Sliding glass door tracks and rollers should be cleaned and lubricated on a regular basis.
Thank you for entrusting Brasfield Home Inspection LLC with your new home inspection. Please review the information I've outlined for you below. It contains valuable information that will assist you with reviewing the report. As always, should you have questions, comments or concerns after reviewing the report, please do not hesitate to call or email.
For the sake of this inspection the front of the home will be considered as the portion pictured in the cover photo. References to the left of right of the home should be construed as standing in the front yard, viewing the front of the home.
Brasfield Home Inspection, LLC strives to perform all inspections in substantial compliance with the Standards of Practice as set forth by the State of Florida DBPR and the International Association of Certified Home Inspectors (InterNACHI) which can be found at https://www.nachi.org/sop.htm. As such, I inspect the readily accessible, visually observable, installed systems and components of the home as designated in these Standards of Practice. This inspection is neither technically exhaustive or quantitative. Please refer to the pre-inspection agreement for full details.
Other Notes - Important Info
INACCESSIBLE AREAS: In the report, there may be specific references to areas and items that were inaccessible or only partly accessible. I can make no representations regarding conditions that may be present in these areas but were concealed or inaccessible for review. With access and an opportunity for inspection, reportable conditions or hidden damage may be found in these areas.
COMPONENT LIFE EXPECTANCY - Components may be listed as having no deficiencies at the time of inspection, but may fail at any time due to their age or lack of maintenance, that couldn't be determined by the inspector. A life expectancy chart can be viewed by visiting https://www.nachi.org/florida-life-expectancy.htm
PHOTOGRAPHS: Several photos are included in your inspection report. These photos are for informational purposes only and do not attempt to show every instance or occurrence of a defect.
TYPOGRAPHICAL ERRORS: This report is proofread before sending it out, but typographical errors may be present. If any errors are noticed, please feel free to contact me for clarification.
Comment Key - Definitions
This report divides deficiencies into three categories:
-Major Defects (RED) - Items or components that may require a major expense to correct. Items categorized in this manner require further evaluation and repairs or replacement as needed by a Qualified Contractor prior to the end of your contingency period/date of move-in.
-Marginal Defects (ORANGE)- Items or components that were found to include a deficiency. These items may have been functional at the time of inspection, but this functionality may be impaired, not ideal, or the defect may lead to further problems. Repairs or replacement is recommended to items categorized in this manner for optimal performance and/or to avoid future problems or adverse conditions that may occur due to the defect, prior to the end of your contingency period. Items categorized in this manner typically require repairs from a Handyman or Qualified Contractor and are not considered routine maintenance or DIY repairs.
-Minor Defects/Maintenance Items/FYI (BLUE)- Items or components that were found to be in need of recurring or basic general maintenance and/or may need minor repairs which may improve their functionality. Also included in this section are items that were at the end of their typical service life or beginning to show signs of wear, but were in the opinion of the inspector, still functional at the time of inspection.
These categorizations are in my professional judgement and based on what I observed at the time of inspection. This categorization should not be construed as to mean that items designated as "Minor defects" or "Marginal Defects" do not need repairs or replacement. Due to your perception, opinions, or personal experience you may feel defects belong in a different category, and you should feel free to consider the importance you believe they hold during your purchasing decision.
Once again, I'd like to thank you for your business. Please let me know when you have completed reading the report. I will be happy to answer any questions you may have, or provide clarification.
Corey Brasfield, Owner
Brasfield Home Inspection, LLC
Sliding glass door tracks and rollers should be cleaned and lubricated on a regular basis.
Moisture damage was visible.
I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding.
Be advised that there is air handler equipment installed in the non-air conditioned attic.
Although this is a common practice, attic installations of air handler units are problematic. Operation of an air handler in a hot, humid attic will cause the equipment to condense on its surface (sweat). This condition is similar to an ice tea glass taken outside on a hot humid day. The outside of glass"sweats". This sweating is actually the phenomena of a cold surface in contact with hot humid air, and greatly simplified, is explained by stating the cold surface is causing this hot, humid air to coalesce or "condense" on the glass' cold surface.
We have determined that if a Attic installed air handler's surface has been condensing over time, this condensing can damage the return air plenum's, and any condensate overflow pans installed. Left unattended, this condensation dripping onto the return air plenum's, and any condensate overflow pans will rot the plenum's and the overflow pans and will provide a harbor for organic growth of mold and mildew.
Our research has determined that many of the installation of Attic air handlers have been done with improperly specified equipment. Often, Attic installed equipment has been designed, factory tested and strictly intended for installation usage in an air-conditioned and pressurized environment maybe the case here. We are visual home inspectors and are not able to provide you with detailed analysis of any installed equipment.
For additional information, please consult with a qualified and licensed air conditioning contractor/and or mechanical engineer.
Once plenum damage and overflow damage has started, and especially if organic growth has begun, repairs can become expensive.
This unit is installed in the non-air conditioned Attic.( this is a very poor practice).
The air handler appeared in good condition. The unit ran and cooled as expected.
The inspector can not make a determination on when a system will or may fail. Air conditioning systems should always be evaluated and serviced upon taking ownership.
The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to be approaching this age and may need replacing in the future. Recommend budgeting for a replacement. (This is dependent upon the manufacturer and environmental conditions.)It is recommended to have a Licensed HVAC technician complete a more invasive inspection.
The Air Handler catch pan had rust flakes in it. This indicates a potential drainage issue. Recommend routine maintenance in order to avoid condensate line back-up/clogging and potential catch pan overflow.
A clearance of 30" in front and 36" at each side should be maintained around the panel for accessibility.
GFCI protection was not present in recommended locations. Recommend licensed electrician upgrade by installing ground fault receptacles.
Here is a link to read about how GFCI receptacles keep you safe.
Weatherproof covers were damaged at the exterior outlets.
Smoke detectors should be installed in all hallways and bedrooms.
Current occupants belongings prevented full visibility.
Hardware was missing on multiple interior closet sliding doors.
The carpet had general damage visible at multiple locations at the time of the inspection.
Minor cracks at the corners of doors and windows in walls. Appeared to be the result of long-term settling. Some settling is not unusual in a home of this age and these cracks are not a structural concern.
Sub-standard drywall patching observed at time of inspection. Recommend re-patching.
Minor damage or deterioration to the ceiling was visible at the time of the inspection.
Rubber water supply hoses should be replaced with mesh safety hoses as rubber hoses have a history of breakage.
Sink to counter transition should be cleaned and sealed on a regular basis.
Area should be recaulked/grouted.
Bathroom sink was slow draining.
The bathroom sink drain stopper was missing.
The toilet was loose at the floor.
Due to the nature of the attic area, not all areas may be adequately visible. Other factors may also limit visibility (i.e. excessive heat, pest evidence, live animals, limited light areas, shadows).
One or more area of sheathing is deteriorated. Any deteriorated areas should be repaired as needed.