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736 Glengary Ln 
Palm Harbor FL 34683-6332
Inspector: Shawn DuBois
State of Florida Certified General Contractor #CGC1522861
State of Florida Certified Home Inspector #HI8688
Pinellas County Specialty Contractor #C-10410
InterNACHI Certified Home Inspector ID# 14122309

 

Property Inspection Report

Client(s):  Bob Smith
Property address:  4564 111th ave, largo, fl
Inspection date:  Friday, January 31, 2014

This report published on Thursday, February 12, 2015 7:26:10 PM EST

[bThank you for choosing Advanced Home Inspections of Floirida LLC. We've made every effort to provide you with a thorough, high quality inspection, and hope that the information in this report proves to be valuable in your consideration of this property. If for any reason you are unsatisfied with this report, or have questions after reviewing it, please don't hesitate to call us. If you are satisfied, please tell your friends about us.

This inspection complies with the American Society of Home Inspectors' (ASHI) Standards of Practice and the National Association of Home Inspectors' (NAHI) Standards of Practice. This report is intended to identify major defects within a structure that significantly affect its habitability or that cost in excess of $500 to repair, although minor defects may be noted in the report. Cosmetic items such as damaged molding, trim, doors, cabinets, interior paint or carpet are generally excluded from this report.

Home inspection reports by nature focus on defects and may seem negative in tone. Some features of this property may be in excellent condition and of high quality but have not been mentioned, or been deemed adequate in the report. This is not meant to downplay this property's assets, but to focus on alerting you to potentially expensive problems. Bear in mind that all homes, regardless of their age, have some number of defects.

Areas of the property that are excluded due to lack of access are vulnerable to infestation and damage from wood destroying insects and organisms.




]This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.[/b]
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a safety hazard
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Exterior and Foundation
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows


General Information
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Report number: Kelder01302015
Time started: 130
Time finished: 420
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cool
Inspection fee: 340.00
Payment method: Check
Buildings inspected: One house
Age of main building: 1963
Source for main building age: Municipal records or property listing
Front of building faces: West
Main entrance faces: West
Occupied: No
1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.reporthost.com/?EPA
http://www.reporthost.com/?CPSC
http://www.reporthost.com/?CDC
Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Masonry
2) Several broken pavers on the front porch and on the back deck. There are extra pavers along the north wall of the house.
3) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
Photo
Photo 3-1
Small driveway crack. Cosmetic concern only.
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Photo 3-2

Exterior and Foundation
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Concrete block
Wall covering: Stucco
Condition of foundation and footings: Not determined
Apparent foundation type: Concrete slab on grade
4) A tree in the back yard appears to be dead. This is a saftey hazard and should be evaluated by a qualified arborist.
5) The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices.
Photo
Photo 5-1
Peeling paint.
 

Roof
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Near, at or beyond service life
Roof surface material: Asphalt or fiberglass composition shingles, Torch down (modified bitumen)
Roof type: Gable, Flat or low slope
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
6) The roof surface appeared to be near the end of its service life and will likely need replacing in the near future even if repairs are made now. Recommend discussing replacement options with a qualified contractor, and budgeting for a replacement roof surface in the near future. The client may also wish to consider having a qualified contractor attempt to issue a "5 year roof certificate."
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Photo 6-1
Sealant applied to roofing.
Photo
Photo 6-2
water ponding stains.
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Photo 6-3
separation in layers of roofing.
Photo
Photo 6-4
Photo
Photo 6-5
Roof leak is causing moisture in the framing as indicated by the blue colors.
 

7) Ponding (pools of standing water) was found at one or more locations on the flat or low-slope roof surface. Even on a flat roof, water should be removed by a drainage system so that any remaining water evaporates within 48 hours after it rains. Prolonged standing water can result in roof leaks. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary to prevent ponding.
8) Some composition shingles were cracked and/or broken. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
9) Some gaps, open cracks or holes were found in the flat or low-slope roof surface at one or more seams. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary.
Attic and Roof Structure
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses
Ceiling structure: Trusses
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass loose fill, Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): R-19
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Gable end vents, Open soffit vents
10) The ceiling insulation in one or more areas of the attic was compacted or uneven. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-38).
Photo
Photo 10-1
Approximately an R-19 insulation value in the attic. Energy costs could be reduced by adding additional insulation material.
Photo
Photo 10-2
Missing insulation in the attic. The "hot" spots or orange areas you see will increase the amount of heat transferred from the attic space to the room. Recommend insulation be added

Garage or Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Hollow core, fiberglass. 
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable, No remote control present.
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: None
11) The door between the garage and the house did not appear to be fire resistant, or the inspector was unable to verify that it was via a label. This is a potential safety hazard. House to garage doors, to prevent fire and fumes from spreading from the garage into interior living space, should be constructed of fire-resistant materials. Doors, generally considered to be suitable for the purpose, are solid core wood, steel, honeycomb steel or a door that has been factory labeled as fire rated. Recommend that a qualified contractor replace or repair the door and, at that time, make any other corrections that might be required to provide suitable fire resistance between the garage and the dwelling per standard building practices. For more information, visit:
http://www.reporthost.com/?AGFR
Electric
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Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil, Cold water supply pipes
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed, Aluminum solid-strand
Solid strand aluminum branch circuit wiring present: Yes, 2 branch circuits are wired with solid strand aluminum wire.
Ground fault circuit interrupter (GFCI) protection present: No
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Yes, but not tested
12) One or more branch circuits with solid-strand aluminum wires were found. Problems due to expansion and contraction with this type of wiring can cause overheating at connections between the wire and devices such as switches and receptacles (outlets), or at splices. This is a potential fire hazard. The Consumer Products Safety Commission recommends either discontinuing use of circuits with aluminum wiring, removing the wiring, or that an electrician determine if copper wire can be pig-tailed onto the ends of the aluminum wire. A qualified electrician should evaluate the full electrical system and repair as necessary. For more information, visit:
http://www.reporthost.com/?ALWIRE1
http://www.reporthost.com/?ALWIRE2
Photo
Photo 12-1
2 Branch circuits with solid strand aluminum.
Photo
Photo 12-2
The wires in a branch circuit are over heating and could cause a fire. This should be evaluated by an electrician.

13) One or more sections of outdoor wiring were exposed and subject to damage. This is a potential shock hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing conduit, re-routing wires or replacing wiring.

A wire which terminates on the extirior wall of the garage appears to be live. this should be repaired/evaluated by a qualified electrician.
14) Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit:
http://www.reporthost.com/?SMKALRM
Photo
Photo 14-1
Smoke detector installed but not working.
 

15) One or more electric receptacles (outlets) appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair. Outlet in back bedroom had not power. GFIC outlet in laundry room had no power.
Photo
Photo 15-1
NO power at outlet.
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Photo 15-2
No power at laundry room outlet.

16) One or more light fixtures were inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.

Lights in hall bath, light in small bath not working,
Photo
Photo 16-1
Main bath lights not working
Photo
Photo 16-2
Light or fan missing.

Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water shut-off: Building exterior, in front of garage
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic, Lead
17) SLow leak was found at the main shut off valve.
Photo
Photo 17-1
leaking main shut off.
 

18) The drain line for the washer machine is is under sized. it appears to be 1 1/2 inch and should a minimum of 2 inch. this should be evaluated by a qualified plumber.
Photo
Photo 18-1
Possible undersized washer drain line.
 

Water Heater
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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable, Near, at or beyond service life
Type: Tank
Energy source: Electricity
Estimated age: 10 years
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Location of water heater: Garage
Hot water temperature tested: No
19) No TPR drain line was installed. This is very dangerous and should be evaluated by a qualifed plumber
Photo
Photo 19-1
NO TPR drain line installed. Safety hazard
 

20) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be at this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
Photo
Photo 20-1
Water heater was manufactured in 2005.
 

Heating, Ventilation and Air Condition (HVAC)
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
Condition of cooling system and/or heat pump: Appeared serviceable, Corsaire 9 years old
Cooling system and/or heat pump fuel type: Electric
Type: Split system
Condition of controls: Appeared serviceable
21) AC vent not properly attched in the back bed room
Photo
Photo 21-1
loose vent.
 

22) there was a temp drop of 9 degrees in cooling mode and a temp rise of 15 degrees in heating mode. 9 degree drop is not adaquate however the outside temp was only 67 and the unit was only run for a short time. The unit appeared to be operating properly.
Kitchen
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Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Required repair, replacement and/or evaluation (see comments below)
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable
23) The dishwasher was inoperable. Recommend that a qualified specialist evaluate and repair or replace as necessary.

The door latch appears to be stuck. It may be repairable or may need to be replaced.
24) The water dispensor in the fridge was not working at the time of the inspection. This may be due to the water being shut off, clogged or old filter etc..
Bathrooms, Laundry and Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Full bath, Bath off of garage
Location #B: Full bath, Hall bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: None visible
25) The bathroom with a shower or bathtub at location(s) #A didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed or when wind blows air into the bathroom. Recommend that a qualified contractor install exhaust fans per standard building practices where missing in bathrooms with showers or bathtubs.
26) The bathtub faucet at location(s) #B dripped when it was turned off. Recommend that a qualified plumber repair as necessary.

The diverter did not work properly. Not all water was diverted to the shower head.
Interior, Doors and Windows
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Vinyl, Multi-pane, Sliding, Single-hung
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Tile
27) Condensation or staining was visible between multi-pane glass in one or more windows. This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.

Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.

Dining room window seal is broken causing fogging. There may be others with broken seals as well. it could not be determined during the inspection due to the dirt on the window panes.
28) Stains and elevated levels of moisture were found in one or more ceiling areas. The stains appear to be due to an active roof leak. Recommend that a qualified contractor evaluate and repair as necessary.
Photo
Photo 28-1
Leak stain in ceiling.
 

29) Screens were missing from some windows. These windows may not provide ventilation during months when insects are active.

some screens were installed but damaged.
Photo
Photo 29-1
Damaged screens.
 

30) Deadbolts on one or more exterior doors were inoperable. Recommend that a qualified person repair as necessary.

The dead bolt on the garage door to the outside is inoperable.
31) Glass in one or more windows was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.

Outer pane appears to be missing.
Photo
Photo 31-1
Outer pane of glass missing.
Photo
Photo 31-2
Fogged pane. Broken seal.

32) One or more window screens were damaged or deteriorated. These window(s) may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary. Rips and tears in mulitpule window screens
33) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks.Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
34)   Sliding glass door improperly sealed after install. Should be resealed.
Photo
Photo 34-1
Door install issue. should be sealed properly.
 


Photo
Photo X-1
AC unit was manufactured in 07/2006
Photo
Photo X-2
Small area of rot in the soffit
Photo
Photo X-3
Small area of separation between soffit and fascia.
Photo
Photo X-4
Over flow switch installed in AC pan.
Photo
Photo X-5
Electrical box not clearly labeled.
Photo
Photo X-6
AC filter needs to be serviced.
Photo
Photo X-7
Handel missing in laundry room hot water line.
Photo
Photo X-8
Door missing and inoperable. I saw a door in the garage.
Photo
Photo X-9
Missing sprinkler solenoid. System not tested.
Photo
Photo X-10
AC chase should be sealed.
Photo
Photo X-11
Photo
Photo X-12
Photo
Photo X-13
 

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