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1234 Main St.
Land O Lakes, FL 34638
12/05/2019 9:00AM

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Agency Name
Safety/immediate attention

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

This report is the exclusive property of Florida's Best Inspections and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

1 - Inspection details

Start Time
10 AM
Ground Condition
Present at time of the inspection
Property Occupancy
Yes, Fully Furnished
85 Fahrenheit
Weather Condition
Rain in the last few days
Structure Details: Structures Inspected
House, Attached Garage
Structure Details: Type of Structure
Single Family
Structure Details: Foundation Type
Structure Details: Structure Faces
Structure Details: Age Of Structure
1.5 years
Structure Details: Utilities
All Utilities on
The following items have been excluded from the inspection.
Security 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 licensed contractor of trade; possible damage to the structure, item, or component may occur if not professionally repaired.   


A home inspection is not a pass or fail type of inspection. It is a limited, non-invasive examination of the condition of the systems and accessible components of the home, designed to identify areas of concern as 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 cannot be foreseen or reported on. Components that are not readily accessible cannot be inspected. Issues that are considered as cosmetic generally 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.

2 - Roof

2.1 General X X
2.2 Gutters/drains X
2.3 Flashing/Vents X
General: Roof Type
General: Roof covering
Concrete tile
General: Estimated roof age(main)
1+ year(s)
General: Roof Drainage
Gutter system
General: Layers
1 Layer
General: Valleys
Gutters/drains: Gutter Material Type
Flashing/Vents: Vent Type
Soffit, Roof
General: Roof Inspection method

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 not allow the roof to be accessed.

General: Roof Pictures
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
2.1.1 - General

Cracked/Broken Roof Tiles
Rear and front

Tile roof covering appears to be in overall satisfactory condition with the exception of a few broken/Cracked tiles. (see pictures).   

Roof Roofing Professional

3 - Exterior

3.1 General X
3.2 Driveway, Walkway, Patio X
3.3 Exterior issues X X
3.4 Electrical X
3.5 Windows and Door X
3.6 Soffit and Fascia X
3.7 Vegetation and Grading X
General: Foundation Material
General: Exterior wall structure
Concrete Block(CBS)
General: Wall Covering
General: Driveway Material
Paving stone
General: Exterior doors
Metal w/Window, Patio doors- Aluminum framed glass panel
General: Garage Door Material
General: Sidewalk/Patio Material
Paving stone, Concrete sidewalk
General: Vehicle Parking
Attached Garage, Driveway
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
3.3.1 - Exterior issues

A/C Drain
Near condenser

It is recommended to have the evaporator drain for the air handler directed away from the house. The drain is too close the exterior wall and allows moisture at the wall/footing areas. Overtime this may cause settlement, moisture intrusion and damage. Recommend extending to at 24 inches or more from exterior wall.

Fire HVAC Professional
3.3.2 - Exterior issues

No backflow

One or more hose bibs were missing backflow prevention devices. These devices reduce the likelihood of gray water entering the potable water supply. Recommend installing backflow prevention devices on all hose bibs where missing. They are available at most home improvement stores and are easily installed.

Contractor Qualified Professional

4 - Interiors

4.1 Electrical X
4.2 Floors, Walls, Ceilings X
4.3 Smoke and CO alarms X
4.4 Windows and Door X X
Floors, Walls, Ceilings: Wall material/covering
Electrical: Receptacles

All tested receptacles had correct polarity.

Floors, Walls, Ceilings: Room Pictures
Smoke and CO alarms: Smoke Alarms Present
Yes, Operational
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.  

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
4.4.1 - Windows and Door

Window frames
Various locations throughout the home

Windows do not appear to fit in frames properly. Side to side movement excessive, gaps when moved to one side. This condition also decreases the windows energy efficiency, allows hot/ humid air to enter home through gaps  Recommend evaluation and repair by qualified window contractor.

Contractor Qualified Professional

5 - Plumbing

5.1 General X
5.2 Supply Lines X
5.3 Drain and Waste X
5.4 Main Water X
General: Water Pressure
68 PSI
General: Service Pipe to house
General: Interior Supply piping
General: Water Source
Public Water
General: Drain Pipe
General: Vent Pipe
General: Waste Pipe
General: Location of main gas shut off valve
Right side of home
General: Main Water Shut Off Valve Location
Left side of home
General: Location of Water meter
Left front lawn
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. Where the supply piping was noted, it was found to be cpvc.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

6 - Water Heater

6.1 Water Heater X X
Water Heater: Estimated Age
1.5 Years
Water Heater: Energy Source
Natural Gas
Water Heater: Manufacturer
Water Heater: Location
Exterior wall
Water Heater: Capacity
On demand
Water Heater: Type
Water Heater: Manufacturers Data Plate, Serial #, Model #
Water Heater: Water Temperature
111 Degrees
Water Heater: Pictures of Unit
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
6.1.1 - Water Heater

Tankless water heater maintenance

Over time, a tankless water heater may accumulate mineral build up which can erode the walls inside your tank's heating chamber. To properly maintain and clean your tankless water heater, its important to flush those mineral deposits at least once a year. Follow this simple 12-step process to ensure optimal tankless water heater performance and efficiency. Please read all of the instructions before beginning, as youll want to have all of the necessary supplies ready for the process.


1. Turn off the power source for your tankless water heater.

  • Shut off the main gas or turn off the circuit breaker for electrical devices.

2. Close (turn off) the three water valves attached to your tankless water heater.

  • This prevents cold water from flowing into the water heater and hot water from coming out during the cleaning process.
  • The water valves consist of a cold water valve (colored blue), a hot water valve (colored red) and a main valve that runs the water into your home.

3. Remove the purge port valve caps slowly from the purge valves located on each of the cold and hot water valves.

  • The purge valves have small handles that resemble the letter "T."
  • This procedure is done to relieve any pressure that has built inside the valves and will prevent excess hot water from shooting out during the cleaning process.
  • There may be pressure when removing the purge port valve caps, so its vital to confirm the hot water valve is completely shut off for your safety.
  • Handle each cap carefully so the rubber sealing discs stay in place. These are needed for your valves to function properly.

4. Attach hosing lines to each of the three valves.

  • If the manufacturer of your tankless water heater did not provide hosing lines, they are available at any home repair store that sells water heaters. The hosing lines must be long enough to reach between the water heater and a bucket.
  • Consult the manual provided by the tankless water heater manufacturer or contact the manufacturer directly for exact instructions regarding this procedure.
  • In some cases, this procedure may require you to use a sump pump and connect hoses to discharge and flush water from the tankless water heater cold and hot water valves.

5. Open the purge port valves by twisting them perpendicular to the position of the cold and hot valves.

6. Use 2.5 gallons (9.46 liters) of undiluted white vinegar to clean your tankless water heater. Never use chemical solutions of any kind.

  • Since your homes drinking and bathing water mostly likely flows through your tankless water heater, using chemical cleaning solutions could be extremely harmful to your health.

7. Follow the instructions included in your manufacturers manual to perform the flushing and draining procedure.

  • This procedure may take up to 45 minutes.

8. Once the flushing process is complete, close the purge port valves by twisting the T-shaped handles.

9. Disconnect and remove the hosing lines from each valve.

10. Replace the purge port valve caps onto the purge valves.

  • Tighten the caps completely and firmly. However, take care not to over-tighten or break the rubber sealing discs inside the caps.

11. Refer to the manufacturer's manual for exact instructions on how to safely restart your water heater.

  • This may require you to rotate and open the cold and hot water valves so they are parallel to the position of the main valve.

12. Choose a sink tap inside and turn on the hot water slowly to allow the air to pass through the pipe.

  • Continue to run the water until it runs steadily without air escaping (you may recognize this by a slight sputtering sound). .
  • It may take to 2 or 3 minutes for all of the air pockets to escape.

Here is a video on how to service a tankless water heating system. 

Copy and paste the url below into browser search bar. 


Contractor Qualified Professional

7 - Electric Service

7.1 Electric Panel X X
7.2 Branch Wiring X
7.3 Circuit Breakers X
7.4 Meter X
7.5 Service Wires X
Electric Panel: Amperage
Electric Panel: Panel Manufacturer
Square D
Electric Panel: Protection
Electric Panel: Service Type
Electric Panel: Service Voltage
Electric Panel: Branch Wiring
Electric Panel: Service Conductor
Multi Strand aluminum
Electric Panel: System Grounding
Grounding Rod
Electric Panel: Location of Main Panel
Main panel below meter/ sub panel in garage
Electric Panel: Location of Main Disconnect
Below electric meter
Meter: Location
Exterior, left side
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 tested 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 branch wiring within the home is copper. This is a good quality electrical conductor.

Circuit Breakers: AFCI Description
The house has Arc Fault Circuit Interrupter breakers. ( AFCI)
The AFCI is an arc fault circuit interrupter. AFCIs are newly-developed
electrical devices designed to protect against fires caused by arcing faults in the home electrical wiring.

Annually, over 40,000 fires are attributed to home electrical wiring. These fires result in over 350 deaths and over 1,400 injuries each year. Arcing faults are one of the major causes of these fires. When unwanted arcing occurs, it generates high temperatures that can ignite nearby combustibles such as wood, paper, and carpets. Arcing faults often occur in damaged or deteriorated wires and cords. Some causes of damaged and deteriorated wiring include puncturing of wire insulation from picture hanging or cable staples, poorly installed outlets or switches, cords caught in doors or under furniture, furniture pushed against plugs in an outlet, natural aging, and cord
exposure to heat vents and sunlight.

AFCIs should be tested after installation to make sure they are working properly and protecting the circuit. Subsequently, AFCIs should be tested once a month to make sure they are working properly and providing protection from fires initiated by arcing faults.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
7.1.1 - Electric Panel

No Anti-Oxidant
Exterior main disconnect panel

One or more multi-strand aluminum wires in panel lacked anti-oxidant paste at their connections with other equipment (e.g. circuit breakers, lugs, bus bars). Oxidation can occur without it and result in reduced conductivity and overheating. This is a potential fire hazard. Recommend that a qualified electrician apply anti-oxidant paste per standard building practices.

Electric Electrical Contractor

8 - HVAC

8.1 General X X
8.2 Condensing Unit X
8.3 Air Handler X X
8.4 Duct Work X X
General: Cooling source
General: Heat Source
General: Distribution
Insulated flex duct, Insulated fiberglass board duct
General: A/C Type
Split System, Heat Pump
General: Heat Type
Forced Air, Heat Pump, Supplemental heat strip
General: Last Service Date
Condensing Unit: Estimated Age Condensing Unit
1 Year(s)
Condensing Unit: Manufacturer
Condensing Unit: Fuses/Breakers Installed (Amps)
50 Amps
Condensing Unit: Good condition

Condenser worked properly at time of inspection 

Air Handler: Estimate Age Air Handler
1 Year(s)
Air Handler: Filter Location
Air Handler: Manufacturer
Air Handler: Unit worked properly at time of inspection
Condensing Unit: Pictures of Unit
Condensing Unit: Manufacturers Data Plate/Label, Model#, Serial#
Air Handler: Manufacturers data plate/label, Model#, Serial #
General: Temperature Differential
14.4 Degrees

Cooling 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.

Air Handler: Pictures of unit
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
8.1.1 - General

Service A/C System

The last service date of this system appears to be more than one year ago.if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system. This servicing should be performed annually in the future.

Fire HVAC Professional
8.3.1 - Air Handler

Gaps at ceiling
Air handler coset

There are gaps at the ceiling where the duct work and/or lines pass through. These areas should be sealed help prevent, hot and cool air from mixing,  condensation build up on exterior of air handler cabinet (condition is conducive to bio-growth) and to prevent dirt and dust from attic to be drawn in to system


Tools Handyman/DIY
8.4.1 - Duct Work

Attic (left side towards the front)

One or more air supply ducts are broken or disconnected. Increased moisture levels in unconditioned spaces and higher energy costs will result. A qualified contractor should evaluate and make permanent repairs as necessary.

Fire HVAC Professional
8.4.2 - Duct Work

Duct not connected to diffuser
Master bedroom

Hvac duct in attic is not connected to a diffuser in master bedroom. Increased moisture levels in unconditioned spaces and higher energy costs will result. Recommend evaluation and repair by licensed HVAC technician.

Fire HVAC Professional

9 - Kitchen

9.1 Kitchen X
9.2 Cabinets X
9.3 Countertops-Backsplash X
9.4 Electrical X
9.5 Flooring X
9.6 Sink X
Kitchen: Photos
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

10 - Bathrooms

10.1 Bathroom Pictures X
10.2 Bathub X
10.3 Cabinets X
10.4 Electrical X
10.5 Exhaust Fan X
10.6 Flooring X
10.7 Shower X
10.8 Sink/countertop X
10.9 Toilets X
10.10 Wall X
Bathroom Pictures : Photos
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

11 - Garage

11.1 Interior-Exterior doors-Windows X
11.2 Electrical X
11.3 Floors, walls, Ceiling X
11.4 Vehicle door X X
11.5 Garage pictures X
Interior-Exterior doors-Windows: Pictures
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

Garage pictures : Garage
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. Areas blocked by storage/clutter cannot be inspected.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
11.4.1 - Vehicle door

Maintenance recommended

Recommend lubricating all tracks, hinges and rollers every 6-12 months on garage doors for preventative maintenance.

Wrench DIY
11.4.2 - Vehicle door

Framing anchor loose

Framing anchor on right side of garage door is loose. Recommend repair.

Contractor Qualified Professional

12 - Laundry

12.1 General X X
General: Dryer Manufacturer
General: Washer Manufacturer
General: Sink
Free standing, Mounting loose
General: Laundry room


  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
12.1.1 - General

Sink Unanchored

The laundry sink is not anchored to the wall or floor. A qualified contractor should securely anchor the sink to the wall and/or floor to prevent damage to and leaks in the water supply and/or drain pipes due to the sink being moved.

Contractor Qualified Professional
12.1.2 - General

Dryer duct cleaning

Dryer exhaust vents should be inspected and cleaned at least once a year depending on the size of the household and dryer usage.

Contractor Qualified Professional

13 - Attic

13.1 General X
13.2 Attic Hatch X
13.3 Electrical X
13.4 Insulation X X
13.5 Ventilation X
General: Ceiling Structure
General: Inspection Method
General: Insulation Depth
R38 as per installers wall and cavity card
General: Insulation Material
Fiberglass blown in
General: Roof Structure
Insulation: Insulation installers attic and wall cavity card
General: Attic pictures
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
13.4.1 - Insulation

Disturbed/ missing insulation

Some small areas of insulation have been disturbed or are missing insulation. Disturbed or missing insulation can lead to higher energy costs. Recommend improvement.

House construction Insulation Contractor

14 - Fireplace

14.1 General X X
14.2 Flue and damper X
14.3 Hearth X
14.4 Liner, Firebricks, Panels X
General: Chimney type
General: Fireplace type
Metal pre-fabrication
General: No Gas
The gas supply for one or more gas fireplaces and/or stoves was turned off. As per the Standards of Practice for both the National Association of Certified Home Inspectors (NACHI) and the American Society of Home Inspectors (ASHI) the inspector does not operate gas shut off valves or light pilot lights during inspections. These appliances were not fully evaluated.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
14.1.1 - General

Gas shut off

No visible gas shut off valve found for fireplace. Gas shut off valve for fireplace should be readily accessible in case of emergency. Recommend having a gas shut off valve installed outside of firebox. Exterior side wall of fireplace would be the best option. 

Fire Fireplace Contractor