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1234 Main St.
Apopka Florida 32712
03/25/2019 9:00AM

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agent

Agent Name

Agency Name

It is recommended that any noted deficiencies be evaluated and repaired by a certified contractor of trade.

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.



1 - Inspection details

Start Time
12:45
Finish Time
3:10
Ground Condition
Dry
Present at time of the inspection
Owner
Property Occupancy
Yes
Temperature
60 Fahrenheit
Weather Condition
Clear
Rain in the last few days
Yes
Structure Details: Structures Inspected
House, Pool, Attached Garage
Structure Details: Type of Structure
Single Family
Structure Details: Age of the Structure
20
Structure Details: Foundation Type
Slab
Structure Details: Structure Faces
East
Structure Details: Utilities
All Utilities on
The following items have been excluded from the inspection.
Security system, Irrigation system
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. 

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.  

Overview
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, missing trim, 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.
Left or right of home
When the direction of "Left or Right" is mentioned, it is a description of the area of the house, facing the house from the street looking towards the house, unless otherwise stated.
Structure Details: Occupied
Some areas and items at this property were obscured by furniture, stored items, or debris. This often includes but is not limited to walls, 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.

Full Circle Home Inspectors 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.


Please understand that there are limitations to this type of visual inspection. Many components of the property are not visual during the inspection and very little historical information (if any) is provided in advance of, or even during, the inspection, While we believe we can reduce your risk of purchasing a property, we can not eliminate it, nor can or do we assume it. Even the most comprehensive inspection cannot be expected to reveal every condition you may consider significant to ownership. In addition to those improvements recommended in our report, we recommended that you budget for unexpected repairs. On the average, we have found it necessary for you to set aside a percentage of the value of the home on an annual basis that will be sufficient to cover unexpected repairs. This maybe 1 % for a modest home and a higher amount, say maybe 3 % or so, for a more complex and /or an older home with aging systems and some deferred maintenance.


Your attention is directed to your copy of the Pre-Inspection Agreement. It more specifically explains the scope of the inspection and the limit of our ability in performing this inspection. The Standards of Practice and Code of Ethics of the National Association of Certification Home Inspectors (NACHI) prohibit us from making any repairs or referring any contractors. We are not associated with any other party to the transaction of this property, except as may be disclosed by you.


The information provided in this report is solely for your use. Full Circle Home Inspectors will not release a copy or this report, nor will we discuss its contents with any third party, without your written consent.


We know you had many options in your choice of an inspection company. Thank you for selecting us. We appreciate the opportunity to be your choice in the building inspection industry. Should you have any questions about the general conditions of the house in the future, we would be happy to answer these. There is no fee for your 1st telephone consulting call. Additional calls may incur additional fees. Our inspection fees are based on a single visit to the property. If additional visits are required for any reason, additional fees will be assessed.

 

Credit
Comment
1.1.1 - Structure Details

Change Locks

Full Circle Home Inspectors recommends that ALL locks and Security codes be changed before moving into the house.

Wrench DIY

2 - Roof

General: Roof Type
Hipped, Gable
General: Roof covering
Asphalt/Fiberglass Shingles
General: Estimated roof age(main)
5
General: Roof Drainage
Partial gutter system
General: Roof Inspection method
Traversed
We normally conduct our typical roof inspection by walking on the roof's surface in what we call the "random walk" methodology. This method of inspection is not intended to cover every square inch of the roof's surface, nor will it. Further we could not recreate the route of a random walk even if we tried to. We do arrive at an overall impression of the roof's condition developed during this random walk inspection and extrapolate it to the entire roof's surface.
If any discrepancies are in fact identified, it is recommended that to accurately determined the scope of the actual discrepancies, as well as any cost of correction, you consult with a licensed roofing contractor. Not all roof will be walked, dimension, slope, weather, etc may allow the roof to be accessed.
General: Roof Pictures

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.

The report is not intended to be conclusive regarding the life span of the roofing system or how long it will remain watertight in the future. The inspection and report are based on visual and apparent conditions at the time of the inspection. Unless prolonged and extensive rain has fallen just prior to the inspection, it may not be possible to determine if active leakage is occurring. Even Then, numerous features may conceal active leakage. Usually not all attics are readily accessible for inspection. The client is advised to inquire about the presence of any roof leaks with the present owner.
IF Required, Only Qualified, License personnel Should Carry Out Any Repairs Needed.
All roofs require periodic maintenance to achieve typical lifespans, and should be inspected annually. Expect to make periodical repairs to any roof on a routine basis with replacement at the end of the roof's material Useful Service Life, which may not be equal to its Design Life.
CONCLUSIONS MADE BY THE INSPECTOR DO NOT CONSTITUTE A WARRANTY, GUARANTY, OR POLICY of INSURANCE.

Credit
Comment
2.1.1 - General

Vegetation in contact or overhangs

Vegetation such as trees, shrubs, and/or vines overhung the roof surface or were in contact with the roof edge. Organic debris such as leaves or needles are likely to accumulate in gutters and on the roof surface. Gutters can overflow and cause water to come in contact with the building exterior or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Vegetation in contact with the roof can damage the roof surface and/or the roof drainage system. Recommend pruning vegetation so as to not be in contact with the roof and to not overhang the roof surface. If vegetation is too tall then it should be pruned at least 10 feet above the roof surface.

Yard scissors Tree Service

3 - Exterior

General: Foundation Material
Concrete
General: Exterior wall structure
Concrete Block(CBS)
General: Wall Covering
Stucco
General: Driveway Material
Concrete
General: Exterior doors
Metal
General: Fencing
N/A
General: Garage Door Material
Metal
General: Sidewalk/Patio Material
Concrete
General: Vehicle Parking
Attached Garage, Driveway

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. 

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; 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. Any comments made regarding these items are as a courtesy only. 
 

Credit
Comment
3.2.1 - Driveway, Walkway, Patio

Screen enclosure-screens torn

One or more screens are torn or missing in the frame(s) of the screen patio. A certified contractor should make the necessary repairs.

Wrenches Handyman
Credit
Comment
3.2.2 - Driveway, Walkway, Patio

Minor driveway crack

Observed one or more hairline cracks in driveway. Should monitor for settlement. 

Contractor Qualified Professional
Credit
Comment
3.3.1 - Exterior issues

Dryer vent clogged
Roof

The dryer vent is clogged and needs to be cleaned. A clogged dryer vent can lead to dryer failure and extended dry times. 

 

Contractor Qualified Professional
Credit
Comment
3.3.2 - Exterior issues

Hose Bibb Leak

 One or more hose bibbs was observed to leak when in the on position.   This is usually from corrosion around the packing nut, recommend repair or tightening upon evaluation from a qualified person. 

Contractor Qualified Professional
Credit
Comment
3.4.1 - Electrical

GFCI Issue
Pool Area

One or more ground fault circuit interrupter (GFCI) receptacles (outlets) were not functioning properly (would not trip/would not reset). Recommend a licensed electrical contractorreplacewith new GFCIoutlet.

Electric Electrical Contractor
Credit
Comment
3.5.1 - Windows and Door

Broken Window
Rear

There is a broken window for one of the windows. A licensed window repair contractor should replace the glass as needed.
Window Window Repair and Installation Contractor
Credit
Comment
3.8.1 - Stucco Walls

Hairline Stucco Cracking

One or more minor hairline cracks were found in the stucco or wall areas. It is unknown the age of these cracks. At the time of inspection nothing out of the ordinary of normalized cracking was noticed. Recommend caulking and painting these areas, along with monitoring for future movement/widening. Stucco cracks over framing can allow moisture penetration behind wall areas and can potentially damage sheathing/framing. Note that areas concealed behind walls are not able to be evaluated without invasive testing and cannot be evaluated.

Wrench DIY

4 - Plumbing

General: Location of Main Shut off
Front yard
General: Location of Water meter
Front yard
General: Location of main fuel shut off
NA
General: Service Pipe to house
Not Visible
General: Interior Supply piping
Copper
General: Water Source
Public Water
General: Drain Pipe
Not Visible
General: Vent Pipe
PVC
General: Waste Pipe
Not Visible
General: Water Pressure
50 PSI
General: Plumbing In Walls
As is typical of most buildings, the majority of the supply piping is concealed from view. Basically it is installed inside the walls and under the floors. Where the supply piping was noted, it was found to be copper. This is an excellent water piping material with an indefinite lifespan.

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following.

1) Portions of the plumbing system canceled by finishes and/or storage (below sinks etc.) below the structure, or beneath the ground surface are not inspected.

2) Water quantity and water quality are not tested unless explicitly contracted for and discussed in this or a separate report.

3) Clothes washing machine connections are not inspected.

4) Interior of flues or chimneys which are not readily accessible are not inspected.

5) Water conditioning systems, solar water heaters, fire and lawn sprinklers, and private waste disposal systems are not inspected unless explicitly contracted for and discussed in this or a separate report.

Please refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

5 - Water Heater

Water Heater: Serial #
1097B35791
Water Heater: Model #
81V40DT
Water Heater: Estimated Age
20 Years
Water Heater: Energy Source
Electric
Water Heater: Manufacturer
Rheem
Water Heater: Location
Garage
Water Heater: Capacity
40
Water Heater: Type
Tank
Water Heater: Water Temperature
131 Degrees
Water Heater: Pictures of Unit

The following items are not included in this inspection: solar water heating systems; circulation systems. 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.

Credit
Comment
5.1.1 - Water Heater

Corrosion On Fitting/Lines

Corrosion was found on fittings and/or water supply lines for the water heater. Leaks may exist. A qualified plumbing contractor should evaluate and repair as necessary.

Pipes Plumbing Contractor
Credit
Comment
5.1.2 - Water Heater

Corrosion On Tank

Corrosion was found in one or more areas on the water heater. The water heater may be failing. A qualified plumbing contractor should evaluate and replace or repair water heater if necessary.
Pipes Plumbing Contractor
Credit
Comment
5.1.3 - Water Heater

Exceeds Life Expectancy

The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Pipes Plumbing Contractor
Credit
Comment
5.1.4 - Water Heater

Leak Supply Pipe/Fitting

One or more active leaks were found at the water heater's supply pipes, valves, or fittings. A qualified plumber should evaluate and repair as necessary.

Pipes Plumbing Contractor
Credit
Comment
5.1.5 - Water Heater

Temperature >120

The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees.
Pipes Plumbing Contractor

6 - Electric Service

Electric Panel: Amperage
200
Electric Panel: Panel Manufacturer
Culter Hammer
Electric Panel: Protection
Breakers
Electric Panel: Service Type
Underground
Electric Panel: Service Voltage
120/240
Electric Panel: Branch Wiring
Copper
Electric Panel: Location of Main Disconnect
Top of Panel
Electric Panel: Service Conductor
Multi-strain Aluminum
Electric Panel: System Grounding
Grounding Rod
Electric Panel: Location of Main Panel
Left exterior
Sub-Panel: Panel Location
Laundry
Sub-Panel: Panel Manufacturer
Culter Hammer
Sub-Panel: Protection
Breakers
Sub-Panel: Branch Wiring
Copper
Sub-Panel: Service Conductor
Multi-strain Aluminum
Electric Panel: Panel pictures
Electric Panel: Positive Attributes
The size of the electrical service is sufficient for the typical single family needs. The electrical panel is well arranged and all fuses/breakers are properly sized. All outlets and light fixtures that were tasted operated satisfactorily. All 3-prong outlets that were tested were appropriately grounded. Ground fault circuit interrupter (GFCI) devices have been provided in some areas of the home. These devices are extremely valuable, as they offer an extra level of shock protection. All GFCI's that were tested responded properly. Dedicated 220 volt circuits have been provided for all 220 volt appliances within the home. All visible wiring within the home is copper. This is a good quality electrical conductor.
Sub-Panel: Pictures of panel

The following items are not included in this inspection: generator systems, 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. 

7 - HVAC

General: Cooling source
Electric
General: Heat Source
Electric
General: Distribution
Flex Duct
General: A/C Type
Split System, Heat Pump
General: Heat Type
Forced Air, Heat Pump
General: Last Service Date
Unknown
Condensing Unit: Estimated Age Condensing Unit
5 Year(s)
Condensing Unit: Condenser Model #
JT4BD-042K
Condensing Unit: Condenser Serial #
JTF130300483
Condensing Unit: Manufacturer
Nordyne
Condensing Unit: Good condition

The condensing unit was in good condition.

Air Handler: Estimate Age Air Handler
5 Year(s)
Air Handler: Air Handler Model #
B6BMM042K-B
Air Handler: Air Handler Serial #
B6D130525529
Air Handler: Filter Location
Wall
Air Handler: Manufacturer
Nordyne
General: Temperature Differential
13 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: Pictures of Unit
Air Handler: Pictures of unit
Air Handler: Unit in Good Condition

The air handler appeared in good condition.   The unit ran and cooled as expected. Also ran in heat cycle as well. 

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).

Credit
Comment
7.1.1 - General

Service A/C System

The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system if concerned. This servicing should be performed annually in the future.

Fire HVAC Professional
Credit
Comment
7.2.1 - 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.
Fire HVAC Professional
Credit
Comment
7.3.1 - Air Handler

No Float switch-drain line
Front of unit

A high-efficiency furnace or air conditioning equipment was installed. No auxiliary float switch was  visibly installed at the drain line. A float switch shuts off the system if water accumulates in the line. Recommend that a qualified HVAC contractor install an auxiliary float switch per standard building practices.

Fire HVAC Professional

8 - Kitchen

Credit
Comment
8.5.1 - Sink

Faucet leaks on

One or more faucets leak by handle(s) or at their base when turned on. A qualified plumber should evaluate and repair as necessary.
Pipes Plumbing Contractor

9 - Interiors

Floors, Walls, Ceilings: Wall material/covering
Drywall
Smoke and CO alarms: Smoke Alarms Present
Yes
Floors, Walls, Ceilings: Furniture/Stored items

There is furniture or stored items restricting views of wall areas.  Once items are moved areas should be evaluated.  

The following items are not included in this 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. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Carpeting and flooring, when installed over concrete slabs, may conceal moisture. If dampness wicks through a slab and is hidden by floor coverings that moisture can result in unhygienic conditions, odors or problems that will only be discovered when/if the flooring is removed. Determining the cause and/or source of odors is not within the scope of this inspection. 

Credit
Comment
9.2.1 - Floors, Walls, Ceilings

Wall damage
Laundry

There is damage to the dryeall in one or more areas. It's recommended to have this evaluated and repaired by a certified contractor.

Putty knife Drywall Contractor
Credit
Comment
9.3.1 - Smoke and CO alarms

Smoke Alarm missing/damage

One or more smoke alarms were damaged, or missing components. Smoke alarms should be replaced as necessary.
Electric Electrical Contractor
Credit
Comment
9.4.1 - Windows and Door

Door interior-Deteriorated

One or more interior doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.
Door Door Repair and Installation Contractor

10 - Bathrooms

Credit
Comment
10.6.1 - Shower

Shower Door Hard to Close
Master

The shower door does not close easily. Recommend evaluation and repair by a qualified person to make adjustments.

Contractor Qualified Professional
Credit
Comment
10.8.1 - Toilets

Loose

One or more toilets are loose. A qualified contractor should remove the toilet(s) for further evaluation and repairs if 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

11 - Garage

Vehicle door: Vehicle Door safety

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

Floors, walls, Ceiling: Items Center
Much of the garage center is blocked and can not be evaluated.
Floors, walls, Ceiling: 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.
Credit
Comment
11.3.1 - Floors, walls, Ceiling

Minor cracks ceiling

Minor cracks were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
Contractor Qualified Professional
Credit
Comment
11.3.2 - Floors, walls, Ceiling

Minor floor cracks

The concrete floor of the garage has some minor cracking. These cracks do not appear to be of structural concerns. The client should monitor these cracks. 

Contractor Qualified Professional
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Comment
11.4.1 - Vehicle door

Repair/replace
Left

The garage vehicle door is damaged or deteriorated. A qualified contractor should evaluate and repair or replace the door if necessary.

Garage Garage Door Contractor
Credit
Comment
11.4.2 - Vehicle door

Opener damage
Wall

The garage door actuator is damaged. To ensure that the garage door continues to function properly, a licensed garage door contractor should repair or replace the actuator as necessary.  You must physically hold the button down for the door to close completely. Because of this I am unable to test the auto reverse function or the Safety eyes.   This can only be tested after the opener is repaired. 

Garage Garage Door Contractor

12 - Pool

Pool Equipment: Filter
Hayward
Pool and decking: Pool deck
Concrete
Pool and decking: Pool Design
In Ground, Concrete
Pool Equipment: Filter Type
Cartridge
Pool Equipment: Pump
Century
Pool Equipment: Solar Tube Heating

 It is beyond the scope of this inspection to be able to properly test solar tube heating units that are installed on the roof. The mixing valve was in the off position. Inspector opened the mixing valve and allowed water to run to the tubes on the roof. No leaks were noted. It can take hours for the water to heat properly to know if the unit Works correctly and if there are slow leaks. 

The following items are not included in this inspection: swimming pool bodies; equipment on timers, remote controls or sensors; underground or concealed piping; motorized covers; waterfalls and related equipment; Ozone generators; ultraviolate light systems; filter backflushing mechanisms. Any comments made regarding these items are as a courtesy only. Note that the inspector does not disassemble filters, remove pool covers, nor determine if swimming pool bodies, filters or skimmers leak, nor determine if swimming pool bodies are level. 

The following items are not included in this inspection: spa bodies; equipment on timers, remote controls or sensors; underground or concealed piping; motorized covers; waterfalls and related equipment; Ozone generators; ultraviolate light systems; filter backflushing mechanisms. Any comments made regarding these items are as a courtesy only. Note that the inspector does not disassemble filters, nor determine if spa bodies, filters or skimmers leak, nor determine if spa bodies are level. 

Credit
Comment
12.3.1 - Water

Cloudy

The pool water was cloudy, dull or hazy. This is a potential safety hazard because it can interfere with rescuing swimmers in trouble and reduce divers' depth perception. Cloudy water may be caused by poor filtration and/or sanitation. Recommend consulting with a pool specialist.
Pool Swimming Pool / Spa Contractor
Credit
Comment
12.4.1 - Pool and decking

Clean Skimmer

The pool skimmer has debris in the basket. The debris needs to be removed to allow the skimmer to function properly.
Wrench DIY
Credit
Comment
12.4.2 - Pool and decking

Deck cracking

The pool deck has some deck cracking. It does not appear to be structural at this time, but it is recommended to monitor the area(s) in concern in the future.
Gardening shovel tool shape Concrete Contractor
Credit
Comment
12.4.3 - Pool and decking

Pool light does not function
Rear

One or more pool lights does not function.  This can be a safety concern for swimming at night. Swimmer in distress may not be able to be seen.

Pool Swimming Pool / Spa Contractor

13 - Appliances

General: Cooktop
N/A
General: Dishwasher
Bosch
General: Disposer
Badger
General: Microwave
Maytag
General: Oven
Maytag
General: Refrigerator
Maytag
General: Stove
N/A
Microwave: Normal operation
The Microwave operated as expected.
General: Appliance Pictures
Range-Cooktop-Oven: Normal operation

The heating elements for the oven and stove top functioned as expected.

Refrigerator: Chiller and freezer temp
36 - 0
Refrigerator: Water and Ice maker

There is an automatic ice maker installed, 


The ice maker tray was full.

The automatic ice maker was found in the ON position.

We urge you to verify the units proper operation after it has been running for sometime.

Credit
Comment
13.2.1 - Dishwasher

Dishwasher inop

The dishwasher appears to be inoperable. The client(s) should ask the property owner(s) about this, and if necessary, the dishwasher should be replaced, or a qualified appliance technician should evaluate and repair.
Wash Appliance Repair
Credit
Comment
13.4.1 - Microwave

Light does not work

Light does not work. 

Contractor Qualified Professional
Credit
Comment
13.6.1 - Refrigerator

Water Dispenser Broken

Owner stated that the water dispenser does not dispense water correctly.  Owner also stated that it was going to be fixed.  Should verify repair prior to moving in.  

Contractor Qualified Professional

14 - Attic

General: Ceiling Structure
Trusses
General: Insulation Depth
R30
General: Insulation Material
Fiberglass loose
General: Roof Structure
Rafters
General: Inspection Method
Partially Traversed

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. 


Some attic areas were inaccessible due to the lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection. We conducted our typical attic inspection by walking through the attic areas as much as possible, in what we call the " random walk" methodology. This method of inspection is not intended to cover every square foot of the attic area, nor will it. Further we could not recreate the route of a random walk even if we tried. We do arrive at an overall impression of the attic's condition developed during this random walk inspection and extrapolate it to the entire attic area. In all the attics area shows normal wear and tear for a home of this age.