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1234 Main St.
Jupiter FL 33469
02/15/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
65
Items Inspected
4
Maintenance item
17
Marginal defects
3
Major defects & safety concerns

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. 

Orientation

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.

Overview

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.


Welcome home! 

Corey Brasfield, Owner

Brasfield Home Inspection, LLC

(561) 320-2319

www.brasfieldhomeinspection.com

1 - Property Details

Structure Type
Townhouse, Two story structure
Inspection Attendance
Home buyer, Buyers agent
Occupancy
Occupied
Utilities Present
Water, Electric
Temperature (approximate)
80 Fahrenheit (F)
Weather Conditions
Clear
Property Photos

2 - Exterior

Driveway, Walkways & Porches : Driveway Material
Concrete
Driveway, Walkways & Porches : Walkway Material
Concrete
Driveway, Walkways & Porches : Porch Material
Concrete
Exterior Doors: Type / Location
Front single entry door, Sliding glass door(s), Single swing door(s) from rear of house
Exterior Doors: Tracks and rollers

Sliding glass door tracks and rollers should be cleaned and lubricated on a regular basis.

Exterior Walls: Finish Material
Finish - Hardyboard
Exterior Walls: Structure Material
Structure - Wood Frame
Eaves, Soffits & Fascia: Materials
Wood, Metal
Decks, Balconies & Patios: Appurtenance
Deck, Patio
Decks, Balconies & Patios: Appurtenance Material
Concrete, Wood
Decks, Balconies & Patios: Appurtenance Cover
Open design
Vegetation, Grading, Drainage & Retaining Walls: Grading
Level site
Fences & Gates: Material
Wood, Extruded aluminum
Reference Photos
Credit
Comment
2.1.1 - Driveway, Walkways & Porches

Walkway Cracking - Minor

Minor cosmetic cracks observed. Recommend monitor and/or patch/seal.
Credit
Comment
2.2.1 - Exterior Doors

Moisture damage

Moisture damage was visible.

3 - Foundation & Crawlspace

Foundation: Material
Concrete slab, Not visible
Floor Structure: Material
Concrete, Slab
Foundation: Foundation was not fully visible for inspection.
Floor Structure: Subfloor was not fully visible for inspection.

4 - Plumbing

Water Supply & Distribution Systems: Water Supply Line Materials
Copper
Water Supply & Distribution Systems: Distribution Materials
Copper
Water Supply & Distribution Systems: Shut-Off Location
Right side
Drain, Waste, & Vent Systems: Drain Size
2"
Drain, Waste, & Vent Systems: Material
PVC
Hot Water Systems: Manufacturer
Rheem

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. 

Here is a nice maintenance guide from Lowe's to help. 

Hot Water Systems: Type
Electric
Hot Water Systems: Location
Interior closet, Upstairs
Hot Water Systems: Size (Gallons)
40
Hot Water Systems: Age
01/09/2018
Hot Water Systems: Water Heater Photos
Plumbing Photos
Credit
Comment
4.1.1 - Water Supply & Distribution Systems

Main Water Supply Valve Leaking
Right side

Main water supply shut-off valve was leaking. Recommend a qualified plumber evaluate and repair.

5 - HVAC

General: Cooling source
Electric
General: Heat Source
Electric
General: Distribution
Flex Duct, Rigid Insulated Duct
General: A/C Type
Split System
General: Heat Type
Forced Air
General: Temperature Differential
15 Degrees
This is the number of degrees the system is cooling (or heating) the house air. Normal range for this number is 14-24 degrees when operating the system during hot weather, lower when ambient temperatures are lower. The system functioned as expected when tested and appeared to be serviceable at the time of the inspection. As with all mechanical equipment, the unit may fail at any time without warning. The inspector cannot determine future failures.
General: Filter Advice
Recommend 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.
Condensing Unit: Location
Right Side
Condensing Unit: Manufacturer
York
Condensing Unit: Size (Tonnage)
2.5
Condensing Unit: Age of Condensing Unit
08/01/2005
Air Handler: Location
Attic
Air Handler: Age of Air Handler
11/01/2006
Air Handler: Filter Location
Ceiling
Air Handler: Manufacturer
International Comfort Products
Air Handler: Attic Installation

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).

Air Handler: Unit in Good Condition

The air handler appeared in good condition.   The unit ran and cooled as expected. 

Air Handler: Thermostat Location and Type
Hallway, Digital
HVAC Photos : HVAC Photos
General: Air Conditioning system failure

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. 

Air Handler: Coil obsructed
The air handler coil could not be visual inspected due to stored items, configuration of the duct work, location of air handler, rusted screws, etc.
Credit
Comment
5.2.1 - Condensing Unit

Near life expectancy

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.

Credit
Comment
5.2.2 - Condensing Unit

Line Insulation

Insulation for the outside condensing unit's refrigerant lines is damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.
Credit
Comment
5.3.1 - Air Handler

Rusty Catch Pan

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.

6 - Electrical

Service Entrance Conductors: Electrical Service Conductors
Below Ground
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Kitchen
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
125 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Eaton
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
GFCI & AFCI: Bathroom GFCI reset outlet was at
Main Service Panel
Smoke Detectors: Smoke Detector Locations
Lower stairwell area, Upper stairwell area
Smoke Detectors: Smoke Detector Type
Hardwired with battery back-up, CO detector(s) were present
Electrical Photos
Lighting Fixtures, Switches & Receptacles: Current occupants belongings and furnishings prevented accessing and testing all of the outlets and switches
Credit
Comment
6.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Clearance

A clearance of 30" in front and 36" at each side should be maintained around the panel for accessibility.

Credit
Comment
6.5.1 - GFCI & AFCI

GFCI Protection Missing

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. 

Credit
Comment
6.5.2 - GFCI & AFCI

Weatherproof covers damaged

Weatherproof covers were damaged at the exterior outlets.

Credit
Comment
6.6.1 - Smoke Detectors

Hallways/Bedrooms

Smoke detectors should be installed in all hallways and bedrooms.

7 - Interior

Doors: Interior Door Type
Hollow core wood, Interior sliding door
Windows: Window Types
Horizontal sliding, Single pane glass
Floors: Floor Coverings
Carpet, Tile
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall
Laundry: Dryer Vent
Metal (Flex)
Laundry: Laundry Location
Upper hallway closet
Interior Photos
Floors: Current occupants' belongings prevented full access.
Walls: Visibility

Current occupants belongings prevented full visibility. 

Laundry: Current occupants' belongings prevented full access.
Credit
Comment
7.1.1 - Doors

Hardware missing

Hardware was missing on multiple interior closet sliding doors.

Credit
Comment
7.3.1 - Floors

Damaged (General)

The carpet had general damage visible at multiple locations at the time of the inspection. 

Credit
Comment
7.4.1 - Walls

Minor Corner Cracks

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.

Credit
Comment
7.4.2 - Walls

Poor Patching

Sub-standard drywall patching observed at time of inspection. Recommend re-patching. 

Credit
Comment
7.5.1 - Ceilings

Minor Damage

Minor damage or deterioration to the ceiling was visible at the time of the inspection.

Credit
Comment
7.6.1 - Laundry

Rubber water supply hoses

Rubber water supply hoses should be replaced with mesh safety hoses as rubber hoses have a history of breakage.

Credit
Comment
7.6.2 - Laundry

Laundry at upper floor

A catch pan should be installed and routed to the exterior.

8 - Kitchen

Countertops & Cabinets: Countertop Material
Tile
Countertops & Cabinets: Cabinetry
Laminate, Wood
Garbage Disposal: Brand
Badger
Dishwasher: Brand
Frigidaire
Refrigerator: Brand
Whirlpool
Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Range/Oven/Cooktop: Brand
Whirlpool
Built-in Microwave: Brand
LG
Ventilation: Exhaust Hood Type
Re-circulate
Ventilation: Brand
LG
Kitchen Photos
Sink: Current occupants' belongings prevented full access/visibility.
Credit
Comment
8.2.1 - Sink

Sink/counter transition

Sink to counter transition should be cleaned and sealed on a regular basis.

9 - Bathrooms

Bathroom Locations: Bathroom Locations (Main Floor)
1/2 bathroom
Bathroom Locations: Bathroom Locations (Second Floor)
Master bathroom, Hall bathroom
Countertops & Cabinets: Countertop Material
Composite
Countertops & Cabinets: Cabinetry
Laminate, Wood
Bathroom Exhaust Systems: Exhaust Fans
Fan Only
Bathroom Photos
Sink Condition: Current occupants' belongings prevented full access/visibility
Credit
Comment
9.3.1 - Bathtub Condition

Caulk/grout needed

Area should be recaulked/grouted.

Credit
Comment
9.7.1 - Sink Condition

Slow draining
Master Bathroom

Bathroom sink was slow draining.

Credit
Comment
9.7.2 - Sink Condition

Sink drain stopper missing
Hallway Bathroom Upstairs, 1/2 Bathroom

The bathroom sink drain stopper was missing.

Credit
Comment
9.8.1 - Toilet Condition

Toilet loose
Hallway Bathroom Upstairs

The toilet was loose at the floor.

10 - Attic

General: Ceiling Structure
Trusses
General: Inspection Method
Traversed
General: Firewall Visible Between Units
General: Insulation Material
Mineral wool loose
General: Roof Structure
Trusses
Attic Hatch: Access Location
Upstairs hallway
Attic Photos: Attic Photos
General: Areas inaccessible
Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.
General: Limited Visiblity

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). 

Credit
Comment
10.1.1 - General

Deteriorated sheathing

One or more area of sheathing is deteriorated. Any deteriorated areas should be repaired as needed.

Credit
Comment
10.2.1 - Attic Hatch

No Insulation over

No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.

11 - Roof

Inspection Method
Binoculars, Ground
Roof Type/Style
Gable
Age of roof
2004
Reroofing permit application date:
10/18/2004
Roof Coverings: Material
Asphalt 3 tab shingle
Roof Drainage: Gutter Material
Aluminum
Roof Flashings: Material
Aluminum
Roof Photos
Roof was not fully visible due to the height of the roof.