INVOICE. DATE: May 11, DESCRIPTION Inspection and report on a property located at OF SERVICES: Perfect Street, Sarasota, Fl.

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1 INVOICE DATE: May 11, 2005 CLIENT: The Buyer DESCRIPTION Inspection and report on a property located at OF SERVICES: Perfect Street, Sarasota, Fl. TOTAL FEE: $ See Schedule Tom Villani Hallmark Inspection Services, Inc. 1

2 Date of Inspection: May 11, 2005 Client: The Buyer Client s Agent: The Buyer s Agent Listing Agent: The Sellers Agent Address of Property: Perfect Street, Sarasota, Fl. INSPECTION SUMMARY General Note: No attempt will be made to note the areas in which this property is not in compliance with present codes. This inspection is to determine whether the devices present function in a normal manner, or not. General Note: Well, water quality, and septic tank inspections are not included. General Note: The small valves under sinks, behind toilets, and at the washer cannot be tested for liability reasons: they too often leak or fail to re-open. General Note: No mold testing is performed during this inspection. General Note: No soil or drainage issues are evaluated in this inspection. General Note: All plumbing, electrical and mechanical devices were tested and found to be free of defects, except where noted in the report. General Note: All doors, windows, and appliances were tested and found to be free of defects, except where noted in the report. General Note: The switched electrical outlets were marked with a red stick-on dot when found. General Note: No inspection for underground storage tanks is included in this inspection. General Note: No inspection of marine devices is included in this inspection. This means docks, davits, electrical devices and sea walls, etc. General Note: Central security, fire suppression, smoke detection, and central alarm systems are not included in this inspection. General Note: If natural gas, oil, or propane equipment is present, no fume checks are included in this inspection. It is recommended that you contact your natural gas, oil, or propane supplier for this service. General Note: No lead paint testing is included in this report. General Note: The HVAC ducts are not inspected for leaks as part of this inspection. It is recommended that FPL perform an energy audit with a blower-door test to determine the extent of any air loss due to duct leaks. This is only relevant in units with an accessible attic space. General Note: The pre-inspection agreement must signed and returned to Hallmark Inspection Services, Inc. in order for Errors & Omissions Insurance to be in force on this inspection. General Note: This report is not complete without 18 pictures taken during the inspection. General Note: For references purposes the front entry will be considered to face South. 2

3 EXTERIOR: 1. The water meter is located in the Southwest corner of the lot. See picture. 2. The water meter is motionless now which indicates that there are no leaks in the water supply lines. 3. The main water shut-off is located on the South wall. See picture. Main valves cannot be tested for liability reasons. 4. The exterior is covered with a thin, cementatious coating which will be referred to as stucco. 5. The soffit is aluminum and the fascia is wood 6. The Kitchen exhaust fan is on the exterior East wall. 7. There is wood rot on the Southeast corner of the fascia and corrosion on the gutter. 8. There is rust on the West Storage Closet door. 9. There is paint peeling on the wall to the left of the Garage Door. 10. Exterior lights test OK. 3

4 DECK: One overhead fan is not operating on the Deck. POOL AND EQUIPMENT: 1. No pool shell leak test is performed as part of this inspection. 2. No leaks were visible on the above ground pool equipment. See picture. 3. No cracks were visible in the pool shell. 4. The pool light tested OK. 5. The cartridge filter is intact and operating at 7 psi. 6. The insulator panel is intact on the pool pump timer. 7. The pool surface is in very good condition 4

5 GROUND FLOOR STUDIO: 1. The rear wall is non-conforming. 2. One florescent ceiling light in the Studio is not operating. ELEVATOR: The unit is functioning normally. FRAMING: 1. The house is wood frame on a concrete block stem wall. 2. The walls and ceilings are clad with drywall. ROOF: 1. No estimate of life expectancy will be given in this report. 2. The barrel tile roof was not walked on for liability reasons: the tiles are too easily broken. 3. There is a cracked tile on the roof visible from the 2 nd Floor East Bedroom. 4. No sagging or deflection was visible from the ground. 5

6 ATTIC: 1. The attic is accessible from the ceilings in the Kitchen Pantry, the Master Bedroom Closet and the 2 nd Floor West Bedroom closet. 2. The roof is framed with manufactured trusses. 3. The roof sheathing is real plywood in the visible areas. 4. Blown-in insulation providing an estimated R-30 was noted. 5. No leak stains are visible on the roof sheathing in any of the accessible areas. GARAGE: 1. Both overhead door pressure-reverse function normally. 2. Both overhead door manual releases function normally. 3. Both overhead door photo-reverse function normally. 4. The GFCI outlet in the Electrical service panel protects the 1 st Floor. 5. There is an outlet cover missing on the North wall of the Garage. 6

7 ELECTRICAL SERVICE: 1. The two electrical service panels are located in the Garage stairwell. See picture. 2. There are amp breakers in the Garage. 3. The main service cable is estimated to be 1/0 copper. 4. All branch circuits are copper wire. 5. All breakers appear to be sized correctly for the wires to which they are connected. 6. There are 3 GFCI outlets in the left panel. Two tested OK. The one protecting the whirlpool tub would not trip and needs to be replaced. 7. There are 2 GFCI outlets in the right panel. They tested OK. 8. No hot spots were detected with the laser. WATER HEATER: 1. The water heater is located in the Kitchen Pantry Closet. 2. The water heater is a 1994 A.O Smith 40 gallon electric unit. 3. There is no corrosion. No leaks were noted. 4. The pressure relief valve is not tested as part of this inspection. 5. The unit is in a plumbed drain pan. SPRINKLER SYSTEM: 1. The timer is located on the of the Garage 2. The system was tested in manual mode only. 3. The sprinkler system is supplied by a City water Zone 1: Front Shrubs Zone 2: Front Lawn Zone 3: West Lawn Zone 4: East Lawn Zone 5: Rear Lawn 7

8 LAUNDRY: 1. The washer and dryer both function normally. 2. The dryer is an electric unit and is vented. KITCHEN: 1. Freezer: 1.5 degrees on setting 5 of 10 The icemaker is OK 2. Refrigerator: 43.5 degrees on setting 5 of Tap water: degrees 4. Instahot: None 5. The icemaker shut-off valve is located under the sink. 6. The range hood is ducted. 7. All appliances tested OK 8. There is one GFCI outlet protecting the Kitchen. It tested OK 9. The switch cover to the right of the Kitchen sink is broken. DINING ROOM: OK LIVING ROOM: 1. The Bar sink is OK. 2. The GFCI outlet by the Bar sink is OK MASTER BEDROOM: The overhead fan is OK. 8

9 MASTER BATHROOM: 1. The toilet date stamp is All fixtures are functioning normally. 3. The GFCI in the panel protects the Master Bath 4. The whirlpool tub is functioning normally. 5. The Master Bath flush valve (flapper) needs to be replaced. 6. The shower base/tile joints need to be cleaned and sealed. HALF BATHROOM OFF DINING ROOM: 1. The toilet date stamp is All fixtures are functioning normally. 3. The GFCI in the panel protects the Half Bath DEN: There is water damage on the floor by the double doors. The area tested dry. 9

10 GUEST BEDROOM 2 ND FLOOR EAST 1. There is a switched outlet on the East wall. 2. Overhead fan is OK. 3. The rear window in the 2 nd Floor East Window has wood rot and will not close properly. It needs to be repaired or replaced. GUEST BEDROOM 2 ND FLOOR WEST: OK GUEST BATHROOM 2 ND FLOOR 1. The toilet date stamp is All fixtures are functioning normally. 3. The GFCI in the panel protects the Half Bath. 4. The shower ceiling light in the 2nd floor Guest Bath is out. 5. The hot and cold water are reversed in the right hand sink in the 2 nd Floor Bath. SMOKE DETECTORS: 1. 2 Units were located 2. They are hard wired only. They tested OK. LEAK TEST: OK No abnormal moisture readings were taken anywhere inside the house with the electronic moisture detector. RED FLAGS FOR MOLD: NONE HVAC: The system is functioning normally. See details and recommendations below. 10

11 GENERAL IMPRESSION: This 1994 house is in generally good functional condition for its age. The items which are in need of repair or replacement are: 1. The HVAC Unit in the Kitchen pantry needs maintenance cleaning. 2. The 2 nd Floor HVAC filter needs to be changed. The air handler door is sweating and dripping on the heating elements. The elements will eventually short out if the condition is not rectified. 3. There is wood rot on the Southeast corner of the fascia and corrosion on the gutter. 4. There is rust on the West Storage Closet door. 5. There is paint peeling on the wall to the left of the Garage Door. 6. One overhead fan is not operating on the Deck. 7. The rear wall in the ground floor Studio is non-conforming. 8. One florescent ceiling light in the Studio is not operating. 9. There is a cracked tile on the roof visible from the 2 nd Floor East Bedroom. 10. There is an outlet cover missing on the North wall of the Garage. 11. The GFCI outlet in the left panel protecting the whirlpool tub would not trip and needs to be replaced. 12. The switch cover to the right of the Kitchen sink is broken. 13. The Master Bath flush valve (flapper) needs to be replaced. 14. The Master Bath shower base/tile joints need to be cleaned and sealed. 15. There is water damage on the Den floor by the double doors. The area tested dry. 16. The rear window in the 2 nd Floor East Window has wood rot and will not close properly. It needs to be repaired or replaced. 17. The shower ceiling light in the 2nd floor Guest Bath is out. 18. The hot and cold water are reversed in the right hand sink in the 2 nd Floor Bath. This inspection was limited to the accessible areas of the property only and is not to be considered a warranty of any sort. Hallmark Inspection Services, Inc. accepts no liability for any inadvertent errors or omissions in this inspection and report. Although every attempt is made to list all defects at the end of the report under General Impressions the client must make sure to check the text and pictures to make certain that everything they wish included in their request for repairs is listed in that section. Payment of the attached invoice is an indication of understanding and acceptance of these terms and conditions. Only the licensed real estate professional who is assisting you is qualified to advise you on which items it is reasonable to expect the Seller to correct. The fact that an item appears in this report as a defective or non-functional item does not necessarily obligate the Seller to correct it. Tom Villani Hallmark Inspection Services, Inc. 11

12 HOME INSPECTION HVAC REPORT LOWER LEVEL BREATHE EASY AIR, INC. CUSTOMER: th Ln E., Sarasota, FL Hallmark Inspection Services (941) ADDRESS: License RA AIR HANDLER MODEL 2004 Fujitso 1.5 Ton MODEL #ASUIBC1 Cabinet clean/no leaks OK Filter clean? N/A Fan motor amps.08 amps Fan motor oiled? Sealed bearings Evaporator clean? OK Fan blower clean? OK Drain pan clean? OK Drain line clean? OK ELECTRIC HEAT KW N/A Elements amps/volts N/A Fuses OK? N/A High limit tested N/A Power wire connections tight? N/A CONTROLS Thermostat calibrated/level? DIGITAL HH REMOTE Humidistat calibrated? N/A CONDENSER MODEL 2004 Fujitso 1.5 Ton SC Model # AOU180 SERIAL T Outdoor Temperature 83 degrees Refrigerant pressure checked 60/169 Compressor amperage 4.3 amps Compressor connections tight? OK Fan motor amps 1.0 amps Fan motor oiled? Sealed bearings Coil clean? OK Cabinet clean? OK Contactor points OK? OK Contactor connections tight? OK Time delay OK? N/A? None T/D in cooling in degrees F 15 degrees Superheat in degrees F 9 degrees REPAIRS/FOLLOW-UP RECOMMENDATION Continue regular maintenance. Date: May 11, 2005 Breathe Easy Air representative: Jeff 12

13 HOME INSPECTION HVAC REPORT PANTRY CLOSET BREATHE EASY AIR, INC. CUSTOMER: th Ln E., Sarasota, FL Hallmark Inspection Services (941) ADDRESS: License RA AIR HANDLER MODEL 1994 York 3 Ton MODEL #FISF036R064 Cabinet clean/no leaks OK Filter clean? Needs to be changed Fan motor amps 1.6 amps Fan motor oiled? Sealed bearings Evaporator clean? DIRTY Fan blower clean? DIRTY Drain pan clean? OK Drain line clean? OK ELECTRIC HEAT KW 3.7 KW Elements amps/volts 13.5 amps/ 240 volts Fuses OK? OK High limit tested OK Power wire connections tight? OK CONTROLS Thermostat calibrated/level? OK Humidistat calibrated? OK CONDENSER MODEL 1994 York 3 Ton HP Model # E1FB036506A SERIAL EMBM Outdoor Temperature 83 degrees Refrigerant pressure checked 68/205 Compressor amperage 14.6 amps Compressor connections tight? OK Fan motor amps 1.1 amps Fan motor oiled? Sealed bearings Coil clean? OK Cabinet clean? OK Contactor points OK? OK Contactor connections tight? OK Time delay OK? N/A? OK T/D in cooling in degrees F 15 degrees Superheat in degrees F 10 degrees REPAIRS/FOLLOW-UP RECOMMENDATION Unit needs cleaning. Date: May 11, 2005 Breathe Easy Air representative: Jeff 13

14 HOME INSPECTION HVAC REPORT 2 nd FLOOR BREATHE EASY AIR, INC. CUSTOMER: th Ln E., Sarasota, FL Hallmark Inspection Services (941) ADDRESS: License RA AIR HANDLER MODEL 2004 Trane 2.5 Ton MODEL #TWE030P13FBO Cabinet clean/no leaks OK Filter clean? Needs to be changed Fan motor amps 1.1 amps Fan motor oiled? Sealed bearings Evaporator clean? OK Fan blower clean? OK Drain pan clean? OK Drain line clean? OK ELECTRIC HEAT KW 7.6 KW Elements amps/volts 29.9 amps/ 240 volts Fuses OK? OK High limit tested OK Power wire connections tight? OK CONTROLS Thermostat calibrated/level? OK Humidistat calibrated? OK CONDENSER MODEL 2004 Trane 2.5 Ton HP Model # 2TWR2030B SERIAL 41127F34F Outdoor Temperature 83 degrees Refrigerant pressure checked 63/178 Compressor amperage 8.7 amps Compressor connections tight? OK Fan motor amps 0.9 amps Fan motor oiled? Sealed bearings Coil clean? OK Cabinet clean? OK Contactor points OK? OK Contactor connections tight? OK Time delay OK? N/A? OK T/D in cooling in degrees F 14 degrees Superheat in degrees F 10 degrees REPAIRS/FOLLOW-UP RECOMMENDATION Filter needs to be changed. The air handler door is sweating and dripping on the heating elements. The elements will eventually short out if the condition is not rectified. Date: May 11, 2005 Breathe Easy Air representative: Jeff 14

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