Home Inspection Report

Report# 21009 Page 1 of 24 Home Inspection Report Property Address: 123 Maple Lane, St. Augustine, FL 32092 Prepared For: Mr. Smith Prepared By: EDGE Inspections www.edgeinspections.com PO Box 601055 Jacksonville, FL 32260 P: 904.540.3533 F: 904.807.7746 E: info@edgeinspections.com

Report# 21009 Page 2 of 24 GENERAL INFORMATION Property 123 Maple Lane St. Augustine, FL 32092 Client Mr. Smith Inspection Company Joseph Coppedge Certified Home Inspector # 1839 EDGE Inspections PO Box 601055 Jacksonville, FL 32260 P: 904.540.3533 F: 904.807.7746 E: info@edgeinspections.com Conditions Date: 5/21/11 Time: 9am-12pm Attendees: Mr. Smith & family Property Occupied: Yes Estimated Age: 8 years Property Faces: South Space Below Grade: No Building Type: Single Family Garage: Attached 2 car Sewage Type: Public Water Source: Public Electric On: Yes Water On: Yes Gas On: Yes Weather Conditions: Sunny, 80 degrees Real Estate Professionals: Definitions 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.

Report# 21009 Page 3 of 24 Lots and Grounds 1. X Driveway: Concrete 2. X Walks & Steps: Concrete 3. X Porch: 4. X Patio: Screen lanai over patio 5. X Deck: 6. X Grading: 7. X Vegetation: 8. X Retaining Walls: 9. X Surface Drainage: 10. X Fences: 11. X Irrigation: Backflow preventer and valves located on left side of house. Controller located on left wall of garage

Report# 21009 Page 4 of 24 Building Exterior 1. X Cladding / Trim: Stucco, see comments 2. X Sealing: 3. X Fascia: Vinyl clad wood 4. X Soffit: Perforated vinyl panels 5. X Door Bell: 6. X Exterior Doors: Steel/fiberglass 7. X Windows: Aluminum frame insulated glass, see comments 8. X Window Screens: 9. X Ext. Lighting: 10. X Ext. Outlets: GFCI tested OK 11. X Hose Bibbs: Building Exterior Comments 1a. Left side of house, stucco holding moisture. Recommend re-coating stucco with high quality elastomeric paint, such as Sherwin Williams Loxon product 1b. At corner of house in lanai patio, high stucco moisture content due to installation of several wall anchors. Recommend sealing the anchor holes with caulk and painting with high quality elastomeric paint 1c. Several minor cracks in stucco, most notably in lanai patio area and front entry area. Recommend sealing all cracks and paint areas as noted above 7. Fogged windows at front bedroom and dining room

Report# 21009 Page 5 of 24 Building Exterior Pictures 1a. 1b. 1c. 7. 7.

Report# 21009 Page 6 of 24 Roof Roof Type: Composite shingle Approx Age: 8 years Overall Condition: Good Method of Inspection: Observed from ground / ladder 1. X Roof Covering: Composite shingles 2. X Flashing: 3. X Valleys: 4. X Skylights: 5. X Plumbing Boots: Neoprene/lead 6. X Electrical Mast: 7. X Gutters: 8. X Downspouts: 9. X Vents: Off ridge vents 10. X Spark Arrestor: 11. X Roof Cap: 12. X Flue: 13. X Chimney Flashing: 14. X Chimney Framing: Chimney

Report# 21009 Page 7 of 24 Electrical Service Type: Underground Service Meter Location: Left side of house Main Panel Location: In garage Panel Manufacturer: Square D Amps: 150 Volts: 120/240 1. X Service: Aluminum service conductors OK 2. X Panel: 3. X 120 VAC Circuits: 4. X 240 VAC Circuits: 5. X Conductor Type: Copper 6. X Aluminum Wiring: 7. X Ground: 8. X Panel Bonding: 9. X Circuit Breakers: 10. X GFCI: At bathrooms, kitchen, and outside 11. X AFCI: At bedroom circuits 12. X Smoke Detectors:

Report# 21009 Page 8 of 24 Air Conditioning System Manufacturer: TempStar Type: Split system DX Refrigerant Type: R-22 Approx Age: 8 years Capacity: 3 ton Air Handler (AHU) Location: In garage Condenser (CND) Location: Back of house Area Served: Entire house 1. X A/C Operation: 14 degree differential OK 2. X AHU Condition: 3. X Condensation Drain: 4. X CND Condition: 5. X Refrigerant Lines: 6. X Visible Coil: 7. X Electrical Disconnect: 8. X Blower Fan / Filter: 9. X Thermostat: Located in hallway by office / master bedroom 10. X Exposed Duct: Duct board / insulated flex duct

Report# 21009 Page 9 of 24 Heating System Primary Type: Heat pump Primary Capacity: 3 ton Area Served: Entire house Approx Age: 8 years Auxiliary Type: Heat strips Auxiliary Capacity: 5 kw Auxiliary Location: In AHU cabinet Area Served: Entire house Approx Age: 8 years 11. X Heating Operation: 12. X Blower Fan / Filter: See comments Same as A/C 13. X Distribution: Same as A/C ductwork 14. X Flue Piping: 15. X Controls: See comments 16. X Thermostats: Same as A/C A/C & Heat Comments 11. Auxiliary heat strips did not fire upon signal from thermostat. Possible faulty relay (controls) or heat element. 15. See Item #11 above

Report# 21009 Page 10 of 24 Plumbing Water shutoff Water heater Main gas valve / regulator Type: CPVC (water), Steel pipe (Gas) Approx Age: 8 years Water Heater (WH) Type: LP gas, tank water heater WH Capacity: 50 gal WH Manufacturer: Rheem WH Area Served: Bathrooms, kitchen, laundry WH Location: Garage 1. X Service Line: Underground, only visible portion inspected 2. X Main Shutoff: Ball valve, left side of house 3. X Water Lines: CPVC 4. X Drain Piping: PVC, only visible piping inspected 5. X Vent Pipes: PVC 6. X Gas Piping: Galv pipe, Black iron pipe 7. X WH Operation: 120 degrees output, see comments 8. X WH TPRV Valve: Present, not tested 9. X WH Drain Line: 10. X WH Flue Pipe: Galvanized round duct Plumbing Comments 7. Slight leak at water heater supply fitting

Report# 21009 Page 11 of 24 Plumbing Pictures 7.

Report# 21009 Page 12 of 24 Structure 1. X Structure Type: 2x wood frame 2. X Foundation: Concrete 3. X Settling: None observed 4. X Beams: 5. X Bearing Walls: 6. X Joists / Trusses: 2x4 engineered trusses 7. X Piers / Posts: 8. X Floor / Slab: Slab on grade 9. X Subfloor: 10. X Stairs / Handrail:

Report# 21009 Page 13 of 24 Attic Method of Inspection: Walked entire attic Access Location: Garage ceiling scuttle hole 1. X Roof/Wall Framing: 2. X Sheathing: ½ OSB 2x4 engineered truss roof 3. X Ventilation: Off ridge vents 4. X Insulation: Blown fiberglass/slag 5. X Insulation Depth: 12 (r30) 6. X Attic Fan: 7. X Electrical: See comments 8. X Water Intrusion: None observed 9. X Exhaust Venting: Flex duct to eaves Attic Comments 7. Light at garage attic access has broken cover Attic Pictures 7.

Report# 21009 Page 14 of 24 Garage Type of Structure: Attached garage Car Spaces: 2 car 1. X Garage Doors: Fiberglass decorative doors 2. X Door Operation: OK 3. X Door Opener: Works OK 4. X Other Doors: OK 5. X Ceiling: Drywall 6. X Walls: Drywall 7. X Floor: Concrete, some large cracks in floating slab 8. X Electrical: OK 9. X Heat & Air: 10. X Windows: 11. X Plumbing:

Report# 21009 Page 15 of 24 Laundry Area 12. X Laundry Tub: 13. X Washer Drain & Connection: 14. X Washer Electrical: 15. X Dryer Electrical: 16. X Dryer Vent: 17. X Dryer Gas Line: 18. X Floor Drain:

Report# 21009 Page 16 of 24 Foyer / Living / Dining Room Foyer Living Room Dining Room 1. X Ceiling: Drywall 2. X Walls: Drywall 3. X Floor: Carpet / tile 4. X Doors: Masonite paneled doors 5. X Windows: Aluminum frame insulated glass, see comments 6. X Electrical: OK 7. X HVAC Source: Ceiling grilles 8. X Closet: OK Living / Dining Comments 5. Fogged window in dining room Living / Dining Pictures 5.

Report# 21009 Page 17 of 24 Kitchen 1. X Stove/Range: LP gas stove / oven 2. X Ventilator: Re-circulating vent on microwave 3. X Disposal: OK 4. X Dishwasher: OK 5. X Refrigerator: OK 6. X Microwave: Microwave/vent combo 7. X Sink / Faucet: OK 8. X Electrical: GFCI OK 9. X Countertops: Granite 10. X Cabinets: Wood 11. X Ceiling / Walls: Drywall 12. X Floor: Tile 13. X Doors: 14. X Windows: 15. X HVAC Source: Ceiling grilles

Report# 21009 Page 18 of 24 Bathroom Type: Hall bath Location: Hallway by bedrooms 1. X Counter / Cabinet: Laminate top / Wood cabinet 2. X Sink / Basin: Cast iron OK 3. X Faucet / Drain: OK 4. X Tub / Surround: Fiberglass acrylic tub & surround, see comments 5. X Shower/Surround: 6. X Spa Tub: 7. X Toilet: OK 8. X Ventilation: Ceiling exhaust OK 9. X HVAC Source: Ceiling grilles 10. X Ceiling: Drywall 11. X Walls: Drywall, see comments 12. X Floor: Tile 13. X Doors: Masonite paneled door 14. X Windows: Aluminum frame insulated glass 15. X Electrical: GFCI OK Bathroom Comments 4. Tub stopper removed 11. Water damage at drywall adjacent to tub, recommend replacing drywall and sealing tub/surround joint and drywall/tub joint

Report# 21009 Page 19 of 24 Bathroom Pictures 4. 11. 11.

Report# 21009 Page 20 of 24 Bathroom Type: Master bathroom Location: Back right corner of house 1. X Counter / Cabinet: Laminate top / Wood cabinet 2. X Sink / Basin: Cast iron sink OK 3. X Faucet / Drain: OK 4. X Tub / Surround: 5. X Shower/Surround: Tile walk in shower, see comments 6. X Spa Tub: Cultured marble spa w/ pump, OK 7. X Toilet: OK 8. X Ventilation: Ceiling exhaust fan OK 9. X HVAC Source: Ceiling grilles 10. X Ceiling: Drywall 11. X Walls: Drywall 12. X Floor: Tile 13. X Doors: Masonite paneled door 14. X Windows: Aluminum frame insulated glass 15. X Electrical: GFCI tests OK Bathroom Comments 5. Tiles popping off wall on exterior shower wall due to moisture intrusion. Cause is either inadequate sealing of tile or drain weep hole blockage. Recommend removing wall tiles and installing water barrier and proper cement board backing. Also recommend installing cover over weep holes to prevent clogging/blockage.

Report# 21009 Page 21 of 24 Bathroom Pictures 5.

Report# 21009 Page 22 of 24 Bedroom Type: Guest bedroom 1 Location: Front of house 1. X Ceiling: Drywall 2. X Walls: Drywall 3. X Floor: Carpet 4. X Doors: Masonite paneled 5. X Windows: Aluminum frame insulated glass, see comments 6. X Electrical: OK 7. X HVAC Source: Ceiling grilles 8. X Closet: OK Bedroom Comments 5. Bottom window sash fogged Bedroom Pictures 5.

Report# 21009 Page 23 of 24 Bedroom Type: Guest Bedroom 2 Location: Front of house, adjacent to hall bath 1. X Ceiling: Drywall 2. X Walls: Drywall 3. X Floor: Carpet 4. X Doors: Masonite paneled 5. X Windows: Aluminum frame insulated glass 6. X Electrical: OK 7. X HVAC Source: Ceiling grilles 8. X Closet: OK

Report# 21009 Page 24 of 24 Office Type: Office Location: Back of house 1. X Ceiling: Drywall 2. X Walls: Drywall 3. X Floor: Carpet 4. X Doors: Masonite paneled 5. X Windows: Aluminum frame insulated glass 6. X Electrical: OK 7. X HVAC Source: Ceiling grilles 8. X Closet: