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1234 Main St.
Milton Florida 32571
10/14/2018 9:00AM

Sample agent
agent

Agent Name

Agency Name

Disclaimer:
● Be advised that this inspection is confined to visual and accessible areas only. Inspectors shall not inspect any area of the property considered dangerous or hazardous to their safety and health. The purpose of the inspection is to give the client an overview of the general condition of various systems in the property, both structurally and component-wise.
● Be advised that inspectors are not engineers and can only render a visual report on the functional conditions of the structure and components at time of inspection. The inspectors do not note cosmetic or aesthetic conditions. Be advised that warranties and guarantees are not given on any inspected components. The inspector’s report is limited to the day and time of inspection and cannot be liable for future unforeseen malfunctions of any components.
● Some inspection components may or may not be covered by your Real Estate Contract. Consult your Realtor or attorney regarding your contractual conditions. Although some safety issues may be addressed in this inspection, this inspection is not a safety or code inspection. This inspection may not reveal all deficiencies but is intended to help reduce some of the risk involved in purchasing a property.
● The client has employed this inspection company to perform a visual inspection of all accessible areas and components at the time of inspection. The client was present, or had the opportunity to be present, and accompanied the inspector during the inspection and does not hold the inspection company and/or inspector liable for future malfunctions or replacements needed of structural systems or components of the property inspected.

Note: It is advisable for buyer to request a few water bill statements from seller to verify the amount of water consumption to determine if there’s any water line leaks.

This inspection is confined to visual and accessible areas only. If mold is found during this inspection a mold remediation company should be called to perform an evaluation. To determine if there is mold within inside the wall cavities, an air quality test needs to be done by a mold remediation company.

1 - Inspection Details

Construction Type
Wood frame
In Attendance
Home Owner, Inspection company
Occupancy
Furnished
Roof Style
Hip/Gable
Stories
Two Story
Style
Traditional
Temperature (approximate)
91 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Hot

2 - Roof

Roof coverings: Type
Roof
Asphalt Shingle

Functional 

Eaves, Soffits and Fascia:
Roof
Plastic Venere

Functional

Flashing:
Roof
Aluminum

Functional

Gutter:
Roof
Not Present

Functional 

Copy of Permit
Roof
Available

See the attached permits 

Approximate Age:
Roof
2018
Overall Roof Condition:
Roof
Functional
Inspection Method
Roof
Visual
Estimated Useful Life
Roof
25 to 30 years

The roof should be maintained on a routine basis to maximize the life expectancy 


Roof Photos :
Roof

General roof photos: Click to Enlarge

Roof Covering, Eaves, Gutter

An inspection of the roof includes the roof covering materials; gutters and downspout systems; visible flashings; roof vents; skylights, and any other roof penetrations; and the portions of the chimneys and flues visible from the exterior.

The inspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C. inspect underground downspout diverter drainage pipes. D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments. G. walk on any roof areas that appear, in the inspectors opinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspector's opinion, cause damage. I. perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-covering material.

Credit
Comment
2.1.1 - Roof coverings

Roof Covering Deficiency
Upper rear side of the roof

The asphalt tiles are raised over the boot.

The tiles should be laid flat to prevent moisture intrusion. 

Contractor Builder
Credit
Comment
2.1.2 - Roof coverings

Roof Covering Deficiency
Left side of the roof

Roof coverings showed a damaged asphalt shingle . 

Contractor Builder

3 - Exterior

Doors:
Exterior
Composite/Wood, Glass

Functional

Windows:
Exterior
Single Hung, Double Pane

Functional

Trim:
Exterior
Plastic

Functional

Siding:
Exterior
Brick Veneer

Functional

Inspection Method
Exterior
Visual
Photos: .
Exterior

Photos of the exterior (Click to enlarge)

Doors, Windows, Trim, Siding

An inspection of the exterior includes the visible wall coverings, trim, protective coatings and sealants, windows and doors, attached porches, decks, steps, balconies, handrails, guardrails, carports, eaves, soffits, fascias and visible exterior portions of chimneys.

The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.

Credit
Comment
3.3.1 - Trim

Trim Deficiency
Garage door

Trim is not complete around the garage door

Contractor Builder
Credit
Comment
3.4.1 - Siding

Siding Deficiency
Above the main entrance door

Cracked brick 

Contractor Builder

4 - Site

Steps:
Site
Brick

Functional

Site Grading:
Site
Good condition - slopes away from the foundation

Functional


Vegetation:
Site
Not in Contact With Home

Functional

Inspection Method
Site
Visual
Driveway:
Site
Concrete

 Functional- Minor cracking is not un-common on driveways and sidewalks. A handyman can fill the cracks with a high quality product to extend the useful life. 

Walkway:
Site
Concrete

 Functional- Minor cracking is not un-common on driveways and sidewalks. A handyman can fill the cracks with a high quality product to extend the useful life.

Patio/Porch:
Site
Concrete, Covered Patio

Functional  - Minor cracking is not un-common on driveways and sidewalks. A handyman can fill the cracks with a high quality product to extend the useful life.

Photos:
Site

General site photos: Click to Enlarge

Driveway, Walkway, Steps, Patio/Porch, Site Grading, Vegetation, Decks/Balconies

The inspection of the site includes the building perimeter, land grade, and water drainage directly adjacent to the foundation; trees and vegetation that adversely affect the structure; walks, grade steps, driveways, patios, and retaining walls contiguous with the structure. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals

5 - Garage

Garage Type: Material
Garage
Metal

Functional

Garage Type: Style
Garage
Sectional

Functional

Condition : Contact Reversal Test
Garage
Functional
Condition : Photo Electric Eye Test
Garage
Functional
Condition : Wall Push Button Test
Garage
Functional
Inspection Method
Garage
Visual
Photos of the Garage Components: Garage Photos
Garage

Photos of the push-button, Door operator, Photo electric eye. 

The inspection of attached garages and carports includes their framing, siding, roof, doors, windows, and installed electrical/mechanical systems pertaining to the operation of the home.

6 - Water Heater

Location:
Water heater
Garage
Power / Fuel Source:
Water heater
Electric

Functional

Capacity:
Water heater
50 Gallons

Capacity is sufficient for the dwelling 

Functional 

TPR Valve:
Water heater
Proper Discharge Piping

Functional 

Approximate Age:
Water heater
2018


The water heater model and serial numbers are depicted in the photos below.

Inspection Method
Water heater
Visual
Manufacturer: Type
Water heater
AO Smith


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.

Photos of Water Heater and TPR Valve:
Water heater

Photos of the Water Heater, Manufacturer, TPR Valve, Data Plate.

The inspector shall inspect: the capacity, location, Manufacturer (if identified on the label), power source, and presence of a TPR valve. The inspector is NOT required to inspect: operate, or confirm the operation of every component and feature of an inspected water heater. The inspector will not inspect items that are not visible or readily accessible.

7 - Electrical

The main service disconnect:
Electrical
Below the meter can

Functional

Ground Source:
Electrical
Ufer Ground

Functional

Service Panel Grounding Conductor:
Electrical
Present

Functional

Panel Manufactures:
Electrical
Square-D

Functional 

Panel Capacity:
Electrical
200 Amp

Functional

Electrical Service Conductors:
Electrical
240 Volts, Below Ground

Functional

Distribution Panel:
Electrical
Present

Functional

Branch Circuit Conductors:
Electrical
Copper

Functional

Inspection method
Electrical
Visual
Smoke and carbon-monoxide detectors: Smoke and carbon monoxide detectors
Electrical

Smoke and Carbon monoxide detectors  are not inspected as part of this inspection. It is recommended to test the devices monthly and change the batteries every year.

Photos of Electrical Components: Photos of Electrical Components
Electrical

Photos of the Electrical Components: 

Main Disconnect, Grounding Conductor, Panel Manufacture, Panel Capacity, Distribution Panel, Branch Circuits

The inspection of the electrical system includes the service drop through the main panel; sub-panels including feeders; branch circuits, connected devices, and lighting fixtures.

The inspector is not required to: A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems. G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any timecontrolled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting.

8 - Air Conditioning / Heating

Cooling/Heating Information: Manufacturer
A/C / Heating
Central, Carrier

Functional

Thermostat Type/Location :
A/C / Heating
Upstairs Family room, Honeywell

Functional

Coil Condition:
A/C / Heating
Functional
Filter Type:
A/C / Heating
Disposable

Functional

Energy Source:
A/C / Heating
Electric

Functional 

Location:
A/C / Heating
Condensor is outside, Evaporator Inside

Functional

Distribution:
A/C / Heating
Central

Functional

Ductwork:
A/C / Heating
Insulated Ductboard

Functional

Inspection Method
A/C / Heating
Visual
Approximate Age:
A/C / Heating
2018


The Cooling/Heating model and serial numbers are depicted in the photos below.

Recorded Temperature :
A/C / Heating
61 degrees cooling 79 degrees heating

Heating/Cooling discharge temperatures were obtained from the discharge register.


See photos below 

Photos of the A/C Components:
A/C / Heating

Photos of the Cooling/Heating Components

Cooling/Heating unit data, Thermostat, Coil, Filter, Recorded Temperatures, Ductwork,  

The inspection of the air conditioning system includes the cooling equipment; cooling distribution equipment and the operating controls.

The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.

9 - Built-in Appliances

Dishwasher:
Kitchen
Frigidaire

Unit has no power

Range/Oven/Cooktop:
Kitchen
Frigidaire

Unit has no power 

Range/Oven/Cooktop: Exhaust Hood Type
Re-circulate, Test - Functional
Built-in Microwave:
Kitchen
Test - Functional, Frigidaire
Refrigerator:
Kitchen
Not Present



Garbage Disposal:
Kitchen
Badger, Test - Functional
Clothes Washer:
Laundry room
Not present
Dryer:
Laundry room
Not Present
Dryer Vent:
Laundry room
Functional
Inspection Method
Visual
Refrigerator: FDA Refrigerator/Freezer Temperature Setting Recommendations

To ensure that your refrigerator is doing its job, its important to keep its temperature at 40 F or below; the freezer should be at 0 F

FDA Recommended Refrigerator/Freezer Temperature Settings



Photo of the appliances:

Photo of the appliances 

Dishwasher, Range, Microwave, Refrigerator, Garbage Disposal, Clothes Washer, Dryer

10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or confirm the operation of every control and feature of an inspected appliance.

10 - Interiors

Door Bell :
Interior
Present

Functional 

Doors :
Interior
Wood

Functional

Floors:
Interior
Carpet, Vinyl

Functional

Walls / Ceilings:
Interior
Drywall

Functional

Electrical Receptacles / Lights / Misc:
Interior
Functional
Inspection Method
Interior
Visual
Interior Photos: .
Interior

Interior Photos: Doors, Floors, Walls, Ceilings

The inspection of the interior includes the walls, ceilings, floors, windows, and doors; steps, stairways, balconies and railings. The inspector is not required to:

  1. inspect paint, wallpaper, window treatments or finish treatments.
  2. inspect floor coverings or carpeting.
  3. inspect central vacuum systems. 
  4. inspect for safety glazing. 
  5. inspect security systems or components. 
  6. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. 
  7. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. 
  8. move suspended-ceiling tiles. 
  9. inspect or move any household appliances. 
  10. inspect or operate equipment housed in the garage, except as otherwise noted. 
  11. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. 
  12. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. 
  13. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. 
  14. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. 
  15. inspect microwave ovens or test leakage from microwave ovens. 
  16. operate or examine any sauna, steam-generating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. 
  17. inspect elevators. 
  18. inspect remote controls. 
  19. inspect appliances. 
  20. inspect items not permanently installed.
  21. discover firewall compromises. 
  22. inspect pools, spas or fountains.
  23. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. 
  24. determine the structural integrity or leakage of pools or spas.

 

Credit
Comment
10.3.1 - Floors

Floor Deficiency
2nd floor outside common bathroom

Stained carpet 

Contractor Builder
Credit
Comment
10.5.1 - Electrical Receptacles / Lights / Misc

Electrical Receptacle/ Ceiling Fixture / Switches
2nd floor A/C closet

Light missing cover

Contractor Builder
Credit
Comment
10.5.2 - Electrical Receptacles / Lights / Misc

Electrical Receptacle/ Ceiling Fixture / Switches
Under the kitchen sink

Exposed wires 

Contractor Builder

11 - Plumbing

Sinks, tubs, showers, toilets:
Plumbing
Functional

See information below

Countertops:
Plumbing
Granite

Functional

Cabinets:
Plumbing
Wood

Functional

Mechanical Drain Stops:
Plumbing
Functional
Bathroom Finishes:
Plumbing
Functional
Hot Water Temperature:
Plumbing
108 Degrees

Functional

Bathroom Exhaust Fans:
Plumbing
Functional
Shut Off Valves:
Plumbing
Located at the Main Water Meter

Functional

Water Source: Water Supply
Plumbing
Public

Functional

Water Source: Water Supply Type
Plumbing
Copper, PVC

Functional 

Sewer Type: Sewer
Plumbing
Public
Drain Vents and Waste: Drain
Plumbing
Functional
Water Pressure:
Plumbing
Average

Functional

Drainage Flow:
Plumbing
Average

Functional

Inspection Method
Plumbing
Visual
Plumbing Photos: .
Plumbing

Sinks, Tubs, Showers, Toilets, Mechanical Drain Stops, Hot water Temperature, Bathroom Exhaust Fans, Cabinets, Countertops

An inspection of the plumbing system includes visible water supply lines; visible waste/soil and vent lines; fixtures and faucets; domestic hot water system and fuel source.

The inspector is not required to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuel storage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems or water filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. U. determine the existence or condition of polybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.

Credit
Comment
11.1.1 - Sinks, tubs, showers, toilets

Sinks, Tubs and Shower Deficiency
Updtairs common area bathroom

Faucet leaking under the sink 

Contractor Builder
Credit
Comment
11.1.2 - Sinks, tubs, showers, toilets

Sinks, Tubs and Shower Deficiency
2nd floor north bathroom

No water from hot or cold side

Contractor Builder

12 - Insulation & Ventilation

Attic Insulation :
Insulation & Ventilation
Loose-fill

Functional

Ductwork:
Insulation & Ventilation
Insulated

Functional

Roof Ventilation Type:
Insulation & Ventilation
Ridge Vents, Soffit Vents

Functional 

Inspection method
Insulation & Ventilation
Visual
Attic Insulation : Depth
Insulation & Ventilation
12 Inches

Functional 

There is the opportunity to install additional insulation in the attic to reduce energy costs. The Department of Energy recommends R30 to R60 for this region. 

The existing insulation depth is 12 inches  and the DOE recommends 20 inches. 

Plumbing Insulation:
Insulation & Ventilation
Present

Functional

Insulation was observed in accessible areas that could be seen. There may be areas that are inaccessible to the inspector that do not have insulation installed. 

Photos:
Insulation & Ventilation

The inspection of the insulation and ventilation includes the type and condition of the insulation and ventilation in viewable unfinished attics and subgrade areas as well as the installed mechanical ventilation systems.

The inspector is not required to: A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.

13 - Structural Components

Foundation Material:
Concrete

Functional

Foundation Material: Foundation Type
Slab on Grade

Functional 

Structural Roof Materials:
Wood

Functional

Structural Roof Materials: Roof Structure Type
Hip/Gable Combination
Roof Construction Style: .
Truss

Functional

Inspection Method
Visual
Photos:

Photos of the structural components


An inspection of the structure will include the visible foundation; floor framing; roof framing and decking; other support and substructure/superstructure components; stairs; ventilation (when applicable); and exposed concrete slabs in garages and habitable areas.

The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.