This report includes multiple sections and areas of information, While the summary is typically the heart of the report there do exist limitations that you should be aware of that are included.
This report includes multiple sections and areas of information, While the summary is typically the heart of the report there do exist limitations that you should be aware of that are included.
Please note that this inspection is not considered to be technically exhaustive. This means that there are specific items that are covered but all possible items can not be addressed or noted.
General Description of the predominant siding style and materials
General photos of the exterior for your reference
The base wall construction type is a general comment, the specific type may not able to be identified without review of the building plans, or potentially an invasive inspection. This report does not specifically certify the type of construction
The irrigation system if present and accessible is evaluated for general condition and operation only. This is not a full system evaluation. Items such as timers can not be evaluated other than on and off operation. All irrigation heads are not located and individually tested for operation, coverage, volume and direction. The system is run through multiple zones to determine general operation only. Underground pipes obviously can not be viewed or tested. Any notations on the system should trigger a full evaluation by a specialist or ordered through this company.
We do not typically make notations on general pests such as roaches, ants, silverfish, lizards etc. While notations may be included in the report if the inspector deems it noteworthy, General pest control is not covered.
Note that the wood framing members behind the siding are not visible for inspection, Additional damage may be present that may only be discovered during an invasive inspection
There may be areas of the exterior fascia that are not fully inspected due to design or location. Areas of the fascia that are not within reach due to height, vegetation, coverings or design may not be physically contacted. Any notations that include wood rot would indicate that all areas of the fascia should be fully evaluated for any additional damage.
The storm shutters are not inventoried as part of the inspection. while there may not appear to be any missing shutters, this can not be determined until the shutters are installed and inventoried.
Drainage can not be viewed or tested under most conditions, a visual inspection only of the grading and drainage was preformed. This can not take into account the effects during rains and at various times of saturation levels.
The inspection for pests are limited to the areas that are accessible only. Items stored, limited access, areas that area not visible such as framing members behind siding and drywall, areas behind wallpaper or otherwise obstructed from view are not inspected. pest such as ants, fleas, roaches, silverfish and other non wood destroying organisms are not typically reported
The inspector shall inspect: all of the visible and readily accessible exterior systems and components. Exterior systems and components include the following: Exterior wall cladding/siding, flashing and trim; all exterior doors; attached decks, balconies, stoops, steps, porches, and the associated railings; eaves, soffits and fascias where accessible from the ground level; Walkways, patios, and driveways leading to the dwelling entrances; Garages and carports. The inspector shall inspect all of the visible and readily accessible site conditions that affect the structure. Site conditions include the following: Vegetation; Grading; Surface drainage: and retaining walls on the property when any of these are likely to adversely affect the structure. The Inspector is Not required to inspect: Geological, geotechnical or hydrological site conditions: Erosion control and earth stabilization measures.
The inspector is not required to inspect: Windows and door screening, shutters, awnings, and similar seasonal or protective accessories and devices; Fences; Recreational Facilities; Outbuildings, with the exception of garages and carports; Swimming pools, seawalls, break-walls, boat lifts and or docks. The inspector is not required to move furniture, appliances, lawn and garden equipment, tools, stored items, wall decorations, floor coverings, clothing or any items that block the view and access to components or structures.
Notes The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments and if a comments is noted in the report then ALL connected system should also be evaluated by the contractor. Note that some items may not be notable without specific weather conditions, such as rain, heavy rain, windstorms or temperature changes.
There are areas of the soffit vents that have been painted/taped over restricting the air flow to the attic as designed. recommend repair/replace the vents to provide appropriate air flow.
Recommend a maintenance cleaning and lubrication of the sliding glass door tracks rollers and latches using a wax based lubricant such as LC wax Alumaslick or similar product.
There are windows that show delamination between the panes of glass and will require replacement
There are missing exterior window screens (not inventoried)
Exterior window screens have been removed and were noted to be stored. The window screens are not inventoried or inspected as part of the inspection if they have been removed.
The Gate Latch is binding and will need service or repair
There is noted standing water and saturation of the ground in several areas of the exterior grounds. These areas should be evaluated or modified to allow the water to properly drain away to the appropriate locations
Recommend verify all irrigation heads are adjusted to prevent contact with the structure and watering areas that are not necessary for conservation.
The exterior gas grill will need a full maintenance service, there is visible rust and buildup in the unit. The system was operational
Visible evidence of leaks from the roof and components may not be apparent during all conditions. Leaks may be verifiable only during or after rains or specific conditions. Leaks may or may not be present that may not be visible for identification at the time of inspection and may appear during specific conditions. This inspection does not constitute a warranty.
Flashing and penetrations are only partially visible due to design
Visible evidence of leaks from the roof and components may not be apparent during all conditions. Leaks may be verifiable only during or after rains or specific conditions. Leaks may or may not be present that may not be visible for identification at the time of inspection and may appear during specific conditions. This inspection does not constitute a warranty
Note that all areas of the attic and roof components may not be visible during the inspection due to design and condition limitations. All accessible areas are visually inspected and reported based on conditions at the time of inspection
The inspector shall inspect from ground level or eave: Roof covering systems and components to include the following: Roofing materials; flashings; skylights, chimneys and roof penetrations: Roof drainage systems: Ventilation of attics; and insulation of attics. The inspector shall inspect all of the visible and readily accessible roof covering systems and components.
The inspector is not required to inspect: Components or systems that are not readily accessible; Antenna or other installed accessories; Interiors of flues or chimneys wich are not readily accessible. The inspector is not required to walk on the roof surface when, in the opinion of the inspector, the following conditions exist: Roof slope is excessive to safely walk on; There is no safe access to the roof; Climatic conditions render the roof unsafe to walk on; condition of the roofing material or roof decking renders the roof unsafe to walk on; walking the roof may cause damage to the roof covering materials; and walking will place any liability or danger to the homeowner or other representatives involved in the home inspection process. The inspector is not required to disturb insulation.
Notes: The roof was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving insulation or other items in the attic area that may obstruct view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
The roof surface will require a full maintenance cleaning.
There are areas that show evidence of previous repairs
There are cracked roof tiles in various areas of the surface, these are typically considered cosmetic in nature with no signs of visible leaks as a result
There is visible evidence that there have been previous weeks. While no active moisture was detected in these areas at the time of inspection and all areas were not fully visible. This is typically an indication that repairs have either been performed or me need performance in the future
Noted Underground leader operation or termination can not be tested for operation or function
The gutter system is equipped with underground leaders, operation of the leaders cannot be verified during the course of inspection. Also noted termination points may not be specifically visible
The Gutters and drainage systems are included in the Roof section for the standard of practice. These systems are inspected visually from the ground or accessible areas for general operation, termination and function under the conditions present. The gutter system capacity can not be determined. Underground systems can not be tested and the termination points may not be visible. The gutters are observed for suspected leaks at the seams and joints, erosion at the downspouts, improper or poor termination. recommendation may be made for better performance.
There are areas of the gutters that are improperly pitched toward the outlets and will require repair to prevent water and debris retention
The gutter leader is restricted by grading and vegetation
There are multiple areas of the gutter seems that are leaking and require maintenance re-sealing
The entire area of the attic cannot be viewed due to limited access, mechanical items, insulation and design prevent full view
Due to the design there were multiple areas of the attics that were not fully accessible for inspection and evaluation
Recommend the use of a wax based lubricant such as LG wax brand Alumaslick or similar product for lubrication and maintenance of the windows and locking components.
A complete fire safety review was recommended. Proper placement of fire extinguishers, escape plans, knowledge of electrical and water shut off locations, placement of flashlight and emergency lighting And other safety protocols is recommended
The inspector shall inspect: Interior walls, ceilings, and floors; steps, stairways, and railings; countertops and representative number of installed cabinets; garage doors; Interior and exterior doors and windows and their operating locks and latches or other opening mechanisms; Insulation and vapor retarders in unfinished spaces; fireplaces and solid fuel burning appliances; vent systems, flues and chimneys; household appliances. The inspector shall inspect all of the visible and readily accesible interior components. When inspecting doors and windows, the inspector may inspect a representative number of doors and windows. The inspector shall inspect houshold appliances for normal operation- unind normal operating controls to activate a primary funtion. Inspectors will not operate system or appliances with owners belowngings, or if there is a resk to the property being inspected. Inspectors will first review the system to be operated and use professional judgment as to whether it is safe to operate using normal operating controls and report accordingly.
The inspector is not required to inspect: Paint, wallpaper, window treatments and other specialty finish treatments; carpeting; window treatments; central vacuum systems. recreational facilities. fire screens and doors, if not permanently attached. seals and gaskets on fireplaces; automatic fuel feed devices. mantles and fireplace surrounds. combustion make-up air devices. heat distribtuion assists whether gravity controlled or fan assisted in fireplaces. The inspector is not required to: Open or operate any windows or doors and access covers that are permanently or temporarily secured by mechanical means, are panted shut, or are blocked by stored items or furniture; Ignite or extinguish fires; Light gas fireplaces or heaters, or other unlit pilot light devices; Determine draft characteristics for fireplaces and chimneys; Move fireplace inserts or stoves or firebox contents; Disturb insulation; Activate any system or appliance that is shut down, disconnected or otherwise rendered inoperable; operate or evaluate any system, component or appliance that does not respond to normal user controls; Operate any gas appliance that requires the manual lighting of a pilot light or burner device; Operate any system, appliance or feature that requires the use of special coes, keys, combination, or devices or where user manual reference is required; Operate any system, component, or appliance where in the opinion of the inspector, damage may occur; Determine thermostat (s) calibration, adequacy of heating elements, operate or evaluate self cleaning cycles, door seals, indicator lights, timers, clocks or timed features, defrost cycles or frost free features, or other specialist features as it applies to the appliance device; determine leakage from microwaves ovens; determine the presence or operation of back draft damper devices in exhaust devices; move any appliance;Confirm operation of every control or feature of a system or appliance.
There are areas of the thermofoil cabinets that have major areas of delamination that will likely require replacement
There are areas of the thermofoil cabinets that are delaminating at the edges. These areas should be repaired to prevent further damage.
Multiple areas of the bathroom shower have loose tiles, this indicates the tiles have lost the bond to the substrate likely due to water intrusion, possible hidden damage behind the tiles is likely.
The pocket door latch is physically damaged and does not operate
The plastic trim on the interior windows is deteriorating in several areas. While this may not effect performance it is a cosmetic failure
There is visible mold or indications of mold on the interior of the home. There is no active moisture in the area at the time of inspection. However this does indicate either a previous moisture event, or excessive humidity in the area has occurred. It is highly recommended that a fall mold assessment be performed, to determine the extent of damage in the proper course of repair
There is visible mold around the AC registers. While no active moisture was detected in these areas at the time of inspection, this indicates a previous moisture event. This could be as a result of condensation forming on the metal registers, however the specific cause could not be determined. Recommend further evaluation to determine the specific cause and course of repairs
Noted that the design of Front Load Washing machines (if equipped) have a tendency to retain moisture in the drum and gasket after use. This can lead to mold in the unit. Recommend wiping and cleaning the gasket after use and leaving the door ajar when not in use to allow the moisture to dissipate.
Noted the ice maker was off at the time of inspection. The unit was not turned on because the unit would not produce ice by the end of the inspection. Recommend further evaluation for confirmation of function.
The home inspector shall: observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven.
The home inspector is not required to: Test Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable nor can the inspector determine the effectiveness of any appliance
The dishwasher drain line should be routed with a high loop to the drain connection to prevent potential odor
The display is damaged and does not operate properly. This will require repair or replacement
The garbage disposal splash guard is missing/damaged and will require replacment.
The disposal is noisy during operation and will require service/repair or replacement
The Ice maker was off upon initial inspection. The unit was turned on but did not make ice during the inspection and will require further evaluation
If the home is not currently protected with a Surge Protection System we highly recommend installation. We currently recommend use of the FPL SurgeShield system. This is a program that protects the home from Lightning-Caused power surges. This system also comes with a protection policy that will over a warranty on included appliances against failure as a result. There is a Promotional code that offers 2 Months of free protection with the use of the code INS012 you can apply for coverage directly with you Home Inspector or visit www.surgeshield.com and enter promo code INS012
If you would like to have a monitored alarm system, we have partnered with ADT to provide offers to you for installation, repair and monitoring. If you would like someone to contact you please feel free to click the following link and someone will contact you with an offer from ADT. Alarm system offer
The inspector shall inspect: Electrical systems and components to include the following: Service entrance conductors, drip loo, cables and raceways; Main service equipment and main disconnects; Service grounding; Interior components of main service panels and sub panels; Conductors; Over current protection devices; Readily accessible installed lighting fixtures, switches and receptacles; Ground fault circuit interrupters; Amperate and voltage rating of electrical Service;Main disconnect(s); Methods or types of wiring; Smoke detectors; Carbon monoxide detectors;Arc fault circuit interrupters. The inspector shall inspect all of the visible and readily accessible electrical systems and components.
The inspector is not required to inspect: Remote control devices; security alarm systems and components;low voltage wiring, systems and components, ancillary wiring and systems and components not a part of the primary electrical power distribution system; Photovoltaic, solar collectors, or battery or electrical storage devices and associated equipment. The inspector is not required to: Measure amperage, Voltage or Impedance; perform a load calculation; Insert any tool, probe or devide into any electrical component; determine the accuracy of circuit labeling
Carbon Monoxide Detectors are Recommended to be installed in the appropriate locations as a precaution.
Here is an article to get you started on CO Alarm Placement
Recommend maintenance battery replacement in the smoke detectors and testing. Smoke detectors have a life expectancy of approximately 10 years. Any smoke detector that is beyond 10 years of age should be replaced. Recommend replacing the smoke detectors with carbon oxide/smoke detector combination units
The water heater temperature reached a minimum of 110 degrees considered for safe operation
The inspector shall: inspect all of the visible and readily accessible plumbing systems and components. The plumbing systems and components include the following: Interior water supply piping and distribution systems including all fixtures, faucets and components; drain, waste and vent systems, including all plumbing fixtures; plubing related vent systems, flues and chimneys, drainage sumps, sump pumps, and related piping; materials used for waters supply, drain, wast and vent piping; water heating equipment including energy source; Main water and main fuel shut-off valves.
The inspector is not required to inspect: Wells or water storage related equipment; water conditioning systems; Solar water heating systems; Fire sprinkler systems; Irrigation system(s). The Inspector is not required to: test shower pans, tub and shower surround for leakage; Operate safety valves or shut-off valves; Determine whether water supply or waste disposal systems are public or private; determine the quantity or quality of the water supply or the function flow at time of the inspection or thereafter will meet the client's needs.
Tub Drain Stops are damaged or missing components
Woodburning, gas logs
The AC system temperature differential is a portion of the performance evaluation. The differential measurement of the supply and return air should typically be between 14 and 20 degrees depending on various factors. Temperatures below 14 and above 24 degrees indicate the system will need a more detailed evaluation.
Note that the inteior of the system is not visible due to design without an invasive inspection. The home inspection is limited to the areas that are visible without disassembly of the components. Invasive inspections of the AC system are regulated by contractor law and will need to be preformed by a licensed HVAC technician. Note that the AC system is one of the primary sources for dust accumulation that can allow mold growth on the surface of the dust that can not be seen during a visual inspection
The majority of the interior of the system is not visible by design and not inspected beyond the accessible locations. Systems are not disassembled or otherwise opened and entered beyond designed access points. Any notations about the system should be followed up with a full evaluation by a licensed professional
Note that the inteior of the system is not visible due to design without an invasive inspection. The home inspection is limited to the areas that are visible without disassembly of the components.
The inspector shall inspect: (1)The heating and air conditioning systems and components. (a) The heating and air conditioning (HVAC) systems and components include the following: Installed heating equipment; fuel storage and fuel distribution systems; vent systems, flues and chimneys; ductwork and air distribution components; mechanical ventilation systems. heating systems energy source(s); heating system in BTUs or Kilowatts. (b) The inspector shall inspect all readily accessible heating and air conditioning systems and components. (3) HVAC distribution systems and components. (a) The heating and air conditioning (HVAC) distribution systems and components include the following: Energy source; Cooling methon by its disinguishing characteristics; the presence of condensate over flow warning/shutoff devices. (b) the inspector shall inspect readily accessible HVAC distribution systems.
The inspector is not required to inspect: (c) Interiors of flues or chimneys which are not readily accessible; heat exhangers; humidifiers or dehumidifiers; electronic air filters, sanitizers, or UV lights; Solar space heating systems; Internal components such as coils and pans. (3) The inspector is not required to: determine heat supply adequacy or distribution balance; Operate heat pump systems when ambient temperatures pose a potential for damage to the air conditioning system; Determine cooling system adequacy, distribution balance or indoor air quality; Operate an air conditioning system when ambient temperature pose the potential for damage to the air conditioning system.
There is visible mold around the plenum and the air handler in the garage. Recommend for maintenance service, cleaning and evaluation
The AC condensate drain has been modified to tie in with a drain for the attic mounted aftermarket installed dehumidifier. It was noted there was audible noise from the drain pan in the attic unit while the AC system that it is connected to was operating.
There is notable condensation buildup on the AC Plenum and air handler. This may indicate improper Insulation, These areas have notable visible organic growth and active moisture. The system will require maintenance service, cleaning, and periodic maintenance. The notable air leaks should be resolved and the Plenum properly insulated to prevent further damage
The UV light system is apparently inoperative And will require repair/replacement for further diagnosis
The inspector shall inspect: The insulation in unfinished spaces. The ventilation of attic spaces. Mechanical ventilation systems. And report on the general absence or lack of insulation.
The inspector is not required to:
Enter the attic or unfinished spaces that are not readily accessible or where entry could cause damage or pose a safety hazard to the inspector in his or her opinion. To move, touch, or disturb insulation. To move, touch or disturb vapor retarders.
Break or otherwise damage the surface finish or weather seal on or around access panels and covers. Identify the composition of or the exact R-value of insulation material. Activate thermostatically operated fans. Determine the types of materials used in insulation/wrapping of pipes, ducts, jackets, boilers, and wiring. Determine adequacy of ventilation.
The majority of the attic insulation is missing, is damaged or improperly installed. Recommend full evaluation to properly insulate the attic.
There are areas of the insulation in the attic that are out of position and will need to be properly re-applied to provide proper coverage
The majority of the ceiling structure are not typically visible, all visible areas are inspected
The floor structure is normally not fully visible. All areas visible are inspected and reported
Wood framing members are not typically visible for inspection due to cladding.
The inspector shall inspect: The foundation; Floor Structure; wall structure; roof structure; posts; beams; columns; joists; rafters; trusses; and other framing ; and ventilation of foundation areas. The inspector shall inspect all of the visible structural systems and components by probing structural components where deterioration is visible or suspected or where clear indications of possible deterioration exist. Probing is not required when, in the opinion of the inspector, probing would only further damage any area already identifed as defective or where no deterioration is visible or presumed to exist.
The inspector is not required to: Enter or traverse any under-floor crawl space or attic, if in the opinion of the inspector: an unsafe or unsanitary condition exists; Enter areas in which inadequate clearance exists to allow the inspector safe entry or traversing: or the potential exists to cause damage to insulation, ductwork, or other components or stored items. The inspector is not required to provide any engineering or architectural services or offer an opinion as to the adequacy of any structural system or component.
The inspector shall: Inspect garage doors and garage door openers by operating by the installed automatic door control. And report as in need of repair any installed electronic sensors that are not operable or not installed at proper heights above the garage door. And report as in need of repair any door locks or side ropes that have not been removed or disabled when garage door opener is in use. Inspect and report on the garage pedestrian entry door seals and apparent fire rating.
There is visible moisture damage at the right hand side front of the garage wall. The source of the moisture cannot be determined. There is visible areas of peeling or bubbling paint.
The weatherstrip at the threshold for the garage pedestrian entry door is missing in the door does not properly seal
This section is for information only that is collected in the process of the inspection procedure. We do not do official and certified permit searches and changes to the property such as additions or enclosures are not specifically covered under the inspection however information that is noted or obtained is relayed as a courtesy and a full permit search is always recommend.
A general online permit search may have been preformed. This is not a full or certified permit search and only displays the information available online and is not technically exhaustive. It is always recommended that a full permit search be preformed.
All notations in reference to permits, general information or additions in this section are for general information only that may have been gathered in the process and relayed to the customer. This report does NOT constitute a full search of the presence or lack of permits. A full permit search should be completed by a specialist in the field prior to the end of the inspection period.
The pool light was operational
Pools are fun, but children and adults can lose their life quickly. Over 4000 lives annually are lost with one-third under the age of 14. A child can drown in the time it takes to answer a phone. A swimming pool is 14 times more likely than a motor vehicle to be involved in the death of a child age 4 and under. An estimated 5,000 children ages 14 and under are hospitalized due to near-drownings each year; 15 percent die in the hospital and as many as 20 percent suffer severe, permanent brain damage. Of all preschoolers who drown, 70 percent are in the care of one or both parents at the time of the drowning and 75 percent are missing from sight for five minutes or less. Drowning surpasses all other causes of death to children age 14 and under in Arizona, California, Florida, Hawaii, Montana, Nevada, Oregon, Utah and Washington.
A pool alarm with a loud speaker system to sound outside as well as inside the home could save a life. Even if you do not have children you should be concerned. 35% of children that drowned did so in someone else's pool. For more info, do an Internet search on pool safety or visit this website: http://www.ihf.org/foryourhealth/article_children.html
The pool surface shows multiple areas of staining and discoloration.
There are multiple areas of uneven surfaces on the brick pavers around the pool. Specifically around the skimmer, the paver is loose and creates a potential trip hazard. Recommend removal of the pavers identifying the cause and repair
Moisture penetration and deterioration of grout glass block of waterfall. Recommend replair of grout to prevent further deterioration.
There are multiple areas of the impact rating information/stickers that have either been partially removed, or are missing. The stickers are required to verify compliance with large missile impact rating for insurance purposes