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2753 Vista Parkway Suite J12-2
33411
09/17/2018 8:30 am

31
Maintenance, monitor, cosmetic
72
Repair/evaluation
10
High importance

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


Please Read All Components

This report includes multiple sections and areas of information, each section has a limitation and SOP section headers.

While the summary typically covers the report there is limitation that you should be aware of.  


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


1 - Inspection details

Start Time
8:30am
Finish Time
10:20am
Ground Condition
Dry
Present at time of the inspection
Client, Owner
Property Occupancy
Yes
Temperature
84 Fahrenheit
Weather Condition
Partly Cloudy, Hot
Rain in the last few days
Unknown
Structure Details: Structures Inspected
House, Attached Garage
Structure Details: Type of Structure
Single Family
Structure Details: Age of the Structure
1972
Structure Details: Foundation Type
Slab
Structure Details: Utilities
All Utilities on
The following items have been excluded from the inspection.
Security system, Irrigation system, Outdoor lighting
Category description

Listed below is a description of the Categories used throughout the report to help understand the severity of an item.  Any items list in the below categories may be based on the inspectors opinion.  These categories are not designed to be considered as an enforceable repair or responsibility of the current homeowner, but designed to inform the current client of the current condition of the property and structure.  They may be used in negotiations between real estate professionals. 

Maintain, Montior, or Cosmetic =  The item, component, or system while perhaps is functioning as intended may be in need of minor repair, service, or maintenance; is showing wear or deterioration that could result in an adverse condition at some point in the future; or consideration should be made in upgrading the item, component, or system to enhance the function, efficiency, and/or safety.  Items that fall into this category frequently be addressed by a homeowner or Licensed Handyman and are considered to be cosmetic, routine homeowner maintenance (DIY) or recommended upgrades.   


Repair or Evaluation =  The item, component, or system while perhaps functioning as intended is in need of moderate repair, service, is showing signs of wear or deterioration that could result is an adverse condition at some point in the future; consideration should be made in upgrading the item, component, or system to enhance the function, efficiency and/or safety. Items falling into this category can frequently be addressed by a licensed handyman or qualified contractor of trade and are not considered routine maintenance or DIY items. Items that may need further evaluation by a licensed contractor fall into this category. 


High Importance =  The item, component, or system may need immediate attention, inspector feels need addressing, or may pose a safety concern in or around the home.  Some listed concerns may have been considered acceptable for the time of the structures construction, but pose a current risk.  

The item, component or system is not functioning as intended, or needs further inspection by a qualified license contractor of trade; possible damage to the structure, item, or component may occur. Repairs may be possible to satisfactory condition with out replacement.  Repair or replacement may be needed. 

Overview
A home inspection is not a pass or fail type of inspection.It is a visual only evaluation of the conditions of the systems and accessible components of the home designed to identify areas of concern within specific systems or components defined by the Florida State Standards of Practice, that are both observed and deemed material by the inspector at the exact date and time of inspection. Conditions can and will change after the inspection over time. Future conditions or component failure can not be foreseen or reported on. Components that are not readily accessible can not be inspected.Issues that are considered as cosmetic are not addressed in this report. (Holes, stains, scratches, unevenness, missing trim, paint and finish flaws or odors). It is not the intent of this report to make the house new again.Any and all recommendations for repair, replacement, evaluation, and maintenance issues found, should be evaluated by the appropriate trades contractors within the clients inspection contingency window or prior to closing, which is contract applicable, in order to obtain proper dollar amount estimates on the cost of said repairs and also because these evaluations could uncover more potential issues than able to be noted from a purely visual inspection of the property. This inspection will not reveal every concern or issue that exists, but only those material defects that were observable on the day of the inspection. This inspection is intended to assist in evaluation of the overall condition of the dwelling only. This inspection is not a prediction of future conditions and conditions with the property are subject to change the moment we leave the premises.
Left or right of home
When the direction of "Left or Right" is mentioned, it is a description of the area of the house, facing the house from the street looking towards the house, unless otherwise stated.
Structure Details: Occupied
Some areas and items at this property were obscured by furniture, stored items, or debris. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

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

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

Your attention is directed to your copy of the Pre-Inspection Agreement. It more specifically explains the scope of the inspection and the limit of our ability in performing this inspection. The Standards of Practice and Code of Ethics of the National Association of Certification Home Inspectors (NACHI) prohibit us from making any repairs or referring any contractors. We are not associated with any other party to the transaction of this property, except as may be disclosed by you.

The information provided in this report is solely for your use. Billings Home Inspections will not release a copy or this report, nor will we discuss its contents with any third party, without your written consent.

We know you had many options in your choice of an inspection company. Thank you for selecting us. We appreciate the opportunity to be your choice in the building inspection industry. Should you have any questions about the general conditions of the house in the future, we would be happy to answer these. There is no fee for your 1st telephone consulting call. Additional calls may incur additional fees. Our inspection fees are based on a single visit to the property. If additional visits are required for any reason, additional fees will be assessed.
 

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1.1.1 - Structure Details

Change Locks

Billings Home Inspections recommends that ALL locks and Security codes be changed before moving into the house.
Wrench DIY
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1.1.2 - Structure Details

Mid-1980s and older

Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation.
Contractor Qualified Professional

2 - Roof

General: Roof Type
Hipped, Flat
General: Roof covering
Metal, Modified bitumen
General: Estimated roof age(main)
5 year(s)
General: Roof Drainage
Partial gutter system
General: Roof Inspection method
Traversed
We normally conduct our typical roof inspection by walking on the roof's surface in what we call the "random walk" methodology. This method of inspection is not intended to cover every square inch of the roof's surface, nor will it. Further we could not recreate the route of a random walk even if we tried to. We do arrive at an overall impression of the roof's condition developed during this random walk inspection and extrapolate it to the entire roof's surface.
If any discrepancies are in fact identified, it is recommended that to accurately determined the scope of the actual discrepancies, as well as any cost of correction, you consult with a licensed roofing contractor. Not all roof will be walked, dimension, slope, weather, etc may allow the roof to be accessed.
General: Roof Pictures
General: Flashings, Penetrations, Components

Certain areas of the roof (i.e. flashing, valley, overlaps) are only partially visible due to roof design. 

General: Roof Structure

Note that all areas of the attic and roof components may not be visible during the inspection, design and conditions may limit.  All accessible areas are visually inspected and reported based on the condition at the time of inspection.  The inspection is a snap shot in time, inspector can not predict future issue, which may occur post inspection. 

The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.

The report is not intended to be conclusive regarding the life span of the roofing system or how long it will remain watertight in the future. The inspection and report are based on visual and apparent conditions at the time of the inspection. Unless prolonged and extensive rain has fallen just prior to the inspection, it may not be possible to determine if active leakage is occurring. Even Then, numerous features may conceal active leakage. Usually not all attics are readily accessible for inspection. The client is advised to inquire about the presence of any roof leaks with the present owner.
IF Required, Only Qualified, License personnel Should Carry Out Any Repairs Needed.
All roofs require periodic maintenance to achieve typical lifespans, and should be inspected annually. Expect to make periodical repairs to any roof on a routine basis with replacement at the end of the roof's material Useful Service Life, which may not be equal to its Design Life.
CONCLUSIONS MADE BY THE INSPECTOR DO NOT CONSTITUTE A WARRANTY, GUARANTY, OR POLICY of INSURANCE.

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2.1.1 - General

Vegetation in contact or overhangs
Left Side

Vegetation such as trees, shrubs, and/or vines overhung the roof surface or were in contact with the roof edge. Organic debris such as leaves or needles are likely to accumulate in gutters and on the roof surface. Gutters can overflow and cause water to come in contact with the building exterior or water can accumulate around the foundation.  Vegetation in contact with the roof can damage the roof surface and/or the roof drainage system. Recommend pruning vegetation so as to not be in contact with the roof and to not overhang the roof surface. If vegetation is too tall then it should be pruned at least 10 feet above the roof surface.

Yard scissors Tree Service
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2.3.1 - Flat

Alligatoring, cracking

Alligatoring, crazing, fissures and/or cracks were found in one or more areas of the flat or low-slope roof surface. This is often caused by exposure to ultraviolet light (the sun), and eventually results in water penetrating the underlying roof membrane and causing leaks. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary.
Roof Roofing Professional
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2.3.2 - Flat

Coating deteriorated

The coating on the flat or low-slope roof surface was deteriorated. Such coatings are designed to protect against ultraviolet light and moisture, help prevent leaks and cracks, lower-roof surface temperatures, and maintain waterproofing properties. Recommend that a qualified person evaluate apply a new roof coating as necessary in the future.

Roof Roofing Professional
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2.3.3 - Flat

Under Package Unit

The area of roof under the package unit which is the air conditioner/air handler combo, Could not be evaluated due to the way that the unit is sitting on blocks on the roof. This area of roof is not included in the inspection.

Contractor Qualified Professional
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2.6.1 - Chimney

No Screen

One or more chimney flue openings do not have a screen installed. Screens prevent the following:
  • Fire hazard from wood fire sparks and embers exiting flues
  • Wildlife (birds, rodents, raccoons, etc.) entering flues

A qualified chimney service contractor should install screening where missing. Screens should have holes 1/4 inch or larger.
Fireplace Chimney Repair Contractor

3 - Exterior

General: Foundation Material
Concrete
General: Exterior wall structure
Concrete Block(CBS)
General: Wall Covering
Stucco
General: Driveway Material
Concrete
General: Exterior doors
Sliding Glass, SC Wood, Glass panel
General: Fencing
Chain Link
General: Garage Door Material
Metal
General: Sidewalk/Patio Material
Concrete
General: Vehicle Parking
Attached Garage, Driveway
Irrigation/Sprinker: Irrigation water supply
Private well
General: Exterior Photos

General photos of the exterior for reference

Shutters(decorative and storm): Rear shutters

The shutters at the rear enclosed patio are not impact rated in are only designed for light wind and rain.

Irrigation/Sprinker: Sprinkler system

The irrigation system if present and accessible is evaluated for general condition and operation only. This is not a full system evaluation. Items such as timers can not be evaluated other than on and off operation. All irrigation heads are not located and individually tested for operation, coverage, volume and direction. The system is run through multiple zones to determine general operation only. Underground pipes obviously can not be viewed or tested. Any notations on the system should trigger a full evaluation by a specialist.

Windows and Door: Window or door obscured
One of the windows or doors are covered and can't be inspected.  When the covering is removed the area should be inspected for issues. 
Soffit and Fascia: Fascia not visible

Some areas of the fascia board(wood trim around roof) may not be visible due to roof contour, design, and/or gutter installations.  

Soffit and Fascia: Flashing over wood
The wood trim has been covered with an aluminum or vinyl covering. The wood behind this covering can not be evaluated for rot, damage, or deterioration
Shutters(decorative and storm): Shutters not Inventoried

The storm shutters are not inventoried as part of the inspection. while there may not appear to be any missing shutters, this can not be determined until the shutters are installed and inventoried.

The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement. 

Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only. 
 

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3.2.1 - Driveway, Walkway, Patio

Minor Driveway Damage/Cracks

Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
Contractor Qualified Professional
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3.3.1 - Exterior issues

Holes/Gaps
Rear, Right Side

One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the . Recommend that a qualified person repair as necessary.

Tools Handyman/DIY
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3.3.2 - Exterior issues

Old well piping

On the right side of the house there's old well plumbing that is not properly capped off. Is recommended to have these lines properly capped.

Contractor Qualified Professional
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3.4.1 - Electrical

Cover Plate Issues
Front exterior wall left of entry

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

Electric Electrical Contractor
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3.4.2 - Electrical

Exposed Wires

One or more sections of outdoor wiring were exposed andnot rated for exterior use / subject to damage. This is a potential shock hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing conduit, re-routing wires or replacing wiring.

Electric Electrical Contractor
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3.4.3 - Electrical

Doorbell button loose/damage

The doorbell button is loose or damaged. It should be repaired or replaced as necessary, and by a qualified contractor if necessary.

Contractor Qualified Professional
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3.4.4 - Electrical

Substandard wiring
Rear soffit

Substandard wiring was found at the building exterior. For example,exposed wiring / loose wiring / un-terminated wires / exposed splices / missing or broken cover plates / loose boxes / loose or substandard conduit / missing bushings / extension or lamp cord used as permanent wiring. This is a safety hazard. Recommend that a qualified electrician evaluate and repair as necessary and per standard building practices.

Electric Electrical Contractor
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3.4.5 - Electrical

Waterproof cover damaged
Front exterior wall left of entry, Left Side

Waterproof cover(s) over one or more electric receptacles are damaged or broken. This  Can allow moisture to intrude into the electrical Box causing corrosion and plug failure. Damaged covers should be replaced where necessary.

Electric Electrical Contractor
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3.4.6 - Electrical

GFCI Missing
Front exterior wall left of entry, Left Side, Right Side

One or more receptacles do not appear to have GFCI(Ground Fault Circuit Interupter) protection. They are normally installed at wet locations. GFCI receptacles should be installed at all outdoor receptacles. Recommend client upgrading these areas to GFCI protection at their discretion.


General guidelines for GFCI-protected receptacles include the following locations:

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

No caulk light

One or more wall-mounted exterior light fixtures had no caulk or deteriorated sealant at the back plate. Water can enter the space behind the back plate and contact wiring. Recommend that a qualified person apply caulk above and around the back plate per standard building practices. A gap should be left at the bottom of the plate so that condensation can drain out.

Tools Handyman/DIY
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3.4.8 - Electrical

Light fixture deteriorated

One or more light fixtures are damaged and/or deteriorated. A qualified electrician should evaluate and repair or replace where necessary.

Tools Handyman/DIY
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3.4.9 - Electrical

Open Ground
Front exterior wall left of entry

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

Low voltage wires

The low voltage wires for the air conditioning system on the left side of the house are laying on the ground and covered by dirt.   This can allow excessive moisture around the wiring causing corrosion. If the wires corrode there's a chance that the air conditioning unit may not function. It is recommended to have the wires properly routed.

Fire HVAC Professional
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3.5.1 - Windows and Door

Broken Window

There is a broken window for one of the windows. A licensed window repair contractor should replace the glass as needed.
Window Window Repair and Installation Contractor
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3.5.2 - Windows and Door

Caulking

Caulk was missing / deteriorated / substandard in some areas. For example, around windows / around doors / at siding butt joints. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used.

Wrenches Handyman
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3.5.3 - Windows and Door

Glass block grout

The grout is the tear rating at one or more of the glass block windows. This can cause blocks to come loose and moisture intrusion around the block. It is recommended to have the grout repointed at the glass block window.

Contractor Qualified Professional
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3.6.1 - Soffit and Fascia

Paint Failing

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

Screen frames

One or more of the soffit vent screen frames are deteriorated. This can cause the screens to come loose allowing access to the attic area. Any deteriorated screen frame should be replaced to help prevent access to the attic.

Tools Handyman/DIY
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3.7.1 - Gutters and Flashing

Partial Gutter

The roof drainage system was incomplete. Gutters, downspouts and extensions were missing from one or more roof sections. Rainwater may come in contact with the building exterior or accumulate around the building foundation as a result. This can be a conducive condition for wood-destroying organisms. Recommend that a qualified contractor install roof drainage components where missing per standard building practices.
Contractor Qualified Professional
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3.7.2 - Gutters and Flashing

Clogged downspout

One or more of the down spouts is clogged with debris. This may cause the gutter to overflow due to inadequate flow at the downspout. It is recommended to have any clogged downspout cleaned and maintained in the future. Inadequate slow at duct work can cause leaks around cutter areas.

Tools Handyman/DIY
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3.8.1 - Stucco Walls

Hairline Stucco Cracking

One or more minor hairline cracks were found in the stucco or wall areas. It is unknown the age of these cracks. At the time of inspection nothing out of the ordinary of normalized cracking was noticed. Recommend caulking and painting these areas, along with monitoring for future movement/widening. Stucco cracks over framing can allow moisture penetration behind wall areas and can potentially damage sheathing/framing. Note that areas concealed behind walls are not able to be evaluated without invasive testing and cannot be evaluated.

Stucco Stucco Repair Contractor
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3.9.1 - Vegetation and Grading

Vegetation

Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.

Yard scissors Landscaping Contractor
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3.9.2 - Vegetation and Grading

Tree Contact
Left side

Trees were in contact with or were close to the building at one or more locations. Damage to the building may occur, especially during high winds, or may have already occurred (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior.

Yard scissors Tree Service
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3.10.1 - Wood Siding And Trim

Paint Failing
Right Side door frame

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

Paint roller Painting Contractor
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3.10.2 - Wood Siding And Trim

Siding/Trim Issues
Minor area front entry

Sections of siding and/or trim were deteriorated / loose / split / warped / missing / damaged / substandard . Recommend that a qualified person repair, replace or install siding or trim as necessary.

Contractor Qualified Professional
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3.11.1 - Shutters(decorative and storm)

Service Accordions

The accordion shutters are difficult to open and close. It is recommended to have the shutters lubricated to properly operate.

Contractor Qualified Professional
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3.13.1 - Irrigation/Sprinker

Stains on walls
Front, Rear

There are stains on the exterior walls that appear to be from the irrigation system. This can cause deterioration of the exterior siding and lead to possible moisture intrusion. This can cause damage to the interior wall, including un-seen damage behind walls. Sprinkler heads should be evaluated and moved as needed.

Yard scissors Landscaping Contractor
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3.13.2 - Irrigation/Sprinker

Well pump

The well pump is not properly secured in place. It is recommended to have the well pump properly secured to help prevent damage to the PVC piping.

Yard scissors Landscaping Contractor

4 - Interiors

Smoke and CO alarms: Smoke Alarms Present
No
Floors, Walls, Ceilings: Wall material/covering
Drywall
Floors, Walls, Ceilings: Room Pictures
Smoke and CO alarms: Fire and Safety

 A complete fire safety review was recommended. Proper placement of fire extinguishers, escape plans, knowledge of electrical and water shut off locations, placement of flashlight and emergency lighting and other safety protocols is recommended.

Windows and Door: Windows and doors

Windows and Doors need regular service.  It is recommended to lubricate windows and doors periodically for ease of operation. Non-Petroleum based products are recommended, wax based (Alumaslick) or dry graphites.  

Electrical: Obscured plugs

Not every electrical plug may have been tested, only a sample of plug are normally tested.  Furniture or other items may have blocked electric plugs.

Floors, Walls, Ceilings: Condition in walls

The condition of the interior of the walls can not be see, therefore an evaluation can not be made of these areas. 

Smoke and CO alarms: Smoke alarms not tested

The smoke alarms are not tested.  It is recommended to test smoke alarms regularly. 

Testing smoke alarms

The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Carpeting and flooring, when installed over concrete slabs, may conceal moisture. If dampness wicks through a slab and is hidden by floor coverings that moisture can result in unhygienic conditions, odors or problems that will only be discovered when/if the flooring is removed. Determining the cause and/or source of odors is not within the scope of this inspection. 

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4.1.1 - Electrical

Light Fixture Inoperable
Right Side Rear Bedroom Closet

One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
Electric Electrical Contractor
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4.2.1 - Floors, Walls, Ceilings

Ceiling patch
Kitchenette, Left Front Living Room

There is a patch in the ceiling. It is un-known what this patch is from. It is recommended to consult with the current owner as to what the patch is from.

Mag glass Monitor
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4.3.1 - Smoke and CO alarms

No Smoke alarms

No permanently installed smoke alarms were found. This is a potential safety hazard. A qualified electrician should install smoke alarms per standard building practices (e.g. in hallways leading to bedrooms, in each bedroom, on each floor).
Electric Electrical Contractor
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4.4.1 - Windows and Door

Closet Doors
Laundry Room, Right Side Rear Bedroom

One or more closet doors are missing, damaged or need repairs. It is recommended to have the necessary repairs or replacement of the closet door (s).
Door Door Repair and Installation Contractor
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4.4.2 - Windows and Door

Door-won't latch
Right Front Bedroom

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

Sliding glass door-handle issues
Rear Living Room

The handle(s) on one or more sliding glass doors are loose and/or missing. Repairs should be made and/or handles replaced as necessary, and by a qualified contractor if necessary.
Door Door Repair and Installation Contractor
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Comment
4.4.4 - Windows and Door

Window-lock issue
Rear Living Room

Lock mechanisms on one or more windows are missing and/or damaged so that they are inoperable. Repairs should be made by a qualified contractor or service technician so that windows lock and unlock easily.
Window Window Repair and Installation Contractor
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Comment
4.4.5 - Windows and Door

Window-sealant
Front office, Master Bedroom, Right Side Rear Bedroom

Due to the conditions of the sealant at the interior side of the windows, it is recommended to have a certified contractor re-seal the windows.
Wrench DIY

5 - Plumbing

General: Water Pressure
Adequate
General: Location of Water meter
Left side of the front yard
General: Service Pipe to house
Copper, Where Visiable
General: Interior Supply piping
Copper, Where Visible
General: Water Source
Public Water
General: Drain Pipe
PVC
General: Vent Pipe
PVC
General: Waste Pipe
PVC
General: Location of Main Shut off
Left side exterior wall
General: Plumbing In Walls
As is typical of most buildings, the majority of the supply piping is concealed from view. Basically it is installed inside the walls and under the floors. Where the supply piping was noted, it was found to be copper. This is an excellent water piping material with an indefinite lifespan.
General: Not Visible

Not all components of the plumbing system are visible.  Components in walls, floors, under insulation, etc can not be evaluated.  

Supply Lines: Not Visible

Much of the water lines are hidden from view.  Lines in walls, floors, and/or ceiling are not evaluated.  An adequate evaluation can not be completed for such lines. 

Drain and Waste: Not Visible

Much of the waste and drain lines are not visible.  A full evaluation of these lines can not be made.  A more intrusive inspection would be required. 

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

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

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

3) Clothes washing machine connections are not inspected.

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

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

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

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5.2.1 - Supply Lines

Pre-1986

Copper water supply pipes in homes built prior to 1986 may be joined with solder that contains lead.  Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client(s) should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client(s) should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:

  • Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.
  • Install appropriate filters at points of use.
  • Use only cold water for cooking and drinking. Hot water dissolves lead more quickly than cold water.
  • Use bottled or distilled water.
  • Treat well water to make it less corrosive.
  • Have a qualified plumbing contractor replace supply pipes and/or plumbing components as necessary.

EPA Safe Water

Pipes Plumbing Contractor

6 - Water Heater

Water Heater: Serial #
RH 1104272508
Water Heater: Model #
82V52-2
Water Heater: Estimated Age
14 Years
Water Heater: Energy Source
Electric
Water Heater: Manufacturer
Rheem
Water Heater: Location
Garage
Water Heater: Water Temperature
117 Degrees
Water Heater: Capacity
50
Water Heater: Type
Tank
Water Heater: Timer
The water heater energy usage (read electric bill), could be significantly reduced by the installation of a water heater timer device.
1. Studies by the Florida Solar Energy Center and major electric companies, confirm that an electric heater accounts for some 1/3 of a typical homes electric power bill(i.e.-of a typical $ 150 monthly bill-some 1/3 or about $ 50, is attributable to the electric water heater}. Farther, these studies confirm that the installation of a water heater timer can reduce the unit's energy consumption by some 50% (i.e.-in this example by some $ 25 a month- every month---FOREVER !
2. A hot water timer is similar (but different) from a pool or a sprinkler system timer that controls the time the hot water heater is allowed to be "ON" and therefore it also controls the amount of electricity the unit consumes.
3) It is our opinion that you have a routine life style, therefore is very little economic sense to require the water heater to be "ON" and consuming electrical energy during the later night and early morning hours, when it could be atomically be turned "OFF" by a water heater timer. Similarly, you may desire the unit to be "OFF" during the mid day hours. The installation and adjustment of an electric water heaters thermostat is possible to accomplish by a handy and safety conscious homeowner. However the installation requires the opening of the unit's electrical service. This will expose hazardous live electrical connections- which can TAKE YOUR LIFE via electrocution. For safety's sake work on ALL electrical appliances with the power disconnected. If you have questions what so ever, please consult with a qualified electrical appliance specialist.
Water Heater: Rapid Recovery
This unit is a double element "RAPID RECOVERY" model. This unit produces hot water faster than a single element unit.
Water Heater: TPR Drain information

Click the link below for information about the Water heater TPR (temperature pressure regulator) valve.  

TPR Information

Water Heater: Water Heater failure

The inspector can not determine when a water heater will or may fail.  They can only give a time based on the visual condition or age.  Water heaters may fail without notice.  

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

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6.1.1 - Water Heater

TPR <3/4"

The TPR (temperature-pressure relief) valve drain line was less than 3/4 inch in diameter. This is a potential safety hazard due to the risk of explosion from restricted flow. A qualified plumber should repair per standard building practices.

Pipes Plumbing Contractor
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6.1.2 - Water Heater

Corrosion On Tank

Corrosion was found in one or more areas on the water heater. The water heater may be failing. A qualified plumbing contractor should evaluate and replace or repair water heater if necessary.
Pipes Plumbing Contractor
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6.1.3 - Water Heater

Exceeds Life Expectancy

The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and could need replacing at any time. Recommend budgeting for a replacement in the near future.

Life Expectancy

Pipes Plumbing Contractor
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6.1.4 - Water Heater

Exposed Wiring

Wiring for the water heater's power supply was exposed and subject to damage. Standard building practices call for non-metallic sheathed wiring to be protected with BX armored conduit to prevent damage. Recommend that a qualified contractor repair per standard building practices.

Electric Electrical Contractor
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6.1.5 - Water Heater

Hard Wire

It is recommended to have the water heater hard wired to a disconnect switch. The existing plug and wiring can be damaged as the wires are not installed in a conduit.

Electric Electrical Contractor
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6.1.6 - Water Heater

Stain

There is a mold like growth on the wall behind the water heater. It is recommended that this area be checked and any necessary repairs to be made.

Contractor Qualified Professional

7 - Electric Service

Electric Panel: Amperage
200
Electric Panel: Panel Manufacturer
Siemens
Electric Panel: Protection
Breakers
Electric Panel: Service Type
Underground
Electric Panel: Service Voltage
120/240
Electric Panel: Branch Wiring
Copper
Electric Panel: Location of Main Disconnect
Top of Panel
Electric Panel: Service Conductor
Copper
Electric Panel: System Grounding
Grounding Rod, Cold water Line
Electric Panel: Location of Main Panel
Garage
Electric Panel: Panel pictures
Electric Panel: Generator System
Equipment for a generator system was found. Generators, transfer switches and any associated wiring are excluded from this inspection. Recommend that the client consult with the property owner or review documentation to familiarize themselves with the operation of this system.
Electric Panel: Testing of GFCI's

GFCI receptacles and breakers should be tested regularly.  All GFCI circuits have test and reset buttons.  Click the link below for more information. 

Testing GFCI's

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

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7.2.1 - Branch Wiring

Corrosion

There is excessive corrosion on one or more wires in the main electric panel. This could cause and issue with not pulling enough power for whatever that wire and breaker are supplying to. It is recommended to have a certified electrical contractor evaluate and make  necessary repairs.

Contractor Qualified Professional
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7.2.2 - Branch Wiring

Rust

There is rust and crystallization in the main panel at the bottom and top wear a wire is coming into the panel. A certified electrical contractor should evaluate and make any necessary repairs.

Contractor Qualified Professional
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7.3.1 - Circuit Breakers

Incompatible Breaker

There is a breaker installed in the panel that is not made by the same manufacturer as the electric panel. It is unknown as to if the breaker is compatible with the electric panel. A licensed electrical contractor should evaluate the breaker for compatibility and replace as needed. Incompatible breakers may not trip when required.
Electric Electrical Contractor

8 - HVAC

General: Cooling source
Electric
General: Heat Source
Electric
General: Distribution
Fiberglass Duct, Flex Duct
General: A/C Type
Split System, Package unit
General: Heat Type
Forced Air
General: Last Service Date
Unknown
Condensing Unit: Estimated Age Condensing Unit
2 Year(s)
Condensing Unit: Condenser Model #
RKN24NMVJU
Condensing Unit: Condenser Serial #
G003280
Condensing Unit: Manufacturer
Daikin
Condensing Unit: Good condition

The condensing unit was in good condition.

Package Unit: Estimated Age Package Unit
6 Year(s)
Package Unit: Package unit Model #
RSPL B060JK 000
Package Unit: Package unit Serial #
7455F201203330
Package Unit: Manufacturer
Rheem
Package Unit: Good condition

The condensing unit was in good condition.

Air Handler: Estimate Age Air Handler
2 Year(s)
Air Handler: Air Handler Model #
RKN24NMVJU
Air Handler: Air Handler Serial #
G003380
Air Handler: Filter Location
Front of Unit
Air Handler: Manufacturer
Daikin
General: Temperature Differential
12 Degrees
This is the number of degrees the system is cooling (or heating) the house air. Normal range for this number is 14-24 degrees when operating the system during hot weather, lower when ambient temperatures are lower. The system functioned as expected when tested and appeared to be serviceable at the time of the inspection. As with all mechanical equipment, the unit may fail at any time without warning. The inspector cannot determine future failures.
General: Temperature Differential
16 Degrees
This is the number of degrees the system is cooling (or heating) the house air. Normal range for this number is 14-24 degrees when operating the system during hot weather, lower when ambient temperatures are lower. The system functioned as expected when tested and appeared to be serviceable at the time of the inspection. As with all mechanical equipment, the unit may fail at any time without warning. The inspector cannot determine future failures.
General: Filter Advice
Recommend that home buyers replace or clean HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season.
Condensing Unit: Pictures of Unit
Package Unit: Pictures of Unit
Air Handler: Pictures of unit
Air Handler: Unit in Good Condition

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

The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).

Credit
Comment
8.2.1 - Condensing Unit

Line Insulation

Insulation for the outside condensing unit's refrigerant lines is damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.
Fire HVAC Professional
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8.3.1 - Package Unit

Damaged conduit

The electrical conduit leading to the condensing unit is damaged. An electrical contractor should make the necessary repairs so the electric wires are protected.

Electric Electrical Contractor
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8.3.2 - Package Unit

Low Voltage wire damage

There is damage to the low voltage control wire. The wires need to be repaired to ensure that the air conditioning system will function properly.
Fire HVAC Professional
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8.3.3 - Package Unit

Seal package unit

The air-conditioning system is a package unit that is located on the exterior of the home. There are areas on the exterior portion that need to be properly sealed to help prevent air leakage.

Fire HVAC Professional
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8.3.4 - Package Unit

Missing anchor

2  missing anchor loose. The unit have to be secured anchor to the base.

Contractor Qualified Professional
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8.3.5 - Package Unit

Old disconnect box

Old disconnect box have to be removed for a qualified professional 

Contractor Qualified Professional
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8.5.1 - Duct Work

Rodent Damage

There is damage to the air conditioning duct work from a animal. Any damaged section of duct should be replaced or repaired. The current damage will allow conditioned are to access un-conditioned spaces.
Fire HVAC Professional

9 - Kitchen

Sink: Running water and below sink
Sink: Stored items

There are stored items, under the sink can not be fully evaluated.

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9.1.1 - Cabinets

Stains

Stains were found in the shelving or cabinets below the sink. Plumbing leaks may have occurred in the past. Consult with the property owner about this, and if necessary that a qualified person evaluate and repair.  Drain and/or plumbing did not leak at time of inspection.

Contractor Qualified Professional
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9.2.1 - Countertops-Backsplash

Sealant Backsplash

Caulk is missing and/or deteriorated where counter tops meet back splashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.
House building Countertop Contractor
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9.3.1 - Electrical

GFCI Missing

One or more electric receptacles at the kitchen had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present.  Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:

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

No Receptacle Island

No electric receptacle was installed at the kitchen island. At least one GFCI-protected receptacle should be installed at islands with counter tops longer than 12 inches to prevent appliance cords from crossing paths where people walk. Recommend that a qualified electrician install receptacle(s) at the island per standard building practices.
Electric Electrical Contractor
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9.3.3 - Electrical

Open Ground
Right Side of Refrigerator

One or more modern, 3-slot electric receptacles were found with an open ground. Recommend that a qualified electrician repair as necessary so all receptacles are grounded per standard building practices.

Electric Electrical Contractor
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Comment
9.4.1 - Flooring

Cracked tiles

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

Reverse osmosis inoperable

The reverse osmosis water filtration system has been removed below the kitchen sink.

Contractor Qualified Professional
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9.5.2 - Sink

Instant hot water dispenser

The instant hot water dispenser below the kitchen sink is damaged or inoperable and could not be evaluated at the time of the inspection.

Contractor Qualified Professional

10 - Bathrooms

Shower: Running water
Sink/countertop: Running water and under sink area
Sink/countertop: Under sink

There are stored items, under the sink can not be fully evaluated.

Credit
Comment
10.3.1 - Electrical

GFCI Missing
Master Bathroom, Half bathroom, Right Side Full Bathroom

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

Outdoors (since 1973)
Bathrooms (since 1975)
Garages (since 1978)
Kitchens (since 1987)
Crawl spaces and unfinished basements (since 1990)
Wet bar sinks (since 1993)
Laundry and utility sinks (since 2005)
Electric Electrical Contractor
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Comment
10.4.1 - Exhaust Fan

Inoperable
Half bathroom

One or more exhaust fans is inoperable or provides inadequate air flow. Moisture may accumulate as a result. A qualified contractor should evaluate and replace the fan or make repairs as necessary.
Electric Electrical Contractor
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10.4.2 - Exhaust Fan

None with Shower
Master Bathroom

One or more bathrooms with a shower do not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers. (An exhaust fan may not have been required when the home was built, it is recommended to add an exhaust fan)
Hardhat General Contractor
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10.5.1 - Flooring

Deteriorated Grout
Right Side Full Bathroom

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

Handles loose
Right Side Full Bathroom

The shower door handles are loose.  The handles should be properly secure to help prevent damage to the door.  

Tools Handyman/DIY
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10.6.2 - Shower

Grout deteriorated
Master Bathroom, Right Side Full Bathroom

Grout at the tiles in the shower was damaged or deteriorated. This can allow water to intruded behind the tiles cause loose tiles and microbial growth issues behind tiles. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.
Tile Tile Contractor
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10.6.3 - Shower

Substandard tile install
Gaps for water to run below tiles before draining in the Master Bathroom

The tiles in the shower are installed substandard (i.e. not level, gaps, loose). Client should consult with a tile contractor and repair as need. Substandard installation can cause issue in the future, and may lead to costly repairs.
Tile Tile Contractor
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10.6.4 - Shower

Low Pressure at body jets

The body jets in the master bathroom do not have adequate pressure.  A qualified contractor should make the necessary repairs.

Contractor Qualified Professional
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10.7.1 - Sink/countertop

Tile grout
Right Side Full Bathroom

Grout at the tiles countertop were damaged or deteriorated. This can allow water to intruded behind the tiles cause loose tiles and microbial growth issues behind tiles. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.

Tools Handyman/DIY
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10.8.1 - Toilets

Bidet leak

The control for the bidet leaks when operated.  Recommended repair before use of fixture.

Contractor Qualified Professional

11 - Laundry

General: Dryer Manufacturer
Frigidaire
General: Washer Manufacturer
Frigidaire
General: Dryer Operation
We normally operate Clothes Dryers without a wash load (i.e. we run the unit through its full cycle empty). This gives us an idea of the unit's functionality, but we caution you, it does NOT replicate operating the unit fully loaded with a heavy wash load.
General: Washer Observation
Both hot and cold water was available to the washer. The unit was operated through a full cycle. It filled, cycled through a wash, initial spin and drain, rinse and final spin cycle. No leakage was detected and there were no unusual conditions noted.

MAINTENANCE TIP:
For equipment more than a few years old, we recommend that all clothes washer machine hoses and their gaskets be replaced upon your taking possession of the unit.
General: Washer Operation
We normally operate Clothes Washers without a wash load (i.e we run the unit through its full cycle empty). This gives us an idea of the unit's functionality, but we caution you, it does not replicate the unit fully loaded with a heavy wash load.
General: Dryer Observation
The dryer unit was operated through a cycle. It heated it's drum and then stopped at the end of the cycle.
General: Washer and Dryer Failure

There is no way to determine when a washer or dryer may fail. They may fail at anytime with out warning.  

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

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

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

LIMITATIONS OF APPLIANCES INSPECTION:

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

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

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

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

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11.1.1 - General

Foil-Plastic Duct

The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct.

Wash Appliance Repair
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11.1.2 - General

Rubber Water Lines

Rubber water supply hose were installed at the washing machine. These hoses are prone to deteriorating and bursting, which can result in flooding and significant water damage. Recommend upgrading to braided, stainless steel hoses.
Wrenches Handyman
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11.1.3 - General

Washer- Minor damage

There is minor damage to the top of the clothes washing machine room. This damage appears to be cosmetic and does not affect the operation of the appliance.

Contractor Qualified Professional
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11.1.4 - General

Tile Damage

One or more of the tiles are cracked or broken at the countertop inbetween the laundry appliances. This should be repaired as necessaryby a qualified contractor. 

Contractor Qualified Professional

12 - Garage

Vehicle door: Door Maintenance

The garage door should be maintained on a regular schedule.  Hinges and spring should be lubricated with the proper lubricant.  This will help extend the life of door components.  

Garage Door Maintenance

Vehicle door: Non Insurance Door
The current garage vehicular door does not meet the current Florida Insurance recommendations.
Vehicle door: Vehicle Door safety

VEHICLE DOOR: safety tips:

1. The garage door is the largest moving object in the home. It can weigh hundreds of pounds. Often it is supported with spring tension Both the weight of the door itself and the condition of these powerful springs can be dangerous on their own. Combined these two items can become a potentially lethal item. During our inspection, we attempt to inspect vehicle doors for proper operation.

2. Operation of the safety mechanisms should be verified monthly. Switches for door openers should be located as high as practical to prevent children from playing with the door. Children should be warned of the potential risk of injury.

3. Regular lubrication of the garage door tracks, rollers, springs and mounting hardware is recommended. ( consult the owners manual or contact the door/opener manufacture. www.overheaddoor.com/Pages/safety-information.aspx

Interior-Exterior doors-Windows: Windows blocked

Due to stored items the windows could not be evaluated.

Floors, walls, Ceiling: Items Perimeter
There were items around the perimeter walls of the garage. Because of this areas of the walls(especially the base) can not be evaluated. The garage walls should be checked on the walk through or upon taking ownership.
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12.1.1 - Interior-Exterior doors-Windows

Gaps-House door

Gaps exist between the garage-house door and the surrounding weatherstrip when the door is closed. Fumes from the garage may enter living spaces as a result. A qualified contractor should evaluate and make repairs as necessary.
Door Door Repair and Installation Contractor
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12.1.2 - Interior-Exterior doors-Windows

Hollow core entry

One or more exterior entrance doors are of hollow-core construction rather than solid core. This may represent a security hazard since these doors are easily broken. Hollow-core, exterior entrance doors should be replaced with solid core doors by a qualified contractor.
Door Door Repair and Installation Contractor
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12.1.3 - Interior-Exterior doors-Windows

No Self-Closing

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

Weatherstrip-house

Weatherstripping around or at the base of the door between the garage and the house was substandard. House to garage doors should prevent fire and fumes from spreading from the garage to the house. Weatherstripping should form a seal around this door. This is a potential safety hazard. Recommend that a qualified person replace or install weatherstripping as necessary.

Door Door Repair and Installation Contractor
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12.1.5 - Interior-Exterior doors-Windows

Exterior Door

There is deteriorated casing at the side garage exit door that is possibly due from a past leak. It is recommended to Monica this area as the door has been repaired but may still leak.

Contractor Qualified Professional
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12.2.1 - Electrical

Protective Cover Lights

The garage has florescent light bulbs for lighting. The Florescent bulbs do not have protective covering. Due the gas in the fluorescent bulbs it is recommended to have a Certified Electrical Contractor install a protective device for the light fixture.
Electric Electrical Contractor
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12.2.2 - Electrical

No GFCI

One or more garage electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection.  A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all garage receptacles, except for one for use with a refrigerator or freezer, have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

Electric Electrical Contractor
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12.2.3 - Electrical

Worn Plug

One or more electric receptacles are worn, where a circuit analyzer test device indicates a disconnect or short. This condition is similar to having a loose wire inside a wall cavity, and is a hazard. A qualified electrician should evaluate and replace receptacles as necessary.

Electric Electrical Contractor
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12.2.4 - Electrical

Wires

There are 2 areas of a wiring that pass through the ceiling of the garage. These wires are safely capped off. They may be from an old pair of lights that have been removed. It is recommended to have these words installed in a Junction Box or install the lights as necessary.

Contractor Qualified Professional
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12.3.1 - Floors, walls, Ceiling

Penetrations

There are one or more penetrations in the wall or ceiling of the garage. All penetrations (open areas) from holes made for wiring or anything else need to be sealed to keep out gases and/or fumes such as carbon monoxide, gas fumes and paint thinners etc. It is recommended to have ALL penetrations sealed to keep the fumes from entering the living space of the house.
Contractor Qualified Professional
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12.3.2 - Floors, walls, Ceiling

Substandard Shelving

Substandard shelving was installed. This is a potential safety hazard due to the risk of collapse, especially if heavy items are stored on the shelves. Recommend that a qualified person remove shelving, or repair or modify as necessary.
Contractor Qualified Professional
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12.3.3 - Floors, walls, Ceiling

Vacuum Outlet

The central  Vacuum which is located in a garage has an external vacuum port. This port is functioning when the vacuum hoses plugged in to it. Several vacuum outlets were check at the interior and functioned as expected.

Contractor Qualified Professional
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12.4.1 - Vehicle door

Mechanical reverse

The auto-reverse mechanism on the vehicle door opener is inoperable or requires too much force to activate. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary.
Garage Garage Door Contractor
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12.4.2 - Vehicle door

Weather strip deteriorated

Weatherstrip at the sides and/or bottom of the vehicle door is damaged and/or deteriorated. It should be replaced where necessary to prevent water and vermin intrusion.
Garage Garage Door Contractor
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12.4.3 - Vehicle door

Wires at center rail

The wiring for the infared device for the garage vehicular door(s) that runs along the center rail, is hanging loose and can possibly get caught in the door opening device. It is recommended to have the wire properly attached to the center rail.
Garage Garage Door Contractor
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12.4.4 - Vehicle door

Blocking

The anchoring block at the top right hand side of the garage vehicular door where the bracket for the recoil Springs attach his split. It is recommended to have this block replaced as there is no strength in the screws that hold the bracket and they could come loose and the Spring dangerously recoil or fall.

Contractor Qualified Professional
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12.4.5 - Vehicle door

Hinge

The center hinge at the garage vehicular door has been repaired. The repairs appear to be sub standard, we would recommend having a certified door contractor evaluate and make the correct necessary repairs.

Contractor Qualified Professional

13 - Appliances

Dishwasher: Dishwasher Operation

The Dishwasher was serviceable at time of the inspection.

Garbage Disposal: Normal operation

The garbage disposal was serviceable at the time of the inspection.

Microwave: Normal operation

The microwave was serviceable at the time of the inspection.

Range-Cooktop-Oven: Oven
General Electric
Range-Cooktop-Oven: Range
N/A
Refrigerator: Chiller and freezer temp
37 - 10 Fahrenheit
Refrigerator: Water Dispenser

The water dispenser was dispensing water at the time of the inspection. 

Garbage Disposal: Disposer
In Sinkerator
Hood/Vent: Normal operation

The vent hood was serviceable at the time of the inspection.

Microwave: Microwave
General Electric
Range-Cooktop-Oven: Cooktop
KitchenAid
Range-Cooktop-Oven: Warming Drawer

The warming drawer was operational at the time of the inspection.

Refrigerator: Refrigerator
KitchenAid
Refrigerator: Wine Chiller

The wine chiller was operational at the time of the inspection.

General: Appliance contract
Although many of the appliances are in good condition, for a relatively small amount of money involved, we strongly recommend that you consider the purchase of an Appliance Contract. Generally this is available from several commercial companies and operates similar to an insurance policy.
Dishwasher: Dishwasher
KitchenAid
Range-Cooktop-Oven: Normal operation

The oven, range, or cooktop  was serviceable at the time of the inspection. 

General: Appliance failure

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

Refrigerator: Ice maker off
The refrigerator ice maker is in the "off" position. The inspector was unable to evaluate this component.
Credit
Comment
13.2.1 - Dishwasher

Dishwasher Door Damage
Left side dishwasher

The springs on the dishwasher door have gone bad.  When opening the door the appliance swings open heavily under its own weight.  This appliance should be repaired by a certified appliance technician.

Contractor Qualified Professional
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13.2.2 - Dishwasher

Dishwasher- Soap Tray No Function
Left Side Dishwasher

The soap tray did not open during the cycle of the dishwasher.  This will not allow proper dispensal of the dish detergents.  A qualified appliance technician should evaluate and repair as necessary.

Contractor Qualified Professional

14 - Attic

General: Ceiling Structure
Trusses
General: Inspection Method
Traversed
General: Insulation Depth
R19
General: Insulation Material
Fiberglass loose
General: Roof Structure
Trusses
General: Attic pictures
General: Areas inaccessible
Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.
General: Limited Visiblity

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

The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing. 


Some attic areas were inaccessible due to the lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection. We conducted our typical attic inspection by walking through the attic areas as much as possible, in what we call the " random walk" methodology. This method of inspection is not intended to cover every square foot of the attic area, nor will it. Further we could not recreate the route of a random walk even if we tried. We do arrive at an overall impression of the attic's condition developed during this random walk inspection and extrapolate it to the entire attic area. In all the attics area shows normal wear and tear for a home of this age.

Credit
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14.1.1 - General

Pest Evidence

There is evidence of past pest activity, however there are no signs of current activity. A pest control company should evaluate and maintain as needed. The attic should be checked regularly. The exterior of the home should be checked and any potential areas of entry should be sealed and maintained.
Pest control Pest Control Pro
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14.1.2 - General

Truss tails

One or more of the truss tails are showing deterioration.  This may be old damage from old roof.  Due to the area(low head room) a full evaluation can not be made.  

Contractor Qualified Professional
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14.1.3 - General

Central vac line

There is a substandard repair at one of the central vac lines.  This will cause the central vac to draw in dirty and dust from the attic.  

Contractor Qualified Professional
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Comment
14.2.1 - Attic Hatch

Pull down unsafe

The pull down access for the attic is damaged and unsafe. The pull down access should be repaired or replaced before use.
Hardhat General Contractor
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14.2.2 - Attic Hatch

Pull down installation

The pull down stairs have been installed with screws.  8D nails are usually required for installation at all sides and through brackets. The bottom of the pull down should be repaired.  

Contractor Qualified Professional
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Comment
14.3.1 - Electrical

Cover Plate Missing

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

No bushing

One or more bushings are missing from where wires enter holes in junction box, light or other electrical device. This is a safety hazard since the wiring insulation can be cut or abraded on the metal edge of the hole(s). A qualified electrician should install bushings where missing.
Electric Electrical Contractor
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14.3.3 - Electrical

Splices Not in Box
Middle Rear

Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
Electric Electrical Contractor
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14.3.4 - Electrical

Open knockout

One or more knockouts have been removed from an electric junction box where no wires and bushings are installed, and no cover(s) have been installed to seal the hole(s). This is a safety hazard due to the risk of fire. A qualified electrician should install knockout covers where missing.

Electric Electrical Contractor
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14.4.1 - Insulation

Missing

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

Uneven

The ceiling insulation in one or more areas of the attic was compacted or uneven. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-30).
House construction Insulation Contractor
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14.5.1 - Ventilation

No exhaust duct

One or more exhaust fans have no duct and terminate in the attic. This is a conducive condition for wood destroying insects and organisms due to increased moisture levels in the attic from the exhaust air. A qualified contractor should install ducts and vent caps as necessary and as per standard building practices so exhaust air is vented outside. Better building practices call for R8 rated insulation on these ducts.
Fire HVAC Professional

15 - Fireplace

General: Chimney type
Masonry
General: Fireplace type
Metal insert
General: Woodstove type
N/A
Flue and damper: Clean Annually
All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.

The chimney inspection is limited to the visible and/or accessible components only. Inspection of concealed or inaccessible portions of the chimney is beyond the scope of this inspection. This includes determining the presence of a flue lining, if a flue lining is present, checking for deterioration, damage or cracks.