /  evaporators are 12 to 15 years. The inspector was unable to determine the age.  The clients should be aware that this unit might be near, at, or beyond its useful life and may need replacing at any time. Recommend attempting to determine the units age (ask property owner, service technician or building maintenance dept.), and budgeting for a replacement if necessary.

Contractor Qualified Professional

8 - Plumbing

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

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

Drain and Waste: Sewer Scope Recommendation

Based upon the age of the home, a sewer scope Inspection is recommended. The purpose of a sewer scope inspection is to determine the condition of the property's sewer line and to determine if the system is functioning as designed. If concerned, consider that a qualified plumber inspect the waste lines using a video scope device to determine if they need repair or replacement. Consider asking the homeowner if any information or if pipes have previously been replaced. Property owners are usually responsible for repairs to the side sewer and publicly owned lateral lines. Such repairs can be expensive. Visit: Sewerscope Inspection

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.

Hose Bibbs: Hose bibbs inspected

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

Sprinkler Systems

Based on visible equipment or information provided to the inspector, this property appeared to have a yard irrigation (sprinkler) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of potable water. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.

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.

Drain and Waste: Septic Systems

Based on visible components and /or information provided to the inspector, this property "may" have a private sewage disposal (septic tank) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. Recommend the following:
[list]
1. Consult with the property owner about this system's maintenance and repair history
Review any documentation available for this system
2. Review inspection and maintenance requirements for this system
3. That a qualified specialist evaluate, perform maintenance and make repairs if necessary

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.

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Credit
Comment
8.1.1 - Supply Lines

Supply pipe- not used

One or more unused and not capped water supply lines were present at the property. Its recommended these unused pipes be capped off and properly terminated if not in use.  Recommend repairs by qualified plumber

Contractor Qualified Professional

9 - Water Heater

Water Heater: Estimated Age
10 Years

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

Water Heater: Energy Source
Electric
Water Heater: Location
Laundry room
Water Heater: Type
Tank
Water Heater: Condition
Serviceable
Water Heater: Gallons
38
Water Heater: Water Temperature
98 Degrees

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

TPR : TPR valve

A TPR valve was in place, and appeared functional. 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.

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
9.2.1 - TPR

TPR <3/4"

The TPR (temperature-pressure relief) valve drain line was less than 3/4 inch in diameter. This is a potential safety hazard due to the risk of explosion from restricted flow. A qualified plumber should repair per standard building practices.

Pipes Plumbing Contractor
$
Credit
Comment
9.4.1 - 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 an existing disconnect box.

Contractor Qualified Professional

10 - Kitchen

Kitchen: Appliances present
Range, Oven, Cooktop, Dishwasher, Fridge, Microwave, Garbage Disposal, Portable microwaves are not inspected
Countertops-Backsplash: Condition
Serviceable w/slight wear and cosmetic deficiencies
Cabinets: Condition
Serviceable w/slight wear and cosmetic deficiencies
Sink: Condition
Serviceable
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 equipment. We are not responsible for changes in the condition,performance or onsite installation of these items after the inspection date. Consider operating equipment and making sure all inspected mechanicals and appliances are on site and on the property prior to your closing date or during your walkthrough inspection.

Dishwasher: Inspected

The Dishwasher appeared satisfactory and in working conditions at time of Inspection unless otherwise noted in this report. No leaks or water was present at the base of the unit at the completion of the cycle. The unit's efficiency of cleaning dishes or any custom features are not tested. Consider a full evaluation of additional custom features of the unit from sellers prior to closing. 

Microwave: Inspected

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

Hood/Vent: Inspected

The ventillation extractor 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 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 satisfactory and in working conditions with standard 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: Inspected

The Food Disposal appeared satisfactory in working conditions with a standard level of sound at time of Inspection unless otherwise noted in this report.

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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Credit
Comment
10.3.1 - Cabinets

Adjustment

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

Wrench DIY
$
Credit
Comment
10.7.1 - Hood/Vent

Light Inoperable

The light in range hood is inoperable. Recommend replacing light bulb(s) or having repairs made by a qualified contractor as necessary.
Wrench DIY
$
Credit
Comment
10.8.1 - Range

No anti-tip

The range can tip forward, and no anti-tip bracket appears to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket cost approx ten dollars at any home improvement store and should be installed to eliminate this safety hazard. For more information, visit https://www.nachi.org/anti-tip.htm

Wrenches Handyman

11 - Bathrooms

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

All 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. 

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
11.1.1 - Cabinets

Adjustment

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

Contractor Qualified Professional
$
Credit
Comment
11.2.1 - Sink/countertop

Flexible drain pipe

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

Pipes Plumbing Contractor
$
Credit
Comment
11.2.2 - Sink/countertop

Sink deteriorated or damaged

One or more sinks are deteriorated or damaged. Recommend repairs or replacement y qualified contractor. 

Pipes Plumbing Contractor
$
Credit
Comment
11.3.1 - Toilets

Toilet-loose

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

Pipes Plumbing Contractor
$
Credit
Comment
11.4.1 - Bathub

Diverter Valve

The shower diverter valve for one or more bathtub faucets is defective, difficult or not working as intended. A qualified plumber should evaluate and replace components or make repairs as necessary.

Pipes Plumbing Contractor
$
Credit
Comment
11.6.1 - Exhaust Fan

Inoperable

One or more exhaust fans is inoperable or provides inadequate air flow. Moisture may accumulate as a result. A qualified contractor should evaluate and replace the fan or make repairs as necessary.
Contractor Qualified Professional

12 - Laundry

Washer: Condition
Serviceable
Dryer: Condition
Serviceable
Washer: Washer information

The washer appeared serviceable at time of inspection. We normally operate clothes washers without a wash load (i.e we run the unit through its full cycle empty). This gives us an idea of the unit's functionality only, but it does not replicate the unit fully loaded with a heavy wash load. No reportable deficiencies were observed unless otherwise noted in this report.


Dryer: Dryer information

The dryer appeared serviceable at time of inspection. The dryer unit was operated through a cycle without clothing inside. It heated it's drum and then stopped at the end of the cycle. No reportable deficiencies were observed unless otherwise noted in this report.

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 Water Lines

Rubber water supply hose were installed at the washing machine. These hoses are prone to deteriorating and bursting, which can result in flooding and significant water damage. Recommend upgrading to braided, stainless steel hoses.
Wrenches Handyman
$
Credit
Comment
12.3.1 - Dryer

Vent caps

One or more exhaust dryer duct end caps were stuck shut.Their purpose is to prevent unconditioned air from entering the building, and keep out birds, rodents and bugs. Recommend that a qualified person repair or replace caps as necessary. Vents caps ends should not have screens.

Contractor Qualified Professional

13 - Interiors

Floors, Walls, Ceilings: Condition
Serviceable w/slight wear and cosmetic deficiencies, Repair-Replace-Evaluate ( see comments below)
Floors, Walls, Ceilings: Ceiling material/covering
Drywall/Plaster, Popcorn
Floors, Walls, Ceilings: Wall material/covering
Drywall/Plaster, Paneling
Floors, Walls, Ceilings: Floor material/covering
Tile
Smoke and CO alarms: Present
Yes, Damaged
Windows and Door: Condition
Repair-Replace-Evaluate ( see comments below)
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.

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.  More Information: https://www.youtube.com/watch?v=6WD_LTgIA5Y

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

Smoke and CO alarms: 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. There should be in the garage, laundry room, patio/ grill, each bedroom and any other source of heat. Standard ABC type fire extinguishers are adequate. The kitchen could use a class K fire extinguisher or ABC combination extinguisher. Fire extinguishers shall be visually inspected monthly and if rechargeable, serviced annually. Non rechargeable extinguishers should be replaced every 12 years. NFPA10

Obscured

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

Thermal Imaging

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

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. [u]Inspector cannot see inside the walls and does not use intrusive means to gain access , therefore all inside wall cavities are excluded from inspection[/u].  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
13.1.1 - Floors, Walls, Ceilings

Ceiling-wet
BACKSIDE FLAT ROOF SECTION OF HOUSE

Stains and/or elevated levels of moisture were found in one or more ceiling areas. The stains/or moisture appears to be due to an active roof or plumbing leak. Recommend that a qualified contractor evaluate and repair as necessary.

Contractor Qualified Professional
$
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Comment
13.1.2 - Floors, Walls, Ceilings

Ceiling-Tiles pre 1980 possible asbestos
FRONT ENTRANCE CEILING

Some ceilings in this structure had ceiling tiles possibly installed prior to the mid-1980s. This material may contain asbestos, which is a known health hazard.  Laws were passed in the United States in 1978 prohibiting use of asbestos in residential structures, but stocks of existing materials were used for some time thereafter. The client may wish to have this ceiling material tested by a qualified lab to determine if it does contain asbestos.

In most cases, when the material is intact and in good condition, keeping it encapsulated with paint and not disturbing it may reduce or effectively eliminate the health hazard. If the client wishes to remove the material, or plans to disturb it through remodeling, they should have it tested by a qualified lab and/or consult with a qualified industrial hygienist or asbestos abatement specialist.

Click here for more information

Hardhat General Contractor
$
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Comment
13.1.3 - Floors, Walls, Ceilings

Ceiling fans-inoperable
BEDROOM

One or more ceiling fans appeared to be inoperable, or the inspector was unable to find normal controls with which to operate the fan(s). Recommend asking the property owner about their operation, and if necessary, that a qualified electrician evaluate and repair.

Contractor Qualified Professional
$
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Comment
13.1.4 - Floors, Walls, Ceilings

Registers- dirty

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

 

Fire HVAC Professional
$
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Comment
13.1.5 - Floors, Walls, Ceilings

Wall damage

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

Putty knife Drywall Contractor
$
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Comment
13.2.1 - Smoke and CO alarms

Missing/damage
GARAGE

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

Door-hardware,knobs
FRONT DOOR

One or more interior door hardware such as locksets, hinges, knobs, pulls, etc.  were  inoperable, damaged, missing or loose. Recommend that a qualified person repair or replace as necessary.

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

Door interior-deteriorated
Bedroom

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

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

Window maintenance

One or more window(s) were difficult to open, in need of maintenance , not sliding as intended.This could be a safety hazard in case of an emergency or fire.  Recommend that a qualified person or window company give general maintenance to the windows(s) as necessary. ( e.g. lubricating, cleaning, replacing rollers if necessary, etc). Subsequently,  Inspector recommends opening all windows during the final walk through in case any were not inspected due to inaccessibility. 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)

Contractor Qualified Professional
$
Credit
Comment
13.3.4 - Windows and Door

Window-cranks

Cranks or handles at one or more windows were damaged or missing. Recommend that a qualified person replace handles or make repairs & maintenance as necessary.

Contractor Qualified Professional

14 - Final information

4 EYES HOME INSPECTIONS LLC

You are advised of having the proper licensed tradesman or contractor submit estimates of repairs as to any defects, comments, improvements or recommendations mentioned in this report. If we provided cost estimates in this report, they are only a courtesy and a "ball park" figure made by the opinion of the Inspector only. For safety reasons only qualified, licensed, and insured contractors should perform repairs.

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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