Inspection Report. Mr. John Doe. Property Address: 123 Somewhere Jacksonville FL Tabor Hill & Associates LLC

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1 Inspection Report Mr. John Property Address: 123 Somewhere Jacksonville FL Tabor Hill & Associates LLC James Cox HI4634 P.O. Box Orange Park FL 32065

2 Table of Contents Cover Page...1 Table of Contents...2 Intro Page...3 General Summary Roofing Exterior Garage Interiors Structural Components Plumbing System Electrical System Heating / Central Air Conditioning Insulation and Ventilation Appliances Home Warranty Information Lawn Sprinklers Swimming Pools, Equipment and Safety.. 47 Invoice Agreement Somewhere Page 2 of 54

3 Date: 1/27/2015 Time: 01:00 PM Report ID: SHI Property: 123 Somewhere Jacksonville FL Customer: Mr. John Comment Key or Definitions Real Estate Professional: The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property. (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear. Not (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting. Not Present (NP) = This item, component or unit is not in this home or building. Repair or Replace (RR) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement. General Inspection Information If you have any questions about this inspection please call Tabor Hill & Associates LLC at This is a visual inspection of accessible areas and components and was performed in accordance with the Standards of Practice of the American Society of Home Inspectors. These standards are part of this report and are included. You must read the entire report along with any other information supplied by the inspector to understand all of the conditions addressed in the report. The summary contains the most significant issues but not all details. Please note that the terms 'Major' and 'Minor' as used in this report cannot be guaranteed. There may be hidden damage or conditions. The only way to determine if a cost is major or minor is to have a further evaluation of the issue by an appropriately licensed person or company who can provide an estimate of repairs. By accepting this report the customer agrees to the terms and conditions of the Inspection Agreement. Thank you for using Tabor Hill & Associates LLC for your home inspection needs. Customer Responsibility-- This is an inspection of visible and accessible areas only. If this report indicates there is further evaluation needed it is the CUSTOMERS RESPONSIBILITY to take action to verify there are not additional or hidden problems. The customer understands that should he/she not act on the recommendation for further evaluation it is at the customers risk only. The customer only will be liable for any additional cost or damage. This inspector and inspection company will not accept any liability for the customers failure to properly follow up on any item indicating further evaluation. A Wood Destroying Organism Inspection is not part of this Standard Home Inspection. Tabor Hill & Associates LLC will not be liable for ANY WDO items. A WDO inspection is advised. This inspection is designed to make the customer aware of systems or items that are or may not function as intended. A note about repairs: This is a visual inspection to ASHI Standards. When repairs or replacement is indicated to any system as a result of this inspection have a repair company or person verify there are no additional or hidden items that may need repair. Verify the system is functioning as intended after the repair. This standard home inspection is not a WDO inspection. A WDO inspection can be arranged through a licensed pest control company. Tabor Hill & Associates LLC will not be liable for ANY WDO items. Structure Other ---Termites are active in Florida all year. Termite protection is necessary to prevent infestation. You must take action to protect your home from termites and other WDO. If there is any indication 123 Somewhere Page 3 of 54

4 of WDO in this report or any other report concerning this property you must have further evaluation of the possible WDO issue by a Licensed Pest Control Company who can provide treatment and or repairs and guarantee the WDO issue has been eliminated for your protection. The customer agrees and understands that TaborHill & Associates LLC is not a Pest Control Company, has not made an inspection for WDO and will not be liable for WDO issues. This inspection does not include an environmental survey. No visible evidence of environmental issues are noted, however a phase one environmental survey is advised for your protection. Not a Code Inspection The General Home Inspection is not a building code-compliance inspection, but a visual inspection for safety and system defects. The Inspection Report may comment on and identify as problems systems, components and/or conditions which may violate building codes, but although safety defects and building code violations may coincide at the time of the inspection, confirmation of compliance with any building code or identification of any building code violation is not the goal of this Inspection Report and lies beyond the scope of the General Home Inspection. If you wish to ascertain the degree to which the home complies with any applicable building codes, you should schedule a building code-compliance inspection. The General Home inspection does not include confirmation of the presence of allergens of any type. Many types of allergens exist to which different people show widely varying levels of sensitivity. Testing for allergens requires a specialist inspection. The Inspector recommends that you have specialist testing performed if allergens are a concern to you. You should consider having tests performed if you expect those suffering from allergies, asthma, lung disease or who have compromised immune systems to be present in the home. Recommendations made by the inspector should be acted upon in a timely manner in order to receive the results of any further evaluation by contractors or engineers before the deadline for negotiation with the seller has passed. If you are unable to get the results of any necessary evaluations before the expiration of your Inspection Objection deadline, you should ask your agent to amend the contract to extend the deadline. Standards of Practice: ASHI American Society of Home Inspectors, INACHI National Association of Certified Home Inspectors In Attendance: Customer and their agent Type of building: Single Family (1 story) Approximate age of building: Over 20 Years Temperature: Below 60 (F) Weather: Clear Ground/Soil surface condition: Dry Rain in last 3 days: No 123 Somewhere Page 4 of 54

5 General Summary Tabor Hill & Associates LLC P.O. Box Orange Park FL Customer Mr. John Address 123 Somewhere Jacksonville FL The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report. 1. Roofing 1.10 Probablity of Leakage, Repair or Replace The probability of leakage for this roof is high, due to exposed nails, repair as needed. 2. Exterior 2.0 Wall Cladding Flashing and Trim, Repair or Replace General minor cracking, not uncommon in older stucco covering exterior walls, was visible at the time of the inspection. This condition is typically the result of long-term thermal expansion and contraction. Larger cracks should be patched with an appropriate material to help prevent damage from freezing moisture and to prevent moisture intrusion of the wall assembly. Stucco covering exterior walls of the home had inadequate clearance from grade in many locations at left and front side of structure. Stucco should terminate a minimum of 4 inches above grade. You 123 Somewhere Page 5 of 54

6 2. Exterior should consult with a qualified stucco contractor concerning the seriousness of the problem and the need and cost for any additional work. Damage was noted to the stucco at the front wall of formal dining room, it is recommended that a stucco specialist further investigate and repair or replace as needed. Moisture damage wood was noted to the wallboard behind stucco at front wall of formal dining room, it is recommend instead a appropriately licensed contractor further investigate determine extent of damage and repair as needed. 2.1 Doors (Exterior), Repair or Replace Wood decay was noted to me side entry garage door jambs, Anytime wood decay is found there can be hidden damage. Further evaluation by a contractor is needed to determine the exact extent of the wood decay and the cost to repair. 2.5 Eaves, Soffits and Fascias, Repair or Replace Moisture damaged fascia was noted that various locations, it is recommended that moisture damaged wood be repaired or replaced as needed. 4. Interiors 4.0 Ceilings, Repair or Replace Water/moisture stains are noted on the ceiling in the hall closet near laundry room. Test with moisture meter indicates stains were dry at the time of inspection. Note: Any water stains indicate there has been water present. If water stains are noted the source of these stains needs to be investigated. Just because a stain may be dry at the time of inspection does not guarantee that there is not leakage. Check leak and repair history with seller, check sellers disclosure. Verify proper repairs have been made. Obtain any receipts or warranties on any repair work that concern leakage. 4.1 Walls, Repair or Replace Routine grout maintenance is needed in the corners of the tile wall and adjacent to window at the left side bathroom and at wall of the master shower. Advise regrout as a maintenance item. General Info. On Tile Walls : During an inspection the tile walls and floors are checked for loose tile and missing grout. As inspectors are prohibited from removing tile or damaging the tile in any way the area under the tile can not be accessed. The inspector can make no determination as to conditions hidden under the tile. Further evaluation by a tile specialist who can open the walls and check for hidden damage is the only way to determine if there is hidden damage. Water / Moisture Stains Water stains are noted on the wall moulding in the formal dining room. Note: Any water stains indicate there has been water present. If water stains are noted the source of these stains needs to be investigated. Just because a stain may be dry at the time of inspection does not guarantee that there is not leakage. Check leak and repair history with seller, check sellers disclosure. Verify proper repairs have been made. Test with moisture meter indicates stains were dry at the time of inspection. 123 Somewhere Page 6 of 54

7 4. Interiors Typical cracks were noted at the right rear corner of the master bedroom, and in kitchen cracks do not appear to be significant at this time however should be repaired and monitored. 4.2 Floors, Repair or Replace Cosmetic damage to floor coverings was noted in various rooms. Budget for repairs to cosmetic items.the dream Loose carpet was noted in the master bedroom, it is recommended that carpet be stretched and/or repaired as needed. 4.4 Counters and Cabinets (representative number), Repair or Replace The cabinet floor in the master bathroom cabinet is damaged. Advise repair or replace as needed. 4.5 Doors (representative number), Repair or Replace Damage noted to bifold door and missing door guide was noted at hall closet adjacent to the master bedroom, it is recommended that door be repaired or replaced as needed. 4.6 Windows (representative number), Repair or Replace Defective window springs noted to window in the rear dining room. Repair window springs as needed. 5. Structural Components 5.1 Walls (Structural), Repair or Replace Wood decay was noted in attic over formal dining room, it is recommended that an appropriately licensed contractor further investigate, determine extent of damage and repair as needed. Daylight was noted near wood decay it is recommended that openings be further investigated and sealed as needed to limit further damage. 5.3 Floors (Structural), Repair or Replace Evidence of previous moisture damage was noted to the floor of attic at right side attic entrance, Test with moisture meter indicates stains were dry at the time of inspection. Note: Any water stains indicate there has been water present. If water stains are noted the source of these stains needs to be investigated. Just because a stain may be dry at the time of inspection does not guarantee that there is not leakage. Check leak and repair history with seller, check sellers disclosure. Verify proper repairs have been made. Obtain any receipts or warranties on any repair work that concern leakage. 7. Electrical System 7.3 Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and Voltage, Repair or Replace Poor Conduit connection was noted at pool deck, it is recommended that conduit connections be improved as needed. 123 Somewhere Page 7 of 54

8 7. Electrical System 7.4 Connected Devices and Fixtures (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls), Repair or Replace A damaged outlet cover was noted at front of house, Install covers on all outlets/switches as needed as a safety item. Loose outlets and missing outlet covers were noted inside cabinets at rear living room, it is recommended that outlets be secured and outlet covers be installed as needed as a safety item. 7.5 Operation of GFCI (Ground Fault Circuit Interrupters), Repair or Replace The outlets at the vanity in master bathroom are not GFI. As this home has been recently remodeled with new electrical fixtures GFI outlets would typically be expected in all wet or damp areas. GFI outlets are advised at all wet or damp rated areas as a safety item.. 8. Heating / Central Air Conditioning 8.6 Cooling and Air Handler Equipment Not The A/C was not tested for proper operation due to the outside air temperature is 65 degrees or less. We did not inspect this unit(s) Condensate Drain Line, Repair or Replace Previous leaks have occurred at the condensate drain line of air handler #2, it is recommended that AC condensate drain lines be further investigated cleaned and serviced as needed. 9. Insulation and Ventilation 9.3 Venting Systems (Kitchens, Baths and Laundry), Repair or Replace The Exhaust fan does not vent to outside at the. Vent pipes should terminate outside and not in the attic. A qualified person should repair or replace as needed. 10. Appliances 10.2 Range Hood / Fan, Repair or Replace Range hood terminates into attic, it is recommended that range could be vented to an exterior Washer/Dryer/Dryer Vent Pipe, Repair or Replace The dryer vent terminates into attic space, it is recommended that dryer vent be invented to exterior for fire safety reasons. 123 Somewhere Page 8 of 54

9 12. Lawn Sprinklers 12.0 Sprinkler Operation, Repair or Replace The grass was found to be growing over irrigation heads in various locations, it is recommended that grass be trimmed away from heads and heads be reinspected and repaired or replaced as needed for proper operation. Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property. Prepared Using HomeGauge : Licensed To James Cox 123 Somewhere Page 9 of 54

10 1. Roofing The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors. Items 1.0 Roof Coverings Minor golf ball dings were noted at right slope, it is recommended that roof be monitored closely and repaired as needed. Exposed nails were noted at left slope, it is recommended that exposed nails being pulled and sealed to limit possibilities of water penetration. 1.0 Item 1(Picture) Roof covering 1.0 Item 2(Picture) Golf Ball ding at right side 1.0 Item 3(Picture) Exposed nails at left slope 1.0 Item 4(Picture) Golf Ball ding 1.1 Flashings 123 Somewhere Page 10 of 54

11 1.2 Skylights, Chimneys and Roof Penetrations 1.3 Roof Drainage Systems 1.4 General Information Roof General photos of the roof condition at the time of inspection. The seams/flashing will require regular maintenance. Monitor seams/flashing and seal as needed as routine maintenance. 123 Somewhere Page 11 of 54

12 1.4 Item 1(Picture) Roof at time of inspection 1.4 Item 2(Picture) Roof at time of inspection 1.4 Item 3(Picture) Roof at time of inspection 1.4 Item 4(Picture) Roof at time of inspection 1.4 Item 5(Picture) Roof at time of inspection 1.8 Evidence of Leakage Some evidence of past leakage and repair is noted. This is typical for a home of this age where the roof has been replaced. 123 Somewhere Page 12 of 54

13 Further evaluation by a licensed roofing contractor is advised to determine the full extent of the damage and the cost to repair Probablity of Leakage, Repair or Replace The probability of leakage for this roof is high, due to exposed nails, repair as needed. Styles & Materials Roof Covering: ASPHALT/FIBERGLASS Architectural Shingle Viewed roof covering from: Walked roof The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. Whenever leakage, water stains or other indications of moisture are noted is is possible for mold to grow. Mold assessment is a separately licensed specialty in Florida. Moisture intrusion or leakage of any type is advised to be further investigated by an appropriately licensed contractor that can determine the full extent of the repairs or remediation needed. I DO NOT CERTIFY ROOFS AS LEAK-PROOF as part of a General Home Inspection. If you would like the roof of this property certified against leakage, you should contact a qualified roofing contractor who provides this service. Roof was covered with asphalt composition shingles. Asphalt shingles must be installed according to the manufacturer s recommendations, which often vary from one manufacturer to another, and also between different shingle models produced by the same manufacturer. Because of the many different installation requirements for the different types of shingles, confirmation of proper installation requires inspection by a qualified specialist and exceeds the scope of the General Home Inspection. Although I will inspect the roof to the best of my ability, The General Home Inspection does not include the use of destructive testing or research. I disclaim responsibility for confirming proper installation and condition of shingles and other roofing components including, but not limited to, underlayment, flashing and fasteners. Confirming by visual inspection any claims of asphalt shingle compliance with any standards lies beyond the scope of the General Home Inspection. 2. Exterior The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility. Items 2.0 Wall Cladding Flashing and Trim, Repair or Replace General minor cracking, not uncommon in older stucco covering exterior walls, was visible at the time of the inspection. This condition is typically the result of long-term thermal expansion and contraction. 123 Somewhere Page 13 of 54

14 Larger cracks should be patched with an appropriate material to help prevent damage from freezing moisture and to prevent moisture intrusion of the wall assembly. Stucco covering exterior walls of the home had inadequate clearance from grade in many locations at left and front side of structure. Stucco should terminate a minimum of 4 inches above grade. You should consult with a qualified stucco contractor concerning the seriousness of the problem and the need and cost for any additional work. Damage was noted to the stucco at the front wall of formal dining room, it is recommended that a stucco specialist further investigate and repair or replace as needed. Moisture damage wood was noted to the wallboard behind stucco at front wall of formal dining room, it is recommend instead a appropriately licensed contractor further investigate determine extent of damage and repair as needed. 2.0 Item 1(Picture) Typical cracks at stucco 2.0 Item 2(Picture) Typical cracks at the trim bands 2.0 Item 3(Picture) Typical cracks at right rear corner 2.0 Item 4(Picture) Inadequate clearance at left side 123 Somewhere Page 14 of 54

15 2.0 Item 5(Picture) Inadequate clearance at left side 2.0 Item 6(Picture) Typical cracks at left side 2.0 Item 7(Picture) Typical cracks at front left corner 2.0 Item 8(Picture) Damaged stucco at front of house 123 Somewhere Page 15 of 54

16 2.0 Item 9(Picture) Poor clearance and damaged stucco at front of house, Moisture damaged wood under stucco 2.0 Item 10(Picture) Moisture damaged wood behind stucco 2.0 Item 11(Picture) Moisture damaged behind 2.1 Doors (Exterior), Repair or Replace Wood decay was noted to me side entry garage door jambs, Anytime wood decay is found there can be hidden damage. Further evaluation by a contractor is needed to determine the exact extent of the wood decay and the cost to repair. 123 Somewhere Page 16 of 54

17 2.1 Item 1(Picture) Wood decay to garage door jambs 2.1 Item 2(Picture) Wood decay to garage door jmabs 2.2 Windows 2.3 Porches, Patio/Cover 2.4 Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and Retaining Walls (With respect to their effect on the condition of the building) 2.5 Eaves, Soffits and Fascias, Repair or Replace Moisture damaged fascia was noted that various locations, it is recommended that moisture damaged wood be repaired or replaced as needed. 123 Somewhere Page 17 of 54

18 2.5 Item 1(Picture) Moisture damaged fascia that front of house 2.5 Item 2(Picture) Moisture damaged fascia at front of house 2.5 Item 3(Picture) Moisture damaged fascia at front of house 2.9 Screen Porch/Lanai 2.16 Post or Columns There is no access to view the interior of the stucco columns. 123 Somewhere Page 18 of 54

19 2.16 Item 1(Picture) Stucco columns Styles & Materials Wall Cladding: Stucco Driveway: Paver The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. Areas between the exterior siding, brick, stucco and the interior wall finish are nor visible or accessible for inspection. No evaluation of wall cavity can be made without opening to wall to provide visible access. If this report indicates there are exterior conditions that need repair, replacement or additional evaluation. Further evaluation by an appropriately contractor will be needed to determine the full extent of repairs needed and to verify there are no additional or hidden repairs needed. Obtain documentation of all repairs and estimates concerning damage or hidden damage in writing. This is important as the inspector is not allowed to open walls or in any way damage or deface the property. The inspector has no access to the areas between the exterior wall cladding and the interior wall finish. 3. Garage Items 3.0 Garage Ceilings 3.1 Garage Walls Not all areas of the garage walls were visible or accessible due to the many stored items in the garage. Many area of the interior walls, including closets and cabinets were not accessible for inspection due to excessive stored items. Should you find any areas of concern when the home is empty please contact our office for a follow up inspection. 3.2 Garage Floor Cracks in garage floor do not not appear to indicate a structural issue. The cracks noted are typical for the age and type structure. 123 Somewhere Page 19 of 54

20 Many areas of the garage floors were not accessible for inspection due to stored items. 3.3 Garage Door (s) 3.4 Occupant Door (from garage to inside of home) 3.5 Garage Door Operators The sensors are in place for garage door(s) and will reverse the door. 3.5 Item 1(Picture) Garage door opener #1 3.5 Item 2(Picture) Garage door opener #2 Styles & Materials Garage Door Type: Two automatic Garage Door Material: Metal 4. Interiors The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments. Items 4.0 Ceilings, Repair or Replace Water/moisture stains are noted on the ceiling in the hall closet near laundry room. Test with moisture meter indicates stains were dry at the time of inspection. Note: Any water stains indicate there has been water present. If water stains are noted the source of these stains needs to be investigated. Just because a stain may be dry at the time of inspection does not guarantee that there is not leakage. Check leak and repair history with seller, check sellers disclosure. Verify proper repairs have been made. Obtain any receipts or warranties on any repair work that concern leakage. 123 Somewhere Page 20 of 54

21 4.0 Item 1(Picture) Water stain at ceiling that closet near laundry room 4.1 Walls, Repair or Replace Routine grout maintenance is needed in the corners of the tile wall and adjacent to window at the left side bathroom and at wall of the master shower. Advise regrout as a maintenance item. General Info. On Tile Walls : During an inspection the tile walls and floors are checked for loose tile and missing grout. As inspectors are prohibited from removing tile or damaging the tile in any way the area under the tile can not be accessed. The inspector can make no determination as to conditions hidden under the tile. Further evaluation by a tile specialist who can open the walls and check for hidden damage is the only way to determine if there is hidden damage. Water / Moisture Stains Water stains are noted on the wall moulding in the formal dining room. Note: Any water stains indicate there has been water present. If water stains are noted the source of these stains needs to be investigated. Just because a stain may be dry at the time of inspection does not guarantee that there is not leakage. Check leak and repair history with seller, check sellers disclosure. Verify proper repairs have been made. Test with moisture meter indicates stains were dry at the time of inspection. Typical cracks were noted at the right rear corner of the master bedroom, and in kitchen cracks do not appear to be significant at this time however should be repaired and monitored. 123 Somewhere Page 21 of 54

22 4.1 Item 2(Picture) Improved grout adjacent to window in left side bathroom 4.1 Item 1(Picture) Seal cracks at tiled wall in left side bathroom 4.1 Item 3(Picture) Moisture damage noted at molding in formal dining room 4.1 Item 4(Picture) Moisture damage to molding in formal dining room 123 Somewhere Page 22 of 54

23 4.1 Item 5(Picture) Grout improvements needed at master shower 4.2 Floors, Repair or Replace 4.1 Item 6(Picture) Typical crack in master bedroom Cosmetic damage to floor coverings was noted in various rooms. Budget for repairs to cosmetic items.the dream Loose carpet was noted in the master bedroom, it is recommended that carpet be stretched and/or repaired as needed. 4.2 Item 1(Picture) Loose carpet noted in master 4.4 Counters and Cabinets (representative number), Repair or Replace The cabinet floor in the master bathroom cabinet is damaged. Advise repair or replace as needed. 123 Somewhere Page 23 of 54

24 4.4 Item 1(Picture) Moisture damage to cabinet floor in master bathroom 4.5 Doors (representative number), Repair or Replace Damage noted to bifold door and missing door guide was noted at hall closet adjacent to the master bedroom, it is recommended that door be repaired or replaced as needed. 4.5 Item 1(Picture) Damaged door and missing door guide Hall closet 4.6 Windows (representative number), Repair or Replace Defective window springs noted to window in the rear dining room. Repair window springs as needed. 123 Somewhere Page 24 of 54

25 4.6 Item 1(Picture) Defective window springs at dining room window 4.7 Cosmetic Items Cosmetic items are outside the scope of this inspection as cosmetic items can be subjective. Budget for cosmetic repairs to this home. The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. 5. Structural Components The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons. Items 5.0 Foundations or Crawlspace 5.1 Walls (Structural), Repair or Replace Wood decay was noted in attic over formal dining room, it is recommended that an appropriately licensed contractor further investigate, determine extent of damage and repair as needed. Daylight was noted near wood decay it is recommended that openings be further investigated and sealed as needed to limit further damage. 123 Somewhere Page 25 of 54

26 5.1 Item 1(Picture) Wood decay in attic 5.1 Item 2(Picture) Daylight was noted near the wood decayed area over formal dining room 5.3 Floors (Structural), Repair or Replace Evidence of previous moisture damage was noted to the floor of attic at right side attic entrance, Test with moisture meter indicates stains were dry at the time of inspection. Note: Any water stains indicate there has been water present. If water stains are noted the source of these stains needs to be investigated. Just because a stain may be dry at the time of inspection does not guarantee that there is not leakage. Check leak and repair history with seller, check sellers disclosure. Verify proper repairs have been made. Obtain any receipts or warranties on any repair work that concern leakage. 5.4 Ceilings (Structural) 5.5 Roof Structure and Attic Wood decay was noted to the OSB decking adjacent to plumbing vent at left side at the entrance, it is recommended that wood decay be repaired as needed. Evidence of a previous leak was noted at the left slope in attic ( viewed from left side attic access) Test with moisture meter indicates stains were dry at the time of inspection. Note: Any water stains indicate there has been water present. If water stains are noted the source of these stains needs to be investigated. Just because a stain may be dry at the time of inspection does not guarantee that there is not leakage. Check leak and repair history with seller, check sellers disclosure. Verify proper repairs have been made. Obtain any receipts or warranties on any repair work that concern leakage. 123 Somewhere Page 26 of 54

27 5.5 Item 1(Picture) Roof structure 5.5 Item 2(Picture) Wood decay to osb decking adjacent to plumbing vent 5.5 Item 3(Picture) Evidence of a previous leak at left side of house ( viewed from left attic access) 5.6 Settlement Some structural settlement typical for the age and type structure is noted. Styles & Materials Foundation: Poured concrete Roof Structure: Engineered wood trusses Wall Structure: Wood Frame Roof-Type: Hip Ceiling Structure: Wood Frame Method used to observe attic: Walked Accessible Areas The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. 123 Somewhere Page 27 of 54

28 6. Plumbing System The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; Onsite water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials. Items 6.0 Plumbing Water Supply, Drains/Wast Vents, Distribution System and Fixtures Plumbing repair note. This inspection is a visual inspection to ASHI & Florida Standards. When repairs or additional evaluation is indicated as a result of this inspection have a repair contractor verify there are no additional or hidden defects with this system. Verify the system is operating as intended. 6.1 Hot Water Systems, Controls, Chimneys, Flues and Vents 123 Somewhere Page 28 of 54

29 6.1 Item 1(Picture) Instant hot water under kitchen sink 6.1 Item 2(Picture) Water heater 6.1 Item 3(Picture) Normal IR water temperature 6.1 Item 4(Picture) Normal IR instant hot water at kitchen sink 6.1 Item 5(Picture) Normal IR water heater 6.2 Main Water Shut-Off Device (Describe location) The main water shutoff was located at front of house 123 Somewhere Page 29 of 54

30 6.2 Item 1(Picture) Main water shutoff 6.3 Fuel Storage and Distribution Systems (Visible fuel storage, piping, venting, supports, leaks) 6.3 Item 2(Picture) Propane Level 70% at time of inspection 6.3 Item 1(Picture) Propane tank 6.4 Main Fuel Shut-off (Describe Location) The main fuel shut off is at propane tank outside Water Softner A water softener or treatment system is installed. Inspection of these appliances is outside the scope of a home inspection. No water testing was done as part of this inspection. Water analysis is available for an additional fee. The water softener appears to have lack of maintenance, it is recommended that the water softener be further investigated and repaired or replaced as needed. 123 Somewhere Page 30 of 54

31 6.10 Item 1(Picture) Water softener Styles & Materials Water Source: Public Plumbing Water Distribution (inside home): CPVC Water Heater Power Source: Electric Water Heater Location: Garage Water Filters: (We do not inspect filtration systems) Washer Drain Size: 2" Diameter Water Heater Capacity: 66 Gallon Home Warranty Advised: Due to the age or conditions noted a home warranty is advised on the plumbing system. Plumbing Water Supply (into home): PVC Plumbing Waste: PVC Water heater Brand: A.O. SMITH The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. Plumbing repair note. This inspection is a visual inspection to ASHI & Florida Standards. When repairs or additional evaluation is indicated as a result of this inspection have a repair contractor verify there are no additional or hidden defects with this system. Verify the system is operating as intended. Home Warranty Advised Home warranty on plumbing system advised. This inspection indicates the condition of the plumbing system at the time of inspection only. Plumbing can leak or break at any time. 123 Somewhere Page 31 of 54

32 7. Electrical System The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment. Items 7.0 Service Entrance Conductors 7.1 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels 7.1 Item 1(Picture) Main electric panel 7.2 Main Electric Shut Off Location The main shut off for the electrical system is the main breaker in the electrical panel in the garage. 7.3 Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and Voltage, Repair or Replace Poor Conduit connection was noted at pool deck, it is recommended that conduit connections be improved as needed. 123 Somewhere Page 32 of 54

33 7.3 Item 1(Picture) Poor Conduit connection at pool deck 7.4 Connected Devices and Fixtures (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls), Repair or Replace A damaged outlet cover was noted at front of house, Install covers on all outlets/switches as needed as a safety item. Loose outlets and missing outlet covers were noted inside cabinets at rear living room, it is recommended that outlets be secured and outlet covers be installed as needed as a safety item. 123 Somewhere Page 33 of 54

34 7.4 Item 1(Picture) Damaged outlet cover 7.4 Item 2(Picture) Loose outlets and missing covers 7.4 Item 3(Picture) Loose outlets and missing covers 7.5 Operation of GFCI (Ground Fault Circuit Interrupters), Repair or Replace The outlets at the vanity in master bathroom are not GFI. As this home has been recently remodeled with new electrical fixtures GFI outlets would typically be expected in all wet or damp areas. GFI outlets are advised at all wet or damp rated areas as a safety item Somewhere Page 34 of 54

35 7.5 Item 1(Picture) GFI Outlets are recommended 7.6 Smoke Detectors 7.8 Alarm System Not An inspection of alarm systems is outside the scope of this inspection. Inspection of alarm systems may require alarm codes which home inspectors do not have access to. If concerned an inspection of the alarm system by a qualified alarm company is advised Exterior Lighting Motion lights are installed. Typically motion lights have a short service life. Advise budget to replace motion lights in the future. Inspection of exterior lighting is limited to the fixtures and components that are part of the main structure. Low volt lighting, solar lighting and other additional exterior lighting not part of the main structure is not part in this inspection Electrical Other Note about electrical repairs: Electrical repairs should be made by an licensed electrical company only. When repairs or additional evaluation is indicated as a result of this inspection have a repair company verify that there are no additional or hidden defects not noted in this visible inspection. Verify the system is safe and operating as intended. Motion lights are installed. Typically motion lights have a short service life. Advise budget to replace motion lights in the future. Insulation is in direct contact with recessed (can lights). Advise verify these lights are rated for direct contact with the insulation. The inspector does not have access to verify that all can lights installed are properly rated for contact with insulation. It is advised to use CF bulbs in these light fixtures as a safety item. 123 Somewhere Page 35 of 54

36 Styles & Materials Electrical Service Conductors: Below ground Branch wire 15 and 20 AMP: Copper Panel capacity: 200 AMP Wiring Methods: Romex Panel Type: Circuit breakers Home Warranty Advised: Due to the age or condition of this electrical system a home warranty is advised. The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. Note about electrical repairs: Electrical repairs should be made by an licensed electrical company only. When repairs or additional evaluation is indicated as a result of this inspection have a repair company verify that there are no additional or hidden defects not noted in this visible inspection. Verify the system is safe and operating as intended. Due to the age or condition of the electrical system in this home a home warranty is advised. 8. Heating / Central Air Conditioning The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms. Items 8.0 Heating Equipment 123 Somewhere Page 36 of 54

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