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1234 Main St.
Ormond Beach, Fl 32174
02/21/2020 9:00AM

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A home inspection is not a pass or fail type of inspection. It is a visual only evaluation of the conditions of the systems and accessible components of the home designed to identify areas of concern within specific systems or components defined by the Florida State Standards of Practice, that are both observed and deemed material by the inspector at the exact date and time of inspection. Conditions can and will change after the inspection over time. Future conditions or component failure can not be foreseen or reported on. Components that are not readily accessible can not be inspected. Issues that are considered as cosmetic are not addressed in this report. (Holes, stains, scratches, unevenness, paint and finish flaws or odors). It is not the intent of this report to make the house new again. Any and all recommendations for repair, replacement, evaluation, and maintenance issues found, should be evaluated by the appropriate trades contractors within the clients inspection contingency window or prior to closing, which is contract applicable, in order to obtain proper dollar amount estimates on the cost of said repairs and also because these evaluations could uncover more potential issues than able to be noted from a purely visual inspection of the property. This inspection will not reveal every concern or issue that exists, but only those material defects that were observable on the day of the inspection. This inspection is intended to assist in evaluation of the overall condition of the dwelling only. This inspection is not a prediction of future conditions and conditions with the property are subject to change the moment we leave the premises.

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 inspector's 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. 


Maintenance=  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.   


Hazards / 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 Concerns=  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 construction of the structure, but pose a current risk. These items should be addressed a.s.a.p. by a trades professional.

1 - Inspection details

Inspection Start Time
2pm
Inspection End Time
5pm
Present at time of inspection
Client(s), Clients Agent
Weather
Cloudy, 70-79º
Documents
County information

We request and search for permits to help determine the age of systems, help deturmine under what building code were improvements made and other useful information. We do not look for code compliance nor verify if work was permitted or not, as that is outside the scope of our inspection. 

2 - Structure Details

Structure Details: Structure Type
Multi-family
Structure Details: Year Built
2005
Structure Details: Foundation Type
Slab on Grade
Utilities Information: Utilities
All Utilities on
Utilities Information: Electrical Service Type & Voltage
120/240 Volts, Underground
Utilities Information: Plumbing & Drain Material Type Visible
PVC/CPVC, Pex, PVC Drain Piping
Utilities Information: Location of Main Water Shut Off
At Meter Box
Materials: Driveway/Sidewalk Materials
Concrete
Materials: Wall Structure Material
Concrete Block(CBS)
Materials: Exterior Wall Covering Material
Stucco
Materials: Interior Floor Covering Material
Tile, Carpet, Laminate
The following items, component or system have been excluded from the inspection.
Exterior, Roof (HOA), Security system
Structure Details: Elevation Photos
Utilities Information: Utilities Photos
Structure Details: HOA Limited to interior

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

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

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

3 - Electric Service

Service Panel #1: Location
Garage
Service Panel #1: Manufacturer
General Electric
Service Panel #1: Amperage
200
Service Panel #1: Service Feeders (wires)
Multi strand aluminum
Service Panel #1: Branch Wiring
Copper
Service Panel #1: Panel Disconnect
Top of Panel
Service Panel #1: Protection
Breakers
Service Panel #1: Panel Photos

4 - Garage

Photos

Unless otherwise stated below, their were no notable deficiencies to report.

Vehicle door: Vehicle Entry Door
Automatic

VEHICLE DOOR: safety tips:

1. The garage door is the largest moving object in the home. It can weigh hundreds of pounds. Often it is supported with spring tension Both the weight of the door itself and the condition of these powerful springs can be dangerous on their own. Combined these two items can become a potentially lethal item. During our inspection, we attempt to inspect vehicle doors for proper operation.

2. Operation of the safety mechanisms should be verified monthly. Switches for door openers should be located as high as practical to prevent children from playing with the door. Children should be warned of the potential risk of injury.

3. Regular lubrication of the garage door tracks, rollers, springs and mounting hardware is recommended. ( consult the owners manual or contact the door/opener manufacture. www.overheaddoor.com/Pages/safety-information.aspx

Items Center
Much of the garage center is blocked and can not be evaluated.
Items Perimeter
There were items around the perimeter walls of the garage. Because of this areas of the walls(especially the base) can not be evaluated. The garage walls should be checked on the walk through or upon taking ownership.
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4.3.1 - Floors, walls, Ceiling

Floor cracks

The concrete floor of the garage has common cracking.These cracks do not appear to be of structural concerns. 

5 - HVAC System

HVAC #1: Condensing Unit Brand & Manufacturer Year
Carrier, Unverified
HVAC #1: Air Handler Brand & Manufacturer Year
Carrier, 2006
HVAC #1: Testing Method

When possible at the time of inspection, we operate the system by normal operating controls and test the unit on all possible modes based on the current condition. Manufacturers recommend that the heat not be tested if the outdoor temperature is above 60* as it can cause damage to the heat pump system. We set the thermostat 10* lower than the temperature we find it to verify the temperature drop and ensure the system is performing as designed.   

Ductwork is typically found to be of a combination of flexible non-metallic material with reinforced wire wrapped around it with fiberglass insulation wrapping, metal pipes wrapped with fiberglass insulation, and/or fiberglass board panels. 

If your unit is equipped with a heat pump, here is a short video to help better understand how it works Click to play video

HVAC #1: Equipment & Data Plate Photos
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5.1.1 - HVAC #1

Accumulator- Deteriorated/Rusted

The accumulator in the condensing unit is showing signs of rust. It is recommended to evaluate the air conditioning system and repair or replace damaged parts as necessary

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5.1.2 - HVAC #1

Air Handler- Microbial Growth

There are signs of microbial growth in and/or around the air handler. We recommend that this area be cleaned and maintained to prevent further growth. Excessive amounts of growth can become hazardous and may need to be remediated by a professional.

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5.1.3 - HVAC #1

HVAC- Deteriorated Tag

The manufacturer's tag is deteriorated, missing or unreadable on a portion of the system. A lot of information regarding the year, serial number, size, manufacture, etc is not visible. The client should ask the owner for any information of the unit or contact an HVAC specialist to help identify the unit.

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5.1.4 - HVAC #1

Rust/Corrosion- Air Handler Components

There is visible rust on the inside components of the air handler. These areas should be evaluated to ensure proper functionality and considered for further replacing.

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5.2.1 - Duct Work

Re-Seal Ducting

One or more sections of duct are leaking and need to be re-sealed with mastic duct sealant or repaired. When the cooler air escapes from the duct in the attic and creates condensation which will cause mold at the area of the air leak. 

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5.2.2 - Duct Work

Automatic dampers non-functional

When test the automatic damper system used to control air flow for multi zone system was not functioning as designed. Suggest having a certified HVAC company repair/replace as needed.

6 - Exterior

Electrical: Receptical Readings

This reading represents a large number of recepticals tested on the exterior.

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6.6.1 - Windows and Door

Fogged Windows

Double-paned windows have haze or fogged look which is typically a result of a fail seal within the glass framing.

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6.6.2 - Windows and Door

Weather strip damage

The weather strip on one or more doors was damaged.

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6.6.3 - Windows and Door

Slider binding in track

One panel of three was binding in track.

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6.12.1 - Screen Enclosure

Water stains

The screen enclosure had signs of water intrusion/ponding. Possibly from sprinklers.

7 - Water Heater

Water Heater #1: Location
Garage
Water Heater #1: Brand & Year Manufactured
A.O. Smith, 2006
Water Heater #1: Energy Source
Electric
Water Heater #1: Water Heater Photos

8 - Interior Living Areas

Electrical Circuits/Devices: Electrical Readings
General Room: Photos
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8.3.1 - Ceilings, Walls, Floors

Wall / Ceiling-Cracks (Minor)

Cracks are most commonly caused by expansion and contraction of building materials due to changes in moisture content and temperature. These types of cracks do not typically  represent a structural concern. Concrete, mortar, grout and stucco can shrink and crack for months after construction as they slowly dry and lose moisture. They may also slightly increase and decrease in size with the large temperature differences between the hot attic and cool living spaces. 

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8.3.2 - Ceilings, Walls, Floors

Wall / Ceiling Damage

Some area(s) of the wall/ceilings have holes, gaps, missing or damaged coverings. These are typically non-structural in nature and should simply be repaired for cosmetic reasons and/or to prevent pest/unconditioned air from entering the living space.

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8.4.1 - Windows and Door

Door Interior- Damaged

One or more of the interior doors have physical damage, missing parts or components that should be repaired or replaced. In most cases, these defects do not affect the functionality of the door.

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8.4.2 - Windows and Door

Window- Operational Issues

One or more windows that are designed to open are difficult to open/close. This is typically caused by a lack of use, damaged springs or a window installed improperly. Recommend cleaning / lubricating the moving parts and replacing those that do not free up with maintenance.

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8.5.1 - Cabinets & Countertops

Wear- Minor

Minor wear was found on or in the cabinets. In most cases this wear is in the form of one or more loose hinges, scratched or dented, discoloring, minor moisture stains/damage. Although most minor wear simply cosmetic and do not affect the overall performance or functionality of the cabinet.  

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8.6.1 - Kitchen Appliance

loose Handle

The main handle for the refrigerator was loose, normally a set screw can be adjusted to tight the connection. 

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8.7.1 - Sink & Plumbing

Stopper issue

One or more sink stopper(s) mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
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8.9.1 - Shower & Tubs

Tile loose/deteriorated

Tile around bathtub is  delaminating, damaged or deteriorated. This can allow moisture intrusion behind tiles, which can cause loose tiles or microbial growth behind the tile. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.

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8.9.2 - Shower & Tubs

Cracked/damaged shower accessory

Shower accessories in one or more bathrooms had damaged or cracks.

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8.11.1 - Smoke and CO alarms

Check Batteries

One or more smoke detectors were chirping or missing batteries at time of inspection. Recommend to test and change all smoke detector batteries twice a year.

9 - Attic

Inspection Method: Inspection Method
Walked / Crawled, Were accessable

Unless otherwise stated below, their were no notable deficiencies to report.

Inspection Method: General Attic Photos
Inspection Method: 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.
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9.1.1 - Inspection Method

Active Leaks

Areas of the roof decking, gable walls, soffit or ridge vent show signs of a moisture intrusion issue. The areas should be further evaluated to seal or correct the issue to prevent moisture from entering these areas.

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9.1.2 - Inspection Method

Truss damage

One or more roof trusses were damaged. Although it didn’t appear to be a structural concern suggest supporting it with another board to prevent further damage.

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9.4.1 - Ventilation

Exhaust terminate in attic

One or more exhaust fan ducts terminate in attic due to damaged pipe. This is a conducive condition for wood destroying insects and organisms due to increased moisture levels in the attic from the exhaust. Fix damaged piping so all exhaust air is vented outside.

10 - Documentation Photos

Photos
General Infrared : Photos