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1234 Main St.
Miami, FL 33157
04/08/2020 9:00AM

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1 - Inspection Information

In Attendance
Inspector, Client(s), Buyer's Agent
Occupancy
Occupied, Personal Belongings Present
Type of Building
Single Family
Construction Year (From Online Sources)
1973
Inspection Type
Pre-purchase
Weather Conditions
Clear, Hot
Temperature at the Time of Inspection
80+ Degrees
Precipitation in the Last 48 hrs?
Yes
Ground Condition
Damp
Structure Orientation

For the sake of this inspection the front of the home will be considered as the portion pictured in the cover photo. References to the left or right of the home should be construed as standing in the front yard, viewing the front of the home. 

Important Information / Limitations: Overview

Skyline Home Inspections strives to perform all inspections in substantial compliance with the Standards of Practice as set forth by the State of Florida. As such, I inspect the readily accessible, visually observable, installed systems and components of the home as designated in these Standards of Practice. When systems or components designated in the Standards of Practice were present but were not inspected, the reason(s) the item was not inspected will be stated. This inspection is neither technically exhaustive or quantitative.

There may be comments made in this report that exceed the required reporting of the Florida Standards of Practice, these comments (if present) were made as a courtesy to give you as much information as possible about the home. Exceeding the Standards of Practice will only happen when I feel I have the experience, knowledge, or evidence to do so. There should be no expectation that the Standards of Practice will be exceeded throughout the inspection, and any comments made that do exceed the standards will be followed by a recommendation for further evaluation and repairs by applicable tradespeople. 

This report contains observations of those systems and components that, in my professional judgement, were not functioning properly, significantly deficient, or unsafe. All items in this report that were designated for repair, replacement, maintenance, or further evaluation should be investigated by qualified tradespeople within the clients contingency period, to determine a total cost of said repairs and to learn of any additional problems that may be present during these evaluations that were not visible during a "visual only" Home Inspection. 

This inspection will not reveal every concern or issue that may be present, but only those significant defects that were accessible and visible at the time of inspection. This inspection can not predict future conditions, or determine if latent or concealed defects are present. The statements made in this report reflect the conditions as existing at the time of inspection only, and expire at the completion of the inspection, as conditions can change. Weather conditions and other changes in conditions may reveal problems that were not present at the time of inspection; including but not limited to: roof leaks, or water infiltration into crawl spaces or basements. This report is only supplemental to the Sellers Disclosure and Pest (WDI) Inspection Report. Refer to the State of Floridas Standards of Practice (linked to above), and the Inspection agreement regarding the scope and limitations of this inspection.


Important Information / Limitations: Notice to Third Parties

Notice to Third Parties: This report is the property of Skline Home Inspections and is Copyrighted as of 2018. The Client(s) and their Direct Real Estate Representative named herein have been named as licensee(s) of this document. This document is non-transferrable, in whole or in part, to any and all third-parties, including; subsequent buyers, sellers, and listing agents. Copying and pasting deficiencies to prepare the repair request is permitted. THE INFORMATION IN THIS REPORT SHALL NOT BE RELIED UPON BY ANY ONE OTHER THAN THE CLIENT NAMED HEREIN. This report is governed by an Inspection agreement that contained the scope of the inspection, including limitations, exclusions, and conditions of the copyright. Unauthorized recipients are advised to contact a qualified Home Inspector of their choosing to provide them with their own Inspection and Report.  

Important Information / Limitations: Recommended Contractors Information

CONTRACTORS / FURTHER EVALUATION: It is recommended that licensed professionals be used for repair issues as it relates to the comments in this report, and copies of receipts are kept for warranty purposes. The use of the term "Qualified Person" in this report relates to an individual, company, or contractor whom is either licensed or certified in the field of concern. If I recommend evaluation or repairs by contractors or other licensed professionals, it is possible that they will discover additional problems since they will be invasive with their evaluation and repairs. Any listed items in this report concerning areas reserved for such experts should not be construed as a detailed, comprehensive, and/or exhaustive list of problems, or areas of concern.  

CAUSES of DAMAGE / METHODS OF REPAIR: Any suggested causes of damage or defects, and methods of repair mentioned in this report are considered a professional courtesy to assist you in better understanding the condition of the home, and in my opinion only from the standpoint of a visual inspection, and should not be wholly relied upon. Contractors or other licensed professionals will have the final determination on the causes of damage/deficiencies, and the best methods of repairs, due to being invasive with their evaluation. Their evaluation will supersede the information found in this report.

Important Information / Limitations: Thermal Imaging Information

THERMAL IMAGING: An infrared camera may be used for specific areas or visual problems, and should not be viewed as a full thermal scan of the entire home. Additional services are available at additional costs and would be supplemented by an additional agreement/addendum. Temperature readings displayed on thermal images in this report are included as a courtesy and should not be wholly relied upon as a home inspection is qualitative, not quantitative. These values can vary +/- 4% or more of displayed readings, and these values will display surface temperatures when air temperature readings would actually need to be conducted on some items which is beyond the scope of a home inspection. If a full thermal scan of the home is desired, please reach out to me schedule this service. 

Important Information / Limitations: Comment Key - Definitions

This report divides deficiencies into three categories; Significant/Major Defects (in red), Marginal Defects (in orange), and Minor Defects/Maintenance Items/FYI (colored in blue). Safety Hazards or Concerns will be listed in the Red or Orange categories depending on their perceived danger, but should always be addressed ASAP. 


 Items or components that may require a major expense to correct. Items categorized in this manner require further evaluation and repairs or replacement as needed by a Qualified Contractor prior to the end of your contingency period. 


 Items or components that were found to include a deficiency. These items may have been functional at the time of inspection, but this functionality may be impaired, not ideal, or the defect may lead to further problems (most defects will fall into this categorization). Repairs or replacement is recommended to items categorized in this manner for optimal performance and/or to avoid future problems or adverse conditions that may occur due to the defect, prior to the end of your contingency period. Items categorized in this manner typically require repairs from a Handyman or Qualified Contractor and are not considered routine maintenance or DIY repairs. 


This categorization will include items or components that may need minor repairs which may improve their functionality, and/or found to be in need of recurring or basic general maintenance. This categorization will also include FYI items that could include observations, important information, recommended upgrades to items, areas, or components, as well as items that were nearing, at, or past the end of their typical service life, but were in the opinion of the inspector, still functional at the time of inspection. Major repairs or replacement should be anticipated, and planned for, on any items that are designated as being past, or at the end of their typical life. These repairs or replacement costs can sometimes represent a major expense; i.e. HVAC systems, Water Heaters, Plumbing pipes, etc. 

These categorizations are in my professional judgement and based on what I observed at the time of inspection. This categorization should not be construed as to mean that items designated as "Minor defects" or "Marginal Defects" do not need repairs or replacement. The recommendations in each comment is more important than its categorization. Due to your perception, opinions, or personal experience you may feel defects belong in a different category, and you should feel free to consider the importance you believe they hold during your purchasing decision. Once again it's the "Recommendations" in the text of the comment pertaining to each defect that is paramount, not its categorical placement. 


 

2 - Exterior

Walls / Cladding: Siding Material
Stucco
Walls / Cladding: Wall Construction Type
Solid Masonry
Walls / Cladding: Wall Crack(s) Present?
Hairline
Overhangs / Soffit / Fascia: Soffit & Fascia Material
Wood & Composite Material
Exterior Doors: Door Material(s)
Steel, Fiberglass
General Info: Exterior Views
General Info: Representative Number Inspected

The State of Florida Standards of Practice states that a representative sample of exterior components shall be inspected on each side of the home when multiple pieces make up an item or component (i.e. cladding, windows, overhangs, etc.). I try to ensure that all portions are inspected but height from the ground, vegetation, or other factors may prevent full accessibility or visibility of some items. 

General Info: Probing of Wood

The FL Standards of Practice requires any areas of wooden trim, siding, or other wood components to be probed if water damage (wood rot) was suspected. Any photos of a screwdriver stuck into wood represents water damage/wood rot to some extent. Hidden damage is always a possibility at these areas. These areas of damage will require further evaluation to determine the extent of the damage, along with repairs made as deemed necessary by a qualified contractor. 

Walls / Cladding: Wall and Cladding Information

The walls and wall cladding were inspected looking for significant damage, presence of proper flashings, and potential water entry points, etc. No reportable deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Window Exteriors: Windows Information

The exterior components of the windows (trim, flashing, etc.) were inspected looking for damage, lack of proper flashing, clearance from grade, etc. No reportable deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Overhangs / Soffit / Fascia: Soffit / Fascia Information

The soffit and fascia was inspected at visible portions looking for any water damage or other significant defects. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report.

Gas Sidewall Vent(s) : Sidewall Vent(s) Clearance Information

All gas sidewall vents were inspected to ensure they had proper clearances from air inlets and/or combustibles. No deficiencies were present at the time of inspection unless otherwise noted in this report. 

Exterior Doors: Doors Information

All exterior doors were inspected by looking for damage, lack of proper flashing, deficiencies with their operation, etc. No reportable deficiencies were present at the time of inspection unless otherwise noted in this report. 

Exterior Doors: Handleset Information

Handlesets (deadbolts & door handles) are not inspected for their functionality with keys, as replacement or re-keying of any deadbolts and handles is recommended due to not knowing who may possess keys to the home. Therefore deadbolts and handles will be reported on with respect to the misalignment of the door only, preventing them from latching or locking properly. 

In accordance with the State of Florida Standards of Practice the home inspector shall observe from ground level: - Wall cladding, flashings, and trim; entryway doors and a representative number of windows; eaves, soffits, and fascias. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; and probe exterior wood components where deterioration or damage is suspected.

The home inspector is not required to observe: Storm windows, storm doors, screening / screens, shutters, awnings, and similar seasonal accessories; Presence of safety glazing in doors and windows; Detached buildings or structures; or the Presence or condition of buried fuel storage tanks, water tanks, or septic tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

 

$
Credit
Comment
2.5.1 - Overhangs / Soffit / Fascia

Water Damage Present

Water damage was present on the overhangs / fascia in areas. Repairs or replacement of any damaged wood is recommended to be conducted by a qualified person.

Contractor Qualified Professional
$
Credit
Comment
2.5.2 - Overhangs / Soffit / Fascia

Area of Damaged Soffit Present

An area of damaged soffit was present. Replacement of this piece is recommended by a siding contractor or other qualified person to prevent the entry of wildlife or insects into the attic area. 

Siding Siding Contractor

3 - Grounds

Driveway and Walkway Condition: Driveway Material
Asphalt
Driveway and Walkway Condition: Walkway Material
Concrete
Driveway and Walkway Condition: Driveway/Walkway Cracks Present?
Moderate
Grading / Lot Drainage: Grading/Drainage Conditions
Positive Grading (slopes away from structure)
Gas Meter/LP Tank Information: Location of Fuel Source
Left Side of Home
Gas Meter/LP Tank Information: Main Gas Shut Off Valve Location
On Exterior Meter
Retaining Wall: Retaining Wall Material (Visible Portions)
Masonry
Gas Meter/LP Tank Information: Fuel Source
Gas Meter
Grading / Lot Drainage: Grading / Drainage Overview

The grounds in contact with the home were inspected to determine that they were graded in a manner to allow rainwater to adequately drain away from the structure. The soil is recommended to slope away from the home, with a 6 inch drop in elevation, in the first 10 feet away from the structure (5% grade). When the 5% grade can not be achieved, swales or drains should be used as needed to properly divert rainwater runoff. Any flat or low areas around the home should be backfilled and sloped away from the foundation, to prevent potential moisture infiltration into areas below grade (if applicable). No significant grading deficiencies were observed at the time of inspection unless otherwise noted in this report.

Grading / Lot Drainage: Grading Limitations

The performance of the grading and lot drainage is limited to the conditions existing at the time of the inspection only. I cannot guarantee this performance as conditions constantly change. Heavy rain or other weather conditions may reveal issues that were not visible or foreseen at the time of inspection. Furthermore, items such as leakage in downspouts and gutter systems are impossible to detect during dry weather and can add moisture to the soil in the area around the foundation. The inspection of the grading and drainage performance in relation to moisture infiltration through foundation walls or under slabs, therefore, is limited to the visible conditions at the time of inspection, and evidence of past problems. I recommend consulting with the sellers as to any previous moisture intrusion into the home, as the State of Florida no longer requires this information to be disclosed. More information about disclosure changes can be viewed here:

https://prohitn.com/property-disclosure-changes-and-what-they-mean-to-you/

Vegetation Observations: Vegetation Information

Vegetation was inspected around the home to ensure that it had adequate clearance from the structure, and was not impacting the structure. No deficiencies were observed unless otherwise noted in this report.

Porch(es): Concrete Slab Porch/Stoop Information

Slab porch(es) or stoop(s) were inspected looking for damage or any other significant defects. No reportable deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Decks: Deck Information

The deck(s) were inspected looking for water related damage, construction related deficiencies, and safety hazards. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report. It is very common for me to find multiple deficiencies in relation to a decks' construction; and in my opinion there are a few reasons for this. 

  • Most decks are built by laborers during the construction of the home and while they can build a "functional" deck, typically multiple important details are missed due to them not knowing the building standards that were in place at the time of construction. 
  • Secondly, building standards may have changed since the deck was constructed, so while the deck may have met the standards at the time of construction, it would not now. 

Building standards are changed to improve safety for the occupants of the home. So if a deck collapses, the standards are changed to make deck construction safer. That is why I will evaluate all decks by today's standards, as safety can not be compromised, and safety is what I inspect for. While I may list multiple deficiencies, a good deck contractor may find more as a home inspection is not technically exhaustive or quantifiable. 

Porch / Deck Roof Condition: Porch/Deck Roof Information

Visible portions of porch/deck roofs were inspected looking for any significant defects, leaks, etc. No deficiencies were present at the time of inspection unless otherwise noted in this report.

Sunroom / Screened-In Area: Sunroom/Screened in Room Information

The sunroom or screened in deck/porch was inspected at visible portions looking for significant deficiencies. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

Concrete Surfaces: Typical Settlement Cracks
Settlement / shrinkage cracks were present on the concrete surface (<1/4" wide). These are typically from standard settlement, or from admixtures used in the concrete. I recommend sealing these cracks to prevent further damage from freezing water in winter months.
Carport Area: Carport Information

The carport area was inspected by examining the concrete slab or asphalt, and the roof and it's related support looking for any significant deficiencies. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

Patio: Patio Information

The patio area was inspected looking for significant defects. No significant deficiencies were present at the time of inspection unless otherwise noted in this report. 

Gas Meter/LP Tank Information: Gas Meter Information

The gas meter was inspected looking for damage and the regulator vents' clearance from ignition sources and air inlets into the home. No indications of deficiencies were present at the time of inspection unless otherwise noted in this report.

Exterior Spigots: Spigot(s) Information

The spigots were inspected by testing their operation (if weather permitted), looking for leaks, their attachment to the home, presence of anti-siphon, etc. No deficiencies were observed unless otherwise noted in this report.

Retaining Wall: Retaining Wall Information

Retaining walls are inspected in respect to their effect on the structure of the home. The structural integrity or load bearing capacities of retaining walls are beyond the scope of a home inspection. No deficiencies were observed in the walls relation to the home unless otherwise noted in this report.

Fence: Fences Not Inspected

FYI - A fence was present at the home. Fences and gates are not inspected per the standards of practice, and the fence's condition is excluded from this inspection. Any comments made in relation to the fence should be viewed as a courtesy, and not be construed as an all-inclusive listing of deficiencies present. 

In accordance with the Florida Standards of Practice the home inspector shall observe: Exterior electrical receptacles and the presence of GFCI protection (GFCI protection was not required prior to 1975, but upgrading is recommended for safety). Decks, balconies, stoops, steps, areaways, porches and applicable railings that are directly attached to the structure. Vegetation, grading and drainage of grounds, driveways, patios, walkways, and retaining walls will be inspected with respect to their effect on the condition of the structure.

The home inspector is not required to observe: Fences and gates, Geological conditions, Soil conditions, Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities), Detached buildings or structures, or the Presence or condition of buried fuel or waste storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

 

$
Credit
Comment
3.3.1 - Vegetation Observations

Limbs Contacting Roof Surface

Tree or bush limbs were contacting the roof surface. These limbs can abrade the shingles causing damage, as well as holding moisture against the roof surface. Cutting back all branches at least 10' away from the roof is recommended by a tree trimming service or landscaper. 

Yard scissors Tree Service
$
Credit
Comment
3.12.1 - Exterior Spigots

Upgrade to Anti-Siphon or Vacuum Breaker

There were spigots present that did not have anti siphon protection. Upgrading to anti siphon spigots or using a vacuum breaker on the exterior spigot(s) is highly recommended. These items will prevent a "cross connection", where unsanitary water could be siphoned from a bucket or other water source into the homes plumbing supply water.

Contractor Qualified Professional

4 - Roof

General Info: Inspection Method
Walked the Roof
Roof Covering Material
Architectural Composite Shingles, Composite Asphalt Roll Roofing
Shingles Stage of Life Estimation
Last Third of Life, 10-15 Years
Vents / Protrusions: Roof Protrusion Type(s)
Plumbing Stack Vent(s), Fixed Roof Exhaust Vent(s), Turbine Exhaust Vent(s)
Chimney: Chimney Material
Not Present
General Info: Roof Views
General Info: 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.

Shingles Stage of Life Information

I will do my best to estimate the stage of life that the shingles appeared to be in at the time of inspection. 

3-tab asphalt composition shingles typically have a 13-16 year life span. This would equate to:

  • First Third of Life: 1-5 years in age
  • Second Third of Life: 5-10 years in age
  • Last Third of Life: 10-15 years in age

Architectural Composition shingles typically have a 24-27 year life span. This would equate to:

  • First Third of Life: 1-8 years in age
  • Second Third of Life: 8-16 years in age
  • Last Third of Life: 16-24 years in age


Architectural Shingles

The roof covering was comprised of architectural composition shingles. Architectural shingles, also called dimensional shingles, are thicker and heavier (often 50% more) than traditional 3-tab shingles. These 'premium' shingles are manufactured by starting with a fiberglass reinforcement mat, multiple layer of asphalt are added over the mat, and lastly ceramic granules are added over the upper layer of asphalt for protection against the elements (wind, rain, UV rays from the sun). Architectural shingles typically have higher wind resistance numbers, resist leaks better, and typically have a longer warranty than their 3-tab counterparts

Due to the many variables which affect the lifespan of roof covering materials, I do not estimate the remaining service life of any roof coverings. This is in accordance with all industry inspection Standards of Practice.The following factors affect the lifespan of roof covering materials:

  • Roofing material quality: Higher quality materials, will of course, last longer.
  • Number of layers: Shingles installed over existing shingles will have a shorter lifespan.
  • Structure orientation: Southern facing roofs will have shorter lifespans.
  • Pitch of the roof: Shingles will age faster on a lower pitched roof in comparison with higher pitches.
  • Climate: Wind, rain, and snow will impact the lifespan of the roof.
  • Color: Shingles that are darker in color will have a shorter lifespan, than lighter colored shingles.
  • Attic Ventilation: Poorly vented attic spaces will decrease shingle life due to heat.
  • Vegetation conditions: Overhanging trees, branches, contacting the roof, or leaf cover drastically shorten lifespan.

Asphalt shingles must be installed to manufacturers' recommendations, for the warranty coverage to be upheld. These installation requirements vary widely from manufacturer to manufacturer, and across the multitude of different shingle styles manufactured. I will inspect the roof to the best of my ability, but confirming proper fastening, use and adequacy of underlayment, and adequacy of flashing is impossible as these items are not visible, Damaging and invasive means would have to be carried out to confirm proper installation. Therefore, the inspection of the roof is limited to visual portions only.

Roof Surface Condition: Shingles Information

The shingles were inspected at visible portions for excessive granule loss, signs of curling or delamination, loss of adhesion between the shingles, and any other signs of damage or excessive age. No significant deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Vents / Protrusions: Roof Protrusions Information

The plumbing stack vents, their related rain boots, and other roof penetrations were inspected by looking at their clearance, the integrity of their boots, for proper installation, or any significant defects. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

Roof Flashings: Flashing Information

Visible portions of the flashings were inspected looking for installation related deficiencies or damage (drip edge, sidewall, headwall, counter, etc - if applicable). Typically most areas of flashings are not visible as they are covered by the roof covering material, and therefore functionality has to be determined by looking for moisture intrusion on the sheathing in the attic, or ceilings where the flashing was presumed to be in place. No deficiencies were observed at visible portions, at the time of inspection, unless otherwise noted in this report.

Gutters / Downspouts: Gutters Information

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 or repairs 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.

Gutters / Downspouts: Recommend Maintaining Gutters

It is recommended to periodically clean debris from the guttering channels to prevent downspouts from clogging. Clogs in downspouts can allow the gutters to overflow; damaging roof sheathing, fascia boards, and saturating grounds at the foundation.

In accordance with the Florida Standards of Practice the home inspector shall observe: The roof covering, roof drainage systems, visible flashings, skylights, chimneys, and roof penetrations; and report on signs of leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials, and Report on the method used to observe the roofing.

The home inspector is not required to: Walk on the roofing (although every safe attempt to do so, will be taken), report on the age or remaining life of the roof covering, move leaves, snow, or other items on the surface that may block visual accessibility, or observe attached accessories including but not limited to solar systems, antennae, satellite dishes and lightning arrestors. No claims will be made as to remaining roof material life expectancy, and no guarantee or warranty should be expected from comments or observations. The sellers or the occupants of a residence will generally have the most relevant knowledge of the roof and of its history. Therefore, I recommend that you consult with the sellers about the age of the roof covering, and that you either include comprehensive roof coverage in your home insurance policy, or that you obtain a roof certification from an established local roofing company.

 

$
Credit
Comment
4.2.1 - Roof Surface Condition

Multiple Areas of Damage and Unwokmanlike Prior Repairs

There were multiple areas of prior repairs and damage present to the shingles. An evaluation of the shingles with repairs or replacement made as needed is recommended by a licensed roofing contractor. 

Roof Roofing Professional
$
Credit
Comment
4.2.2 - Roof Surface Condition

Exposed Nail Heads - Shingles

Exposed nail heads were present on areas of the shingles. Sealing any exposed nail heads is recommended to be conducted by a qualified person, to prevent the possibility of leaking.

Roof Roofing Professional
$
Credit
Comment
4.2.3 - Roof Surface Condition

Damaged Shingle(s)

There were damaged shingle(s) present on the roof surface. Repairs to the affected shingle(s) is recommended to be conducted as needed by a roofing contractor.

Roof Roofing Professional
$
Credit
Comment
4.2.4 - Roof Surface Condition

Shingles Installed on Less Than a 4/12 Pitch

There were shingles installed on a portion of the roof that had a pitch less than 4/12. There would need to be two layers of underlayment present under these shingles for this installation to be acceptable. Evaluation by a roofing contractor is recommended. 

Roof Roofing Professional
$
Credit
Comment
4.3.1 - Vents / Protrusions

Boot(s) Covered by Shingles

There were flashing rain boot(s) present that were completely covered by shingles. In a proper installation the upper portion of the rain boot would be covered by shingles, while the lower third would be exposed, on top of the shingles to adequately shed rainwater. Repairs are recommended as needed by a roofing contractor.

https://www.jlconline.com/how-to/roofing/flashing-plumbing-vents_o

Roof Roofing Professional
$
Credit
Comment
4.3.2 - Vents / Protrusions

Flashing Boot(s) Heavily Sealed

There were flashing boot(s) present that were heavily sealed in a possible attempt to correct or prevent a leak, this is a temporary fix. Flashing boots when installed properly do not need to rely on heavy sealant to prevent leaks. An evaluation of the flashing boots with repairs or replacement made as deemed necessary is recommended by a roofing contractor. 

Roof Roofing Professional
$
Credit
Comment
4.7.1 - Gutters / Downspouts

Downspouts Terminating Near Foundation

There were downspouts present that were discharging within five feet of the foundation of the home. Current standards require downspouts to be diverted at least five feet from the foundation of the home to prevent the grounds surrounding the foundation from becoming saturated. Saturated grounds can allow water / moisture to enter basement and crawl space areas, and in extreme cases can allow for settlement of the home. Properly extending all downspouts at least five feet away from the home is recommended to be conducted by a gutter contractor or other qualified person.

Gutter cleaning icon Gutter Contractor

5 - Interior Areas

Windows: Window Material
Impact Windows
Windows: Window Glazing
Double Pane
Ceiling Condition: Moisture Stains Present on Ceilings
Yes
General Info: Room Views
General Info: Bedroom Locations

Bedrooms are determined by starting with the Master, after walking out of the master bedroom, bedroom 2 will be the first bedroom you come to, bedroom 3 the next, and so on. 

Windows: Windows Information

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.

Windows: Glass Seal Failure Limitations

Reporting on double pane glass seal failure is not required by the State of FL Standards of Practice, and lies beyond the scope of a home inspection, as glass may not show signs of seal failure at the time of inspection, but may become visible later due to changes in conditions. Desiccant material in the glass spacer can absorb moisture in between the panes, essentially masking seal failure. Also, changes in weather conditions (high humidity, etc.) may reveal seal failure that was not visible at the time of inspection. Seal failure is where the double pane glass loses its adhesion with the inner spacer, allowing moisture and debris in between the panes of glass. I will report on any insulated glass units that were showing signs of seal failure at the time of inspection, but this should not be relied upon as a complete listing of affected units. If glass seal failure is a concern, you are advised to seek the services of a window or glass repair contractor. 

Closets: Closets Information

The closets were inspected by testing the operation of their doors and looking for significant defects. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report. 

Interior Doors: Interior Doors Information

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.

Stairs, Handrails, & Guardrails: Stairs Information

The stairs were inspected by evaluating the risers and treads, applicable railings, etc. No deficiencies were present at the time of inspection unless otherwise noted in this report.

Doorbell: Doorbell Information

The doorbell was tested by depressing the button and listening for a chime. No indications of deficiencies were observed at the time of inspection unless otherwise noted in this report.

Surfaces - Overall: Surfaces Information

Visible portions of the interior wall, floor, and ceiling surfaces were inspected looking for indications of moisture intrusion, settlement, or other significant defects. Cosmetic and minor deficiencies are not typically reported on, but may be noted while looking for significant defects, any listing of these items should not be construed as an all-inclusive listing. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Wall Condition: Walls Information

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.

Ceiling Condition: Ceilings Information

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.

Ceiling Condition: Moisture Stains Information

The ceilings throughout the home were inspected looking for moisture stains from roof leaks, plumbing leaks, or other sources. No moisture stains were present on the ceilings at the time of inspection unless otherwise noted in this report. 

Floor Condition: Floors Information

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.

In accordance with the Florida Standards of Practice the home inspector shall observe: walls, ceilings, and floors; steps, stairways, balconies, and railings; counters and a representative number of installed cabinets; and a representative number of doors and windows; fireplaces by examining the firebox, operating the damper, and reporting on the presence of a gas shut off valve. The home inspector shall: Operate a representative number of receptacles, switches, windows, and interior doors; and report on signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.

The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting, tile; or Draperies, blinds, or other window treatments. Gas fireplaces are not tested for functionality, and the pilot light will not be lit if it's off at the time of inspection. An evaluation by a gas company is recommended before using any gas appliances in the home.

 

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Credit
Comment
5.5.1 - Stairs, Handrails, & Guardrails

Stair Railing (Guard) Missing

Stairs were present that were four risers or more high and elevated higher than 30" from the floor without stair railing (guards) in place. Stair railing with no more than 4 3/8 inch spacing between the balusters is recommended to be installed here for safety by a qualified person.

Contractor Qualified Professional
$
Credit
Comment
5.5.2 - Stairs, Handrails, & Guardrails

Open Risers Present

There were "open risers" present between the stair treads that created an opening greater than 4 inches. This is a potential trip hazard and/or a child's leg could be caught in the opening. Current safety standards require that the risers are closed off, or designed in a way to prohibit the passage of a 4 inch sphere through them. Safety upgrades or modifications are recommended here by a qualified person.

Contractor Qualified Professional
$
Credit
Comment
5.5.3 - Stairs, Handrails, & Guardrails

Guardrailing Loose

The guardrails at the top of the stairs were loose, and are considered a safety hazard. Proper securement of the guardrails to withstand at least 200lbs of lateral force is recommended by a qualified person.

Contractor Qualified Professional
$
Credit
Comment
5.9.1 - Ceiling Condition

Patched/Repaired Areas on Ceilings

FYI - Patched or repaired area(s) were present on the referenced ceiling(s). These area(s) tested as dry at the time of inspection, and the reason for the repairs was undetermined. I recommend consulting with the seller(s) as to why the repairs were conducted.

Conversation 512 Inquire With Seller
$
Credit
Comment
5.9.2 - Ceiling Condition

Active Leak - Elevated Moisture Content

An active leak with elevated moisture content was present on the ceiling in the referenced area(s). Repairs to the source of the leak, to the drywall, and to any other related damage is recommended to be conducted by qualified contractors as needed.

Contractor Qualified Professional

6 - Kitchen

Oven/Range: Energy Source
Electric/Gas
Oven/Range: Range Anti-tip Bracket Present
No
Cooktop: Cooktop Energy Source
Gas
General Info: Kitchen View
Exhaust Fan: Fan Type
Microwave Recirculating
Cabinets, Countertops: Countertop/Cabinets Information

The cabinets and countertops were inspected looking for significant damage and by testing a representative number of doors and drawers evaluating their operation. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

Cabinets, Countertops: Satisfactory Condition - Aged
The cabinets and countertops, while aged, were in satisfactory at the time of inspection. Some repairs may be needed in areas due to age or heavy use.
Sink(s): Kitchen Sink Information

The kitchen sink was inspected by operating the faucet valves and faucet looking for any leaks or signs of significant deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Spray Wand: Spray Wand Information

The spray wand, whether standalone or attached to the faucet, was operated looking for proper flow and to ensure no leaks were present. No deficiencies were present at the time of inspection unless otherwise noted in this report.

Undersink Plumbing - Kitchen: Plumbing Information

The supply and drain pipes were inspected looking for leaks, improper installation, and other deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Disposal Unit: Disposal Information

The garbage disposal was inspected by activating it at normal controls and ensuring the motor ran, while also looking for leaks from the unit, an exposed power cord, heavy rust, or other deficiencies. The unit is not tested to determine if it can effectively "grind" food waste. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Dishwasher : Dishwasher Information

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.

Oven/Range: Heating Elements Information

All of the heating elements on the range were turned to "High", and were functional at the time of inspection. No indications of deficiencies were observed unless otherwise noted in this report.

Oven/Range: Oven Information

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.

Exhaust Fan: Exhaust Fan Information

The kitchen exhaust fan was inspected by operating normal controls, checking for proper operation. The fan's type (recirculating or exterior) will also be reported on. No deficiencies were observed at the time of inspection if not otherwise noted in this report. 

Microwave: Microwave Information

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.

Island: Kitchen Island Information

The kitchen island was inspected looking for any significant deficiencies. No reportable conditions were present unless otherwise noted in this report.

Trash Compactor: Trash Compactor Information

The trash compactor was tested by operating normal controls. The units ability to properly compact trash is not tested for as no trash was present in the unit at the time of inspection. No deficiencies were observed unless otherwise noted in this report.

Refrigerator: Refrigerators Not Inspected

Refrigerators are not included in a Home Inspection as they are considered transient, "unattached" items. They are also not moved to look at the condition of the floor under them, or the cabinetry around them. Therefore their water line and power receptacle are not visible and excluded from this inspection. If the refrigerator is a concern, I recommend having it evaluated by an appliance repair company or other qualified person prior to closing. 

In accordance with the Florida Standards of Practice the inspector will examine and report on the condition and operation of the dishwasher by initiating a cycle, the range by testing heating elements and the oven, the mounted microwave by starting a warm-up cycle, test the hot/cold water supply at the fixture, look for leaks in the plumbing and fixtures/faucet, examine counters, walls, ceilings, floors, a representative number of cabinets, windows, doors, and the presence of GFCI receptacles and their operation, if applicable. Homes built prior to 1987 were not required to have GFCI receptacles in the kitchen, but upgrading is recommended for safety.

The home inspector is not required to report on: Clocks, timers, self-cleaning oven functions, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.

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Credit
Comment
6.3.1 - Sink(s)

Undermount Sink Missing Mounting Clips

The undermount sink was missing undermount clips. Currently the sink is relying on sealant to secure the sink to the countertop, and eventual failure of this sealant will allow the sink to fall. The installation of proper clips are recommended by a qualified person.

Contractor Qualified Professional
$
Credit
Comment
6.5.1 - Undersink Plumbing - Kitchen

Dishwasher High Loop Missing

A "high loop" or "air gap" was not present for the dishwasher drain line at visible portions. A high loop or air gap prevents wastewater from siphoning back into the dishwasher during operation. The proper installation of the dishwasher drain line is recommended to be conducted by a licensed plumber or other qualified person.

Contractor Qualified Professional
$
Credit
Comment
6.5.2 - Undersink Plumbing - Kitchen

Dishwasher Drain Line Missing Hose Clamp

The dishwasher drain line was missing a hose clamp where it connected to the sink tailpiece. This can allow for the drain line to become displaced, possibly creating a leak. The installation of a hose clamp is recommended by a qualified person.

Contractor Qualified Professional
$
Credit
Comment
6.5.3 - Undersink Plumbing - Kitchen

Leak Present
Kitchen

A leak was present under the kitchen sink. Repairs are recommended to be conducted as needed by a licensed plumber to rectify the leak.

Pipes Plumbing Contractor
$
Credit
Comment
6.5.4 - Undersink Plumbing - Kitchen

Unconventional Materials Present

The plumbing was installed in an unconventional manner or had unconventional materials present. Rubber material may eventually leak and cause water damage. An evaluation of the plumbing with repairs made as needed is recommended by a licensed plumber.

Pipes Plumbing Contractor
$
Credit
Comment
6.8.1 - Oven/Range

Anti-Tip Bracket Missing

An anti-tip bracket was not present for the the range. An anti-tip bracket prevents the range from tipping over, if weight is applied to an open oven door, such as a child stepping or sitting on the door. Ranges contain a warning label on the inside of the oven door with more information. This bracket can be purchased at home improvement stores for approximately ten dollars. The installation of an anti-tip bracket is recommended to be conducted by a qualified person for safety.

http://www.sears.com/ search=anti%20tip%20bracket%20for%20oven

Contractor Qualified Professional

7 - Bathroom(s)

Ventilation: Ventilation Sources
Ventilation Fan(s), Window(s)
General Info: Bathroom View(s)
General Info: Tub and Shower Drain Information

Water was ran through the drains of tubs and showers for an extended period of time, and the areas under these drains (if applicable) were then inspected with thermal imaging looking for indications of leaks. No leaks were observed at the time of inspection unless otherwise noted in this report. 

What I can't replicate is the affects of weight applied to these drains. When showering or bathing the forces from weight can put strain on gaskets or joints on the drain pipes that can possibly result in leaking, this can be even more likely if the home has been vacant for an extended period of time. Therefore any leaks that occur from these areas after the time of inspection are excluded. 

General Info: Tub and Sink Overflow Limitations

Tub and sink overflows are not tested for functionality due to the very high likelihood the gaskets will leak. Care should be exercised in filling tubs to not allow water into the overflow. While they will likely drain away the bulk of water, some amount of leaking should be anticipated. As an improvement, a licensed plumber could check the gaskets and make repairs deemed necessary. Again, it should be assumed these overflows will not be water tight.

Cabinets, Countertops: Cabinet & Countertop(s) Information

The cabinets and countertops were inspected by looking for significant defects. No deficiencies were observed at the time of inspection unless otherwise noted in this report. 

Mirror(s): Mirror Information

The bathroom mirror(s) were inspected looking at their attachment to the wall and for any damage. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

Ventilation: Ventilation Information

The bathroom ventilation is reported on by its source; windows or ventilation fans are acceptable forms of ventilation for bathrooms containing a tub and/or shower. If fans are present they will be tested by operating the switch and listening for proper air flow. Although windows in a bathroom can substitute for a fan, a fan is still recommended due to not utilizing windows in colder winter months. No deficiencies were observed with the ventilation at the time of inspection unless otherwise noted in this report. 

Sink(s): Sinks Information

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. No reportable conditions were observed at the time of inspection unless otherwise noted in this report. 

Undersink Plumbing - Bathroom: Sink Plumbing Information

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.

Shower(s): Showers Information

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.

Shower Walls: Shower Walls Information

The shower walls were inspected looking for any significant damage or areas that could allow for water infiltration behind the walls. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Shower Doors / Enclosures: Shower Door / Enclosure Information

The shower enclosure and door was inspected by running water in the shower for a few minutes and looking for visible signs of leaks. Lived in conditions can not be replicated during an inspection and if leaks are noticed after taking possession the door tracks will need to be sealed as needed to rectify any leaking. No reportable conditions were present unless otherwise noted in this report.

Bathtub(s): Bathtub(s) Information

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.

Toilet(s): Toilet(s) Information

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. No deficiencies were observed at the time of inspection unless otherwise noted in this report.

In accordance with the Florida Standards of Practice the inspector will examine and report the condition of the: sinks, showers, tubs, enclosures, toilets, exposed plumbing, presence of leaks from plumbing, fixtures, and/or faucets. As well as the walls, floors, ceilings, a representative number of windows and doors, heating/cooling source, ventilation, and presence of GFCI protection, if applicable. GFCI protection in bathrooms was not required in homes built prior to 1975; but upgrading is recommended for safety.

The home inspector is not required to: Operate any valve except water closet flush valves, fixture faucets, and hose faucets; or Inspect the system for proper sizing, design, or use of proper materials.

 

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Credit
Comment
7.2.1 - Cabinets, Countertops

Delamination Present

Delamination was occurring to a cabinet drawer. Repairs are recommended here as needed by a qualified person. 

Contractor Qualified Professional
$
Credit
Comment
7.3.1 - Mirror(s)

Mirror Brackets Not Present

FYI - There were bathroom mirror(s) that were adhered to the wall. I recommend adding brackets to secure any mirrors that are adhered, in case of adhesion failure.

http://www.lowes.com/pd_197434-405-50442___?productId=1056915&pl=1&Ntt=mirror+bracket

Wrench DIY
$
Credit
Comment
7.6.1 - Undersink Plumbing - Bathroom

Flex Drain Pipe Present

A flex drain pipe was present. Flex drain pipes are not recommended as they may clog more often and affect water drain flow. Current standards call for smooth walled drain pipes only. Replacement of the flex pipe(s) is recommended to be conducted by a licensed plumber. 

Pipes Plumbing Contractor
$
Credit
Comment
7.6.2 - Undersink Plumbing - Bathroom

Rust/Corrosion Present on Plumbing Pipes

Rust and / or corrosion was present on the plumbing pipes. This is an indicator that the pipes are nearing the end of their life due to inner wall damage. Repairs or replacement of any rusted/corroded drain pipes is recommended to be conducted by a licensed plumber as needed. 

Pipes Plumbing Contractor
$
Credit
Comment
7.8.1 - Shower Walls

Missing Grout / Sealant

Areas of missing grout or sealant was present around tiles on the shower walls. All missing areas should be repaired or sealed as needed to prevent water infiltration and subsequent damage to the walls / framing of the home. Repairs are recommended by a qualified person.

Wrenches Handyman
$
Credit
Comment
7.11.1 - Toilet(s)

Toilet Not Flushing Properly

The toilet was not flushing properly. The toilet fill valve may need repair or adjustment. Repairs are recommended by a licensed plumber as needed for proper operation.

Pipes Plumbing Contractor

8 - Laundry

General Info: Dryer Energy Source
Gas
Dryer Vent: Dryer Vent Termination Point
Exterior
General Info: Laundry View
Cabinets : Satisfactory

No reportable deficiencies were observed with the cabinets at the time of inspection.

Countertop: Satisfactory
No deficiencies were observed with the countertops at the time of inspection.
Visible Plumbing - Laundry: Plumbing Information - Washer Present

The washing machine water supply valves and visual portions of the drain (standpipe) were visually examined for leaks from the valves or other deficiencies, but were not operated or tested for functionality or leaks due to the washer hoses being connected (washing machines are not tested during a home inspection). No indications of deficiencies or leaks were present at the time of inspection unless otherwise noted in this report.

Dryer Vent: Dryer Vent Information

The dryer vent was inspected to ensure it terminated to the exterior of the home and that no damage was present at visible portions. No deficiencies were observed with the dryer vent at visible portions unless otherwise noted in this report.

In accordance with the State of Florida Standards of Practice the inspector will examine and report on the condition of: the exposed plumbing; presence of a 240 volt receptacle, GFCI receptacles, dryer vent condition and termination, as well as the walls, floors, ceilings, doors, cabinets, counters, and windows, if applicable.

The inspector is not required to: Inspect or move washers and dryers, operate water valves where the flow end of the faucet is connected to an appliance, Inspect the plumbing for proper sizing, design, or use of proper materials.

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Credit
Comment
8.5.1 - Dryer Vent

Vent Duct Flexible Material

The dryer vent duct was constructed of a flexible material. Exhaust ducts are recommended to have a smooth interior finish and be constructed of metal a minimum 0.016 inch (0.4 mm) thick. Replacement of the vent with proper materials is recommended to be performed by a qualified person.

Contractor Qualified Professional
$
Credit
Comment
8.5.2 - Dryer Vent

Build-up of Lint

A high volume of lint was present at visible portions of the vent/duct. Cleaning of the duct is recommended to be performed by a qualified person prior to using the dryer.

Wrench DIY

9 - Garage

Garage Door(s): Garage Door Type(s)
Overhead Door
Garage Door Opener(s): Opener Drive Type
LiftMaster - Side Mount
Garage Door Opener(s): Opener Button Proper Height
Yes
Interior Door : Proper Separation Door Present
Yes
Ceiling / Framing: Ceiling Material
Drywall
Ceiling / Framing: Proper Separation Present
Yes (Presumed)
Walls: Walls Material
Drywall
Walls: Proper Separation Walls Present
Yes
General Info: Garage View(s)
General Info: Garage Area to Living Space Separation Information

Current building standards for homes require "garage to living space separation". This separation helps to slow a garage oriented fire and to help prevent CO gases from entering living areas. This is achieved by the installation of a steel or solid wood door between the garage and living areas measuring no less than 1 3/8" thick, or a 20 minute fire rated door. The walls require the installation of 1/2" drywall, and the installation of 5/8" Type X drywall on the ceiling (if living areas are overhead). No protrusions should be present on the walls and/or ceiling in the area unless properly sealed with an approved sealant. These upgrades are recommended for safety if not present, and a qualified contractor can be consulted for more information. 

Garage Door Parts: Garage Door Parts Information

The rollers, brackets, door panels, springs, and tracks were inspected looking for damage or loose components. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Garage Door Opener(s): Garage Door Opener Information

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 Safety: Eye Beam(s) Information

The safety eye beam(s) were inspected by closing the garage door and "breaking" the path of the eye beam(s) to ensure the door auto-reversed properly. The system was functional unless otherwise noted in this report.

Garage Door Safety: Resistance Not Tested

The "Resistance" test of the garage door(s) was not conducted due to the possibility of damaging the door and/or the opener, should the resistance feature not function properly, and this functionality is excluded from this inspection. Garage doors contain two safety measures to prevent someone from being injured or pinned by a closing garage door. Photoelectric eyes, and the ability to auto reverse, if the door meets resistance or a solid object. I recommend testing this feature for functionality once taking ownership of the home. The test can be conducted by placing a 2" X 4" laid on the ground, underneath of the door. When the door is closed, it should contact the 2" X 4", and auto-reverse. If it does not, adjustments to the "force close" setting on the opener may need to be made, and/or a garage door contractor should evaluate.

Interior Door : Interior Garage Door Information

The door between the garage and living areas was in satisfactory condition at the time of inspection. Current safety standards require the interior door to be comprised of steel or solid wood measuring at least 1 3/8" thick, or a door that is 20 minute fire rated, for proper garage to living space separation. Interior doors in homes built prior to 2006 (dependent on local municipality) may not meet these standards and should be upgraded for safety. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Exterior Door (Man Door): Exterior Door Information

The exterior door was inspected testing for proper operation and looking for any damage. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

Columns: Satisfactory

The column(s) appeared to be in satisfactory condition at the time of inspection. No deficiencies were observed unless otherwise noted in this report.

Ceiling / Framing: Ceiling Information

The ceiling area was inspected looking for indications of leaks or other deficiencies. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Ceiling / Framing: Ceiling Information - Separation

The framing in the garage is required to be covered with a 5/8" type X drywall if living areas are overhead and the home was constructed after 2006 (year dependent on local municipality). Confirmation of the proper drywall is not possible in a "visual only home inspection", but the presence of drywall will be reported on. Homes built prior to 2006 were not required to meet these requirements but upgrading to proper drywall is recommended for safety.

Walls: Walls Information

The walls appeared to be in satisfactory condition at the time of inspection. No deficiencies were observed at visible portions unless otherwise noted in this report.

Walls: Walls Information - Separation

Current standards require that walls adjacent to living areas in a garage are covered with 1/2" drywall for proper separation of garage to living space. Homes built prior to 2006 (year dependent on local municipality) may not have this protection, but upgrades are recommended for safety.

Garage Slab: Slab Information

Visible portions of the concrete slab was inspected looking for significant deficiencies and significant cracking. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

Any references to cracks on basement or garage concrete slabs will need to be sealed with an appropriate material by a qualified person at a minimum, regardless of the cracks size. This will prevent the possibility of moisture/water infiltration rising through the crack(s) during periods of heavy rainfall. 

Cabinets, Countertops: Satisfactory
No deficiencies were observed with the cabinets and countertops at the time of inspection.

In accordance with the State of Florida Standards of Practice the inspector will examine: the Attached garage and report the condition of the: garage door(s) (including related parts), the garage door opener, the presence and operability of photoelectric eyes (safety feature) and the doors ability to auto reverse when met with resistance, doors, ceilings, floors, a representative number of windows and receptacles, and the presence of GFCI receptacles. Current safety standards require the presence of 1/2" Type X drywall for wall/ceiling surfaces, as well as a steel or fire rated door between the garage and living areas for fire safety. We recommend that these improvements be considered for the safety of the occupants.The home inspector is not required to inspect: Remote controlled garage door opener transmitters.

 

$
Credit
Comment
9.5.1 - Garage Door Safety

Resistance Test Failed

The garage door(s) did not auto reverse when met with resistance. DASMA testing procedures were followed, and the door did not auto-reverse when contacting a 2" X 4" laid on the ground under the door. Garage doors contain two safety mechanisms to prevent someone from being injured or pinned under a closing door; photoelectric eyes and the ability to auto reverse when met with resistance. This is typically an adjustment of the "Force Close" setting (if present) on the opener. Repairs are recommended as needed by a garage door contractor for proper operation.

Garage Garage Door Contractor

10 - Water Heater

Water Heater Condition: Water Heater Location
Kitchen Closet
Water Heater Condition: Capacity
40 Gallons
Water Heater Condition: Energy Source
Gas
Water Heater Condition: Manufacture Year
2013

The typical life expectancy of a water heater is 13-15 years. 

Water Heater Condition: Water Temperature
100-110 Degrees
Venting: Venting Type
Direct Vent
Venting: Vent Material
Type B Galvanized
Venting: Vent Termination Point
Roof
TPRV Discharge Pipe: TPRV Discharge Tube Material
Copper
Water Heater Condition: Water Heater Manufacturer
Rheem
Water Heater Condition: Water Heater Information

The water heater produced hot water at the time of inspection. No reportable deficiencies were observed with the unit unless otherwise noted in this report. 

Water Heater Condition: Water Temp Information

FYI - The maximum recommended water temperature produced at faucets in the home is 120 degrees due to the possibility of scalding at temperatures above this. But to prevent the formation of Legionellae bacteria in the water heater, tank temperatures are recommended to be kept between 135-140 degrees. 

A tempering valve can allow for this combination, keeping water at faucets in the home to safe levels while keeping tank temperatures high enough to kill harmful bacteria. I recommend consulting with a licensed plumber regarding the installation of a tempering valve.

Venting: Venting Information

The vent was inspected at visible portions reporting on its material, its clearance from combustibles (if applicable), and its termination point. No indications of deficiencies were present unless otherwise noted in this report. 

Gas Pipe: Gas Pipe / Sediment Trap Information

A gas shut-off valve and sediment trap was present. No deficiencies were observed unless otherwise noted in this report. 

TPR Valve: TPR Valve Information

A TPR valve was in place, and appeared functional. These are not tested due to the fact that once they are tested, they tend to form a drip leak. These valves allow the water heater to expel water and pressure if the tank reaches a pressure over 150psi, or the water temperature exceeds 210 degrees. No deficiencies were observed with the valve unless otherwise noted in this report. 

In accordance with the State of Florida Standards of Practice the inspector will examine and report the condition: of the water heater enclosure, plumbing supply, energy source, venting, and TPR valve, if applicable. The inspector is not required to: activate the system if it is powered down, or the pilot flame is not lit, Inspect the system for proper sizing, design, or use of proper materials.

 

$
Credit
Comment
10.1.1 - Water Heater Condition

Aged Unit

FYI - The unit was at or past its typical service life. Major repairs or replacement should be anticipated in the future due to the age of the unit alone. Depending on prior maintenance and other factors the unit could last anywhere from months to years, the remaining life is undeterminable. 

A typical life expectancy chart can be found here:

http://prohitn.com/component-life-expectancies/

$
Credit
Comment
10.1.2 - Water Heater Condition

Drain Pan Missing

A water heater drain pan was not present. Drain pans also called "Smitty pans'" are recommended when the water heater is installed in an area where leaks from the unit could cause damage to framing components and/or interior areas. The installation of a drain pan is recommended to be conducted by a qualified person.

Pipes Plumbing Contractor
$
Credit
Comment
10.6.1 - TPRV Discharge Pipe

Improper Diameter

The TPR valve discharge pipe was less than 3/4" inner diameter. The minimum acceptable inner diameter of a TPR valve discharge pipe is 3/4". Replacement with the proper diameter pipe is recommended to be conducted by a licensed plumber.

Pipes Plumbing Contractor
$
Credit
Comment
10.7.1 - Water Pipes

Expansion Tank Not Present

FYI - An expansion tank was not installed for the water heater. Current standards and manufacturers instructions recommend that expansion tanks be installed during water heater installations on closed loop systems. The presence of a pressure regulator where the water pipe enters the home, prevents back flow, and makes this a closed loop system. When water is heated, it expands, and can put pressure on the water heater or plumbing components, the expansion tank provides an area for this "expanded" water to enter. The installation of an expansion tank is recommended to be conducted by a licensed plumber. More info can be found here:

https://plumbertalk.wordpress.com/2014/01/07/expansion-tank-that-thing-on-top-of-your-waterheater/

Pipes Plumbing Contractor

11 - Heating, Cooling

Exterior Unit(s) - Split System : Exterior Unit Energy Source & Type
Electric AC Unit
Exterior Unit(s) - Split System : Exterior Unit Manufacturer
Lennox
Exterior Unit(s) - Split System : Exterior Unit Max Circuit Breaker Amperage
40amps
Interior Unit(s) - Split System : Interior Unit(s) Location
Kitchen Closet
Interior Unit(s) - Split System : Interior Unit(s) Energy Source and Distribution
Electric Forced Air
Interior Unit(s) - Split System : Interior Unit Manufacturer
Lennox
Auxiliary Drain Pan: Auxiliary Drain Pan Present
Yes
Condensate Drain Pipe: Condensate Drain Termination Point
Rear of Home
Venting: Gas Appliance Category
Direct Vent
Venting: Venting Type
Fan-Induced Draft
Venting: Vent Material
Type B Galvanized
Venting: Vent Termination Point
Roof
Air Return: Return Air Temp
73
Air Filter / Return Plenum: Filter Location(s)
Kitchen Area
Air Filter / Return Plenum: Filter Size
20 X 24 X 1
Cooling Source Present in Each Room: Cooling Source Present in Each Room
Yes
Heating Source Present in Each Room: Heating Source Present In Each Room
Yes
Air Supply: Temperature Differential Cooling Mode
10-15 Degrees
Thermostat(s): Thermostat Location(s)
Hallway
General Info: HVAC Testing Information

The inspection of the HVAC system is limited to the response of the system at normal operating controls (the thermostat) in both heating and cooling modes (weather permitting); a non-invasive 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 Info: Split System HVAC Present

This home contained a split system for heating and cooling which typically consists of four main parts: 

  • An Exterior unit (Heat Pump or AC Unit)
  • An Interior unit (Electric Air Handler or Gas Furnace)
  • A Thermostat
  • And Interior ductwork to distribute conditioned air throughout the home
Exterior Unit(s) - Split System : Exterior Unit Location
Right side of home
Exterior Unit(s) - Split System : Exterior Unit Manufacture Year
2001

The typical life expectancy of exterior units is approximately 13-15 years. 

Exterior Unit(s) - Split System : Exterior Unit Information

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

Interior Unit(s) - Split System : Interior Units Manufacture Year
2001

The typical life expectancy of electric units is approximately 13-15 years, and 15-17 years for gas units. 

Interior Unit(s) - Split System : Interior Unit(s) Information

The interior unit(s) were inspected visually and tested by ensuring they responded to normal operating controls (at the thermostat), and that conditioned 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.

Auxiliary Drain Pan: Auxiliary Drain Pan Information

The interior HVAC unit(s) were inspected for the presence of an auxiliary drain pan if they were located in or adjacent to finished areas. These pans may contain a float switch to sense when the pan fills with water, shutting the unit off; or may contain a drain pipe that will allow any accumulated water to drain to the exterior. The functionality of either the float switches or drain pipes are not tested for. No deficiencies were present at visible portions unless otherwise noted in this report. 

Condensate Drain Pipe: Drain Pipe Information

The condensate drain pipe was inspected looking for the presence of a "trap" and significant deficiencies, as well as reporting on its termination point. Often times the pipe or vinyl tubing passes through walls and/or ceilings, rendering it non-visible in these areas, and the condition of the pipe in these areas is excluded from this inspection. No deficiencies were observed at visual portions, at the time of inspection, unless otherwise noted in this report. 

Refrigerant Lines: Refrigerant Line Information

The refrigerant lines were inspected at visible portions to ensure no damage was present and that pipe insulation was continuous on the lines. No deficiencies were observed unless otherwise noted in this report.

Venting: Vent Information

The furnace vent was inspected by reporting on its material, clearance from combustibles (if applicable), and its termination point. No indications of deficiencies were present at visible portion unless otherwise noted in this report. 

Air Return: Temperature Reading

A temperature reading of the return air was taken at the time of inspection, to provide a baseline to compare output temperatures to, showing the system responded to normal operating controls.

Air Supply: Air Supply Information

An infrared camera was used to show the system responded to normal operating controls, at the time of inspection. These images are not intended to show the exact temperature differential produced, the efficiency, or performance of the system, which lies beyond the scope of a home inspection. HVAC thermometers (wet bulb) are required for accurate readings, and measurement points would be carried out at a different location by an HVAC contractor. Typical temperature differentials between return and supply air is 10 - 20 degrees in cooling mode, and 16 - 25 degrees in heating 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. 

Thermostat(s): Thermostat Information

The thermostat was operated and it initiated the HVAC system, at the time of inspection. No indications of deficiencies were observed unless otherwise noted in this report. 

Air Filter / Return Plenum: Filter/Plenum Information

The return air grille, air filter, and return air plenum were inspected at visible portions looking for any significant deficiencies, gaps in the plenum, dirty filter(s), or an accumulation of dust. I recommend changing the filter every 30 days - 3 months depending on the style of filter used. This is one of the most important "maintenance" items you can perform as a dirty filter puts additional strain on the air handler and may cause damage to the unit.

HVAC Supply Registers: HVAC Supply Information

Conditioned air supply was present at the supply register(s) as seen with thermal imaging. CFM air flow is not inspected for. No indications of deficiencies were observed at the time of inspection unless otherwise noted in this report.

Visible Ductwork: Ductwork Information

The ductwork was inspected at visible portions looking for damage, loose connections, or other significant defects. No reportable deficiencies were observed unless otherwise noted in this report. 

In accordance with the State of Florida Standards of Practice the home inspector shall observe: the permanently installed heating and cooling systems including: Heating and cooling equipment that is central to the home; visible ducts and piping, air filters, registers, and the presence of an installed heating and cooling source in each room. The home inspector shall describe: the energy source and heating equipment. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily accessible access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms. Efficiency of the units and load testing are not conducted. Air conditioning units can not be tested when temperatures are lower than 60 degrees, due to the possibility of damaging the compressor. Clients are advised to have an HVAC company to perform maintenance on the system on an annual basis.

 

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Comment
11.1.1 - General Info

HVAC Servicing Documentation Not Present

HVAC servicing documentation was not present for the unit(s). Manufacturers and HVAC contractors recommend annual servicing of HVAC systems. Failure to have the systems serviced on an annual basis can affect the life expectancy and efficiency of the units. I recommend asking the seller(s) for the service records, and if the records can not be produced or servicing has not occurred in the last year, servicing of the HVAC system is recommended to be conducted by an HVAC contractor prior to the end of your inspection contingency period.

Conversation 512 Inquire With Seller
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Credit
Comment
11.2.1 - Exterior Unit(s) - Split System

Aged Unit(s)

FYI The unit was nearing, at, or past its typical service life. Major repairs or replacement should be anticipated in the future due to the age of the unit(s) alone. Depending on prior maintenance and other factors the unit could last anywhere from months to years, the remaining life is undeterminable. Due to its age servicing is recommended to be conducted by an HVAC contractor. A typical life expectancy chart can be found here:

http://prohitn.com/component-life-expectancies/

Fire HVAC Professional
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Comment
11.2.2 - Exterior Unit(s) - Split System

Suction Line Insulation Worn

Insulation that covers the refrigerant suction line is worn. Recommend replacement to maintain efficiency of fluids. 

Fire HVAC Professional
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Credit
Comment
11.5.1 - Condensate Drain Pipe

Condensate Drain Pipe Terminated Near Foundation

The condensate drain pipe terminated at or near the foundation of the home. This can allow water to saturate the soil in this area, possibly entering back into or under the structure. Extending the drain pipe, away from the foundation, is recommended to be conducted by a qualified person as needed. 

Contractor Qualified Professional
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Credit
Comment
11.11.1 - Thermostat(s)

Thermostat Not Functioning Properly

The thermometer on the thermostat read 80 degrees at the time of inspection, while the interior ambient temperature was closer to 72 degrees. The thermostat appeared to be defective which could allow the HVAC unit to run needlessly, increasing power bills. Replacement of the thermostat is recommended by a qualified person. 

Contractor Qualified Professional
$
Credit
Comment
11.14.1 - Visible Ductwork

Disconnected Takeoff Duct(s)

A disconnected takeoff duct was present. Reattachment and sealing as needed is recommended by an HVAC contractor. 
Fire HVAC Professional

12 - Plumbing

Main Shut Off Valve : Main Shut Off Valve Location
By Water Heater
Water Pipes: Service Pipe Material (Visible Portions)
Copper
Water Pipes: Water Distribution Pipe Material (Visible Portions)
Copper
Water Pipes: Approx. Percentage of Water Distribution Pipes Visible
20-30%
Drain, Waste, and Vent Pipes (DWV): Sewer/Septic Lateral Material (Visible Portions)
PVC
Drain, Waste, and Vent Pipes (DWV): DWV Material Type (Visible Portions)
PVC
Drain, Waste, and Vent Pipes (DWV): Approx. Percentage of Drain/Waste Pipes Visible
20-30%
Main Cleanout: Cleanout Location
Rear of Home
Sump/Ejector Pump: Sump/Ejector Pump Present
No
Sump/Ejector Pump: Not Present

No sump/ejector pump(s) were observed at the home at visible portions.

Functional Flow: Functional Flow
Yes
Functional Drainage: Functional Drainage
Yes
Gas Pipes: Gas Pipe Material
Black Iron, CSST
Water Pressure: Water Pressure (Approx.)
50-60psi
General Info: Slab Foundation

The majority of the plumbing is not visible on homes with a slab foundation as the pipes are ran under the slab and behind finished walls. Any mention of water distribution pipes or waste and drain pipes relates to visual portions only. 

Main Shut Off Valve : Main Shut Off Information

The shut off valve appeared to be in satisfactory condition at the time of inspection. No deficiencies were observed unless otherwise noted in this report. The valve is not operated to test its functionality.

Pressure Regulator: Pressure Regulator Information

The pressure regulator was inspected visually for leaks or heavy corrosion and/or rust. No indications of deficiencies were present at the time of inspection unless otherwise noted in this report. 

Water Pressure: Water Pressure Information

The water pressure was tested at an available spigot on the exterior of the home, or at the washing machine spigots (if not in use). 80psi or less is recommended to protect distribution pipes and connections from leaking (60 - 70psi is preferred). Most pressure regulators are adjustable from 25 - 75 psi, and any readings over 75psi indicate a missing or defective pressure regulator. 

Water Pipes: Water Distribution Pipes Information

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

Drain, Waste, and Vent Pipes (DWV): Drain, Waste, and Vent Pipes Information

Visible portions of the (DWV) drain, waste, and vent pipes were inspected looking for leaks or indications of other significant deficiencies. No leaks or other reportable conditions were visibly present unless otherwise noted in this report. Sewer camera inspections are recommended for any home regardless of age due to the sewer lateral between the home and sewer service or home and septic tank not being visible and the possibility of damage, blockages, or sagging areas in this pipe. These inspections typically cost around $250.00, but can save thousands if a problem is found. 

Functional Flow: Flow Information

Water was ran from multiple faucets simultaneously to gauge that there was not a significant reduction in flow as a result of doing so. No significant reduction occurred at the time of inspection unless otherwise noted in this report. 

Functional Drainage: Drainage Information

Water was ran through all drains in the home for an extended period of time to determine if functional drainage was occurring. No hindered drainage was present at the time of inspection unless otherwise noted in this report. Lived-in conditions can not be adequately replicated during an inspection and I have no control of future drainage conditions due to lived-in usage (solids being flushed down the system, etc.).

In accordance with industry standards the home inspector shall observe at visible portions: Interior water supply and distribution system, including: piping materials and supports; fixtures and faucets; functional flow; leaks; and cross connections. Interior drain, waste, and vent system, including: traps; drain and waste lines; leaks; and functional drainage. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; and Location of the main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance.
The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.
 

13 - Electrical

Service Entrance: Service Entrance Type
Underground Service Lateral
Service Disconnect: Main Breaker / Service Disconnect Location
At Main Breaker by Exterior Meter
Service Amperage: Service Entrance Conductors Type
1/0 Copper
Service Amperage: Service Amperage
150amps 120/240VAC
Service Equipment / Electrical Panel: Electrical Panel / Service Equipment Location
Below Meter
Service Grounding / Bonding: GEC Present
Yes
Service Grounding / Bonding: Grounding Electrode Type
Rebar (Ground Rod)
Service Grounding / Bonding: Water Pipe Bonding Present
Not Visible
Service Grounding / Bonding: Gas Pipe Bonding Present
Yes
Distribution Panel: Distribution Panel(s) Location
Exterior Right
Branch Wiring : Visible Branch Wiring Type
Polyvinyl Chloride (Romex-like)
Branch Wiring : Branch Wiring Metal Type
Copper
Smoke Alarms / Detectors: Smoke Alarms Present at All Required Locations
Missing in Sleeping Areas
Breakers: AFCI Breakers Present
No
Breakers: Breakers in Off Position
0
CO Detectors: CO Alarms Present at all Recommended Locations?
Yes
GFCI Protection: GFCI Protected Areas
Exterior, Kitchen, Bathroom(s), Garage
GFCI Protection: GFCI Missing/Damaged - Installation Recommended
Exterior
Service Equipment / Electrical Panel: Electrical Panel Manufacturer
GE
General Info: Low Voltage Systems/Wiring Not Inspected

Any low voltage systems in the home were not inspected and are excluded from this inspection. Including but not limited to: phone/telecom systems, cable coaxial systems, ethernet wiring, alarm systems, low voltage lighting and applicable wiring, etc.

Service Disconnect: Service Disconnect Information

The service disconnect or main OCPD (over current protection device) was inspected looking for any deficiencies and reporting on its location. This disconnect can be a breaker, fuse block, or kill switch. This is the means of shutting off all electricity entering the home. 

Service Amperage: Service Amperage

The service amperage is determined by inspecting the service entrance conductors size as well as the service disconnects size. Voltages are not tested for and therefore not confirmed, so 120/240VAC is presumed. If a concern, a licensed electrician could test for proper voltages to see if 120/208VAC is present. In some situations the sizing of the service entrance conductors will not be legible or marked and the stated amperage will be followed by "presumed" as it could not be verified. 

Service Equipment / Electrical Panel: Electrical Panel / Service Equipment Information

The main electrical panel (called service equipment when it contains the service disconnect) was inspected looking for any wiring deficiencies or damage that may be present in the panel. No indications of reportable conditions were present at the time of inspection unless otherwise noted in this report. 

Distribution Panel: Distribution Panel Information

The distribution panel(s) were inspected to ensure all distribution panel rules were followed; that a 4-wire feed was present, that the EGC's and grounded conductors were isolated, that the grounded conductors were floating, that the EGC's were bonded, etc. No significant deficiencies were present in the panel(s) at the time of inspection, unless otherwise noted in this report. 

Branch Wiring : Branch Wiring Information

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 Alarms / Detectors: Smoke Alarms Information

Smoke alarms are recommended to be installed in each sleeping room, (1) outside of each sleeping room(s), and one per level including habitable attics and basements. I recommend replacing the batteries and testing the smoke alarms before spending your first night in the home. Several other recommendations relating to smoke alarms and fire safety are recommended by the NFPA, and can be found here:

http://www.nfpa.org/public-education/by-topic/smoke-alarms/installing-and-maintaining-smoke-alarms

Breakers: Breakers Information

The breakers were inspected looking for any visible signs of damage due to arcing, heat, etc. Corresponding conductors were inspected looking for multiple lugging, sizing, damage, etc. No deficiencies were present at the time of inspection unless otherwise noted in this report. 

Breakers: AFCI Not Present

FYI - AFCI breakers were not present in the electrical panel and were not required on homes built prior to 2004-2008, depending on the local municipality. The installation of AFCI breakers is recommended as a safety upgrade for circuits servicing bedrooms and living areas due to their ability to sense damage to wiring and "shut off" if an arc fault is detected in conductors, their connections, or items plugged into receptacles. A licensed electrician can be consulted for more information. It may not be possible to install AFCI breakers in some older panels -  and upgrading the panel should be considered in these situations.

CO Detectors: CO Alarm Information

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. More information about CO detectors and there requirements can be found here:

https://www.nfpa.org/Public-Education/By-topic/Fire-and-life-safety-equipment/Carbon-monoxide

Receptacles: Receptacle Information

A representative number of receptacles throughout the home were tested with a polarity tester to confirm proper wiring. No wiring deficiencies were reported by the tester unless otherwise noted in this report.

Receptacles: 220V/240V Receptacle(s) Not Tested

220V/240V receptacles are not tested for functionality or polarity, as they can not be tested with a standard receptacle polarity tester. Only visual deficiencies will be reported on with relation to these receptacle(s).

GFCI Protection: GFCI Information

Ground Fault Circuit Interrupter (GFCI) is a protection feature that allows a circuit or receptacle to "trip" or "shut off" if as little as a 5 milliamp differential is detected between the "hot" and "neutral" conductors. This protection is recommended for receptacles within 6 feet of a sinks edge, or where something plugged into a receptacle could come into contact with water, including: bathrooms, kitchens, on the exterior, in garages, laundry rooms, and basements and crawl spaces. Although GFCI protection may not have been required in some or all of these areas when the home was built, their installation is highly recommended and is typically inexpensive. This protection, if present, was tested and was in satisfactory condition at the time of inspection, unless otherwise noted in this report. 

More information on GFCI protection and the years certain areas where required to be protected can be viewed here: https://prohitn.com/gfci-protection/

Ceiling Fans: Ceiling Fan Information

A representative number of ceiling fans were inspected by ensuring they powered on and did not wobble excessively, as well as looking for other deficiencies. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Switches, Lights: Switches, Lights Information

A representative number of switches 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. 

Switches, Lights: Lights Not Tested

Exterior dusk to dawn lights, motion lights, landscape lighting, or any light not attached to the structure are not included in a home inspection, and were not tested for functionality. These items are excluded from this inspection.

In accordance with the State of Florida Standards of Practice the home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, the main over current device, and main and distribution panels; Amperage and voltage ratings of the service (if the conductors' sizing text is present / legible); Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages. The home inspector shall describe: Service amperage and voltage (if known); Service entry conductor materials; Service type as being overhead or underground; and the location of main and distribution panels. The home inspector shall report on: the presence of any observed aluminum branch circuit wiring.

The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Motion or Dusk to Dawn lighting, Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system.

 

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Comment
13.2.1 - Service Entrance

Conduit Bracket Loose

A bracket meant to secure the conduit of the service mast was not secured to the wall. Proper securement is recommended by a qualifed person.

Wrenches Handyman
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Comment
13.5.1 - Service Equipment / Electrical Panel

Open Breaker Slots in Panel

Open breaker slots (missing twist-outs) were present in the electrical panel. This is a safety hazard as this exposes the ungrounded bus and wiring connections. The installation of "blanks" are recommended to be conducted by a licensed electrician for safety.

Electric Electrical Contractor
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Comment
13.5.2 - Service Equipment / Electrical Panel

Incomplete, Incorrect, or Missing Legend

The legend for the electrical panel was missing, incomplete, or incorrect. A proper legend is required so that breakers are properly labeled, ensuring correct circuits are shut off in case of the need of service, etc. Properly labeling the breakers is recommended to be conducted by a licensed electrician. 

Electric Electrical Contractor
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Comment
13.7.1 - Distribution Panel

Panel Cover Screws Missing

Some panel cover screw(s) were missing. All panel cover screw locations are required to be utilized to adequately secure the cover to the panel. Replacement of the screws is recommended to be conducted by a qualified person.

Electric Electrical Contractor
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Comment
13.7.2 - Distribution Panel

Neutrals Sharing Terminals

Grounded "neutral" conductors were sharing a terminal with another neutral on the terminal bar(s). When a neutral conductor is sharing a terminal with another neutral conductor, it can prevent a circuit from safely being isolated for repair. It can also create an overvoltage condition that may damage lighting and appliances during servicing of the panel and circuits. 

All grounded neutral conductors in this panel are recommended to be isolated on a separate terminal on the terminal bar by a licensed electrician.

More info can be found here: https://prohitn.com/home-inspection-documents/

Electric Electrical Contractor
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Comment
13.9.1 - Smoke Alarms / Detectors

Not Present in Each Bedroom

Smoke alarms were not present in each bedroom, this is a Safety Hazard. Current safety standards require a smoke alarm in each bedroom (sleeping area) for fire safety. Dual sensor alarms incorporating both an ionization sensing chamber and photoelectric eyes are recommended.

http://www.amazon.com/Kidde-Pi9010-Battery-Photoelectric-Ionization/dp/B00PC5THCU

Tools Handyman/DIY
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Comment
13.10.1 - Breakers

AFCI Not Present For Bedroom Circuits

AFCI breakers were not present on the bedroom circuits. The installation of AFCI breakers as needed is recommended by a licensed electrician. 

Electric Electrical Contractor
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Comment
13.12.1 - Receptacles

Missing Cover Plate(s)

The were receptacles present with missing cover plate(s). This is a safety hazard, as someone could be shocked by touching live wires. The installation of new plates is recommended to be conducted by a qualified person on any and all plates that are missing throughout the home.

Electric Electrical Contractor
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Comment
13.12.2 - Receptacles

Junction Box Open Exposed Wiring

There were junction boxes present with missing cover plate(s) and exposed wire splices. This is a safety hazard, as someone could be shocked by touching live wires. Overheating can occur if not enough room for electrical wiring. The installation of new plates is recommended to be conducted by a qualified person on any and all plates that are missing throughout the home.

Contractor Qualified Professional
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Comment
13.13.1 - GFCI Protection

Not Functional
Exterior

GFCI protection was not functional on the receptacle. This is a safety hazard. I recommend the installation of GFCI protection by a licensed electrician.
Electric Electrical Contractor
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Comment
13.15.1 - Switches, Lights

Switch Not Functioning Properly

A switch was not functioning properly at the time of inspection. Repairs or replacement is recommended by a licensed electrician.

Electric Electrical Contractor

14 - Attic, Roof Structure, & Ventilation

Inspection Method: Inspection Method
Walked/Crawled Where Possible
Inspection Method: Amount of Attic Physically Accessible
80-90%
Inspection Method: Amount of Attic Visually Accessible
80-90%
Inspection Method: Attic Accessibility Hindrances/Limitations
Insulation Level
Attic Access: Access Location(s)
Bedroom, Hallway
Attic Access: Access Type(s)
Scuttle Hole(s)
Ventilation: Ventilation Types
Fixed Roof Deck Vents, Turbine Roof Deck Vent(s)
Roof Structure / Framing: Roof Structure Type
Roof Trusses
Roof Structure / Framing: Indications of Condensation Present
Yes
Roof Structure / Framing: Indications of Leak(s) Present?
Yes
Insulation: Insulation Type
Blown-in Fiberglass
Insulation: Insulation Amount (Average)
Less Than 3"
Exhaust Fan(s): Exhaust Fan Vent(s) Termination Point(s)
In Attic, Through Roof
General Info/Limitations: Attic View(s)
General Info/Limitations: Accessibility Limitations

Attics are navigated as best I can; levels of high insulation, HVAC ductwork, framing, and other factors can prevent physical and visual accessibility of some areas and items. The amount of the attic that was able to be safely physically and visually inspected will be listed as an approximate percentage above. Insulation is not moved or disturbed for visual accessibility of items. The inspection of this area is limited to visual portions only. Any areas that were not visible are excluded from this inspection.

Inspection Method: Physical Limitations Information

The referenced physical obstructions listed above may block or hinder physical accessibility of the attic or portions of the attic. The inspection of the attic area and roof structure is limited to visual portions only. Any items or areas not visible are excluded from this inspection. 

Attic Access: Attic Access Information

The attic access(es) were inspected by reporting on their location and type, as well as looking for any significant defects in association with the access. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Ventilation: Ventilation Information

The attic ventilation was reported on by a visual inspection of said ventilation sources, and looking for indications of improper ventilation. Measurements of ventilation sources are beyond the scope of a home inspection and were not conducted. No indications of inadequate ventilation was observed at the time of inspection unless otherwise noted in this report. 

Roof Structure / Framing: Roof Structure Information

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. 

Insulation: Insulation Information

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. 

Exhaust Fan(s): Exhaust Fan(s) Information

Bathroom and kitchen (as applicable) exhaust fan ducts were inspected at visible portions ensuring that they vented to exterior air and that no damage was present to their ducts. No indications of deficiencies were present unless otherwise noted in this report. 

Plumbing Stack Vents: Vent Stack Information

Visible portions of the plumbing stack vent(s) were inspected looking for any disconnected portions and looking at the condition of the sheathing or decking surrounding them for indications of past or present leaks. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

In accordance with the State of Florida Standards of Practice the inspector will examine: the attic area and report on the condition of the access opening (including location), insulation type (and current depth), ducts, visible electrical components, exhaust terminations, plumbing components, and ventilation if applicable.

The inspector is not required to: move or disturb insulation, or report on the adequacy of current ventilation, Calculate the strength, adequacy, or efficiency of any system or component including framing. Enter any attic that may damage the property or its components or be dangerous to or adversely affect the health or safety of the home inspector or other persons. Therefore, I do not attempt to enter attics with less than 36" of headroom; where insulation obscures the ceiling joists; or where ducts block access. In these cases I will evaluate from the access opening as best I can.

 

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Comment
14.6.1 - Insulation

Inadequate Insulation

Six inches or less of insulation was present in areas of the attic. This affects the energy efficiency and comfort level of the home. Current energy star guidelines call for approximately 14 inches (R-38 rating). The installation of additional insulation is recommended by an insulation contractor.

House construction Insulation Contractor

15 - Foundation Area(s)

General Info: Foundation Type
Slab on Grade
Moisture Presence: Indications of Moisture at Visible Portions
Efflorescence on Walls
Moisture Presence: Indications of Condensation Present
Yes
Foundation Walls: Foundation Wall Material
Poured Concrete
Foundation Walls: Amount of Foundation Walls Visible
0%
Foundation Walls: Foundation Wall Crack(s) Present?
Not at Visible Portions
Framing / Floor Structure: Floor Structure Materials
Concrete Slab
Framing / Floor Structure: Amount of Floor Structure Visible
Approximately 10-20%
Subfloor: Subfloor Material
Not Visible
General Info: Slab Foundation Information

The inspection of slab foundations is limited to visual portions of the slab only. Typically the garage floor (if applicable) is the only visible portion of the slab in the home. I will also look for sloping floors or cracking of tile floors which may be indicators of slab foundation problems. No deficiencies were observed at visible portion unless otherwise noted in this report. 

Moisture Presence: Moisture Infiltration Information - Areas Below Grade

Areas below grade were inspected for signs of past or present water intrusion by examining visible portions of the foundation walls, floors, and/or soil looking for moisture stains and/or other signs of current or prior water intrusion. No indications of water/moisture intrusion was present at visible areas below grade unless otherwise noted in this report. I can only report on the conditions as they existed at the time of inspection, and can not guarantee that water will not infiltrate this area at a future time due to a heavy rain or changes in conditions. I have inspected homes where no water or indications of water intrusion was present at the time of inspection, but days later water infiltration occurred due to a rainfall event. For this reason, I highly recommend consulting with the sellers as to prior moisture infiltration into areas below grade, as the State of Florida no longer requires this information to be disclosed.

Foundation Walls: Foundation Walls Information

Visible portions of the foundation walls were inspected looking for significant cracking, moisture intrusion, or any other indications of damage or significant deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report. 

Framing / Floor Structure: Floor Structure Information

Visible portions of the framing and floor structure were inspected looking for damage or other significant deficiencies. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report. 

Floor / Slab Condition: Slab Information

The concrete slab was inspected looking for irregular cracking, signs of moisture, or significant deficiencies. No reportable conditions were present at visible portions, at the time of inspection unless otherwise noted in this report.  

Any references to cracks on basement or garage concrete slabs will need to be sealed with an appropriate material by a qualified person at a minimum, regardless of the cracks size. This will prevent the possibility of moisture/water infiltration rising through the crack(s) during periods of heavy rainfall. 

In accordance with the Florida  standards of practice the inspector will examine and report on the condition of: the foundation walls, the framing (including probing of any framing that looks to have damage / deterioration), columns / piers, the crawl space access, and insulation, if applicable.

The inspector is not required to: enter any area that could be considered a safety hazard to the inspector; report on the adequacy of structural components; or report on spacing, span, or size of structural components. Ductwork, framing, plumbing, and insulation may block visual accessibility of some areas. The inspection is limited to the conditions on the inspection day; I inspect several items to try and determine if moisture is or has infiltrated the basement / crawl space area. But, can not guarantee that water will not infiltrate the area at a future time due to conditions unforeseen at the time of inspection.

 

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15.3.1 - Foundation Walls

Step Cracking Present

FYI - Step settlement cracking was present on the referenced foundation wall(s). This is where cracks form in block that follow the mortar lines in a step pattern, as these mortar joints are the weakest point in the wall. No lateral displacement or irregular gapping was associated with the crack(s) at the time of inspection. The cracks could stay in this condition for the foreseeable future, or weather changes (temperature changes, heavy rainfalls or draught conditions) could allow for future movement. If a concern, evaluation is recommended to be conducted by a foundation contractor or structural engineer. *Please see the limitations referenced above with the evaluation of cracks. 

Contractor Qualified Professional

16 - Environmental Concerns

Odors Present: Odor(s) Present in the Home
No Discernible Odors
Radon: Radon Level
Not Tested
Fungal Growth: Fungal Growth Present
No, Musty Smell in the Home
Fungal Growth: Fungal Growth Sample(s) Taken
No, Client Declined
Fungal Growth: Air Testing Conducted
No, Client Declined
Odors Present: Odors Information

If any odors are noticed in the home I will include them in this section with recommendations made as needed. If no additional information is included in this report in respect to odors, then no discernible odors were present or noticed in the home at the time of inspection. 

Asbestos: Asbestos Information

The possibility exists that homes built prior to 1978 may contain building components or items (textured ceiling material, adhesives, tile, tapes, insulation, etc) that contain asbestos. In accordance with the State of Tennessee standards of practice these items are not reported on during a home inspection. If I see obvious signs of a material that I may believe to contain asbestos, I will recommend further evaluation as a courtesy, but these individual references should not be construed as an all-inclusive list. Furthermore, any remodeling or repairs that may take place in the future may reveal asbestos or other environmental hazards that were not visible at the time of inspection. If asbestos is a concern, you are advised to have a full environmental inspection by an environmental contractor prior to the end of your inspection contingency period. 

More information can be found at this link: https://www.epa.gov/asbestos/protect-your-family-exposures-asbestos

Lead Based Paint: Lead Based Paint Information

The possibility exists that homes built prior to 1978 may contain paint that was lead based. In accordance with the State of Florida standards of practice lead based paint is not reported on, or tested for during a home inspection. If lead based paint is a concern, you are advised to consult an environmental company prior to the end of your inspection contingency period and have additional inspections specializing in environmental hazards.

Fungal Growth: Fungal Growth and Mold Information

In accordance with the State of Tennessee standards of practice reporting on the presence of mold is excluded from a home inspection. If I see obvious signs of fungal growth, I will recommend further evaluation and testing as a courtesy, but these individual references should not be construed as an all-inclusive listing of areas of fungal growth present. Furthermore, the removal of personal belongings or any remodeling or repairs that may take place in the future may reveal fungal growth or mold that was not visible at the time of inspection. If mold is a concern, you are advised to have a mold inspection and indoor air quality testing conducted by a certified mold inspector or industrial hygienist prior to the end of your inspection contingency period. 

Pest/Insect/Wildlife Concerns: WDO-Termite Inspection Recommended

Inspecting for, and reporting on the presence of WDO activity (wood destroying organisms) including but not limited to; termites, powder post beetles, carpenter ants, carpenter bees, etc. is beyond the scope of a home inspection, is excluded by the State of Tennessee Standards of Practice, and is excluded from this inspection. It is highly recommended that you have a WDO-Termite inspection prior to the end of your inspection contingency period. Any comments made in this report in regards to any such activity was done as a courtesy only, should not be viewed as an all-inclusive listing of activity, and requires further evaluation by a licensed pest control company. 

Items reported on in this section are beyond the scope of a home inspection and were included as a courtesy for your information, these items should not be viewed as an all-inclusive listing of deficiencies in the related area of concern. Evaluations are recommended by qualified professionals in any environmental or pest related field prior to the end of your inspection contingency period. 

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16.1.1 - Odors Present

Air Quality Testing Recommended

A musty smell was present in the referenced area(s) of the home at the time of inspection. Air quality testing is recommended by an environmental contractor to determine the absence or presence of mold.

Mold Environmental Contractor
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Comment
16.7.1 - Rodent/Vermin Concerns

Presumed Rodent Feces Present

Presumed rodent feces was present in the referenced area(s). Evaluation by a pest control contractor is recommended, as well as cleaning as needed by a qualified person. 

Pest control Pest Control Pro

17 - Final Checklist

Oven Turned Off
Yes
Refrigerator/Freezer Powered
Yes
All GFCI Receptacles Reset?
Yes
Thermostat Initial Setting
Auto
All Lights Turned Off?
Yes
All Exterior Doors Locked?
Yes

Final checklist showing the home was left as it was found, and was locked when complete.