Loading
Document Name
Sort Generated Document By
Total Credit Requested
$ 0.00
Preview
Create
Header Text
Total Credit Requested
$ 0.00
Preview
Create
Viewing:

1234 Main St.
Lake Worth, FL 33467
12/07/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
4
Minor/maintenance item
17
Recommended repair/replace
1
Safety hazards/immediate concern

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.

For any questions, please contact Obsessed Inspection, LLC.

1 - General Inspection Info

Your Report

Thank you for choosing Obsessed Inspections for your home inspection! The inspection performed to provide data for this report was visual in nature only, and non-invasive. The purpose of this report is to reflect as accurately as possible the visible condition of the home at the time of the inspection. This inspection is not a guarantee or warranty of any kind, but is an inspection for system and major accessible component defects and safety hazards. The Inspection is not pass/fail. Therefore, a property does not "Pass" or "Fail" a general home inspection. Please contact me with any questions about either the report or the property. 

The goal of this inspection report is not to make a purchase recommendation, but to provide you with useful, accurate information that will be helpful in making an informed purchase decision. Please read your entire inspection report carefully. Although the report has a summary that lists the most important considerations, the body of the report also contains important information. There is important information about home maintenance, materials used in the construction of this home, and appliance use and maintenance that should be read to gain an understanding of how to care for your home. 

The summary is meant to organize the defects or important repairs needed in the home. Most anything can be repaired in a home, although some repairs can be very expensive to complete. Repairs, evaluations and corrections for your protection and that of others, all repairs, corrections, or specialist evaluations should be performed by qualified contractors or licensed professionals not the seller. Safety hazards or poorly performed work can continue to be a problem, or even be made worse when unqualified workmen complete the work. Contractors providing repairs should provide legible documentation in the form of work orders and/or receipts. If repairs are made in this way, then there's generally no need for a follow-up inspection. Additionally, it may be better to negotiate a lower price on your home and have repairs made by contractors you choose rather than the seller making repairs as cheaply as possible. 

We are here to help! If you have questions about either the contents of this report, or about the home, please do not hesitate to contact us for help, regardless of how much time has passed since your home inspection. We will be happy to answer your questions to the best of our ability.

I = Inspected. This means the system or component was inspected and found to be functioning properly, or in acceptable condition at the time of the inspection. No further comment is necessary but whenever possible additional information about materials used in the construction and how to care for or maintain the home will be provided.

NI = Not Inspected. This indicates that at least part of a system or component could not be inspected or inspected thoroughly. 

NP = Not Present. This indicates that a system or component was not present at the time of inspection. If the system or component should have been present, a comment will follow. 

D = Deficient . This indicates that an action is recommended. 

For Agents Viewing the summary, it may be a more efficient use of your time to use the PDF button on the right side that will allow you to view or print the summary only. On the top right edge is the "Report Tools" button that opens a window you can easily copy/paste or repair request list from. Thank you for all the hard work that you put into this transaction! We appreciate you!

An inspector is considered to be a "Generalist" in that the job is to identify and report potential issues rather than diagnose the specific cause or repair items. For this reason, you will find that it is often recommended to seek further evaluation by a qualified professional such as an electrician, plumber, hvac tech or roofing contractor.

Scope of the Inspection

SCOPE OF THE INSPECTION:
Obsessed Inspections strives to perform all inspections in substantial compliance with the Standards of Practice (SOP) of the Sate of Florida and International Association of Certified Home Inspectors (InterNACHI). As such, we inspect the readily accessible, visually observable, installed systems and components of a home as designated in the SOP. When systems or components designated in the SOP are present but are not inspected, the reason(s) the item was not inspected is identified within the limitations of this report. This report contains observations of those systems and components that, in the professional judgment of the inspector, are not functioning properly, significantly deficient, unsafe, or are near the end of their service lives. If the cause for the deficiency is not readily apparent, the suspected cause or reason why the system or component is defective or near the end of expected service life is reported, and recommendations for further evaluation, correction or monitoring are made as appropriate.

USE OF PHOTOS AND VIDEOS:

Your report may include photographs and videos (images). Some images are informational and of a general view, to help you understand where the inspector has been, what was looked at and the condition of the item, system or area at the time of the inspection. Some of the images may be of problem areas or defects, these are to help you better understand what is documented in this report and to help you see areas or items that you normally would not see. Not all problem areas or defects will be supported with images. Inversely the included photos may not show all problem areas or conditions. A representative example of photos may be used. 

Category Description

The report includes informational data on various components of the home, limitations that affected the ability to inspect certain items or areas, and recommendations for items that require immediate or future attention. Observations and recommendations are organized into three categories by level of severity:

Minor/Maintenance Items (colored in BLUE),

Recommend Repair/Replace (in ORANGE)

Safety Hazards/Immediate Concern (in RED).

MINOR/MAINTENANCE ITEMS: Include components that were found to be in need of recurring or basic general maintenance to protect either the component or the occupants. Typically these observations are more informational in nature and represent more of a future to-do list or usually DIY/Handyman tasks. 

RECOMMEND REPAIR/REPLACE: Include comments of a deficiency, a latent defect or a suggested improvement of an item, component or a system which may have appeared functional at the time of the inspection. These observations are in need of repair, replace, service or showing signs of deterioration that could result to an adverse condition at some point in the future and should be address by a license contractor or qualified handyman and are not considered routine maintenance or DIY repairs.

SAFETY HAZARDS/IMMEDIATE CONCERN: Will denote a brief comment of a significantly deficient component or a condition, which will require a relatively short term correction and/or expense. These will typically fall into one of the following four categories:

1. Major defects. An example of this might be a structural failure.
2. Things that may lead to major defects, such as a roof flashing leak, for example.
3. Things that may hinder your ability to finance, legally occupy, or insure the home.
4. Safety hazards, such as an exposed, live electrical wiring.

Anything in these categories should be addressed. Often, a serious problem can be corrected inexpensively to protect both life and property.

This categorization is the opinion of the inspector and is based on what was observed at the time of inspection. It is not intended to imply that items documented in any one category are not in need of correction. Maintenance items or latent defects not repaired can soon become significant defects. It should be considered very likely there will be other issues you personally may consider deficient, and you should add these as desired. There may also be defects that you feel belong in a different category, and again, you should feel free to consider the importance you believe they hold and act accordingly.

Please review this report in its entirety. It is ultimately up to your discretion to interpret its findings and to act accordingly. This report does not offer an opinion as to whom among the parties to this transaction should take responsibility for addressing any of these concerns. As with all aspects a real estate transaction, you should consult with your Realtor for further advice regarding the contents of this report. Any repairs should be performed by the properly licensed and bonded tradesman or qualified professional/contractor who will provide copies of all receipts, warranties and applicable permits for any repairs that are carried out.

Environmental issues

The following list are common items that can exist in a building, but are outside the scope of our general inspection.

                  -Mold

                  -Radon

                  -Chinese Drywall

                  -Asbestos

                  -Wood-Destroying Organism

                  -Rodent, bat or pest feces/urine

                  -Buried tanks or soil contamination

Specific inspections intended to confirm or deny that any of the noted concerns are present during the inspection are not performed. These would require additional testing or an evaluation for positive conformation of their existence. In the event common signs or the potential presence are suspected by the inspector, we will report it and suggest further investigation. Mold would be a secondary result of moisture related building issues, and active visible moisture evidence would be documented if it found. If additional testing is desired you can contact us for refer services. 

Your Job As a Homeower: Read Your Home Maintenance Book

I have provided you a home maintenance book.  It includes information on how your home works, how to maintain it, and how to save energy.  Please write my contact information within the book's inside cover, so that you can always contact me.

Your Job As a Homeower: Annual Home Maintenance

Now that you've bought your home and had your inspection, you may still have some questions about your new house and the items revealed in your report. 

Home maintenance is a primary responsibility for every homeowner, whether you've lived in several homes of your own or have just purchased your first one. Staying on top of a seasonal home maintenance schedule is important, and Obsessed Inspections can help you figure this out so that you never fall behind. Don't let minor maintenance and routine repairs turn into expensive disasters later due to neglect or simply because you aren't sure what needs to be done and when. 

Remember that home ownership is both a joyful experience and an important responsibility, so be sure to call on us to help you devise an Annual Home Maintenance plan that will keep your family safe and your home in good condition for years to come.

Your Job As a Homeower: HomeBinder

HomeBinder is here to make your home ownership easier. You will receive a welcome email that will be sent within an few hours after your home inspection. 

Your Job As a Homeower: How Much Is This Going To Cost To Fix?

This is a home inspection question that we often get asked. Obsessed Inspections is a preferred partner with Repair PricerTurn your inspection report into an easy-to-read estimate of repairs in 24 hour. Just use the link below to upload your PDF report and get an automatic $10 discount. https://www.obsessedinspections.com/repairpricer/

2 - Inspection Details

In Attendance
Home Inspector, Buyers, Buyer's Agent
Temperature (approximate)
91 (F)
Time Start
12:00pm
Utilities
All Utilities On
Weather Conditions
Clear
Property Occupancy
Furnished, Occupied

FURNISHED - Access to some items such as electrical outlets/receptacles, windows, wall/floor surfaces, and cabinet interiors may be restricted by furniture or personal belongings. Any such items are excluded from this inspection report. 

OCCUPIED - Similar to FURNISHED. Potentially more areas of restricted access due to furniture and personal belongs. Areas that are restricted are excluded from this inspection report.

UNOCCUPIED - The home was not being lived in and was empty of furniture at the time of the inspection.

VACANT - Access to plumbing, electrical and HVAC systems may be limited due to those systems being turned off. Access to other parts of the home may be limited due to locked doors, barricades or usage conditions. Any items or areas that are not accessible for the above reasons will be excluded from this report.

STAGED - The home was unoccupied, but had been staged with furniture at the time of the inspection. Homes that are not used on a full-time basis may have problems, such as plumbing leakage, that will not be identified without regular use.

Present Condition

The condition of the premises may change after the date of inspection due to many factors such as weather, moisture, leaks, actions taken by the owner or others, or the passage of time. Seasonal changes such as wind-driven rain, ice, and humidity may bring some defects to light that were not noted during your home inspection. Basements and attics that were dry at the time of the inspection can be damp or leak in later weeks or months. This report reflects the condition of the premises at the time of the inspection.

Visible Limitations

The inspection is limited to visible and accessible components and areas only. Due to insurance restrictions, we are not permitted to operate any main shutoff valves (water or gas) or switch on any circuit breakers that may be shut off. We also can not move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility. We also cannot allow you, the buyer, to move any items or operate any shutoff valves or breakers in the home. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. Some items or areas may not be inspected if they are blocked by furniture or stored items.  Please note that we cannot make phone calls or wait for someone to arrive while on site regarding any items that have not been properly prepared. The property was inspected regardless of limitations or hindrances. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report.

Obsessed Inspections LLC 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 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. Obsessed Inspections LLC 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.

3 - Structure

Structures Inspected
House
Type of Structure
Single Family
Inspection Method
Visual
Year Built
1998
Wall Structure: Wall Structure
Concrete Block (CBS)
Ceiling & Roof Structure: Ceiling Structure
Trusses
Ceiling & Roof Structure: Roof Structure
Trusses, Plywood Deck
Floor Structure: Foundation Type
Slab on Grade
Floor Structure: Floor Structure
Concrete
Front Exposure Faces
East

Right and Left designations are determined by looking at the front of the structure.

Wall Structure: Condition
Functional

Exterior siding materials, especially stucco composition or hardboard siding must be closely monitored. Even modern composition siding and trim, is particularly vulnerable to moisture damage. All seams be must remain sealed and paint must be applied periodically (especially the lower courses at ground level). It is imperative that continued moisture be kept from the structure, especially from sprinklers, rain splash back or wet grass. Swelling and deterioration may otherwise result. Vegetation too close to the home can contribute to damage through root damage to the foundation, branches abrading the roof and siding, and leafs providing a pathway for moisture and insects into the home.Minor settlement or hairline cracks in exterior walls, trim, fascia are normal to properties of any age. They should, however, be monitored for expansion and sealed as necessary. Also, common settlement cracks up to 1/8" inches should be monitored and addressed if they widen greater than 1/8" and/or become displaced

Ceiling & Roof Structure: Condition
Good

The roof structure was inspected at visible portions looking for any signs of moisture infiltration, damage, or other deficiencies. No reportable conditions or indications of past or present leaks were observed at the time of inspection unless otherwise noted in this report.

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.

4 - Roof

General: Roof Inspection Method
Walked Roof
General: Roof Type/Style
Hip
General: Roof Covering Material
Concrete, Tile
Tile: Condition
Functional, Monitor
Roof Penetrations: Electrical Service Riser
None
Roof Penetrations: Chimmey
None
Roof Penetrations: Skylights
None
Roof Penetrations: Vents
Good Condition
Gutters & Downspouts: Gutter Material
Aluminum
Gutters & Downspouts: Condition
Functional
Flashing: Material
Aluminum
Flashing: Condition
Functional
Eaves, Soffits & Fascia: Condition
Functional, Monitor
General: Roof Permit Dates Found
1998

 Roofing permit(s) were found online for the listed noted dates. We recommend following up with the appropriate city/county building department to ensure this is the actual main roof age and any other information you, the client, deem necessary. If no permit date was found, recommend any sellers disclosures/documentation regarding the roof be obtained. Please note the inspector does not take responsibility for determining the roof's exact age, we do not issue a 'pass or fail' grade on a roof, nor do we determine if a roofing contractor determines its necessity or replacement. We report only its visible physical condition at the time of inspection to you, the client. Any concerns over the age of the roof and its longevity should be directed to a state licensed roofing contractor 

General: Roof Limitations

The inspection of the roof and its covering material is limited to the conditions on the day of the inspection only. The roof covering material, visible portions of the roof structure from within the attic (if applicable), and interior ceilings, were inspected looking for indications of current or past leaks. Future conditions and inclement weather may reveal leaks that were not present at the time of inspection. Any deficiencies noted in this report with the roof covering or indications of past or present leaks should be evaluated and repaired as needed by a licensed roofing contractor. An annual roof inspection and tune-up is recommended to minimize the risk of leakage and to maximize roof life.

Gutters & Downspouts: Gutter Infomation

The gutters were inspected looking for proper securement, debris in the channel, standing water, damage, etc. Leaking gutters can not be diagnosed if an active rain was not occurring at the time of inspection, and if leaks are noticed after taking ownership of the home, sealing may be needed at seams or endcaps. No deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Gutters & Downspouts: Downspouts Information

The downspouts were inspected to ensure they were diverting rainwater away from the foundation walls. Testing for blockages in downspouts or drainpipes is beyond the scope of a home inspection, as is locating their termination point. No deficiencies were present at visible portions at the time of inspection, unless otherwise noted in this report.

Flashing: The flashing was not accessible

Not All Flashing Visible. Just FYI- It is always recommended to have all flashing replaced when a new roof is installed.

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
4.4.1 - Gutters & Downspouts

Downspouts Drain Near House

One or more downspouts drain too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor adjust downspout extensions to drain at least 6 feet from the foundation. 

Here is a helpful DIY link and video on draining water flow away from your house. 

Credit
Comment
4.4.2 - Gutters & Downspouts

Gutter Damaged

Gutters were damaged. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor evaluate and repair. 

Credit
Comment
4.6.1 - Eaves, Soffits & Fascia

Dry Stains at fascia
Garage and East Side

Stains were found at one or more fascia boards, but no elevated moisture levels were found and the wood appeared to be in good condition. Based on the inspector's findings, these stains may be from past leaks. Monitor these areas in the future. If moisture is observed, recommend that a qualified contractor evaluate and repair as necessary.

Contractor Qualified Professional
Credit
Comment
4.6.2 - Eaves, Soffits & Fascia

Fascia Rot
North Side

Fungal rot was found at one or more sections fascia . Conducive conditions for rot should be corrected (e.g. leaking gutter, poor drainage). Recommend that a qualified contractor repair as necessary. All rotten wood should be replaced.

Contractor Qualified Professional
Credit
Comment
4.6.3 - Eaves, Soffits & Fascia

Paint Failing
South Side

The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this..
Paint roller Painting Contractor

5 - Exterior

Exterior Walls : Wall Covering
Stucco
Exterior Windows: Window Type
Single Pane, Sliders
Exterior Windows: Condition
Functional
Exterior Doors: Door Type
Fiberglass
Decks, Balconies, Porches & Steps: Appurtenance
Covered Entry, Covered Porch
Decks, Balconies, Porches & Steps: Material
Concrete
Decks, Balconies, Porches & Steps: Condition
Good
Driveway, Walkway, Patio: Driveway Material
Concrete
Driveway, Walkway, Patio: Driveway Condition
Good
Driveway, Walkway, Patio: Patio Material
Tile
Driveway, Walkway, Patio: Patio Condition
Good
Driveway, Walkway, Patio: Walkway Material
Tile
Driveway, Walkway, Patio: Walkway Condition
Good
Fencing & Gates: Fencing Type
Chain Link
Fencing & Gates: Condition
Functional
Electrical: Condition
Functional
Plumbing: Condition
Functional
Exterior Walls : Homeowner Exterior Tips

The exterior of your home is slowly deteriorating and aging. The sun, wind, rain and temperatures are constantly affecting it. Your job is to monitor the buildings exterior for its condition and weather-tightness. 

Check the condition of all exterior materials and look for developing patterns of damage or deterioration. 

During a heavy rainstorm (without lightning), grab an umbrella and go outside. Walk around your house and look around at the roof and property. A rainstorm is the perfect time to see how the roof, downspouts and grading are performing. Observe the drainage patterns of your entire property, as well as the property of your neighbor. The ground around your house should slope away from all sides. Downspouts, surface gutters and drains should be directing water away from the foundation. 

Exterior Walls : Condition
Functional

Exterior siding materials, especially stucco composition or hardboard siding must be closely monitored. Even modern composition siding and trim, is particularly vulnerable to moisture damage. All seams be must remain sealed and paint must be applied periodically (especially the lower courses at ground level). It is imperative that continued moisture be kept from the structure, especially from sprinklers, rain splash back or wet grass. Swelling and deterioration may otherwise result. Vegetation too close to the home can contribute to damage through root damage to the foundation, branches abrading the roof and siding, and leafs providing a pathway for moisture and insects into the home.Minor settlement or hairline cracks in exterior walls, trim, fascia are normal to properties of any age. They should, however, be monitored for expansion and sealed as necessary. Also, common settlement cracks up to 1/8" inches should be monitored and addressed if they widen greater than 1/8" and/or become displaced

Exterior Walls : Exterior Pictures
Exterior Doors: Condition
Functional

It is always recommended to change out lock mechanism upon moving into a new home.

Vegetation, Grading, Drainage: Condition
Good

The general grading around the house foundation perimeter ideally should slope about 6 inches over the first 10 feet away from the house foundation. The majority of South Florida homes tend to have some low spots along the foundation. Any flat or low areas around the home should be back-filled and sloped away from the foundation, to prevent potential moisture infiltration into areas below grade.The water discharged from the roof gutters and downspouts should be directed away from the foundation for the same reason. Monitoring during a rainstorm is always recommended.

Vegetation (shrubs and trees) planted too close to the home can contribute to damage through root damage to the foundation, branches abrading the roof and siding, and leafs providing a pathway for moisture and insects into the home.

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
5.1.1 - Exterior Walls

Cracks - Minor
South Side

Minor cracking was observed in wall structure. This is common in homes this age. Recommend monitoring.
Wrench DIY
Credit
Comment
5.1.2 - Exterior Walls

Mildew/Algae
East Side

There are signs of algae and/or mildew on the wall. This is a cosmetic issue and is not uncommon especially on shaded portions of the home.  Recommend that said areas be washed or cleaned or a regular basis.

Credit
Comment
5.6.1 - Driveway, Walkway, Patio

Minor Damage-Sidewalk/Patio
East Side

Minor deterioration (e.g. cracks, chips, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.

Contractor Qualified Professional
Credit
Comment
5.8.1 - Electrical

Cover Plate Missing
Front Door

Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
Electric Electrical Contractor
Credit
Comment
5.9.1 - Plumbing

Valve Leaking

The hose bib valve was leaking on one of the exterior hose bibs. When hose bibs leak while turned off, it's often caused by a worn valve seat or a loose bonnet. When hose bibs leak while turned on, it may be due to worn "packing" around the stem or a defective backflow prevention device. Recommend repair or replace valve as necessary.

Pipes Plumbing Contractor

6 - Irrigation System

Type of System
Well
Control Panel Location
Southside
Number of Zones
7
Relay & Pump Location
Southside
Irrigation/Sprinker: App controlled irrigation

Its my understanding of that the Irrigation system is controlled by a phone app. No timer was found on the property and this system therefore is excluded from the inspection. 

7 - Electrical

Service/Meter Panel: Meter Location
Outside, North Side
Service/Meter Panel: Panel Manufacturer
Square D
Service/Meter Panel: Main Breaker Location
Outside with Meter
Service/Meter Panel: Main Amperage
200 AMP
Service/Meter Panel: Grounding / Bonding Present
Yes
Service Wires: Service Type
Below Ground, Copper
Distribution Panel: Main Amperage
200 AMP
Distribution Panel: Panel Location
Garage
Distribution Panel: Panel Manufacturer
Square D
Distribution Panel: Panel Type
Circuit Breaker
Distribution Panel: Volts Type
120/240 Volts
Branch Wiring Circuits: Wiring Method
Romex
Smoke and CO alarms: CO Test Button Responsive
Works
Smoke and CO alarms: Smoke Test Buttons Responsive
Works
Service/Meter Panel: Ground Rod Present
Not Visible
Service/Meter Panel: Homeowner Electrical Tips

It's a good idea to know where the main electrical panel is located, including the main service disconnect that turns everything off. 

Be sure to test your GFCIs, AFCIs, and smoke detectors regularly. You can replace light bulbs, but more than that, you ought to hire an electrician. Electrical work is hazardous and mistakes can be fatal. Hire a professional whenever there's an electrical problem in your house. 

Service/Meter Panel: Pictures
Distribution Panel: Breakers in Off Position
0

There were breakers present that were in the "off" position at the time of inspection. These breakers were not turned on to test for functionality of components they may power. I recommend confirming proper operation of any circuits or appliances that were off at the time of inspection, prior to closing.

Distribution Panel: Pictures
Branch Wiring Circuits: Branch Wire Conductor
Copper

The branch wiring was inspected at visible portions looking for any significant deficiencies or defects that could be a fire and/or safety hazard; including but not limited to: connections made outside of a junction box, wiring terminations, open junction boxes, damage, the wiring material, improper support, etc. The majority of branch feeders are not visible due to being behind wall and ceiling coverings, insulation, etc. No significant deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Smoke and CO alarms: CO Alarms Present at all Recommended Locations?
Yes

Carbon Monoxide (CO) detectors are recommended to be installed outside of each sleeping area, in the area(s) of any gas appliances, and any fireplace(s). CO alarms are recommended if any gas appliances are present in the home or if the home contains a garage.

Smoke and CO alarms: Smoke Alarms Presnt at All Required Locations
Missing in Sleeping Areas

Smoke alarms are recommended for each sleeping room (bedroom) and 1 outside of each sleeping area (hallways), and one per level including habitable attics and basements. I recommend testing the smoke alarms before spending your first night in the home, and monthly thereafter.

Smoke and CO alarms: Pictures

Branch Wiring Circuits: Unable to Inspect All of the Wiring

I was unable to inspect all of the electrical wiring. Obviously, most of the wiring is hidden from view within walls. Beyond the scope of a visual home inspection.

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.

Credit
Comment
7.5.1 - Smoke and CO alarms

No Smoke Alarms in Bedrooms

There appears to be no smoke alarms found in bedrooms. Recommend installing smoke alarms in all bedrooms for increased safety in conformance with modern standards

Contractor Qualified Professional

8 - Plumbing

General: Water Source
Public
Main Water Supply : Supply Pipe
Copper, Where Visible
Main Water Supply : Water Meter Location

Outside by Sidewalk 

Water Heater : Type
Tank
Water Heater : Power Source
Electric
Water Heater : Year Manufacture
2018
Water Heater : Water Capacity
85 gallons
Water Heater : Water Temperature
120 Degrees
Water Heater : Location
Garage
Water Heater : Condition
Good, Functional
General: Filters
Whole house conditioner

Water conditioning or softening systems are beyond the scope of a home inspection. Recommend asking the seller for more information about the system, maintenance, age, etc.  You may wish to have the system serviced prior to closing.

General: Water Pressure
50 PSI

A reading of 50 to 60 PSI is ideal. Low water pressure is 40 psi or below and any pressure over 80 psi will wear the washers and plumbing fixtures. 

Main Water Supply : Shut off Location
Outside, North

Its always a great job to know where the main water shutoff valves are located. And be sure to keep an eye out for any water and plumbing leaks.

Water Heater : Manufacturer
Rheem

I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 

Here is a nice maintenance guide from Lowe's to help. 

Water Heater : Timer
The water heater energy usage (read electric bill), could be significantly reduced by the installation of a water heater timer device.
1. Studies by the Florida Solar Energy Center and major electric companies, confirm that an electric heater accounts for some 1/3 of a typical homes electric power bill(i.e.-of a typical $ 150 monthly bill-some 1/3 or about $ 50, is attributable to the electric water heater}. Farther, these studies confirm that the installation of a water heater timer can reduce the unit's energy consumption by some 50% (i.e.-in this example by some $ 25 a month- every month---FOREVER !
2. A hot water timer is similar (but different) from a pool or a sprinkler system timer that controls the time the hot water heater is allowed to be "ON" and therefore it also controls the amount of electricity the unit consumes.
3) It is our opinion that you have a routine life style, therefore is very little economic sense to require the water heater to be "ON" and consuming electrical energy during the later night and early morning hours, when it could be atomically be turned "OFF" by a water heater timer. Similarly, you may desire the unit to be "OFF" during the mid day hours. The installation and adjustment of an electric water heaters thermostat is possible to accomplish by a handy and safety conscious homeowner. However the installation requires the opening of the unit's electrical service. This will expose hazardous live electrical connections- which can TAKE YOUR LIFE via electrocution. For safety's sake work on ALL electrical appliances with the power disconnected. If you have questions what so ever, please consult with a qualified electrical appliance specialist.
Water Heater : TPR Valve Present

The pressure temperature valve is a safety device that opens up and releases pressure (and hot scalding water) from the tank. This opening of the valve would happen if there's an excessive build-up of pressure or extreme temperatures in the water tank. The end of the pipe should be conspicuous, so that you can easily notice if it is leaking or discharging water. If the valve is discharging, something is wrong, turn off the water valve, turn off the gas, and call a plumber. All hot-water distribution pipe and tubing shall have a minimum pressure rating of 100 psi at 180F. 

ANOTHER NOTE: On Water Heater TPR Valves- Manufacturers recommend that a licensed plumber remove and inspect the valve every three years. Aggressive or mineral-laden water can damage the valve, rendering it inoperative in a way that simply operating the test lever may not reveal.

Water Heater : Pictures of Unit
Interior Supply Pipe: Pipe Material
Copper, Where Visble

Visible portions of the water distribution pipes were inspected looking for leaks or other deficiencies. No reportable conditions were visually present at the time of inspection unless otherwise noted in this report.

Drain, Vent & Waste Pipe: Vent Pipe Material
PVC, Were visible

Visible portions of the vent pipes were inspected looking for leaks or indications of other deficiencies. No reportable conditions (significant defects) were visibly present unless otherwise noted in this report.

Drain, Vent & Waste Pipe: Waste Pipe Material
PVC, Were visible

Visible portions of the waste pipes were inspected looking for leaks or indications of other deficiencies. No reportable conditions (significant defects) were visibly present unless otherwise noted in this report.

Drain, Vent & Waste Pipe: Sewer Clean Out
Outside by Garage
Good

Sewer cleanouts are reported on with regards to their presence only and are not attempted to open or verify any other information. Its not a bad idea to have the main drain snaked every few years. This will clean and remove waste buildup and prevent costly future repairs.  

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.

9 - HVAC

General: A/C Type
Split System
General: Cooling source
Electric
General: Heat Type
Forced Air
General: Heat Source
Electric
General: Last Service Date
2018
T-Stat Control: T-Stat Location
Hallway, Master Bedroom
T-Stat Control: Thermostat Initial Setting
74 & 78
Filter: Filter Location
In Hallway, Ceiling
Filter: Condition
Functional, Clean
Air Handler 1: Manufacturer
Trane
Air Handler 1: Air Handler Year Manufacture
2018
Air Handler 1: Size of Air Handler BTU
48000 = 4 ton
Air Handler 1: Heat Kilowatts
10
Air Handler 1: Refrigerant Type
R410A
Air Handler 1: Air Handler Unit Locations
Garage
Air Handler 2: Manufacturer
Trane
Air Handler 2: Air Handler Year Manufacture
2009
Air Handler 2: Size of Air Handler BTU
36000 = 3 ton
Air Handler 2: Heat Kilowatts
8
Air Handler 2: Refrigerant Type
R410A
Air Handler 2: Air Handler Unit Locations
Garage
Condensing Unit 1: Manufacturer
Trane
Condensing Unit 1: Condenser Year Manufacture
2018
Condensing Unit 1: Size of Condenser BTU
48000 = 4 ton
Condensing Unit 1: Refrigerant Type
R410A
Condensing Unit 1: Condenser Unit Locations
Exterior South
Condensing Unit 2: Manufacturer
Trane
Condensing Unit 2: Condenser Year Manufacture
2010
Condensing Unit 2: Size of Condenser BTU
36000 = 3 ton
Condensing Unit 2: Refrigerant Type
R410A
Condensing Unit 2: Condenser Unit Locations
Exterior South
Ductwork: Type
Flex Duct, Fiberglass Dust
Ductwork: Location
Attic
Ductwork: Condition
Good
General: Temperature in the Heat Setting
82
General: HVAC Testing Information

The inspection of the HVAC system is limited to the response of the system at the thermostat in both heating and cooling modes; a visual observation of the exterior and interior equipment, and the removal of any access panels made for removal by a homeowner (not requiring ANY tools). If a more thorough inspection is desired, an HVAC contractor should be consulted.

General: Relative Humidity at the time of inspection
55

According to the US EPA 30 to 50% is most comfortable and levels above 60% are conducive to mold and mildew growth.

General: Temperature Cool Split / Differential
14

The typical temperature differential between return and supply air is 10 - 20 degrees in cooling mode. Several factors can affect these numbers, such as, but not limited to: indoor ambient air temperature, exterior ambient air temperature, humidity, cleanliness of the air filter and evaporator, etc. Furthermore HVAC thermometers (wet bulb) are required for accurate readings, and measurement points would be carried out at a different location by an HVAC contractor. These readings are shown to show the system responded to normal operating controls at the time of inspection, and not to show the exact temperature differential produced by the system, the efficiency, or performance of the system; which lies beyond the scope of a home inspection.

General: HVAC Life Expectancy

Due to the high demand placed on continuous usage, HVAC system in Florida typically have a useful lifespan of 13-18 years. Many factors such as brand, service schedule, filter changes, etc will factor weigh on this lifespan. Client should expect that as a system ages, its chances for breakdown and repairs increases. We recommend that all equipment be serviced twice a year. 

T-Stat Control: Picture
Filter: 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.
Air Handler 1: Air Handler Condition
Good, Functional

The interior unit(s) were inspected visually and tested by ensuring they responded to normal operating controls in both cooling & heating mode (at the thermostat), and that cooled & heated air was produced. The unit(s) responded to normal operating controls and no indications of deficiencies were observed at the time of inspection, unless otherwise noted in this report

Air Handler 1: Over Flow Shutoff Device Present

Float (condensate) shutoff switches are designed so that they will remain closed when water is going down the drain like its supposed to and then open (turn the AC unit off ) when an overflow condition occurs. In order for the switch to open it must be positioned in a location that is dry normally and will reliably fill with water when a drainage issue occurs.

Air Handler 1: Pictures of unit
Air Handler 2: Air Handler Condition
Functional, Good

The interior unit(s) were inspected visually and tested by ensuring they responded to normal operating controls in both cooling & heating mode (at the thermostat), and that cooled & heated air was produced. The unit(s) responded to normal operating controls and no indications of deficiencies were observed at the time of inspection, unless otherwise noted in this report

Air Handler 2: Over Flow Shutoff Device Present

Float (condensate) shutoff switches are designed so that they will remain closed when water is going down the drain like its supposed to and then open (turn the AC unit off ) when an overflow condition occurs. In order for the switch to open it must be positioned in a location that is dry normally and will reliably fill with water when a drainage issue occurs.

Air Handler 2: Pictures of unit
Condensing Unit 1: Condenser Condition
Functional, Good

The exterior unit(s) were inspected visually and tested by ensuring they respond to normal operating controls in cooling mode (at the thermostat), and that cool air was produced. No indications of deficiencies were observed at the time of inspection, unless otherwise noted in this report.

Condensing Unit 1: Pictures of Unit
Condensing Unit 2: Condenser Condition
Good

The exterior unit(s) were inspected visually and tested by ensuring they respond to normal operating controls in cooling mode (at the thermostat), and that cool air was produced. No indications of deficiencies were observed at the time of inspection, unless otherwise noted in this report.

Condensing Unit 2: Pictures of Unit
Ductwork: Pictures

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). BE advised that defects or failure can occur at any time and that inspection in no way lessens the rick or likelihood of repairs.

10 - Garage

Exterior Doors & Windows: Condition
Functional
Floors, Walls, Ceiling: Condition
Good
Electrical: Condition
Functional
Garage Door: Type
Automatic, Up-and-Over
Garage Door: Material
Metal
Cabinets: Condition
Functional
Garage Door Opener: Pictures
Garage Door: Pictures
Occupant Door (From garage to inside of home): Condition
Needs Reapirs

Current safety standards require for these doors to be comprised of steel or solid wood measuring at least 1 3/8" thick for proper garage to living space separation. These doors built on homes prior to 2006 (dependent on local municipality) may not meet these standards and should be upgraded as desired for safety. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Garage Door Opener: Condition
Functional

The garage door opener(s) were inspected by depressing the wall mounted transmitter and observing the openers functionality (remote transmitters are not tested). No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Garage Door: Condition
Functional

The garage door(s) were tested by operating the wall mounted transmitter and checking for proper operation. The door(s) were examined for significant damage or installation related deficiencies. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Garage Door: Garage 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 with the approved oil of the garage door tracks, rollers, springs and mounting hardware is recommended ( consult the owners manual or contact the door/opener manufacture) Weather stripping along the sides or base of the garage door should be cleaned to protect them from drying out and cracking.. www.overheaddoor.com/Pages/safety-information.aspx

Credit
Comment
10.4.1 - Occupant Door (From garage to inside of home)

No Self-Closing

The garage-house door isn't equipped with an automatic closing device such as sprung hinges. This door should close and latch automatically to prevent vehicle fumes from entering living spaces and/or to slow the spread of fire from the garage to living spaces. A qualified contractor should install automatic closing device(s) as necessary, and as per standard building practices, so this door closes and latches automatically.
Door Door Repair and Installation Contractor

11 - Attic

Attic Access: Access Location
Garage
Attic Access: Access Type
Pull Down Stairs
Attic Access: Inspection Method
Partially Traversed
Attic Insulation: Insulation Type
Blown, Loose-fill
Ventilation: Type
Soffit Vents
Attic Access: Access Pictures
Attic Insulation: Thickness
8 in

The insulation was inspected to determine the approximate depth and type. Current energy star standards recommend approximately 14 inches of insulation to achieve an R-38 rating. Depending on when the home was constructed anywhere from 8-14 inches may be present. No reportable deficiencies were observed with the insulation unless otherwise noted in this report.

Attic Insulation: Insulation Pictures
Attic Access: Limited Visiblity

Due to the nature of the attic area, not all areas may be adequately visible. Other factors may also limit visibility (i.e. excessive heat, pest evidence, live animals, limited light areas, shadows).

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.

Credit
Comment
11.2.1 - Attic Insulation

Missing

Ceiling insulation is missing in some areas. Recommend installing insulation where missing for better energy efficiency.
House construction Insulation Contractor

12 - Interior

Windows: Window Type
Single Pane
Floors: Floor Material
Tile
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall
Doors: Condition
Functional

A representative number of interior doors were inspected by operating them ensuring that they opened and closed properly, as well as latched properly without binding on jambs or the floor. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Windows: Condition
Functional

The windows were inspected by operating a representative number (I will try and operate every window in the home, but personal belongings may block accessibility to some). Their operation was tested, along with looking for damage, broken glass, failed seals, etc. No reportable deficiencies were present unless otherwise noted in this report.

Floors: Condition
Some Cosmetic Issues

Visible portions of the floors throughout the home were inspected looking for significant floor deficiencies. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report.

Walls: Condition
Good

Visible portions of the interior walls were inspected looking for signs of moisture infiltration, settlement cracking, significant damage, or other significant deficiencies. No reportable deficiencies were observed at the time of inspection unless otherwise noted in this report.

Ceilings: Condition
Good

The ceilings throughout the home were inspected looking for moisture intrusion/staining due to roof leaks or leaking plumbing pipes. Settlement cracks, and significant defects were also inspected for. No reportable conditions or moisture stains were visibly present at the time of inspection unless otherwise noted in this report.

Electrical: Condition
Functional

A representative number of switches, receptacles and lights were tested throughout the home and were found to be in good working order. No deficiencies were observed unless otherwise noted in this report.

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
12.3.1 - Floors

Cracked tiles
Throughout house

Tile is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles.
Tile Tile Contractor

13 - Bathrooms

Shower: Condition
Functional
Bathub: Condition
Functional
Sink/countertop: Condition
Functional
Cabinets: Condition
Functional
Exhaust Fan: Type
Fan w/ light, Fan Only
Electrical: Condition
Functional
Toilets: Condition
Functional

The toilets were inspected by flushing them to ensure they were flushing adequately and to determine no leaks were present at the water supply line or tank location. Toilets will also be checked for an adequate connection at the floor. No deficiencies were observed at the time of inspection unless otherwise noted in this report.

Shower: Running water

The shower(s) were inspected by operating the water valve(s) and ensuring proper flow and drainage was present, looking for leaks, and/or any significant defects. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Bathub: Running water

The bathtub(s) were inspected by operating the faucet valves checking for proper flow and drainage and looking for leaks and/or any cracks or damage to the tub itself. No deficiencies were observed at the time of inspection unless otherwise noted in this report.

Sink/countertop: Running water and under sink area

The sink(s) were inspected by operating the faucet water valves and checking for proper flow and drainage, looking for leaks, operating pop-ups, etc.

The visible portions of the sink plumbing was inspected by running water through the drain pipe for over one minute and looking for leaks from the drain pipe / trap assembly, water supply lines, and areas underneath of the sink area (ceiling below/basement/crawl space). Other significant defects are also looked for with the plumbing. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Exhaust Fan: Condition
Functional

Bathroom vent fans serve an important function in your home by removing excess humidity, which can cause mold and mildew to form. To make sure your fans are in good working order, clean and test them every six months.

Credit
Comment
13.2.1 - Shower

Caulking at controls backplate

Caulk is missing or deteriorated around the base of water control backplate. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall structures.
Wrench DIY
Credit
Comment
13.2.2 - Shower

Shower Door Frame
Master Bathroom

Door frame deteriorated around the shower door assembly in the bathroom. It should be replaced/repaired where deteriorated to prevent damage to the frame structure.

Wrench DIY
Credit
Comment
13.3.1 - Bathub

Caulk at spout

Caulk is missing or deteriorated around the base of the bathtub spout. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall structures.
Wrench DIY
Credit
Comment
13.4.1 - Sink/countertop

Stopper issue
Guest Bathrooms

One or more sink stopper(s) mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
Pipes Plumbing Contractor
Credit
Comment
13.5.1 - Cabinets

Loose hardware
Master Bathroom

Hardware such as hinges, latches or pulls are loose and/or missing on one or more cabinets. Repairs should be made and/or hardware should be replaced as necessary, and by a qualified contractor if necessary.
House building Cabinet Contractor

14 - Laundry

Washer/Dryer: Dryer Manufacturer
General Electric
Washer/Dryer: Dryer Power Source
220 Electric
Washer/Dryer: Washer Manufacturer
General Electric
Washer/Dryer: Water Supply Hoses & Drain
Functional
Sink: Condition
Functional
Washer/Dryer: Dryer Operation

We normally operate Clothes Dryers without a wash load. This gives us an idea of the unit's functionality, but we caution you, it does NOT replicate operating the unit fully loaded with a heavy wash load.

Dryer Maintenance: Adequate venting of your dryer is a priority. Vents clogged with lint, or crushed/kinked  vents can and do cause fires. The vent itself and the outlet screen should be cleaned of lint and debris twice a year. We recommend you clean this vent upon moving into the home


Washer/Dryer: Dryer Observation

The dryer unit was operated through a cycle. It heated it's drum and then stopped at the end of the cycle.

Dryer Maintenance: Adequate venting of your dryer is a priority. Vents clogged with lint, or crushed/kinked vents can and do cause fires. The vent itself and the outlet screen should be cleaned of lint and debris twice a year. We recommend you clean this vent upon moving into the home

Washer/Dryer: Washer Operation

We normally operate Clothes Washers without a wash load. This gives us an idea of the unit's functionality, but we caution you, it does not replicate the unit fully loaded with a heavy wash load.

Washer/Dryer: Washer Observation

Both hot and cold water was available to the washer. The unit was operated through a full cycle. It filled, cycled through a wash, initial spin and drain, rinse and final spin cycle. No leakage was detected and there were no unusual conditions noted.

Washer/Dryer: Pictures

LAUNDRY EQUIPMENT:
Cautionary Statement; We normally operate on-site laundry equipment. Washers and dryers have special safety concerns to owners. During our inspection, we attempt to check the utility connections, supply of hot and cold water, grounded electrical receptacles and some safety devices. During our inspection we endeavor to verify that the equipments operates properly, however we do NOT verify the proper operation of ALL safety devices and other built in safe guards. This is a job for an appliance specialist.

Please be aware that with any appliance being used everyday, owners often forget, or over look the potential hazards that are present in these day-to-day helpmates. All laundry equipment operates both with electricity and high speed motors and rotating drums. Because of the combination of water and electricity along with high-speed rotation, all laundry equipment should be respected. PLEASE SECURE ALL OPERATION AND MAINTENANCE MANUALS FROM PRESENT OWNERS OR THE MANUFACTURERS. Virtually all manufacturers have this consumers information available to you-contact the respective manufacturer.

Please instruct all children that these appliances are potentially hazardous and they should not be played with, nor should anyone under any circumstances, place a hand inside any operating laundry equipment.

LIMITATIONS OF APPLIANCES INSPECTION:

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

Thermostats, timers and other specialized features and controls are not tested.

The temperature calibration, functionality of timers, effectiveness, efficiency and overall performance of appliances is outside the scope of this inspection.

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

15 - Kitchen

Dishwasher: Brand
GE
Dishwasher: Condition
Functional
Refrigerator: Brand
GE
Oven/Cooktop: Brand
GE
Oven/Cooktop: Energy Source
Electric
Oven/Cooktop: Condition
Functional
Oven/Cooktop: Range Anti-tip Bracket Present
No
Hood/Vent: Brand
GE
Hood/Vent: Exhaust Hood Type
Re-circulate
Hood/Vent: Condition
Functional
Microwave: Brand
GE
Microwave: Exhaust Fan
Re-circulate
Microwave: Condition
Functional
Microwave: Type
Mount
Sink: Condition
Functional
Garbage Disposal: Condition
Functional
Cabinets: Condition
Functional
Countertops-Backsplash: Condition
Functional
Electrical: Condition
Functional
Appliance Pictures: Dishwasher
Appliance Pictures: Oven/Cooktop Temperature
Dishwasher: Dishwasher Operation

The dishwasher was operated by running a wash cycle, and was functional at the time of inspection. No leaks or water was present at the base of the unit at the completion of the cycle. The unit's efficiency of cleaning dishes is not tested for. No deficiencies were observed with the unit unless otherwise noted in this report.

Refrigerator: Condition
Functional

Refrigerator Maintenance: Regular maintenance of your refrigerator will pay for itself in terms of better  efficiency and longer life. Refrigerators, like air conditioners, move a  lot of air across the condensor coils located behind the grille under  the door. With this air comes dust, pet hair and lint that clings to the coils, reducing their ability to DISSIPATE HEAT. When this happens, the compressor runs longer and cools less. This make for an inefficient appliance and higher electrical bills. Cleaning these coils twice a year makes a big difference and will take only minutes.

Oven/Cooktop: Normal operation

All of the heating elements on the cooktop were turned to "High", and were functional at the time of inspection. The oven was operated by placing into "Bake" mode, and heat was produced from the element(s). Temperature calibration, "clean" options, and other functions are not tested for. You are recommended to seek further evaluation of additional functions if desired/needed. No indications of deficiencies were observed at the time of inspection, unless otherwise noted in this report. 

Hood/Vent: Normal operation

The exhaust fan was operated. No deficiencies were observed at the time of inspection, unless otherwise noted in this report.

Microwave: Normal operation

The microwave was tested by running on "Cook" mode for 30 seconds, and was functional at the time of inspection. The efficiency of the unit or other functions are not tested for. No reportable conditions were present unless otherwise noted in this report.

Sink: Running water and under sink area
Garbage Disposal: Normal operation
The unit is functional as expected. The unit was turned on briefly and operated as expected and appears to be in functional condition.
1) The chopping was no nosier that typically expected.
2) The rubber splashguard was in reasonable condition.
3) No leaks were found.
Appliance Pictures: Refrigerator
Appliance Pictures: Oven/Cooktop
Appliance Pictures: Microwave
Appliance Pictures: Disposer
Appliance Pictures: Refrigerator Temperature

LIMITATIONS OF APPLIANCES INSPECTION:

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

Thermostats, timers and other specialized features and controls are not tested.

The temperature calibration, functionality of timers, effectiveness, efficiency and overall performance of appliances is outside the scope of this inspection.


All though appliance were serviceable at the time the inspection was completed. Appliances may fail at anytime.  An inspector can not project when an item will or may fail.  


Please refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.All though appliance were serviceable at the time the inspection was completed. Appliances may fail at anytime.  An inspector can not project when an item will or may fail.  

Credit
Comment
15.3.1 - Oven/Cooktop

No anti-tip

The range can tip forward, and no anti-tip bracket appears to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit https://www.nachi.org/anti-tip.htm
Wash Appliance Repair
Credit
Comment
15.6.1 - Sink

Drain Flexible pipe
Kitchen

One or more sink drains use flexible drain pipe. This type of drain pipe is more likely to clog than smooth wall pipe. Recommend having a qualified plumber replace this pipe with standard plumbing components (smooth wall pipe) to prevent clogged drains.
Pipes Plumbing Contractor
Credit
Comment
15.6.2 - Sink

Faucet leaks on
Kitchen

One or more faucets leak at sprayer head when turned on. A qualified plumber should evaluate and repair as necessary.

Pipes Plumbing Contractor

16 - Final Checklist

All Exterior Doors Locked
All GFCI Receptacles Reset
All Lights Turned Off
Oven Turned Off