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1234 Main St.
Homestead, Fl 33030
12/14/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
51
Items Inspected
1
Maintenance/monitor
12
Deficiencies

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

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



1 - Inspection details

Finish Time
1:47 PM
Ground Condition
Wet
Present at time of the inspection
Client, Sellers Agent
Property Occupancy
No
Rain in the last few days
Yes
Start Time
10:00
Temperature
87 Fahrenheit
Weather Condition
Partly Cloudy
Structure Details: Age of the Structure
14
Structure Details: Foundation Type
Slab
Structure Details: Structure Faces
North
Structure Details: Structures Inspected
House, Attached Garage
Structure Details: Type of Structure
Single Family
Structure Details: Utilities
All Utilities on
The following items have been excluded from the inspection.
Security system

Pro -Elements Home Inspection is pleased to submit the enclosed report. This report is a professional opinion based on a visual inspection of the readily accessible areas and components of the building. This report is neither an engineering inspection nor an exhaustive technical evaluation. An engineering inspection or a technical evaluation of this nature would cost many times more and take days, if not weeks, to complete.


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


Your attention is directed to your copy of the Pre-Inspection Agreement. It more specifically explains the scope of the inspection and the limit of our ability in performing this inspection. The Standards of Practice and Code of Ethics of the International Association of Certification Home Inspectors (InterNACHI) 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. Pro-Elements Home Inspections 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.

2 - Roof

General: Estimated roof age
14
General: Roof covering
Clay tile
General: Roof Drainage
Gutter system
General: Roof Type
Cross-hipped
General: Roof life expectancy
clay tile 50+ yrs
General: Roof Inspection method
Traversed

According to InterNACHI Standards of Practice, we are not required to walk on the roof, but we normally conduct our typical roof inspection by walking on the roof's surface (if deemed safe by the inspector) in what we call the "random walk" methodology. This method of inspection is not intended to cover every square inch of the roof's surface, nor will it. Further we could not recreate the route of a random walk even if we tried to. We do arrive at an overall impression of the roof's condition developed during this random walk inspection and extrapolate it to the entire roof's surface.

If any discrepancies are in fact identified, it is recommended that to accurately determined the scope of the actual discrepancies, as well as any cost of correction, you consult with a licensed roofing contractor. Not all roof will be walked, dimension, slope, weather, etc may allow the roof to be accessed.

General: Roof Pictures
Gutters/drains: Gutters

Recommend to clean out any/all gutters upon occupying the home. This will prevent water overflow into the ground causing soil erosion near the foundation. 

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.

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Comment
2.1.1 - General

Minor cracks/damaged

Minor cracks on concrete roof tiles were observed in multiple areas.


Damaged roof tiles were observed.

Contractor Qualified Professional
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Comment
2.3.1 - Flashing/Vents

Roof flashing issues

One or more roof flashings were lifting / substandard / corroded / loose / missing / deteriorated. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.

3 - Exterior

General: Foundation Material
Concrete
General: Driveway Material
Concrete
General: Exterior doors
Wood w/window
General: Exterior wall structure
Concrete Block(CBS)
General: Garage Door Material
Metal
General: Vehicle Parking
Driveway
General: Wall Covering
Stucco
General: Fencing
Wood
General: Sidewalk/Patio Material
Concrete
General: Cold joint foundation

Cold joint foundations are where concrete/foundations have cured and an additional layer of concrete/foundation has been added. This is noticed by separate joints on the foundation or concrete walls.


More info about cold joints can be found here:

https://www.concreteconstruction.net/how-to/cold-joints_o

General: Exterior photos
Electrical: Exterior electrical photos

Outdoor electrical gfi test/reset receptacle is located in the garage

Windows and Door: Window operation
Windows and Door: Windows
Windows and Door: Garage door

Garage door safety reversing mechanism functioning properly 

Windows and Door: Hurricane features for opening protection

Opening protection hardware installed for hurricane screens around windows and doors of the property 

Windows and Door: Doors
Soffit and Fascia: Soffit and fascia pictures
Gutters and Flashing: Gutter downspouts

Recommend to have gutter downspout extensions added. This will direct the flow of water away from the foundation and prevent from water eroding soil near foundation over time.

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. 
 

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Comment
3.4.1 - Electrical

Cover Plate Issues

One or more cover plates / light fixtures / electric boxes / conduits or conduit fittings / water proof covers installed outside were loose / damaged / deteriorated / corroded / substandard / missing components / missing. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.

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Comment
3.4.2 - Electrical

GFCI Missing

Modern building standards require GFCI protection at ALL kitchens, bathrooms, laundry areas, garages, and exterior areas. One or more locations at this property were noted as not having GFCI protection or the inspector was unable to verify if GFCI protection existed at these locations. Adoption of GFCI outlets was generally phased in over numerous years/decades. Recommend client consider upgrading these areas to GFCI protection at their discretion.
General guidelines for GFCI-protected receptacles include the following locations:

  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
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Credit
Comment
3.4.3 - Electrical

Open Ground

One or more modern, 3-slot electric receptacles were found with an open ground. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Recommend that a qualified electrician repair as necessary so all receptacles are grounded per standard building practices.
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Comment
3.5.1 - Windows and Door

Caulking

Caulk was missing / deteriorated / substandard in some areas. For example, around windows / around doors / at siding butt joints / at siding-trim junctions / at wall penetrations. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. Caulking should be evaluated and applied as part of annual home maintenance 

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Comment
3.6.1 - Soffit and Fascia

Wet Stains at Fascia

Stains were found at one or more fascia boards. The stains appeared to be from a gutter leak and roof joint due to dripping water, high moisture content, etc. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary. For example, by repairing the roof surface or flashing or installing drip-edge flashing.

4 - Plumbing

General: Location of main fuel shut off
N/A
General: Location of Water meter
House has well water
General: Vent Pipe
PVC
General: Waste Pipe
PVC
General: Drain Pipe
PVC
General: Interior Supply piping
Copper
General: Location of Main Shut off
West side of house. Next to water filtration system
General: Service Pipe to house
PVC
General: Water Pressure
70 PSI
General: Water Source
Private Well
General: Meter Not Found
The inspector was not able to find the water meter. Recommend that the client(s) attempt to find the water meter by consulting with the property owner(s), searching for it themselves, or consulting with the local water municipality. It is especially important to find the meter if no main shut-off valve is found because the meter may be the only way to turn off the water supply in the event of an emergency, such as when a supply pipe bursts.
Supply Lines: Supply lines
Drain and Waste: Inspect, Pump Septic

General note


Homes on septic are recommended to have the septic tank inspected. Recommend having the tank pumped if it was last pumped more than 3 years ago.

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

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

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

3) Clothes washing machine connections are not inspected.

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

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

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

5 - Water Heater

Water Heater: Capacity
66
Water Heater: Energy Source
Electric
Water Heater: Manufacturer
American
Water Heater: Serial #
0523128832
Water Heater: Type
Tank
Water Heater: Estimated Age
20 Years
Water Heater: Location
Garage
Water Heater: Water Temperature
123.8 Degrees
Water Heater: Model #
E63-65H-045DC
Water Heater: Pictures of Unit

The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.

6 - Electric Service

Electric Panel: Location of Main Disconnect
Below meters
Electric Panel: Service Conductor
Copper
Electric Panel: Service Type
Underground
Electric Panel: Service Voltage
120/240
Electric Panel: Amperage Capacity
150
Electric Panel: Branch Wiring
Copper
Electric Panel: Location of Main Panel
West side of house
Electric Panel: Panel Manufacturer
General Electric
Electric Panel: Panel pictures
Electric Panel: Protection
Breakers
Electric Panel: System Grounding
Concrete encased electrode
Electric Panel: Generator System
Equipment for a generator system was found. Generators, transfer switches and any associated wiring are excluded from this inspection. Recommend that the client consult with the property owner or review documentation to familiarize themselves with the operation of this system.

The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician. 

7 - HVAC

General: A/C Type
Split System
General: Cooling source
Electric
General: Heat Source
Electric
General: Heat Type
Forced Air
General: Last Service Date
Unknown
Condensing Unit: Condenser Serial #
W071410378
Condensing Unit: Manufacturer
Rheem
Air Handler: Air Handler Serial #
W121425240
Air Handler: Manufacturer
Rheem
Air Handler: Unit in Good Condition

The air handler appeared in good condition. The unit ran as expected. 

General: Distribution
Fiberglass Duct
General: Location of Thermostat
,Hallway
Digital
Condensing Unit: Condenser Model #
14AJM49A01
Condensing Unit: Estimated Age Condensing Unit
5 Year(s)
Air Handler: Air Handler Model #
RHLL-HM4821JA
Air Handler: Estimate Age Air Handler
5 Year(s)
Air Handler: Filter Location
Below unit
Air Handler: Pictures of unit
General: Filter Advice
Recommend that home buyers replace or clean HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season.
General: Temperature Differential
10 Degrees
This is the number of degrees the system is cooling (or heating) the house air. Normal range for this number is 14-24 degrees when operating the system during hot weather, lower when ambient temperatures are lower. The system functioned as expected when tested and appeared to be serviceable at the time of the inspection. As with all mechanical equipment, the unit may fail at any time without warning. The inspector cannot determine future failures.
Condensing Unit: Pictures of Unit
Duct Work: Duct work

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).

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Credit
Comment
7.1.1 - General

Replace Filter

Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.

8 - Kitchen

Cabinets: Undersink cabinets
Sink: Disposal

Garbage disposal functional 

Electrical: Kitchen electrical photos

GFCI present at kitchen receptacles

Electrical: Gfci protection

It is recommended that all electrical outlets be protected by gfci in all wet areas of the kitchen to include countertops, bars, behind refrigerator, and under sink. Gfci was not present under sink.

Flooring: Flooring
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Credit
Comment
8.2.1 - Countertops-Backsplash

Caulking

One or more areas of the kitchen counter top(s) are recommended to be re-sealed (caulked) to keep any moisture and or water out and prevent future damage.

9 - Interiors

Floors, Walls, Ceilings: Wall material/covering
Drywall
Smoke and CO alarms: Smoke Alarms Present
Yes
Electrical: Interior electrical photos
Floors, Walls, Ceilings: Room Pictures

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. 

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Credit
Comment
9.4.1 - Windows and Door

Door-won't latch

One or more doors will not latch when closed. Repairs should be made as necessary, and by a qualified contractor if necessary. For example, aligning strike plates with latch bolts and/or replacing locksets.
 

10 - Bathrooms

Sink/countertop: Running water and under sink area
Bathub: Running water

Running water

Electrical: Bathroom electrical photos
Exhaust Fan: Exhaust fan

Exhaust fans functional in all bathrooms.

Shower: Running water
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Credit
Comment
10.2.1 - Cabinets

Loose hardware

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.
$
Credit
Comment
10.3.1 - Electrical

GFCI Bad, Can't verify

One or more ground fault circuit interrupter protection devices were defective. Because one GFCI device may in turn provide GFCI protection for other electric receptacles on the same circuit, the inspector was unable to determine if all electric receptacles that serve countertop surfaces within six feet of sinks are protected with a GFCI device. If they are not, a safety hazard due to the risk of shock exists. After repairs are made to the defective GFCI device(s), a qualified electrician should evaluate, determine if all receptacles that serve countertop surfaces within six feet of sinks are protected by GFCI devices, and make repairs if necessary.
 
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Comment
10.3.2 - Electrical

GFCI Missing

One or more electric receptacles at the bathroom(s) had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:

Outdoors (since 1973)
Bathrooms (since 1975)
Garages (since 1978)
Kitchens (since 1987)
Crawl spaces and unfinished basements (since 1990)
Wet bar sinks (since 1993)
Laundry and utility sinks (since 2005)

11 - Attic

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

The house was equipped with hurricane protection features where visible.There are hurricane clips installed at the roof to gable wall connection points inside the attic.

General: Attic pictures

The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; 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.