PROPERTY INSPECTION OR ASSESSMENT OF DAMAGES

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1 PROPERTY INSPECTION OR ASSESSMENT OF DAMAGES ADDRESS: 123 MAIN ST MIAMI, FL CLIENT: BUYER ID No: DATE: 5/13/2014 INSPECTION OR ASSESSMENT BY: GAIA CONSTRUCTION INC. CGC FLORIDA HI-2792 FLORIDA B2 INTERNATIONAL CODE COUNCIL GAIA Construction Inc 2314 Taft St Hollywood FL T: Page 1 of 93

2 Client's Name: BUYER Property Address: 123 MAIN ST MIAMI, FL ID No: Date: 5/13/2014 DISCLAIMER THIS REPORT IS VALID FOR THIRTY (30) DAYS FROM INSPECTION DATE. A property inspection is a limited, non-invasive examination of the condition of a property often in connection with the sale of it. This is usually conducted by a home/building inspector who has the training and certifications to perform such inspections. The inspector prepares a written report, often using inspection software, and delivers it to a client, typically the buyer. The client then uses the knowledge gained to make informed decisions about their pending real estate purchase. The inspector describes the condition of the property at the time of inspection but does not guarantee future condition, efficiency, or life expectancy of systems or components. An inspector will check the roof, basement, heating system, water heater, air-conditioning system, structure, plumbing, electrical, and many other aspects of buildings looking for improper building practices, those items that require extensive repairs, items that are general maintenance issues, as well as some fire and safety issues. However, it should also be noted that a home inspection is not technically exhaustive and does not imply that every defect will be discovered. POOL INSPECTION: POOL COMPONENTS AND POOL ARE NOT PART OF THIS REPORT - MAY YOU REQUIRE A POOL INSPECTION, WE RECOMMEND TO HIRE A CERTIFIED POOL OPERATOR (CPO). TERMITE INSPECTION: TERMITE INSPECTION IS NOT PART OF THIS INSPECTION FLORIDA LAW REQUIRES EVERY TERMITE INSPECTOR TO BE AN EMPLOYEE OF A LICENSED, INSURED AND CERTIFIED PEST CONTROL OPERATOR (CPCO). MAY YOU REQUIRE A TERMITE INSPECTION; WE RECOMMED TO HIRE LICENSED AND INSURED PROFESSIONALS. MOLD INSPECTION: MOLD SAMPLINGS ARE NOT PART OF THIS REPORT. THERE IS NO STATE OR FEDERAL STANDARD THAT DEFINES WHAT CONSTITUTES A HIGH OR LOW LEVEL OF MOLD. VISIT FOR FEDERAL GOVERNMENT RELEASED INFORMATION ABOUT MOLD. Ten Things You Should Know About Mold: 1. Potential health effects and symptoms associated with mold exposures include allergic reactions, asthma, and other respiratory complaints. 2. There is no practical way to eliminate all mold and mold spores in the indoor environment; the way to control indoor mold growth is to control moisture. 3. If mold is a problem in your home or school, you must clean up the mold and eliminate sources of moisture. 4. Fix the source of the water problem or leak to prevent mold growth. 5. Reduce indoor humidity (to 30-60%) to decrease mold growth by: venting bathrooms, dryers, and other moisture-generating sources to the outside; using air conditioners and de-humidifiers; increasing ventilation; and using exhaust fans whenever cooking, dishwashing, and cleaning. 6. Clean and dry any damp or wet building materials and furnishings within hours to prevent mold growth. 7. Clean mold off hard surfaces with water and detergent, and dry completely. Absorbent materials such as ceiling tiles, that are moldy, may need to be replaced. 8. Prevent condensation: Reduce the potential for condensation on cold surfaces (i.e., windows, piping, exterior walls, roof, or floors) by adding insulation. 9. In areas where there is a perpetual moisture problem, do not install carpeting (i.e., by drinking fountains, by classroom sinks, or on concrete floors with leaks or frequent condensation). 10. Molds can be found almost anywhere; they can grow on virtually any substance, providing moisture is present. There are molds that can grow on wood, paper, carpet, and foods. Source: GAIA Construction Inc 2314 Taft St Hollywood FL T: Page 2 of 93

3 Client's Name: BUYER Property Address: 123 MAIN ST MIAMI, FL ID No: Date: 5/13/2014 DISCLAIMER THIS REPORT IS VALID FOR THIRTY (30) DAYS FROM INSPECTION DATE. DEFECTIVE CHINESE DRYWALL INSPECTION: Inspections involving Defective Chinese Drywall are performed following publicized data by Florida Department of Health -Case Definition ( ) for Drywall Associated Corrosion in Residences- More information and guidance can be found at: GAIA Construction Inc makes no assumptions on this subject but follows the Florida Department of Health criterias for inspection on suspected homes with defective chinese drywall Criteria 1. Citerias 2 and 3 are not part of the procedures to conduct this inspection and can only be done by writing request by the home owner or property owner, understanding the need for sampling and invasive/destructive analysis of samples involving third party laboratory analysis. Defective Chinese Drywall Inspection will be performed upon request and not as part of the scope of work of the inspection. GAIA Construction Inc 2314 Taft St Hollywood FL T: Page 3 of 93

4 Attachment to Inspection: Property Address: Contact: ESTIMATED COST OF REPAIRS 123 MAIN ST MIAMI, FL BUYER Item Description $$ ROOF FULL REPLACEMENT $9,750 WINDOWS COMPLETE SYSTEM REPLACEMENT ALLOWANCE $11,420 EXTERIOR DOOR 1 DOOR REPLACE $650 GARAGE DOOR N/A $0 HVAC INSTALL 13 SEER EQUIPMENT AND DUCT WORK $4,950 STRUCTURAL ROUTE AND SEAL HAIRLINE CRACKS ON WALLS $950 ILLEGAL WORK POSSIBLE DEMOLITION ASSOCIATED COST $1,450 EXTERIOR PAINT PRESSURE WASH AND PAINT $3,260 EXTERIOR WALL N/A $0 DRYWALL PATCHING / REPAIR WATER DAMAGE $3,890 INTERIOR PAINT PRIME AND PAINT $3,750 KITCHEN NEW CABINETS AND COUNTERTOPS $6,750 APPLIANCES NEW APPLIANCES ALLOWANCE $3,600 INTERIOR DOORS REPLACE MISSING DOORS $1,780 BATHROOMS FULL REHAB 1 BATHROOM $5,480 UPGRADE SERVICE, GROUND SYSTEM, NEW GFCIS, ELECTRICAL LIGHTING, SWITCHES, SMOKE DETECTORS $6,260 NEW FLOORING THROUGHOUT THE HOUSE ON 1300 SF AT $5 PER SF $6,500 FLOORING FASCIA AND SOFFIT REPAIRS $950 STORM SHUTTERS NOT REQUIRED WITH NEW WINDOWS $0 POOL N/A $0 POOL DECK N/A $0 GUTTERS N/A $0 PLUMBING KITCHEN AND BATHROOMS, NEW WATER HEATER $3,450 WOOD DESTROYING ORGANISM N/A $0 BASEBOARDS REMOVE DEFECTIVE AND INSTALL APPROX 600 LF $1,260 INSULATION ATTIC SPACE INSULATION $1,460 MOLD TREATMENT BIOCIDE APPLICATION $1,260 DEFECT. CHINESE DRYWALL N/A $0 FENCE N/A $0 PERMITS AND PLANS ENGINEERING, ARCHITECURAL AND PERMIT RUNNER FEES $4,600 CLEAN UP DEBRIS / DISPOSAL FEES DURING REHAB $1,200 Sub Total Construction / repairs $84, Contractor overhead and Profit = 10% $8, TOTAL $93, NOTES AND ADDITIONAL DETAILS: GENERAL DETAILS ARE PROVIDED BASED ON VISUAL OBSERVATION. CLIENT TO FINALIZE AND APPROVE SCOPE AND MATERIALS. WE RECOMMEND TO HIRE ONLY LICENSED AND INSURED CONTRACTORS WHEN PERFORMING YOUR REPAIRS. CONSULT WITH YOUR LOCAL BUILDING DEPARTMENT AND HOME OWNERS ASSOCIATION (IF APPLICABLE) BEFORE PERFORMING ANY WORK ON YOUR PROPERTY. ALL DESCRIBED WORK IS REQUIRED, CLIENT TO DETERMINE PRIORITIES. GAIA Construction Inc 2314 Taft St Hollywood FL T: Page 4 of 93

5 Exterior work requirements: Fascia and soffit repairs / rotted wood. Outdated windows systems require replacement to optimize the installation of an HVAC system, which is not viable with the current windows conditions. 1 exterior door to be replaced; structural hairline cracks to be properly routed and sealed to avoid water infiltration and further damage on foundation. Exterior pressure wash and paint. Page 5 of 93

6 Fascia and soffit repairs / rotted wood. Page 6 of 93

7 Structural hairline cracks to be properly routed and sealed to avoid water infiltration and further damage on foundation. Page 7 of 93

8 Fascia and soffit repairs / rotted wood. Page 8 of 93

9 Outdated windows systems require replacement to optimize the installation of an HVAC system, which is not viable with the current windows conditions. Page 9 of 93

10 Outdated windows systems require replacement to optimize the installation of an HVAC system, which is not viable with the current windows conditions. Page 10 of 93

11 Electrical upgrades including the service entrance, meter and fuse conversion to breaker panel must be executed in order to meet current code. Proper grounding of service and interior circuits are required. Allowances must be made for upgrade of switches, outlets, GFCI s, smoke detectors and lighting. Page 11 of 93

12 Fascia and soffit repairs / rotted wood. Page 12 of 93

13 Plumbing repairs / replacement of galvanized pipes required Page 13 of 93

14 Structural hairline cracks to be properly routed and sealed to avoid water infiltration and further damage on foundation. Page 14 of 93

15 Structural hairline cracks to be properly routed and sealed to avoid water infiltration and further damage on foundation. Page 15 of 93

16 Structural hairline cracks to be properly routed and sealed to avoid water infiltration and further damage on foundation. Page 16 of 93

17 Electrical upgrades including the service entrance, meter and fuse conversion to breaker panel must be executed in order to meet current code. Proper grounding of service and interior circuits are required. Allowances must be made for upgrade of switches, outlets, GFCI s, smoke detectors and lighting. Page 17 of 93

18 Buyer beware of possible illegal closing of exterior doors (rear). It is the buyer s responsibility to verify the legality of this area by consulting the history of permits at the local building department. Resolution or remediation on this area may include demolition of the illegally enclosed area. Page 18 of 93

19 Electrical upgrades including the service entrance, meter and fuse conversion to breaker panel must be executed in order to meet current code. Proper grounding of service and interior circuits are required. Allowances must be made for upgrade of switches, outlets, GFCI s, smoke detectors and lighting. Page 19 of 93

20 Electrical upgrades including the service entrance, meter and fuse conversion to breaker panel must be executed in order to meet current code. Proper grounding of service and interior circuits are required. Allowances must be made for upgrade of switches, outlets, GFCI s, smoke detectors and lighting. Page 20 of 93

21 Electrical upgrades including the service entrance, meter and fuse conversion to breaker panel must be executed in order to meet current code. Proper grounding of service and interior circuits are required. Allowances must be made for upgrade of switches, outlets, GFCI s, smoke detectors and lighting. Page 21 of 93

22 Fascia and soffit repairs / rotted wood. Page 22 of 93

23 Fascia and soffit repairs / rotted wood. Page 23 of 93

24 1 exterior door to be replaced Page 24 of 93

25 1 exterior door to be replaced Page 25 of 93

26 1 exterior door to be replaced Page 26 of 93

27 1 exterior door to be replaced Page 27 of 93

28 Electrical upgrades including the service entrance, meter and fuse conversion to breaker panel must be executed in order to meet current code. Proper grounding of service and interior circuits are required. Allowances must be made for upgrade of switches, outlets, GFCI s, smoke detectors and lighting. Page 28 of 93

29 Electrical upgrades including the service entrance, meter and fuse conversion to breaker panel must be executed in order to meet current code. Proper grounding of service and interior circuits are required. Allowances must be made for upgrade of switches, outlets, GFCI s, smoke detectors and lighting. Page 29 of 93

30 Interior finishes required: new paint coat, new flooring throughout the house, new baseboards, rehab 1 bathroom and full rehabilitation of kitchen. New appliances, lighting, new doors and other items such as drywall repairs described in details in attached photographs. Page 30 of 93

31 Interior finishes required: new paint coat, new flooring throughout the house, new baseboards, rehab 1 bathroom and full rehabilitation of kitchen. New appliances, lighting, new doors and other items such as drywall repairs described in details in attached photographs. Page 31 of 93

32 Interior finishes required: new paint coat, new flooring throughout the house, new baseboards, rehab 1 bathroom and full rehabilitation of kitchen. New appliances, lighting, new doors and other items such as drywall repairs described in details in attached photographs. Page 32 of 93

33 Interior finishes required: new paint coat, new flooring throughout the house, new baseboards, rehab 1 bathroom and full rehabilitation of kitchen. New appliances, lighting, new doors and other items such as drywall repairs described in details in attached photographs. Page 33 of 93

34 Interior finishes required: new paint coat, new flooring throughout the house, new baseboards, rehab 1 bathroom and full rehabilitation of kitchen. New appliances, lighting, new doors and other items such as drywall repairs described in details in attached photographs. Page 34 of 93

35 Drywall repairs required are associated to failure of roofing membrane and water damage. Page 35 of 93

36 Drywall repairs required are associated to failure of roofing membrane and water damage. Page 36 of 93

37 Drywall repairs required are associated to failure of roofing membrane and water damage. Page 37 of 93

38 Drywall repairs required are associated to failure of roofing membrane and water damage. Page 38 of 93

39 Drywall repairs required are associated to failure of roofing membrane and water damage. Page 39 of 93

40 Drywall repairs required are associated to failure of roofing membrane and water damage. Page 40 of 93

41 Drywall repairs required are associated to failure of roofing membrane and water damage. Page 41 of 93

42 Drywall repairs required are associated to failure of roofing membrane and water damage. Page 42 of 93

43 Required: New flooring throughout the house, new baseboards Page 43 of 93

44 Required: New flooring throughout the house, new baseboards Page 44 of 93

45 Required: New flooring throughout the house, new baseboards Page 45 of 93

46 Required: New flooring throughout the house, new baseboards. Drywall repairs required are associated to failure of roofing membrane and water damage. Page 46 of 93

47 Required: New flooring throughout the house, new baseboards. Page 47 of 93

48 All interior doors are missing, some casing missing. All interior doors must be reinstalled. Page 48 of 93

49 All interior doors are missing, some casing missing. All interior doors must be reinstalled. Page 49 of 93

50 All interior doors are missing, some casing missing. All interior doors must be reinstalled. Page 50 of 93

51 All interior doors are missing, some casing missing. All interior doors must be reinstalled. Page 51 of 93

52 All interior doors are missing, some casing missing. All interior doors must be reinstalled. Page 52 of 93

53 All items and finishes inside bathroom are beyond possibilities of repair. Allowances must be made for full rehabilitation of bathroom Page 53 of 93

54 All items and finishes inside bathroom are beyond possibilities of repair. Allowances must be made for full rehabilitation of bathroom Page 54 of 93

55 All items and finishes inside bathroom are beyond possibilities of repair. Allowances must be made for full rehabilitation of bathroom Page 55 of 93

56 All items and finishes inside bathroom are beyond possibilities of repair. Allowances must be made for full rehabilitation of bathroom Page 56 of 93

57 All items and finishes inside bathroom are beyond possibilities of repair. Allowances must be made for full rehabilitation of bathroom Page 57 of 93

58 All items and finishes inside bathroom are beyond possibilities of repair. Allowances must be made for full rehabilitation of bathroom Page 58 of 93

59 All items and finishes inside bathroom are beyond possibilities of repair. Allowances must be made for full rehabilitation of bathroom Page 59 of 93

60 All items and finishes inside bathroom are beyond possibilities of repair. Allowances must be made for full rehabilitation of bathroom. Careful removal of asbestos containing space hater must be done by licensed and insured professionals Page 60 of 93

61 All interior doors are missing, some casing missing. All interior doors must be reinstalled. Page 61 of 93

62 All interior doors are missing, some casing missing. All interior doors must be reinstalled. Page 62 of 93

63 All interior doors are missing, some casing missing. All interior doors must be reinstalled. Page 63 of 93

64 All interior doors are missing, some casing missing. All interior doors must be reinstalled. Page 64 of 93

65 All interior doors are missing, some casing missing. All interior doors must be reinstalled. Page 65 of 93

66 All interior doors are missing, some casing missing. All interior doors must be reinstalled. Page 66 of 93

67 All interior doors are missing, some casing missing. All interior doors must be reinstalled. Page 67 of 93

68 Defective AC system to be replaced by 13 seer efficient model. Duct work associated with the HVAC system must be completed throughout the house Page 68 of 93

69 Full rehabilitation of kitchen including but not limited to countertops, backsplash and cabinetry Page 69 of 93

70 Full rehabilitation of kitchen including but not limited to countertops, backsplash and cabinetry Page 70 of 93

71 Full rehabilitation of kitchen including but not limited to countertops, backsplash and cabinetry Page 71 of 93

72 Electrical upgrades including the service entrance, meter and fuse conversion to breaker panel must be executed in order to meet current code. Proper grounding of service and interior circuits are required. Allowances must be made for upgrade of switches, outlets, GFCI s, smoke detectors and lighting. Page 72 of 93

73 Drywall repairs required are associated to failure of roofing membrane and water damage. Page 73 of 93

74 Drywall repairs required are associated to failure of roofing membrane and water damage. Page 74 of 93

75 Drywall repairs required are associated to failure of roofing membrane and water damage. Page 75 of 93

76 Drywall repairs required are associated to failure of roofing membrane and water damage. Page 76 of 93

77 Drywall repairs required are associated to failure of roofing membrane and water damage. Page 77 of 93

78 Drywall repairs required are associated to failure of roofing membrane and water Page 78 of 93

79 damage. Structural repairs associated with roof failure must be included in roofing replacement cost. Page 79 of 93

80 Structural repairs associated with roof failure must be included in roofing replacement cost. Page 80 of 93

81 Structural repairs associated with roof failure must be included in roofing replacement cost. Page 81 of 93

82 Structural repairs associated with roof failure must be included in roofing replacement cost. Page 82 of 93

83 Electrical upgrades including the service entrance, meter and fuse conversion to breaker panel must be executed in order to meet current code. Proper grounding of service and interior circuits are required. Allowances must be made for upgrade of switches, outlets, GFCI s, smoke detectors and lighting. Page 83 of 93

84 Electrical upgrades including the service entrance, meter and fuse conversion to breaker panel must be executed in order to meet current code. Proper grounding of service and interior circuits are required. Allowances must be made for upgrade of switches, outlets, GFCI s, smoke detectors and lighting. Electrical upgrades including the service entrance, meter and fuse conversion to breaker panel must be executed in order to meet current code. Proper grounding of service and interior circuits are required. Allowances must be made for upgrade of switches, outlets, GFCI s, smoke detectors and lighting. Page 84 of 93

85 New water heater required. Page 85 of 93

86 Structural repairs associated with roof failure must be included in roofing replacement cost. Page 86 of 93

87 Electrical upgrades including the service entrance, meter and fuse conversion to breaker panel must be executed in order to meet current code. Proper grounding of service and interior circuits are required. Allowances must be made for upgrade of switches, outlets, GFCI s, smoke detectors and lighting. Page 87 of 93

88 Electrical upgrades including the service entrance, meter and fuse conversion to breaker panel must be executed in order to meet current code. Proper grounding of service and interior circuits are required. Allowances must be made for upgrade of switches, outlets, GFCI s, smoke detectors and lighting. Page 88 of 93

89 No evidence of HVAC associated duct work was noted during inspection. A large soffit and grills are used as HVAC duct. Page 89 of 93

90 Attic space requires insulation Page 90 of 93

91 Evidence of damage on roofing membrane and evidence of water related to defective roofing membrane were noted inside the habitable space Page 91 of 93

92 Evidence of damage on roofing membrane and evidence of water related to defective roofing membrane were noted inside the habitable space Page 92 of 93

93 Defective HVAC compressor unit to be replaced and included in cost associated with HVAC improvements. Page 93 of 93

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