Address: Main Street, Jacksonville, FL October 31, :30 PM. Dear Mr. & Mrs. Public,

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1 Setting New Standards Of Excellence In The Home Inspection Industry Atlantic Blvd. #104, Jacksonville, Fl Tel: (904) (888) Inspection 11/01/2014 Address: Date: October 31, :30 PM Dear Mr. & Mrs. Public, At your request, a visual inspection was conducted at the above referenced property. As noted in the PreInspection Agreement, proper care has been taken in performing this inspection and it is not an insurance policy or warranty that items found functional will remain so for any period of time, nor that every defect will be discovered. This inspection report is effectively a snapshot of the house, recording the visual conditions of the property as they existed at the time of the inspection only. Hidden or concealed defects cannot be included in this report. Home inspectors cannot predict future behavior, and as such, we cannot be responsible for things that occur after the inspection. The inspection itself and the attached report comply with the Standards of Practice and Code of Ethics of the Florida Association of Building Inspectors (FABI). This document, which is included in your report and available at defines the scope of a home inspection. Clients sometimes assume that a home inspection will include many things that are beyond the scope. We encourage you to read the Standards of Practice so that you clearly understand what things are included in the home inspection and report. A visual inspection does not involve determining the status of illegal construction or construction modifications on and/or to this property. Work performed without proper building permits may be a problem once you take possession of the property. We recommend communicating with the building department that has jurisdiction for this property to confirm the status of any building permits as this is not part of this inspection. Any recommendation for "Further Evaluation" should be performed PRIOR to the close of this sale. This is recommended so additional information is obtained and/or a properly licensed professional can evaluate our concerns further and inspect the remainder of the systems or components that may be outside our area of expertise or the scope of our inspection. This will be indicated by the following: "RECOMMEND FURTHER EVALUATION". Items may have a rating of Functional in the main report and still show as needing attention in the summary. Please review the entire report for complete details. Items needing repair are shown in "red", and regular recommended maintenance items or upgrades are shown in "green". For your convenience, a summary is included in the report which contains only those items needing attention. The report however should be reviewed entirely. The issue of water intrusion and leaks is always a concern. While we conduct this inspection with the use of an infrared camera, it is only possible to locate moisture intrusions and leaks with this technology if the moisture is still present in the interior of the building materials, and, optimal conditions exist for proper detection. Unless the conditions causing water intrusion or leaks are present at the time of the inspection, detection is virtually impossible. The report has been prepared for the exclusive use of our client. No use by third parties is intended. We will not be responsible to any parties for the contents of the report, other than the party named herein. The report itself is Copyrighted, and may not be used in whole or in part without our express written condition. Thank you very much for your business. If you have any questions, about the report or any of the homes components, please feel free to contact my office at anytime. Sincerely, Lou Prinzi Proudly Inspecting Jacksonville & Surrounding Areas Since 1997

2 HOME INSPECTION REPORT PREPARED FOR: John Q Public October 31, :30 PM NOTICE TO THIRD PARTIES: This Report is the exclusive property of First Choice Building Inspections, Inc. and the Client(s) listed above and is not transferable to any third parties or subsequent buyers. Its use by any unauthorized persons is strictly prohibited, and agents are specifically cautioned against giving it to any unauthorized third party. Our inspection and this Report have been performed with a written contract agreement that limits its scope and usefulness. Unauthorized recipients are therefore advised not to rely upon this Report, but rather to retain the services of an appropriately qualified home inspector of their choice to provide them with their own inspection and report. FCBI, Inc Atlantic Blvd. #104, Jacksonville, Fl (904) (888) Page 1

3 Table Of Contents GENERAL INFORMATION 4 SUMMARY OF REPAIRS NEEDED 8 ETERIOR 11 STRUCTURE 17 ROOF VENTING INSULATION 18 GARAGE CARPORT OUTBUILDING 22 ELECTRICAL 23 PLUMBING 25 HVAC HEATING & COOLING 27 INTERIOR 32 BATH KITCHEN LAUNDRY 36 LAWN IRRIGATION 38 MAINTENANCE SCHEDULE & TIPS 39 FABI STANDARDS OF PRACTICE & CODE OF ETHICS 48 INSPECTION AGREEMENT FCBI, Inc Atlantic Blvd. #104, Jacksonville, Fl (904) (888) Page 2

4 GENERAL INFORMATION: Client Information: John Q Public Contact #'s Inspection Address: Inspection Date: October 31, :30 PM People Present: Buyer, Buyer's agent Structure Type: Single Family Occupied/Furnished: Yes Access to some items such as: electrical outlets, windows, wall/floor surfaces, and cabinet interiors was restricted by furniture and personal belongings Entry Faces Weather: North Clear Approx. Size & Yr Built: Total 3326 Heated 2661 Built in Utilities: All utilities on Your Inspector: Lou Prinzi, ACI/RPI Florida License #HI282 American Society of Home Inspectors (ASHI) certification # Florida Association of Building Inspectors (FABI) certification #0580 TET COLOR SIGNIFICANCE: "Red" text indicates items where further attention, repair or replacement is needed. These items may denote a minor defect, major damage, a safety concern or where further evaluation by a specialist is deemed necessary. These comments are also duplicated in the "Summary Section". "Green" text indicates items where repairs/improvements are more of a maintenance item or suggested upgrade and can be made at the clients discretion. Some items may be essential and require nearterm correction. Others may represent logical longterm improvements that can be addressed at your convenience. "Black" text indicates observations and information regarding the general condition of the systems and components of the home. These include comments regarding deficiencies which are less than significant, comments which further expand on a significant deficiency, or comments on recommendations, tips, and other relevant resource information. POINT OF REFERENCE: When a specific location is mentioned, it is assumed the perspective is: exterior facing toward the home, and interior facing the exterior. USE OF PHOTOS: Your report includes many photographs. Some pictures are intended as a courtesy and are added for your information. Some are to help clarify where the inspector has been, what was looked at, and the condition of the system or component at the time of the inspection. Some of the pictures may be of deficiencies or problem areas. These are to help you better understand what is documented in the report and may allow you to see areas or items that you normally would not see. Not all problem areas or conditions will be supported with photos. All photos can be supplied to you on a disc if requested. FCBI, Inc Atlantic Blvd. #104, Jacksonville, Fl (904) (888) Page 3

5 COMPONENT OBSERVATIONS: Items noted as appearing "functional" are considered to be working as designed. Please note that items may have a defect and still be rated as functional if the defect does not hinder the overall operation. If additional investigation and/or action is suggested/recommended by the inspector, it is incumbent on the client to followthru in a timely manner to receive maximum benefit from this inspection. Furthermore, the inspector assumes no responsibility for any conditions which are not acted upon as recommended. Repairs or further investigation/evaluation should be accomplished by qualified licensed professionals specializing in that type of work. When we recommend repairs to or replacement of a component, we recommend the determination of appropriate corrective action be left to the professionals retained for the detailed evaluation and repair. Lower priority conditions that are neglected may become higher priority conditions if not acted upon. Do not equate low cost with low priority cost should not be the primary motivation for performing repairs. WOOD DECAY/DAMAGE: There could be areas with wood decay/damage that were not noted because they did not appear evident or suspicious upon visual inspection. Hidden wood destroying organism structural damage cannot be determined without invasive inspection of any known affected areas. This may be done at buyer's request by a licensed pest control company. Freshly painted surfaces can conceal damaged areas. This inspection is not a wood destroying organism inspection (termite inspection). The inspector is not licensed by the state of Florida to perform a WDO inspection. A WDO inspection is required by most lenders and must be ordered independently of this inspection. FCBI, Inc Atlantic Blvd. #104, Jacksonville, Fl (904) (888) Page 4

6 We May Not Mention Some Minor Things: Some say we are inconsistent because our reports identify some minor problems, but not others. The minor problems that are identified were discovered while looking for more significant problems. We note them simply as a courtesy. The intent of the inspection is not to find the $200 problems; it is to find the $2,000 problems. These are the things that affect people s decisions to purchase. Contractor s Advice: A common source of dissatisfaction with home inspectors comes from comments made by contractors. Contractor s opinions often differ from ours. Don t be surprised when three roofers all say the roof needs replacement, when we said that the roof would last a few more years with some minor repairs. Last Man In Theory: While our advice represents the most prudent thing to do, many contractors are reluctant to undertake these repairs. This is because of the last man in theory. The contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardless of whether or not the roof leak is his fault. Consequently, he won t want to do a minor repair with high liability, when he could reroof the entire house for more money and reduce the likelihood of a callback. This is understandable. Most Recent Advice Is Best: There is more to the last man in theory. It suggests that it is human nature for homeowners to believe the last bit of expert advice they receive, even if it is contrary to previous advice. As home inspectors, we unfortunately find ourselves in the position of first man in and consequently it is our advice that is often disbelieved. Why Didn t We See It? Contractors often say, I can t believe you had this house inspected, and the inspector didn t find this problem. There are several reasons for these apparent oversights: Most Contractors Have No Clue What s Inside or Outside The Scope Of A Standard Home Inspection: All of our inspections are conducted in accordance with the Standards of Practice of The American Society of Home Inspectors. The Standards of Practice specifically state what s included and excluded from the standard home inspection. Most contractors have no clue this document exists and many of them have a tendency to blame the Home Inspector for any issue found, regardless of whether the issue is within the scope of the standard home inspection. Conditions During The Inspection: It is difficult for homeowners to remember the circumstances in the house at the time of the inspection. Homeowners seldom remember that it was snowing, there was storage everywhere or that the furnace could not be turned on because the air conditioning was operating, etc. It s impossible for contractors to know what the circumstances were when the inspection was performed. The Wisdom Of Hindsight: When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there is 2 feet of water on the floor. Predicting the problem is a different story. A Long Look: If we spent half an hour under the kitchen sink or 45 minutes disassembling the furnace, we d find more problems, too. Unfortunately, the inspection would take several days and would cost considerably more. We re Generalists: We are generalists; we are not specialists. The heating contractor may indeed have more heating expertise than we do. This is because we are expected to have heating expertise and plumbing expertise, structural expertise, electrical expertise, etc. FCBI, Inc Atlantic Blvd. #104, Jacksonville, Fl (904) (888) Page 5

7 An Invasive Look: Problems often become apparent when carpets or plaster are removed, when fixtures or cabinets are pulled out, and so on. A home inspection is a visual examination. We don t perform invasive or destructive tests. Not Insurance: In conclusion, a home inspection is designed to better your odds of not purchasing a money pit. It is not designed to eliminate all risk. For that reason, a home inspection should not be considered an insurance policy. The premium that an insurance company would have to charge for a policy with no deductible, no limit and an indefinite policy period would be considerably more than the fee we charge. It would also not include the value added by the inspection. FCBI, Inc Atlantic Blvd. #104, Jacksonville, Fl (904) (888) Page 6

8 SUMMARY FURTHER EVALUATION / REPAIRS NEEDED IMPORTANT NOTE PLEASE READ: The Summary is provided to allow a brief overview of the report. This summary is not encompassing and is not a substitute for reading the entire report. The Inspection Report, including the ASHI Standards of Practice, limitations, and Inspection Agreement must be read to fully assess the findings of the inspection. If this is a property sale, this list is not intended to determine which items may need to be addressed per the contractual requirements of the sale of the property. Any areas of uncertainty regarding to the contract should be clarified by consulting an attorney or real estate agent. NOTE: Main Report Sections Contain Additional Detail And Photos For Items Listed Below Point of Reference When a specific location is mentioned, it is assumed the perspective is from standing in front of the house facing the front door with our backs to the street. ETERIOR Entry / Patios / Enclosures: (Observations pertain to all patio areas unless otherwise noted) Flagstone patio at the rear had some settled and damaged sections. Standing water was observed along the rear wall indicating improper drainage. Repair by a qualified contractor is advised Tripping hazards were noted as a result of raised edges at the front entry tiles. This is considered a safety hazard and should be repaired. Exterior Doors: (Observations pertain to all doors unless otherwise noted) Weather gasket had gaps along the threshold and at the middle joint at the front door. No daylight should be visible around the frame when the door is closed. Open areas can allow a loss of conditioned air increasing energy consumption and cost. Cladding: Upper and lower horizontal control joints on the right side of the house were heavily damaged. Both upper and lower had extensive rust damage which has swelled and allowed moisture to enter below the joints. The damage is preventing the control joints from operating as designed and should be fully replaced with proper rustresistant material. It also lends doubt as to the appropriateness of all other control joints installed on the structure. This type of repair can be extensive and expensive and should be completed by a professional stucco contractor only. Stucco wall above the garage had some cracking damage with moisture intrusion detected (moisture meter used was a Tramex Moisture Encounter Plus). Wall left of the upper window had some stress cracks with moisture intrusion detected below the cracks. Area directly above the garage had a very wide crack which has allowed moisture to leak to the header above the garage door (registered as wet along the entire header). Moisture intrusion behind the stucco can cause a myriad of damage including, but not limited to, metal lathe rusting, sheathing/framing damage, insulation damage and fungal growth. Since this is basically a nonintrusive inspection and only readily accessible areas are inspected, the extent of the damage will not become evident until a more invasive inspection is performed which should include removal of the stucco. Highly recommend further evaluation by a professional stucco contractor. Trim Elements & Flashing: Wood trim was damaged at the front door. Replacement of the damaged trim is recommended. ROOF VENTING INSULATION Roof Covering Materials: Recommend obtaining any existing warranty and installation information regarding the roof from the seller. The shingles typically have a warranty from the manufacturer which can help you should they fail. As information, the roof installation has a permit on record however it does not list any inspections by the County. Recommend obtaining any inspection records the seller may have. Moisture stains are visible on the roof decking observed from inside the attic. Locations include the rear plumbing vent. Dark moisture stains or fungal growth usually indicates some leakage, and further evaluation for repair options by a roofing contractor is advised. FCBI, Inc Atlantic Blvd. #104, Jacksonville, Fl (904) (888) Page 7

9 Exposed Flashings: Drip edge flashing along the rear and sides is rusting. This is not a normal condition with a new roof installation (2006). The old flashing may have been reinstalled and/or the flashing is defective. Damaged flashing may allow leakage to the interior. Recommend full replacement of the drip edge flashing which is rusted. Attic / Insulation / Ventilation: Electric cable was running across the truss chords/framing near the attic opening. This is considered a safety hazard since walking on the wires can damage the insulation exposing live wires. Proper building practice for attics with permanent stairs, is to protect the wires with substantial guard strips that are at least as high as the cable, when the wires are across the top of floor joists within 7 feet of the opening. Attic steps had negative bends at the leg joints and the hardware was loose. This condition significantly reduces the overall structural stability when weight is applied, posing a serious safety hazard. It's possible the step assembly was not installed per the manufacturers installation instructions regarding proper trimming at the bottom legs (sometimes posted on the assembly), or the joints have become loose and damaged from age and use. Step joints should not flex when weight is applied. Recommend repair to comply with installation instructions, or full replacement if this cannot be provided. Highly advise not using the steps until repaired/replaced. Insulation in a number of areas has been compacted/disturbed with age, and complete coverage is no longer present with the true RValue somewhat less than when originally installed. Installation of additional insulation should be considered. GARAGE CARPORT OUTBUILDING Garage: Photoelectric eyes (reversing sensors) are installed more than 6 inches from the floor. A maximum of six inches is required to prevent a small child from slipping under the contact beam. Tension spring on double door needs adjustment. The door slams shut when in the manual operation mode. A properly balanced door, when operated in the manual mode, will remain open even when more than 3/4 of the way down, and can be easily opened when fully closed. This door is very heavy and will pose a safety hazard to the person operating it if they are not capable of supporting it, or lifting it open. ELECTRICAL Switches / Outlets / Fixtures/ Misc: Exterior rear outlet box was very loose and pulls easily from the wall. This is considered a safety hazard and should be repaired by an electrician. GFCI (Ground Fault Circuit Interrupter) protection was not provided at the kitchen outlet to the right of the sink. When this home was constructed, all countertop outlets within 6 feet of the kitchen sink were required to be GFCI protected. Have repaired by an electrician. HVAC HEATING & COOLING Cooling: (Details/Observations/Testing noted pertain to all units unless otherwise specified) The insulation wrap for the suction line to the condenser/compressor is damaged and needs replacement. This condition affects the efficiency of the cooling system and should be replaced. Temperature differential for the upstairs unit measured high at 27. The differential is the temperature between the air being sucked into the system (return air) versus the air coming out of the ducts (supply air). A normal temperature differential is 1422 degrees f. A temperature differential above 22 degrees indicates the system may not be operating properly which can be caused by a refrigerant imbalance and/or a dirty filter, coils, or fan. It could also mean there is some duct blockage or improperly sized ducts. Further evaluation by a professional HVAC technician is recommended. FCBI, Inc Atlantic Blvd. #104, Jacksonville, Fl (904) (888) Page 8

10 Although operational at the time of the inspection, it's recommended the heating and air system for the upstairs be fully replaced since it's operating well beyond the manufacturer's estimated lifespan of 15 years. Any component of a central cooling and heating system which is over 10 years age is categorized as being in fair condition, primarily due to its increased likelihood of breakdown and need for replacement in the future. Any service life in excess of 15 years is in the realm of good fortune only and should be viewed as such. INTERIOR Stairs & Handrails: The following conditions were observed at the interior stairway all which pose a safety hazard: Step riser heights were not consistent. Bottom riser is 1 inch higher than the rest. Also, at 8.5 inches it exceeds the maximum allowed height of 7.75 inches. Tread depth is less than the minimum allowed depth of 10 inches. In addition, the top tread is smaller than the rest by over 1 inch. Standard building practice is for treads to be of uniform depth and risers of uniform height in any stairway between two floors. There shall be no variation exceeding 3/16 inch in the depth of adjacent treads or in the height of adjacent risers and the tolerance between the largest and smallest riser or between the largest and smallest tread shall not exceed 3/8 inch in any flight. Inconsistent riser heights are considered a safety hazard since it may cause a person to stumble from the change in step heights. Handrail was missing at the upper 6 steps. Proper building practice calls for the installation of a "graspable" handrail on at least one side of every continuous flight of stairs with four or more risers. The handrail should be at least 34 inches and not more than 38 inches above the treads measured vertically from a sloped plane connecting the tread nosing or from the finished floor of a ramp. Installation by a contractor is advised. Doors & Windows: Condensation and/or fogging was visible between the glass panes of the window(s) located in the garage (all uppers), all three upper front arched over the entry, above the front door, This could mean there is damage to the window thermal seals. Additional seal failure on other windows may exist which was not visible at the time of this inspection. Further evaluation of all windows by a professional window contractor is recommended. BATH KITCHEN LAUNDRY Bathroom(s) (Observations pertain to all baths unless otherwise specified): The master bath and upstairs guest bath commode bases were loose at the floor connection and lacks sealant. Damage to the bottom connection flange may be present and should be evaluated since a damaged flange will prevent a secure connection. A loose base can sometimes cause a gap in the wax ring seal at which point it needs to be replaced. A gap can allow sewage gas to enter the home. Repair by a professional plumber is advised. Some of the wall tiles were loose located at the master bath shower, and in the upstairs guest tub surround. Loose tiles can be an indication of moisture intrusion behind them, with possible drywall/framing damage and fungal growth. The possibility of additional damage exists, the extent of which cannot be determined until the tiles are removed. At that time, a more thorough inspection can be performed and damage assessment made. Master bath right sink was damaged at the drain connection. Cracking observed which will ultimately lead to leakage. Recommend replacement of the sink. Upstairs guest bath tub was rusted at the overflow cover. The damage was partially covered with sealant which is not a proper repair. Replacement of the tub may be needed. FCBI, Inc Atlantic Blvd. #104, Jacksonville, Fl (904) (888) Page 9

11 ETERIOR The Exterior Components in this section include the building perimeter, land grade and water drainage directly adjacent to the foundation, trees and vegetation that adversely affect the structure, cladding material, trim, walks, steps, driveways, patios, and retaining walls contiguous with the structure, attached porches, decks, steps, balconies, handrails, guardrails and carports. These items were examined for proper function, excessive or unusual wear and general state of repair. Components may not be visible because of soil, vegetation, storage and/or the nature of construction. In such cases these items are considered inaccessible and are not inspected. Limitations: This exterior inspection does not include screening, shutters, awnings(and similar accessories), fences, remotely controlled components, water testing (unless agreed upon) subterranean drainage systems, geological and/or soil conditions, recreational facilities, outbuildings or detached structures (other than garages and carports) such as storage sheds and stables, seawalls, breakwalls and docks, erosion control or earth stabilization measures. In addition, we do not comment on coatings or cosmetic deficiencies and the wear and tear associated with the passage of time. Driveway: Concrete. Appears functional overall. Minor cracking/damage may be present which does not pose any structural concerns and repairs can be made at your discretion. Walkways: Concrete. Appears functional overall. Some minor cracking/ damage may be present which does not pose any structural concerns and repair can be made at your discretion. Entry / Patios / Enclosures: (Observations pertain to all patio areas unless otherwise noted) Tile. Appears functional. No evidence was visible of a standing water problem and the runoff slope appears adequate. Some minor cracking may be present which does not pose any structural concerns and repair can be made at your discretion. Observations: Flagstones patio at the rear had some settled and damaged sections. Standing water was observed along the rear wall indicating improper drainage. Repair by a qualified contractor is advised Tripping hazards were noted as a result of raised edges at the front entry tiles. This is considered a safety hazard and should be repaired. FCBI, Inc Atlantic Blvd. #104, Jacksonville, Fl (904) (888) Page 10

12 Exterior Doors: (Observations pertain to all doors unless otherwise noted) Front, side/rear, and standard door form the interior to the garage. Appears functional overall. Observations: Weather gasket had gaps along the threshold and at the middle joint at the front door. No daylight should be visible around the frame when the door is closed. Open areas can allow a loss of conditioned air increasing energy consumption and cost. Grading / Drainage: Flat site overall. Grade at foundation appears functional with proper drainage away from the foundation perimeter. Landscaping: Landscaping appeared to be maintained overall and is only inspected for conditions that adversely affect the structure. We do not evaluate landscape components, such as trees, shrubs, fountains, ponds, statuary, pottery, fire pits, patio fans, heat lamps, and decorative or lowvoltage lighting. FCBI, Inc Atlantic Blvd. #104, Jacksonville, Fl (904) (888) Page 11

13 Cladding: Stucco was installed on all sides of the home. The most common stucco types are OneCoat, TwoCoat and ThreeCoat. The two most common types of installation in this part of the Country are TwoCoat and ThreeCoat. In order to properly identify the exact type of stucco installed, it's necessary to identify some of the key installation components. However, this can be very difficult considering that these components are installed behind the finish coat and cannot be observed with a visual inspection. An effort to properly identify the stucco installed on this home has been made utilizing the visual identifiers present at the time of the inspection. Stucco on this home appears to be a TwoCoat System. These systems merge a fiber reinforced cementicous scratch and brown coats into one coat that is between 3/8 and 1/2 inch thick. A 1/8 inch thick colored finish coat is applied after the first coat has cured according to the manufacturer's instructions. Installation of TwoCoat Systems begins with a vaporpermeable waterresistant barrier (WRB). Expanded polystyrene foam (EPS) is installed over the WRB and attached to the framing. Corrosionresistant lathe is installed and the stucco is applied over the lathe. Finish coat is premixed, and textured decorative coating. Identifying factors include the finish coat, thickness, accessories and expansion joints. The stucco appeared functional overall with no visible major damage at the time of the inspection. Maintenance Tip: Because stucco is a rigid material, cracks can develop as a result of slight movement of the house and should be repaired as soon as possible. Movement occurs from foundation settlement and from wind forces. Once a crack develops, water can penetrate into the wall during a driving rain and cause problems. In time, the portion of the metal lath around the crack rusts and deteriorates, and, depending on the condition of the backing paper, the wood framing might rot. Make certain to seal any stucco cracks, no matter how small, as soon as they are detected. Observations: Upper and lower horizontal control joints on the right side of the house are heavily damaged. Both upper and lower had extensive rust damage which has swelled and allowed moisture to enter below the joints. The damage is preventing the control joints from operating as designed and should be fully replaced with proper rustresistant material. It also lends doubt as to the appropriateness of all other control joints installed on the structure. This type of repair can be extensive and expensive and should be completed by a professional stucco contractor only. Stucco wall above the garage had some cracking damage with moisture intrusion detected (moisture meter used was a Tramex Moisture Encounter Plus). Wall left of the upper window had some stress cracks with moisture intrusion detected below the cracks. Area directly above the garage had a very wide crack which has allowed moisture to leak to the header above the garage door (registered as wet along the entire header). Moisture intrusion behind the stucco can cause a myriad of damage including, but not limited to, metal lathe rusting, sheathing/framing damage, insulation damage and fungal growth. Since this is basically a nonintrusive inspection and only readily accessible areas are inspected, the extent of the damage will not become evident until a more invasive inspection is performed which should include removal of the stucco. Highly recommend further evaluation by a professional stucco contractor. FCBI, Inc Atlantic Blvd. #104, Jacksonville, Fl (904) (888) Page 12

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