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

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

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



1 - Inspection details

Start Time
11:30
Finish Time
2pm
Ground Condition
Dry
Present at time of the inspection
Client, Clients Agent
Property Occupancy
No
Temperature
88 Fahrenheit
Weather Condition
Clear, Hot
Rain in the last few days
Unknown
Structure Details: Structures Inspected
House, Detached Garage
Structure Details: Type of Structure
Guest house, Single Family
Structure Details: Age of the Structure
1938
Structure Details: Foundation Type
Crawlspace
Structure Details: Structure Faces
North
Structure Details: Utilities
Natural Gas off
The following items have been excluded from the inspection.
Security system, Irrigation system, Built-in sound system, Shed
Category description

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

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


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


Safety & Immediate Attention =  The item, component, or system poses a safety concern to occupants in or around the home.  Some listed concerns may have been considered acceptable for the time of the structures construction, but pose a current risk.  

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

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.

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.
 

Credit
Comment
1.1.1 - 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
Gable
General: Roof covering
Asphalt/Fiberglass Shingles
General: Estimated roof age(main)
18 year(s)
General: Roof Drainage
Gutter system
Shingles: Layers Visible
One Layer
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: Past repairs

Past roof repairs have been made to the upper roof. This is for informational only purposes as these areas should be monitored in the future after any Hard Rain's.

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

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

Credit
Comment
2.2.1 - Shingles

Exposed Nail Heads

Nail heads were exposed at one or more shingles. Recommend applying an approved sealant over exposed nail heads now and as necessary in the future to prevent leaks

Roof Roofing Professional
Credit
Comment
2.2.2 - Shingles

Shingles Damaged
Wind damage sevaral areas

One or more composition shingles were Damaged. Recommend that a qualified contractor repair as necessary. For example, by repairing or replacing shingles. This can reduce the life expectancy of the roofing material.  

Roof Roofing Professional
Credit
Comment
2.3.1 - Gutters/drains

Clogged gutters/downspouts

Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.

Wrench DIY
Credit
Comment
2.3.2 - Gutters/drains

Open end gutter

It is common practice for a builder or rain gutter contractor to install rain gutters that are open at one end and drain directly onto another area of the roof. Installation of this sort causes water to run back onto the the roof and cause the fascia, shingles, tiles or the surface under the covering to deteriorate prematurely and possibly leak. It is recommended to have the end cap installed and a downspout installed to drain into an existing gutter.
Contractor Qualified Professional
Credit
Comment
2.4.1 - Flashing/Vents

Roof flashing issues

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

Deteriorated metal cap

The top metal flashing at the top of the chimney is rusted or deteriorated.  This should be sanded and properly sealed to help prevent leaks and further deterioration.  
Fireplace Chimney Repair Contractor
Credit
Comment
2.5.2 - Chimney

No Rainproof cover

One or more chimney flues do not have a rainproof cover installed. They prevent the following:
  • Rainwater entering flues and mixing with combustion deposits, creating caustic chemicals which can corrode flues
  • Rainwater entering flues and causing damage to terracotta flue tiles from freeze-thaw cycles

A qualified chimney service contractor should install rainproof cover(s) where missing.
Fireplace Chimney Repair Contractor
Credit
Comment
2.5.3 - 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 - Roof Guest House

General: Roof Type
Cross-gable
General: Roof covering
Asphalt/Fiberglass Shingles
General: Estimated roof age(main)
10 year(s)
General: Roof Drainage
None
Shingles: Layers Visible
One Layer
Shingles: Representative Shingle condition
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

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

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

Credit
Comment
3.2.1 - Shingles

Exposed Nail Heads

Nail heads were exposed at one or more shingles. Recommend applying an approved sealant over exposed nail heads now and as necessary in the future to prevent leaks

Roof Roofing Professional
Credit
Comment
3.4.1 - Flashing/Vents

Substandard lead flashing

Lead flashing at one or more plumbing vent pipes was improperly installed. For example, shorter than the vent pipe or not bent over the edge of the vent pipe. Properly installed, the flashing should extend up and over the top edge of the pipe, and be bent down into the pipe. Otherwise, rain water can flow between the pipe and the flashing, resulting in leaks. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair per standard building practices.
Roof Roofing Professional

4 - Exterior

General: Foundation Material
Concrete
General: Exterior wall structure
wood Frame
General: Wall Covering
Metal, Composition panels
General: Driveway Material
Brick Pavers
General: Exterior doors
Metal, Glass panel
General: Fencing
Wood, Chain Link
General: Garage Door Material
Metal
General: Sidewalk/Patio Material
Brick Pavers
General: Vehicle Parking
Driveway, Attached Garage
Windows and Door: Windows

The windows in the house appear to be original which uses a rope and balance system, these windows require a lot of maintenance and may need to be repaired/replaced in the future due to condition

General: Siding cover exterior

The exterior of the home is covered by siding in several areas reducing the visibility of the structure. Any wood behind the siding cannot be evaluated.

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

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

Credit
Comment
4.2.1 - Driveway, Walkway, Patio

Paver Settlement-driveway

One or more paver's at the driveway have settled or heaved . This could be caused by the drainage (settlement) or tree roots (heaving). It is recommended to have a certified contractor make the necessary repairs.

House front Driveway Contractor
Credit
Comment
4.2.2 - Driveway, Walkway, Patio

Paver settlement-sidewalk/patio
Right side walkway, Rear

One or more paver's at the sidewalk or patio have settled or heaved . This could be caused by the drainage (settlement) or tree roots (heaving). It is recommended to have a certified contractor make the necessary repairs.

Contractor Qualified Professional
Credit
Comment
4.3.1 - Exterior issues

Paint Failing
Window frames, window sills, window screens in multiple areas of the home

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
Credit
Comment
4.3.2 - Exterior issues

Hose Bibb Leak
Rear

One or more hose bibs leakedwhen tested / while off. When hose bibs leak while turned off, it's often caused by a worn valve seat or a loose bonnet. When hose bibs leak while turned on, it may be due to worn "packing" around the stem or a defective backflow prevention device. Recommend that a qualified plumber repair as necessary.
Pipes Plumbing Contractor
Credit
Comment
4.3.3 - Exterior issues

No backflow

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

Contractor Qualified Professional
Credit
Comment
4.3.4 - Exterior issues

Wood Destroying Organism Evidence
Front Soffit

At various locations of the exterior of the home there are areas that show past wood destroying organism damage. It is unknown if this activity is current, as Billings home inspection is not a pest control company. These areas should be evaluated and treated and repaired as necessary.

Contractor Qualified Professional
Credit
Comment
4.3.5 - Exterior issues

Holes/Gaps

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.

Contractor Qualified Professional
Credit
Comment
4.3.6 - Exterior issues

Shed Secured to siding along right side of home

 The shed attached to the home on the right side of the garage has been secured to the wall and/or siding material. Deck screws have been used and do not appear to have been sealed.   This will allow for moisture to intrude behind the siding and damage both it and the wall behind.  If this structure where to come loose during a storm the siding in this area would be damaged. 

Contractor Qualified Professional
Credit
Comment
4.3.7 - Exterior issues

Shed- Moisture Intrusion
Rear, Right Side, Front Entry

Staining from moisture intrusion on the inside of the plywood, used to construct the shed attached to the right side of the home, is evident. No decay or degradation is currently evident, however may become an issue in the future.  The stains were noted with elevated moisture levels indicating they are active areas of moisture intrusion.

Contractor Qualified Professional
Credit
Comment
4.3.8 - Exterior issues

Metal Siding Damage or Deterioration

The metal siding around the exterior of the home has been damaged in one or more areas these areas should be monitored for signs of rust or further degradation.

Contractor Qualified Professional
Credit
Comment
4.3.9 - Exterior issues

Gaps at siding Joints

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

Contractor Qualified Professional
Credit
Comment
4.3.10 - Exterior issues

Siding Damage/Evaluation Recommended
Rear French Doors

The siding around exterior of the home is damaged in one or more areas. Is recommended to repair these areas to avoid future degradation do the siding material. The exposed area resembles  asbestos. If this is removed it would need to be done by remediation company specializing in asbestos removal. It is recommended to test a sample determine the siding material.

Contractor Qualified Professional
Credit
Comment
4.4.1 - Electrical

GFCI Issue
At right side shed against garageFront of home to the left of the main entry

One or more ground fault circuit interrupter (GFCI) receptacles (outlets) were not functioning properly (would not trip/would not reset). Recommend a licensed electrical contractorreplacewith new GFCIoutlet.

Electric Electrical Contractor
Credit
Comment
4.4.2 - Electrical

Need In-use Cover
Right side shed against garage, middle rear control travel voltage outdoor lighting

One or more standard exterior electric receptacles were being used for appliances or systems that were constantly in use. This is a safety hazard for shock since water can reach receptacle slots. Recommend that a qualified person install "while in use" receptacle covers as necessary.
Electric Electrical Contractor
Credit
Comment
4.5.1 - Windows and Door

Broken Window
2nd Floor Left Side

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
Credit
Comment
4.5.2 - Windows and Door

Caulking
Exterior side of all windows and doors

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

Wrenches Handyman
Credit
Comment
4.5.3 - Windows and Door

Window Damage
Middle rear to the right of the French doors

 One or more windows have been damaged a the frame that holds the glass in place. This may compromise the water seal and should be repaired or replaced as necessary.

Contractor Qualified Professional
Credit
Comment
4.6.1 - Soffit and Fascia

Deteroriated

Fascia / soffit are damaged or deteriorated in one or more areas. Areas may need to be repaired to help prevent further damage, may result in pest intrusion. A certified contractor should evaluated and repair as necessary.

Contractor Qualified Professional
Credit
Comment
4.6.2 - Soffit and Fascia

Paint Failing
Right Side Garage

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
Credit
Comment
4.7.1 - Gutters and Flashing

Damaged Gutter
Left Side Garage

Sections of the gutters are damaged. This can result in water accumulating around the structure's foundation, or crawlspace if they exist. Accumulated water is conductive condition to wood destroying insects and organisms, and may also cause the foundation to settle over time. A licensed contractor should replace or repair gutters where necessary.
Gutter cleaning icon Gutter Contractor
Credit
Comment
4.7.2 - Gutters and Flashing

Stains, leaking behind
Right side of front entry

There are stains or water behind one or more gutters. Rainwater can come in contact with the building exterior or accumulate around the foundation as a result. The edge of the roof structure may become damaged by rot or water. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person evaluate and repair as necessary. For example, by installing flashing or tightening loose gutters.
Contractor Qualified Professional
Credit
Comment
4.7.3 - Gutters and Flashing

Substandard slope
Right Side Garage

One or more gutters had a substandard slope so that significant amounts of water accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when debris such as leaves or needles has accumulated in them. Rainwater can come in contact with the building exterior or accumulate around the foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary. For example, by correcting the slope in gutters or installing additional downspouts and extensions.
Contractor Qualified Professional
Credit
Comment
4.8.1 - Shutters(decorative and storm)

Shutter Inoperable
Middle Rear

A fence has been installed in the backyard. The location of one of the fence posts does not allow for operation one of the rear first floor storm shutters.

Contractor Qualified Professional
Credit
Comment
4.9.1 - Stairs/Handrails/Guardrails

Tread issues
Front entry

One or more treads at exterior stairs were loose / flexed under load / were deteriorated. This is a potential fall hazard. Recommend that a qualified person repair as necessary.
Contractor Qualified Professional

5 - Exterior Guest House

General: Foundation Material
Concrete
General: Exterior wall structure
wood Frame
General: Wall Covering
Composition panels
General: Driveway Material
N/A
General: Exterior doors
Metal w/Window
General: Fencing
Chain Link, Wood
General: Garage Door Material
N/A
General: Sidewalk/Patio Material
Brick Pavers
General: Vehicle Parking
Driveway

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

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

Credit
Comment
5.2.1 - Driveway, Walkway, Patio

Paver settlement-sidewalk/patio
At the french doors

One or more paver's at the sidewalk or patio have settled or heaved . This could be caused by the drainage (settlement) or tree roots (heaving). It is recommended to have a certified contractor make the necessary repairs.

Contractor Qualified Professional
Credit
Comment
5.3.1 - Exterior issues

No backflow

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

Contractor Qualified Professional
Credit
Comment
5.3.2 - Exterior issues

Wood Destroying Organism Evidence
Rafter tails on the right side of the guest house

At various locations of the exterior of the home there are areas that show past wood destroying organism damage. It is unknown if this activity is current, as Billings home inspection is not a pest control company. These areas should be evaluated and treated and repaired as necessary.

Contractor Qualified Professional
Credit
Comment
5.3.3 - Exterior issues

Gaps At Siding

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

Contractor Qualified Professional
Credit
Comment
5.3.4 - Exterior issues

Damaged Siding/Recommended Evaluation

 The siding around exterior of the home is damaged in one or more areas. Is recommended to repair these areas to avoid future degradation do the siding material. The exposed area resembles  asbestos. If this is removed it would need to be done by remediation company specializing in asbestos removal. It is recommended to test a sample determine the siding material. 

Contractor Qualified Professional
Credit
Comment
5.4.1 - Electrical

No caulk light

One or more wall-mounted exterior light fixtures had no caulk installed above the back plate. Water can enter the space behind the back plate and contact wiring. This is a potential shock hazard. 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.

Contractor Qualified Professional
Credit
Comment
5.5.1 - Windows and Door

Caulking
Front, Left Side

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

Wrenches Handyman
Credit
Comment
5.6.1 - Soffit and Fascia

Deteroriated
Right Side, Rafter tails above the French doors

Fascia / soffit are damaged or deteriorated in one or more areas. Areas may need to be repaired to help prevent further damage, may result in pest intrusion. A certified contractor should evaluated and repair as necessary.

Contractor Qualified Professional
Credit
Comment
5.6.2 - Soffit and Fascia

Paint Failing
Soffit areas around the exterior

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
Credit
Comment
5.7.1 - Gutters and Flashing

No Gutters

No roof drainage system was installed. 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.
Gutter cleaning icon Gutter Contractor
Credit
Comment
5.8.1 - Vegetation and Grading

Soil Close/Contact

Soil was in contact with or less than 6 inches from siding or trim. Regardless of what material is used for siding, it should not be in contact with the soil. If made of wood, siding or trim will eventually rot. For other materials, ground or surface water can infiltrate siding or trim and cause damage to the wall structure. Wood-destroying insects are likely to infest and damage the wall structure. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. Note that damage from fungal rot and/or insects may be found when soil is removed, and repairs may be necessary.

Wrench DIY
Credit
Comment
5.8.2 - Vegetation and Grading

Vegetation
Rear

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
Credit
Comment
5.8.3 - Vegetation and Grading

Stump
Left Side

One or more large tree stumps were close to the building exterior. Wood-destroying insects such as carpenter ants nest in such stumps and are more likely to infest the building as a result. Recommend that large tree stumps within a few feet of the building be removed by a qualified tree service contractor
Yard scissors Tree Service

6 - Interiors

Floors, Walls, Ceilings: Wall material/covering
Plaster, Drywall
Smoke and CO alarms: Smoke Alarms Present
Yes, Too few
Floors, Walls, Ceilings: Room Pictures

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

Credit
Comment
6.2.1 - Floors, Walls, Ceilings

Ceiling-Dry Stains
Over piano

Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.
Mag glass Monitor
Credit
Comment
6.2.2 - Floors, Walls, Ceilings

Register loose/not flush

One or more air supply registers are loose or installed in a substandard way. Repairs should be made as necessary so registers are securely attached, flush with the surface they are installed on, and otherwise correctly installed.
Fire HVAC Professional
Credit
Comment
6.2.3 - Floors, Walls, Ceilings

Walls-minor crack
1st Floor Left Rear Bedroom

Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
Putty knife Drywall Contractor
Credit
Comment
6.2.4 - Floors, Walls, Ceilings

Wall-Dry Stains
Laundry Room

Stains were found in one or more wall areas. However, no elevated levels of moisture were found. The stain(s) may be due to past stucco and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.

Contractor Qualified Professional
Credit
Comment
6.2.5 - Floors, Walls, Ceilings

Collars at Ceing

The collars that have been installed in the ceiling at the exposed roof have gaps between the the collar and the joist. It appears that they have never been drawn up tight at the joist. It is recommended to have a certified contractor evaluate to see if these collars should be pulled tight to the bottom of the joist.

Contractor Qualified Professional
Credit
Comment
6.2.6 - Floors, Walls, Ceilings

Paint chipping
Closet Laundry Room, hallway closet

Paint is chipping in one or more areas.  Due to the age client may want to have tested for lead.  Area should be prepared and painted as needed. 

Contractor Qualified Professional
Credit
Comment
6.3.1 - Smoke and CO alarms

Smoke alarms missing

Smoke alarms were missing from one or more bedrooms / from one or more hallways leading to bedrooms / on one or more levels. Smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage.
Electric Electrical Contractor
Credit
Comment
6.4.1 - Windows and Door

Door-binds in jamb
1st Floor Left Front Bedroom

One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.
Door Door Repair and Installation Contractor
Credit
Comment
6.4.2 - Windows and Door

Door-won't latch
2nd Floor Rear Bedroom Closet

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
Credit
Comment
6.4.3 - Windows and Door

Entry Door-Weatherstrip

The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.
Door Door Repair and Installation Contractor
Credit
Comment
6.4.4 - Windows and Door

Lockset-damaged
Full Bathroom

One or more locksets are damaged and/or deteriorated. Locksets should be replaced as necessary.
Wrenches Handyman
Credit
Comment
6.4.5 - Windows and Door

Wood Destroying Organism Evidence
1st Floor Left Rear Bedroom, 1st Floor Left Front Bedroom

In the finished living spaces of the home there are areas that show past wood destroying organism damage. It is unknown if this activity is current, as Billings home inspection is not a pest control company. These areas should be evaluated and treated and repaired as necessary.

Pest control Pest Control Pro
Credit
Comment
6.4.6 - Windows and Door

Window-Broken
2nd Floor Rear Bedroom

Glass in one or more windows is broken. A qualified contractor should replace glass where necessary.
Window Window Repair and Installation Contractor
Credit
Comment
6.4.7 - Windows and Door

Window-lock issue
1st Floor Left Rear Bedroom

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
Credit
Comment
6.4.8 - Windows and Door

Window-won't open
1st Floor Living Room

One or more windows that were built to open, will not open, or open only minimally due to their being painted shut, damaged and/or deteriorated in some way. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily.
Window Window Repair and Installation Contractor
Credit
Comment
6.4.9 - Windows and Door

Window past leak
1st Floor Left Rear Bedroom

It appears that the window jambs and/or the sill at the drywall have leaked in the past. There are stains, soft drywall or peeling paint. The area was checked with a moisture meter as well as the surrounding areas, at the time of the inspection these ares have no elevated moisture. It is recommended to monitor the windows in the future.

Contractor Qualified Professional
Credit
Comment
6.4.10 - Windows and Door

Deteriorated window frame

One or more of the window frames is deteriorated. This may allow moisture to leak at the window frame. Recommend to have any damaged window frames repaired as needed

Contractor Qualified Professional
Credit
Comment
6.4.11 - Windows and Door

Rope

One or more of the windows either have a broken rope to the weight or are missing the rope to the weights. These will have to be repair in order for the window to properly function.

Contractor Qualified Professional
Credit
Comment
6.4.12 - Windows and Door

Window rope
Kitchen

One or more of the window ropes are damaged/deteriorated.  If the rope breaks the window may fall or be difficult to open. 

Window Window Repair and Installation Contractor
Credit
Comment
6.4.13 - Windows and Door

Rope missing
Kitchen

One or more of the ropes for the windows is missing.  For proper operation the window should be repaired.  

Window Window Repair and Installation Contractor
Credit
Comment
6.4.14 - Windows and Door

Damaged window

One of the windows is damaged.  The bottom of the window frame is separating from the rest of the frame.  This may allow moisture and bugs into the home.  Window should be repaired.  

Window Window Repair and Installation Contractor

7 - Water Heater

Water Heater: Serial #
Q021540460
Water Heater: Model #
PROG40-38N-RH59
Water Heater: Estimated Age
3 Years
Water Heater: Energy Source
Natural Gas
Water Heater: Manufacturer
Rheem
Water Heater: Location
Garage, Closet
Water Heater: Capacity
40
Water Heater: Type
Tank
Water Heater: Pictures of Unit
Water Heater: Shut off

The water heater was turned off at the time of the inspection. For example, circuit breaker turned off, gas supply turned off or pilot light turned off. The inspector was unable to fully evaluate the water heater.  The water heater should be evaluated once power source is restored. 

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.

Credit
Comment
7.1.1 - Water Heater

TPR Too Short

The TPR (temperature-pressure relief) valve drain line was too short. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. Recommend that a qualified plumber repair per standard building practices. For example, by extending the drain line to within 6 inches of the floor for indoor hot water heaters, or within 24 inches of exterior grade for outdoor water heaters.

Pipes Plumbing Contractor
Credit
Comment
7.1.2 - Water Heater

Undersized

Based on the capacity of the water heater, the number of bedrooms in this structure and the number of occupants expected to live in this structure, this water heater may be undersized. The clients should consult with a qualified plumbing contractor or water heater distributor for more information, and may wish to upgrade the size of the water heater.
Pipes Plumbing Contractor

8 - Electric Service

Electric Panel: Amperage
200
Electric Panel: Panel Manufacturer
Square D
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
Exterior right side of main house
Sub-Panel: Panel Location
Garage
Sub-Panel: Panel Manufacturer
Square D
Sub-Panel: Protection
Breakers
Sub-Panel: Branch Wiring
Copper
Sub-Panel: Service Conductor
Copper
Sub-Panel Guest House: Panel Location
Kitchen
Sub-Panel Guest House: Panel Manufacturer
Square D
Sub-Panel Guest House: Service Conductor
Copper
Electric Panel: Panel pictures
Sub-Panel: Pictures of panel
Sub-Panel Guest House: Branch Wiring
Copper

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

Credit
Comment
8.2.1 - Sub-Panel

Panel Location not Approved
Above the sink at garage

Panel was located in a bathroom / a closet / a cabinet. This is not an approved location for electric panels. Recommend that a qualified electrician move the panel(s) or make repairs per standard building practices
Electric Electrical Contractor
Credit
Comment
8.4.1 - Branch Wiring

Undersized Wire
Sub-Panel Garage #9

One or more branch circuit wires in panel appeared to be undersized for their circuit breaker or fuse. This is a potential fire hazard. Recommend that a qualified electrician repair as necessary.
Electric Electrical Contractor

9 - HVAC

General: Cooling source
Electric
General: Heat Source
Electric
General: Distribution
Flex Duct
General: A/C Type
Split System
General: Heat Type
Forced Air
Condensing Unit: Estimated Age Condensing Unit
18 Year(s)
Condensing Unit: Condenser Model #
TTY018B100A0
Condensing Unit: Condenser Serial #
R183YKA2F
Condensing Unit: Manufacturer
Trane
Condensing Unit: Good condition

The condensing unit was in good condition.

Condensing Unit 2: Estimated Age Condensing Unit
3 Year(s)
Condensing Unit 2: Condenser Model #
4TTR6030B1000AA
Condensing Unit 2: Condenser Serial #
15323H7N3F
Condensing Unit 2: Manufacturer
Trane
Condensing Unit 2: Good condition

The condensing unit was in good condition.

Air Handler: Estimate Age Air Handler
18 Year(s)
Air Handler: Air Handler Model #
TWE031E13FBO
Air Handler: Air Handler Serial #
R20530B1V
Air Handler: Filter Location
Wall
Air Handler: Manufacturer
Trane
Air Handler 2: Estimate Age Air Handler
3 Year(s)
Air Handler 2: Air Handler Model #
TEM6A0C36H31SAA
Air Handler 2: Air Handler Serial #
15154KN92V
Air Handler 2: Filter Location
Above unit
Air Handler 2: Manufacturer
Trane
General: Temperature Differential
17 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
Condensing Unit 2: 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. 

Air Handler 2: Pictures of unit
Air Handler 2: 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
9.2.1 - Condensing Unit

Exceeds Life Expectancy

The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to have exceeded this age and may need replacing at any time. Recommend budgeting for a replacement in the near future. It is recommended to have a Licensed HVAC technician complete a more invasive inspection.

Fire HVAC Professional
Credit
Comment
9.4.1 - Air Handler

U V Light

The UV light appears to be tied in to the disconnect for the Air Handler on the 2nd floor. Nothing is allowed to be tied in to this disconnect. It is recommended to have the proper wiring ran or receptacle for the UV lighting of the air handler.

Contractor Qualified Professional
Credit
Comment
9.4.2 - Air Handler

Cracking

There is a cracking noise that comes from the 2nd floor air handler. This appeared to be from condensation dripping onto the UV light that has been installed. This may cause a limited life for the UV light. It is recommended to see if this could possibly be relocated by certified HVAC contractor.

Contractor Qualified Professional
Credit
Comment
9.6.1 - Duct Work

Seal Duct
2nd Floor

One or more sections of duct are leaking and need to be re-sealed or repaired. When the cooler air escapes from the duct in the attic and creates condensation which will cause mold and or dirt from the attic to collect at the area of the air leak. It is recommended to have a Certified HVAC Contractor make the necessary repairs.

Fire HVAC Professional

10 - HVAC Guest House

General: Cooling source
Electric
General: Heat Source
Electric
General: Distribution
Flex Duct
General: A/C Type
Split System
General: Heat Type
Forced Air
General: Last Service Date
Unknown
Condensing Unit: Estimated Age Condensing Unit
17
Condensing Unit: Condenser Model #
TTB018C100A2
Condensing Unit: Condenser Serial #
Z445LGW5F
Condensing Unit: Manufacturer
Trane
Air Handler: Estimate Age Air Handler
17
Air Handler: Air Handler Model #
TWE08C14FB0
Air Handler: Air Handler Serial #
Z501N371V
Air Handler: Filter Location
Below unit
Air Handler: Manufacturer
Trane
General: Temperature Differential
27
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
Air Handler: Pictures of unit

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
10.1.1 - General

Service A/C System

The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed annually in the future.

Fire HVAC Professional
Credit
Comment
10.2.1 - Condensing Unit

Exceeds Life Expectancy

The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to have exceeded this age and may need replacing at any time. Recommend budgeting for a replacement in the near future. It is recommended to have a Licensed HVAC technician complete a more invasive inspection.

Fire HVAC Professional
Credit
Comment
10.3.1 - Air Handler

Near life expectancy

The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future. A licensed HVAC technician should complete a more invasive inspection.
Fire HVAC Professional
Credit
Comment
10.3.2 - Air Handler

No Float switch-drain line

A high-efficiency furnace or air conditioning equipment was installed. No auxiliary float switch was  visibly installed at the drain line. A float switch shuts off the system if water accumulates in the line. Recommend that a qualified HVAC contractor install an auxiliary float switch per standard building practices.

Fire HVAC Professional
Credit
Comment
10.3.3 - Air Handler

Gaps at ceiling

There are gaps at the ceiling where the duct work and/or lines pass through. These areas should be sealed help prevent hot and cool air from mixing.

This may allow dirt and dust from the attic to be drawn in. 

Tools Handyman/DIY
Credit
Comment
10.3.4 - Air Handler

No catch pan over living

The heating/cooling system's air handler is installed over living space and no pan is installed below. Condensation may leak onto finished living spaces below and cause damage. A qualified heating and cooling contractor should install a catch pan and drain as per standard building practices.

Fire HVAC Professional

11 - Crawlspace

General: Beam Material
Solid wood
General: Floor structure
Wood Joist
General: Inspection Method
Traversed
General: Insulation material
None
General: Pier/Support material
Concrete, Bearing wall, Wood
General: Vapor Barrier present
None

Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing. The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.

Credit
Comment
11.1.1 - General

Dry stains
Under washer/dryer, under kitchen

There are dry stains on areas of the floor. The area was checked with a moisture meter and there were no signs of most your present at the inspection.

Mag glass Monitor
Credit
Comment
11.1.2 - General

Fungus/ microbial growth

There's microbial growth found on several areas of the flooring and joist system.   This may be from excessive moisture in the crawl space. These areas should be cleaned to remove any microbial growth.

Contractor Qualified Professional
Credit
Comment
11.2.1 - Plumbing-Electrical

Cover plate missing

There are open junction boxes in the crawlspace.  The proper cover needs to be installed to prevent damage to the wires or possible un-contained sparking.  
Electric Electrical Contractor
Credit
Comment
11.2.2 - Plumbing-Electrical

Plumbing leak
Behind garage, left side toilet , when washing machine discharges

There is a plumbing leak in the crawlspace.  A certified plumbing contractor should repair any leaks in crawlspace.  Excessive moisture cause issue in crawlspace, and waste water accumulating in crawlspaces can cause a health issue.  
Pipes Plumbing Contractor
Credit
Comment
11.2.3 - Plumbing-Electrical

Not Terminated wires

One or more sections of wiring that weren't terminated were found. This is a potential safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box.
Electric Electrical Contractor
Credit
Comment
11.2.4 - Plumbing-Electrical

Bell connection

Just behind the garage in the crawl space one of the bell connections at the Cast iron piping is broken. This area should be repaired as needed to prevent leak in the crawlspace from drain lines. 

Pipes Plumbing Contractor
Credit
Comment
11.2.5 - Plumbing-Electrical

Cast iron corrosion
Just behind garage, Left Side

There's a section of cast iron piping that is beginning to corrode.  This pipe should be evaluate it and repaired as needed to help prevent plumbing leaks in the crawl space.

Pipes Plumbing Contractor
Credit
Comment
11.2.6 - Plumbing-Electrical

Corrosion copper
By fireplace , Left Side

Pin holes and/or corrosion were visible on one or more areas of copper water supply pipes. This most often occurs with acid water with a pH of less than 6.5. Leaks may result because of this. A qualified plumber should evaluate and replace water supply components as necessary. The client(s) should consult with a qualified plumber regarding the possibility of acidic water, and what solutions may be available to neutralize the pH.

Pipes Plumbing Contractor
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Comment
11.3.1 - Substructure

Added posts

One or more support posts or piers appear to have been added since the original construction based on the inspector's observations. Such bracing may have been added to reduce bounce or sag in floors above. Consult with the property owner about this, or that  a qualified contractor evaluate and make permanent repairs per standard building practices if necessary.

House construction Structural Engineer
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11.3.2 - Substructure

Minor cracking supports

This is minor cracking in supporting walls/posts.  These areas should be evaluated and repairs as needed for adequate support. 
Hardhat General Contractor
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Comment
11.3.3 - Substructure

Substandard repairs
Where ac passes through floor

Substandard repairs have been made to the supporting structure.  A certified contractor should evaluate and repair as needed. 
Contractor Qualified Professional
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Comment
11.3.4 - Substructure

Lender beam straps

Along the rear of the home the ledger board straps are not properly secured to the stem wall. The straps should be properly secured to the stem wall to help prevent movement and proper support.

Contractor Qualified Professional
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Comment
11.4.1 - Ventilation-Insulation

A/C Duct Insulation Deteriorated

Insulation on one or more heating/cooling ducts in unconditioned spaces is damaged and/or deteriorated. A qualified contractor should evaluate and replace insulation and/or ducts as necessary and as per standard building practices.
Fire HVAC Professional
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Comment
11.4.2 - Ventilation-Insulation

A/C Duct Insulation Missing
Supply air registers

Insulation is missing on one or more heating/cooling ducts in unconditioned spaces. A qualified contractor should evaluate and install insulation as necessary and as per standard building practices.
Fire HVAC Professional
Credit
Comment
11.4.3 - Ventilation-Insulation

Damaged Screen
Left Side

The screens for one or more crawl space vents were damaged. Vermin or pets can enter the crawl space and nest, die and/or leave feces and urine. Vermin often damage under-floor insulation too. Recommend that a qualified person install or replace screens where necessary using 1/8-inch to 1/4-inch wire mesh.

Wrenches Handyman
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Comment
11.4.4 - Ventilation-Insulation

No Floor Insulation

No insulation was installed under the floor above the crawl space (typical in Florida in homes built with crawlspaces prior to 2002). Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.

House construction Insulation Contractor
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Comment
11.4.5 - Ventilation-Insulation

No Vapor Barrier

No vapor barrier was installed in the crawl space. This is a conducive condition for wood-destroying organisms due to the likelihood of water evaporating from the soil below up into the structure. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified contractor install a vapor barrier per standard building practices.
Contractor Qualified Professional
Credit
Comment
11.4.6 - Ventilation-Insulation

AC duct sag

One or more of the air conditioning duct work is sagging. This can cause moisture to accumulate in the low section of the duct. It is recommended to have the duct work properly strapped to help prevent sags.

Fire HVAC Professional
Credit
Comment
11.4.7 - Ventilation-Insulation

Excessive sweating

A section of the supply air plenum  is excessively sweating where a section of duct has been removed. This section should be properly sealed and insulated to help prevent sweating in the future.  If not repaired this may lead to issues with moisture in the future

Fire HVAC Professional
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Comment
11.4.8 - Ventilation-Insulation

Condensation drain

 The condensation drain line is not insulated and is sweating excessively. The drain line should be properly insulated to help prevent it from sweating in the crawl space. 

Fire HVAC Professional
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Comment
11.4.9 - Ventilation-Insulation

Supply air plenum

The supply air plenum is not properly supported.  This may cause air leaks and deterioration.  Plenum should be properly supported. 

Fire HVAC Professional

12 - Attic

General: Ceiling Structure
Beams
General: Inspection Method
Traversed
General: Insulation Depth
R19, None
General: Insulation Material
Fiberglass Batt/roll
General: Roof Structure
Rafters
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.

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


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

Credit
Comment
12.1.1 - General

Wet stain

One or more areas of the roof structure were wet or had elevated levels of moisture at the time of the inspection. There appears to be an active leak in the roof or structure exterior. A qualified contractor should evaluate and repair as necessary.
Roof Roofing Professional
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12.1.2 - General

Nest

There is a nest in the attic at the 2nd floor that should be removed as there is moisture below that show and in the ceiling with an infrared camera. The front bedroom.

Contractor Qualified Professional
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Comment
12.2.1 - Attic Hatch

No Insulation over

No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
House construction Insulation Contractor
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12.2.2 - Attic Hatch

No Weatherstrip-living space

No weatherstrip is installed around the attic access hatch. Weatherstrip should be installed around the hatch to prevent conditioned interior air from entering attic.
Wrenches Handyman
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Comment
12.3.1 - Electrical

Knob and Tube-Abandoned

This property has "knob and tube" wiring, which was commonly installed prior to 1950. It is ungrounded, and considered unsafe by today's standards. Over time, the wire's insulation may become brittle and fall apart or wear thin, resulting in exposed conductors and a risk of shock and/or fire. This wiring is also easily damaged by covering it with insulation (a common practice), and incorrectly tapping new wiring into it.

The inspector did not find any energized knob and tube wiring during the inspection. However this is no indication that all the knob and tube wiring has been abandoned. It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob and tube type, or to determine what percentage of the knob and tube wiring is energized vs. abandoned. A qualified electrician should evaluate this wiring and make repairs or replace wiring as necessary.

Note that some insurance companies may be unwilling to offer homeowner's insurance for properties with knob and tube wiring. Recommend that the client(s) consult with their insurance carrier regarding this.
Electric Electrical Contractor
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12.4.1 - Insulation

Missing
2nd Floor

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

Paper facing up

Paper facing on batt insulation is oriented towards open spaces, rather than against interior space surfaces. This occurs when newer, fiberglass batt insulation with paper facing on one side is installed backwards or upside down, or when older batt insulation wrapped on both sides with paper is installed. The paper facing is flammable. Newer insulation usually has a warning label indicating this on the facing.

For newer batt insulation with paper facing on one side only, the paper facing should be oriented towards interior spaces rather than exposed, open spaces. The existing insulation should be reinstalled or replaced.

For older batt insulation with paper facing on both sides, recommend that repairs be made as necessary to eliminate the exposed paper facing.

A qualified contractor should evaluate and make repairs as necessary, and as per standard building practices and the insulation manufacturer's recommendations to eliminate the fire hazard.

Also, the paper facing also acts as a vapor barrier, and if located away from the interior surfaces, can trap moisture from condensation in the cavity between the paper facing and the interior spaces. This is a conducive condition for wood destroying insects. The inspector was unable to evaluate the structure obscured by the insulation. When repairs are made, the exposed structure should be evaluated for damage by wood destroying insects and/or organisms, and repairs should be made if necessary.
House construction Insulation Contractor