Cover Page Vari Inspection Services Property Inspection Report Inspection prepared for: Sample Real Estate Agent: None - Date of Inspection: 5/13/2015 Inspector: Tony Vari License # HI8047 23110 STRD 54 #106, Lutz, FL 33549 Phone: 813-917-4600 Fax: 813-994-1186 Email: tvari@vcsfl.com variinspectionservices.com
Report Summary Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expenses to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all of the pages of the report as the summary alone does not explain all the issues. All repairs must be done by a licensed &bonded trade or profession. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Grounds Page 5 Item: 4 Gate Condition Gates are sagging. Repair as needed. Page 6 Item: 5 Patio and Porch Deck Floor boards rotted. Warped deck boards observed. Repair or replace as needed. Page 6 Item: 6 Stairs & Handrail Spindles missing; safety hazard. Rotted wood observed on front porch stairs. Non-conforming steps at rear deck location, possible safety hazard. Page 7 Item: 8 GFCI No Ground Fault Circuit Interrupter (GFCI) protection of home electrical outlets was provided in the home at the time of inspection. Although GFCI protection may not have been required at the time the home was built, for safety reasons, consider upgrading the electrical system to include GFCI protection. Page 8 Item: 13 Fence Condition Wood deterioration observed. Suggest repairs/replacement as needed. Exterior Areas Page 10 Item: 1 Doors Rotted door and jam observed on front and back doors. Repair or replace as needed. Door pin latch was broken at time of inspection. Replace as needed. Page 10 Item: 2 Siding Condition Deteriorated siding observed on several locations of both the main house and guest house. Evidence of insect activity and/or insects around exterior of house. Recommend evaluation by licensed pest control specialist/exterminator. Inspector was unable to determine how much structural damage has been done by termite infestation. Recommend further evaluation from a licensed structural contractor. Page 12 Item: 3 Eaves & Facia Deteriorating and rotted fascia observed on both structures. Replace as needed. Foundation Page 13 Item: 1 Access Panel Limited inspection from the access area only. Limited review due to falling insulation. Roof Page 14 Item: 1 Roof Condition Evidence of roof leaks at roofs perimeter. Recommend further evaluation from a licensed roofing contractor. Guest house roof appears to be at the end of its useful life. Recommend further evaluation from a licensed roofing contractor. Page 1 of 40
Attic Page 16 Item: 2 Structure Vermin activity observed in the attic. Vermin can damage insulation & electrical wiring. Recommend a professional pest contractor evaluate for treatment. Page 16 Item: 3 Ventilation No soffit venting observed on both structures. Electrical Page 18 Item: 1 Electrical Panel Parallel wiring observed in main and sub panel feeds. Recommend further evaluation from a licensed electrical contractor. Water Heater Page 24 Item: 5 Overflow Condition A Temperature Pressure Relief Valve (TPR Valve) present. This safety valve releases water (and thus relieves pressure) if either the temp or pressure in the tank gets too high. The TPR valve discharge tube must be made of copper, iron, or CPVC (NOT regular PVC). It must terminate within 6" above the floor--the end cannot be threaded or have a fitting. Recommend running drain plan discharge to exterior of living area. Interior Areas Page 25 Item: 3 Doors The interior doors did not operate properly at time of inspection. Adjust as needed. Interior doors rubbed on carpet at time of inspection. Repair as needed. Page 26 Item: 5 Smoke Detectors The smoke alarm battery needs to be replaced. Page 28 Item: 9 Window Condition Loose tension rods observed at front room right window location. Recommend further evaluation from a licensed window contractor. Missing window lock at front center window location. Bathroom 1 Page 29 Item: 5 Doors Hollow wood doors. Damaged baseboard observed behind toilet. Repair as needed. Page 29 Item: 7 GFCI No GFCI protection present, suggest installing GFCI protected receptacles for safety. Page 31 Item: 14 Bath Tubs Chipped finish observed. Missing stopper noted. Page 32 Item: 16 Toilets A loose toilet and/or loose/soft sub-flooring was observed. This can indicate damage to the sub-flooring beneath the fixture and floor covering. This condition is not visible or fully accessible to the inspector without destructive investigation. Client is advised to seek further review by a licensed plumbing contractor prior to closing for repairs/replacement as required. Bathroom 2 Page 33 Item: 7 GFCI No GFCI protection present, suggest installing GFCI protected receptacles for safety. Page 34 Item: 14 Sinks Stopper is missing. Kitchen Page 36 Item: 6 Range condition Right rear burner needs replacing. Page 38 Item: 14 GFCI No GFCI protection present, suggest installing GFCI protected receptacles for safety. Page 2 of 40
We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have, throughout the entire closing process. Properties being inspected do not "Pass" or "Fail. - The following report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific noncode, non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. Page 3 of 40
1. Attendance 2. Home Type 3. Occupancy Inspection Details In Attendance: Client present Selling Agent present Home Type: Single Family Home Occupancy: Vacant Page 4 of 40
Grounds 1. Driveway and Walkway Condition Materials: No driveway noted. 2. Grading No major system safety or function concerns noted at time of inspection. 3. Vegetation Observations No major system safety or functional concerns noted at time of inspection. 4. Gate Condition Materials: Wood Gates are sagging. Repair as needed. Page 5 of 40
5. Patio and Porch Deck Floor boards rotted. Warped deck boards observed. Repair or replace as needed. 6. Stairs & Handrail Spindles missing; safety hazard. Rotted wood observed on front porch stairs. Non-conforming steps at rear deck location, possible safety hazard. Page 6 of 40
7. Grounds Electrical 8. GFCI No Ground Fault Circuit Interrupter (GFCI) protection of home electrical outlets was provided in the home at the time of inspection. Although GFCI protection may not have been required at the time the home was built, for safety reasons, consider upgrading the electrical system to include GFCI protection. 9. Plumbing Materials: Copper piping noted. Main water shut off observed. Right of structure. Page 7 of 40
10. Water Pressure 11. Exterior Faucet Condition Location: Left of structure. Right of structure. Appears Functional. 12. Patio and Porch Condition 13. Fence Condition Materials: Wood Wood deterioration observed. Suggest repairs/replacement as needed. Page 8 of 40
Page 9 of 40
1. Doors Exterior Areas Rotted door and jam observed on front and back doors. Repair or replace as needed. Door pin latch was broken at time of inspection. Replace as needed. 2. Siding Condition Deteriorated siding observed on several locations of both the main house and guest house. Evidence of insect activity and/or insects around exterior of house. Recommend evaluation by licensed pest control specialist/exterminator. Inspector was unable to determine how much structural damage has been done by termite infestation. Recommend further evaluation from a licensed structural contractor. Page 10 of 40
3. Eaves & Facia Deteriorating and rotted fascia observed on both structures. Replace as needed. Page 11 of 40
4. Exterior Paint Suggest sealing/caulking around doors and windows as part of routine maintenance. Page 12 of 40
1. Access Panel Foundation Limited inspection from the access area only. Limited review due to falling insulation. 2. Post and Girders Support Material: Block Pillars Page 13 of 40
1. Roof Condition Roof Materials: Inspected from Roof. Materials: Asphalt shingles noted. Evidence of roof leaks at roofs perimeter. Recommend further evaluation from a licensed roofing contractor. Guest house roof appears to be at the end of its useful life. Recommend further evaluation from a licensed roofing contractor. Page 14 of 40
Page 15 of 40
1. Access 2. Structure Access at hallway ceiling. Attic Vermin activity observed in the attic. Vermin can damage insulation & electrical wiring. Recommend a professional pest contractor evaluate for treatment. 3. Ventilation 4. Duct Work Ridge exhaust venting noted. No soffit venting observed on both structures. Page 16 of 40
5. Electrical 6. Attic Plumbing Most areas not accessible due to insulation. PVC plumbing vents 7. Insulation Condition Materials: Unfinished fiberglass batts noted. Depth: Insulation averages about 8 inches in depth Insulation level in the attic is typical for homes this age Page 17 of 40
1. Electrical Panel Electrical Location: Exterior of structure. Location: Located at the guest house. Parallel wiring observed in main and sub panel feeds. Recommend further evaluation from a licensed electrical contractor. Page 18 of 40
2. Main Amp Breaker 150 amp 3. Cable Feeds There is an overhead service drop noted. Page 19 of 40
4. Breakers Materials: Copper non-metallic sheathed cable noted. All of the circuit breakers appeared serviceable. Page 20 of 40
Heat/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered by electricity and natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls. For a more thorough investigation of the system please contact a licensed HVAC service person. 1. Heater Condition Materials: The furnace is located in the laundry room Materials: The home has a split system. 2. Refrigerant Lines No defects found. 3. AC Compress Condition Compressor Type: Electric Location: The compressor is located on the exterior grounds. The typical temperature differential split between supply and return air in an air conditioner of this type is 15-20 degrees F. This system responded and achieved an acceptable differential temperature of 19 degrees F. Page 21 of 40
4. Filters 5. Thermostats Location: Located in a filter grill in a hall area wall. MAINTENANCE: The air filter(s) should be inspected at least monthly and cleaned or replaced as required. There are two types of filters commonly used: (1) Washable filters, (constructed of aluminum mesh, foam, or reinforced fibers) these may be cleaned by soaking in mild detergent and rising with water. Or (2) Fiberglass disposable filters that must be REPLACED before they become clogged. Remember that dirty filters are the most common cause of inadequate heating or cooling performance. Location: Hallway Page 22 of 40
Water Heater 1. Water Heater Condition Heater Type: Electric Location: The heater is located in the laundry room. Tank appears to be in satisfactory condition -- no concerns. 2. TPRV Appears to be in satisfactory condition -- no concerns. 3. Number Of Gallons 40 gallons 4. Plumbing Materials: Copper No deficiencies observed at the visible portions of the supply piping. Page 23 of 40
5. Overflow Condition Materials: PVC A Temperature Pressure Relief Valve (TPR Valve) present. This safety valve releases water (and thus relieves pressure) if either the temp or pressure in the tank gets too high. The TPR valve discharge tube must be made of copper, iron, or CPVC (NOT regular PVC). It must terminate within 6" above the floor--the end cannot be threaded or have a fitting. Recommend running drain plan discharge to exterior of living area. Page 24 of 40
Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms, Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist of hallways, foyer, and other open areas. Within these areas the inspector is performing a visual inspection and will report visible damage, wear and tear, and moisture problems if seen. Personal items in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert should be consulted if you would like further testing. 1. Ceiling Fans Operated normally when tested, at time of inspection. 2. Closets 3. Doors The closets are in serviceable condition. Hollow wood doors. The interior doors did not operate properly at time of inspection. Adjust as needed. Interior doors rubbed on carpet at time of inspection. Repair as needed. Page 25 of 40
4. Electrical 5. Smoke Detectors The smoke alarm battery needs to be replaced. Page 26 of 40
6. Window-Wall AC or Heat 7. Ceiling Condition 8. Wall Condition 9. Window Condition Materials: There are drywall ceilings noted. Materials: Drywall walls noted. Materials: Aluminum framed single hung window noted. Loose tension rods observed at front room right window location. Recommend further evaluation from a licensed window contractor. Missing window lock at front center window location. Page 27 of 40
10. Floor Condition Materials: Carpet noted. Vinyl floors observed. Page 28 of 40
1. Locations 2. Cabinets 3. Ceiling Condition 4. Counters 5. Doors Locations: Main House Bathroom 1 Materials: There are drywall ceilings noted. Plastic laminate tops noted. Hollow wood doors. Damaged baseboard observed behind toilet. Repair as needed. 6. Electrical 7. GFCI 8. Exhaust Fan No GFCI protection present, suggest installing GFCI protected receptacles for safety. Page 29 of 40
9. Floor Condition 10. Heating 11. Mirrors Materials: Sheet vinyl flooring is noted. Central heating and cooling noted in this room. At the time of the inspection, all appeared to be functioning and in serviceable condition. 12. Plumbing 13. Shower Walls FPR noted. Page 30 of 40
14. Bath Tubs Caulk/seal tub perimeter as a part of routine maintenance. Chipped finish observed. Missing stopper noted. 15. Sinks Page 31 of 40
16. Toilets A loose toilet and/or loose/soft sub-flooring was observed. This can indicate damage to the sub-flooring beneath the fixture and floor covering. This condition is not visible or fully accessible to the inspector without destructive investigation. Client is advised to seek further review by a licensed plumbing contractor prior to closing for repairs/replacement as required. Page 32 of 40
1. Locations 2. Cabinets 3. Ceiling Condition 4. Counters 5. Doors Locations: Guest house Bathroom 2 Materials: There are drywall ceilings noted. Plastic laminate tops noted. Hollow wood doors. 6. Electrical 7. GFCI 8. Exhaust Fan 9. Floor Condition No GFCI protection present, suggest installing GFCI protected receptacles for safety. Materials: Sheet vinyl flooring is noted. 10. Heating 11. Plumbing 12. Shower Walls Fiberglass surround noted. Page 33 of 40
13. Bath Tubs 14. Sinks Stopper is missing. Page 34 of 40
15. Toilets 0bserved as functional and in good visual condition. Page 35 of 40
Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. 1. Cabinets 2. Counters Plastic laminate tops noted. 3. Dishwasher 4. Garbage Disposal 5. Microwave 6. Range condition Materials: Electric Right rear burner needs replacing. 7. Sinks Page 36 of 40
8. Vent Condition Materials: Recirculating 9. Window Condition 10. Floor Condition Materials: Aluminum framed sliding window noted. Materials: Sheet vinyl flooring is noted. 11. Plumbing 12. Ceiling Condition Materials: There are drywall ceilings noted. Page 37 of 40
13. Electrical 14. GFCI 15. Wall Condition No GFCI protection present, suggest installing GFCI protected receptacles for safety. Materials: Drywall walls noted. Page 38 of 40
1. Dryer Vent Laundry 2. Electrical 3. Floor Condition Materials: Sheet vinyl flooring is noted. 4. Plumbing Page 39 of 40
5. Wall Condition 6. Ceiling Condition Materials: Drywall walls noted. Materials: There are drywall ceilings noted. 7. Doors Page 40 of 40