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All Home Meters, LLC

Website: http://AllHomeMeters.com
Email: info@AllHomeMeters.com
Inspector's email: Tony@AllHomeMeters.com
Phone: (305) 606-4732 · (786) 318-7203
Inspector's phone: (305) 606-4732
Inspector: Ricardo Neyra
Florida Professional Engineer PE78475

   

Property Inspection Report

Client(s):  Silvia Vasquez
Property address:  1011 NE 212th Ter
Miami FL 33179-1308
Inspection date:  Sunday, February 28, 2016

This report published on Thursday, March 03, 2016 2:54:37 PM EST

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.



AGREEMENT

THIS CONTRACT LIMITS OUR LIABILITY.

If this inspection was performed, the Parties Understood and Agreed as follows:


--The inspection will be performed following minimum inspection guidelines for this type of inspection; items NOT directly specified in this report were not inspected and are out of the scope.
--Report is the exclusive property of this inspection company and the client(s) listed in the report title.
--Use of the report by any unauthorized persons is prohibited.
--Client agrees not to disclose any part of the inspection report to any other person unless required as part of the actual purpose of the inspection.
--This inspection is ONLY limited to readily visible defects.
--The inspection is NOT intended to be technically exhaustive.
--This inspection does NOT include any destructing test or dismantling.
--The Inspector will NOT inspect for any deficiency on elements or areas, which are not exposed to view, are concealed, are inaccessible, or otherwise difficult to inspect and cannot be visually examined.
--The Inspector is NOT acting or representing himself/herself as a licensed structural engineer, electrical engineer, mechanical engineer, termite inspector, sewer inspector, mold inspector, a qualified contractor or an expert in any craft or trade.
--The inspection is NOT considered to be a guarantee, home warranty or insurance policy of the future life or failure of the items inspected, expressed or implied.
--No party must rely totally upon this report as a warrant that the property complies with all the Zoning and Building codes.
--Cost estimates (if any) to repair, legalize or replace any of the inspected items are provided (when stated) ONLY as informative and CANNOT be considered as final costs, qualified contractors must review the report, search for plans, evaluate issues and give a better estimate.
--Total costs (if any) might be much higher if stated in the report.
--Client, Buyer, Seller, qualified contractors and interested parties must search for plans, permits, inspections, etc. and evaluate all issues to have a final estimate taking in consideration potential additional cost related with latent defects, issues out of the scope of this inspection or changes to the property following the date of this inspection.
--Home Owner Association or Property Management might be responsible for certain costs.
--Property might need to comply with other requirements including life-safety enforcement.
--Inspections performed on occupied properties have very limited visibility and evaluation.
--Researches to find construction permits, construction inspections, open permits, open violation cases, citations, liens, resolutions, etc. are NOT thorough investigations.
--Inspectors do NOT warrant or imply that the information obtained through public or governmental records such as building permits, inspections, citations, lien, variances, zoning classification, property age and size, bathrooms and bedrooms, improvements, resolutions, administrative adjustments, etc. is accurate.
--Client might need to contact Zoning Hearings for a non-use variance if property does not meet setbacks.
--Site plan, engineering plan or boundary survey is out of the scope of this report.
--Corrections and/or repairs on structures MUST be done in compliance with all laws, rules, standards, policies, regulations and codes of Miami Dade County, Municipalities and State of Florida.
--This inspection report is only valid at the time of the inspection.
--The inspection/report depicted here is NOT covered by professional liability insurance.
--It is expressly understood and agreed to that liability for damages resulting directly from any errors and omissions in the services provided in connection with this report shall be limited ONLY to the fees paid for the inspection and preparation of report: Any other charge to cover third party fees cannot be recovered.
--This liability limitation is binding on client and client's spouses, heirs, principals, assigns, and anyone else who may otherwise claim through client.
--This limitation of liability applies to anyone who is damaged or has to pay expenses of any kind because of mistakes or omissions in this inspection and report.
--The liability of the inspectors, agents and employees from and against any and all claims, losses, expenses, liabilities, suits, damages and injury arising out of or relating to the performance of services is also limited to the fees paid.
--Client acknowledges and agrees that in connection with this inspection, Inspector might retain the services of subcontractors or independent contractors unrelated to the Inspector and the same limitations of liability apply.
--This Contract will be governed by the laws of the State of Florida.
--The Client agreed to hold the Inspector harmless for any and all claims related to conditions that are altered or repaired without said notice, inspection or informed after the reasonable time for prompt notification.
--Client assumes the risk of all losses greater than the fee paid for the inspection.
--Any recovery contemplated under the agreement shall be subject to prompt notification of any defect in the performance of any of the inspector’s duties.
--The Client shall provide reasonable notice, notify in writing and permit an inspection of the conditions which gave rise to the complaint.
--Reasonable time to provide a notice is limited to seven (7) days from the date of the inspection; failure to notify the Inspector in the specified time shall constitute a waiver of any and all claims for said failure to accurately report the condition in question.
--Client agrees to immediately accept a refund of the fee as full settlement of any and all claims which may ever arise from this inspection.
--All suits or actions arising out of this Contract shall be brought in Miami-Dade County, Florida.
--Client has agreed that if a court of competent jurisdiction determines and declares that any portion of this Contract is void, voidable, or unenforceable, the remaining provisions and portions shall remain in full force and effect.

Person/Institution (Property Owner or its agents) ordering the inspection has read, understood and agreed with this general agreement.

THANKS


All Home Meters, LLC
305 606 4732 Office
786 318 7203 Mobile
info@AllHomeMeters.com
http://AllHomeMeters.com







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 risk of injury or death
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 typeInfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)

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
ZONING
SITE CONDITIONS
STRUCTURAL
BUILDING - EXTERIOR
BUILDING - INTERIOR
ROOF
ELECTRICAL
PLUMBING & GAS
MECHANICAL - HVAC
APPLIANCES
MISCELANEOUS
Attachments
1011...FZReport.pdf
1011...parce.pdf
1011...Property.pdf
1011NE212thTer.TermiteReportMiami.pdf
BuildingPermit.pdf


GENERAL INFORMATION
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Report number: 1011-02282016
Time started:: 5:00 PM
Time finished:: 6:30 PM
Inspector: Ricardo A Neyra, P.E.
License type and number: Florida Professional Engineer PE78475
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Client name: Silvia Vasquez
Client telephone number: 786 222 7404
Client email address: SilviaVasquezLPN@gmail.com
Weather conditions: Cloudy
Temperature:: 75 F
Ground condition: Dry
Type of building: Residential Single Family
Folio: 30-1232-009-0770
Plat - Book and Page: PB 65-34
Legal Description as per Miami Dade County Property Appraiser Website: IVES ESTS SEC 5 PB 65-34 LOT 33 BLK 41 LOT SIZE SITE VALUE OR 21313-0173 05/2003 1
Year Built as per Miami Dade County Property Appraiser Website: 1957
# Story: One (1)
Occupied: Yes - Tenants
Lot size: 7,500 SF according to Property Appraiser
Actual Area:: 1278 SQ FT according to Property Appraiser
Living Area:: 1124 SQFT according to Property Appraiser
Adjusted Area:: 1175 SQ FT according to Property Appraiser
Garage - N/A:
Bedrooms/Bathrooms/Half bathrooms: 4/2/0 but 3/2/0 according to Property Appraiser
Swimming Pool: N/A
SPA: N/A
Accessory Structures: N/A

1) Bedrooms/Bathrooms/Half bathrooms: 4/2/0 but 3/2/0 according to Property Appraiser. Differences with Property Appraiser need to be evaluated to know if additions were built with the required permits. Qualified contractors must evaluate issues and give an estimate for repairs if required.
Photo
Photo 1-1
 

ZONING
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Zoning District: RU-1
Building/Property Street Number Condition: Fair Condition
Architectural style and color - Condition: Fair Condition
Number of living units: One (1)
Unit(s) Subdivided into other Living Quarters: N/A
Fence, walls and/or hedges height restriction violations observed: N/A
Sight Safety Triangle violations observed: N/A
Safety barrier for swimming pool - Condition: N/A
Junkyards observed: N/A
Cascades, fountains and/or other structure in the front of the lot: N/A
Observed awnings, canopies, tents: N/A

SITE CONDITIONS
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Vegetation affecting the structure: N/A
Grading affecting the structure: N/A
Surface drainage affecting the structure: N/A
Retaining walls affecting the structure: N/A
OUT OF SCOPE, LIMITATIONS, EXCLUSIONS: The inspector is not required to:--Inspect or identify geological, geotechnical, hydrological or soil conditions.--Inspect erosion-control or earth-stabilization measures.--Inspect underground items.--Inspect underground utilities.

STRUCTURAL
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Foundation: Slab on grade
Floor structure condition: Fair Condition
Wall Structure - Type & Condition: CBS - Fair Condition
Roof Structure - Type and Condition: Trusses -Fair Condition
Ceiling Structure - Type and Condition: Fair Condition
Beams Condition: Fair Condition
Post Condition: Fair Condition
Columns Condition: Fair Condition
Joists Condition: Fair Condition
Rafter Condition: Fair Condition
Trusses Condition: Fair Condition
Other Framing Condition: N/A
Rusted Steel Members: N/A
Bulging: NOT NOTED
Settlement: NOT NOTED
Deflection: NOT NOTED
Cracking: NOT NOTED
Spalling: NOT NOTED
Rotten Wood: Overhang at rear elevation and column at front porch
Balconies Condition: N/A
Attached Porch/Carport - Description and Condition: Yes - Front Porch - rotten wood in columns
Indications of wood in contact with or near soil: Yes - Front Porch - rotten wood in columns
Indications of active water penetration: Please see Roof Section
Possible foundation movement: N/A
Observed cutting, notching and boring of framing members: N/A
Ventilation of foundation areas - Condition: Fair Condition
OUT OF SCOPE, LIMITATIONS, EXCLUSIONS: The inspector is not required to:--enter or traverse any under-floor crawl space or attic that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself if in the opinion of the inspector: an unsafe or unsanitary condition exists, enter areas in which inadequate clearance exists to allow the inspector safe entry or traversing, the potential exists to cause damage to insulation, ductwork, other components or stored items.--move stored items or debris. operate sump pumps with inaccessible floats. --identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. --provide any engineering or architectural service or offer an opinion as to the adequacy of any structural system or component. --report on the adequacy of any structural system or component.--Inspect seawalls, break walls or docks.--inspect solar, wind or geothermal systems.

2) Rotten wood: Overhang at rear elevation and colum at front porch. Qualified contractor must evaluate issue and give an estimate for repairs.
Photo
Photo 2-1
Facia damaged
Photo
Photo 2-2

BUILDING - EXTERIOR
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Driveways - Material & Condition: Concrete - Some minor cracks found
Walkways - Materials & Condition: Concrete - Fair Condition
Siding - Materials &Condition: Stucco - Fair Condition
Exterior Painting - Condition: Fair Condition
Fencing - Material & Condition: Chainlink - Fair Condition
Decks/Slabs - Material and Condition: N/A
Railings, guards and handrails - Condition: N/A
Exterior Doors - Material & Condition: Metal - Fair Condition
Garage Doors - Material and Condition: N/A
Garage Door Openers - Condition: N/A
Weather-stripping - Condition: Fair Condition
Windows - Material & Condition: Metal Awning - Fair Condition
Caulking - Condition: Fair Condition
Shutters - Description, Material and Condition: N/A
OUT OF SCOPE, LIMITATIONS, EXCLUSIONS: The inspector is not required to:--inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting.--inspect items that are not visible or readily accessible from the ground, including window and door flashing.--inspect recreational facilities or playground equipment.--inspect for safety-type glass.-- determine the integrity of multiple-pane window glazing or thermal window seals.--discover firewall compromises

3) Driveways - Material & Condition: Concrete - Some minor cracks found. Qualified contractor must evaluate issue and give an estimate for repairs.
Photo
Photo 3-1
Cracks on concrete driveway
 

BUILDING - INTERIOR
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Interior Doors - Condition: Missing closet door
Wood trim - Condition: Some damage found in frame of door at bathroom
Partitions - Condition: Fair Condition
Plaster - Condition: Fair Condition
Interior Painting - Condition: Fair Condition
Floors - Materials & Condition: Ceramic tiles and Wood - Wood floor damage at bedroom
Closets Condition: Fair Condition
Kitchen - Wall and Base Cabinetry and Countertop - Condition: Base cabinet with some damage
Bathrooms Cabinetry - Condition: Fair Condition
Bath Accessories - Condition: Fair Condition
Ceiling - Condition: Some minor cracks found
OUT OF SCOPE, LIMITATIONS, EXCLUSIONS: The inspector is not required to:--inspect paint, wallpaper, window treatments or finish treatments.--inspect floor coverings or carpeting. --inspect central vacuum systems. --inspect for safety glazing. --inspect security systems or components. --evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. --move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. --move suspended-ceiling tiles.--inspect or operate equipment housed in the garage, except as otherwise noted. --verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. --operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. --operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. --operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights.

4) Some minor cracks found. Qualified contractor must evaluate issue and give an estimate for repairs.
Photo
Photo 4-1
Master bedroom with ceiling cracks
 

5) Missing closet door
Photo
Photo 5-1
Missing closet door
 

6) Wood trim - Condition: Some damage found in frame of door
Photo
Photo 6-1
Photo
Photo 6-2

7) Base cabinet with some damage
Photo
Photo 7-1
PVC waste pipe from kitchen sink
 

8)   Wood floor damage at bedroom
Photo
Photo 8-1
Master bedroom bathroom entrance, wood floor damaged
 

ROOF
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Roof inspection method: Viewed from ground with binoculars
Roof Shape: Gable
Roof Covering - Material & Condition: Asphalt Shingles - Fair Condition
Eaves, soffits and fascia - Condition: Rotten wood in two locations 3 lineal feet to replace
Flashings - Condition: Fair Condition
Vents, skylights, chimney and other roof penetrations - Condition: Damaged at Electrical Service Mast Penetration
Gutters - Material & Condition: N/A
Roof drainage systems/Downspouts - Material & Conditions: Metal - Fair Condition
Attic inspected: Yes
Attic inspection method: Partial traversed
Location of attic access point: Laundry room
Insulation of attics - Condition: Fair Condition
Ventilation of attics - Condition: Fair Condition
Indications of moisture penetration: Yes. signs found
OUT OF SCOPE, LIMITATIONS, EXCLUSIONS: The inspector is not required to:--The inspector is not required to walk on the roof surface when, in the opinion of the inspector, the following conditions exist:is unsafe, roof slope is excessive to safely walk on, there is no safe access to the roof, climatic conditions render the roof unsafe to walk on condition of the roofing material or roof decking renders the roof unsafe to walk on, walking on the roof may cause damage to the roof covering materials and walking will place any liability or danger to the homeowner or other representatives involved in the home inspection process.--predict the service life expectancy.--inspect underground downspout diverter drainage pipes. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces.--move or disturb insulation.--inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments.--walk on any roof areas if doing so might, in the inspector's opinion, cause damage.--perform a water test.--warrant or certify the roof.--confirm proper fastening or installation of any roof-covering material.--enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard.--move, touch or disturb insulation.--move, touch or disturb vapor retarders.--break or otherwise damage the surface finish or weather seal on or around access panels or covers.--identify the composition or R-value of insulation material.--activate thermostatically operated fans.--determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring.--determine the adequacy of ventilation.--inspect the flue or vent system.--inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels. --determine the need for a chimney sweep. --operate gas fireplace inserts. --light pilot flames. --determine the appropriateness of any installation. --inspect automatic fuel-fed devices. --inspect combustion and/or make-up air devices. --inspect heat-distribution assists, whether gravity-controlled or fan-assisted. --ignite or extinguish fires. --determine the adequacy of drafts or draft characteristics. --move fireplace inserts, stoves or firebox contents--perform a smoke test.--dismantle or remove any component.--perform a National Fire Protection Association (NFPA)-style inspection.--perform a Phase I fireplace and chimney inspection.

9) Eaves, soffits and fascia - Condition: Rotten wood in two locations 3 lineal feet to replace. Qualified contractor must evaluate issue and give an estimate for repairs.

10) Indications of moisture penetration: Yes. signs found at Electrical Service Mast. Qualified contractor must evaluate issue and give an estimate for repairs.
Photo
Photo 10-1
Overhang with damaged due to water penetration
 

ELECTRICAL
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Electrical Service: Overground
Service drop & clearance - Condition: Needs clearance
Overhead service conductors and attachment point - Condition: Fair Condition
Service mast, service conduit and raceway - Condition: Fair Condition
Service head, gooseneck and drip loops - Condition: Fair Condition
Service entrance conductors/Cables - Condition: Fair Condition
Electric meter and base - Location & Condition: Rear Elevation - Fair Condition
Main service equipment and main disconnects - Condition: Fair Condition
Amperage and voltage rating of electrical service: 150A - 240V
Grounding of Service - Type and Condition: Grounding System was not visible
Main Panel - Location and Condition: Laundry room - Fair Condition
Sub-panels - Locations and Condition: N/A
Over current protection devices - Type and Condition: Circuit Breakers - Fair Condition
Branch Circuits Identification: Not totally identified
Arc Fault Circuit Interrupters (AFCI) - Condition: N/A
Blowing Fuse: N/A
Tripping Breaker: N/A
Over-Fusing: N/A
Improper cable color assigned to panel: Yes, white cables assigned a a brach circuit braker
Loose Wiring: N/A
Double Tap: N/A
Wiring - Type/Method and Condition: Conduit/Non-Metallic - Fair Condition
Conduit/Raceways - Condition: Fair Condition
Conductors - Condition: Fair Condition
Presence of solid conductor aluminum branch-circuit wiring: N/A
Active Knob and Tube - Condition: N/A
Cloth Wiring: N/A
Lighting fixtures - Condition: Fair Condition
Switches - Condition: Fair Condition
Receptacles - Condition/Polarity: Incorrect polarity
Ground Fault Circuit Interrupter (GFCI) - Locations and Condition: N/A
Smoke Detectors - Locations and Condition: Inside and outside the sleeping rooms - Fair Condition
Carbon Monoxide Detector - Location and Condition: N/A
Exposed Wiring / Open Spaces: N/A
Improper Wiring: Yes, at laundry room
Covers Missing: N/A
Swimming Pool Wiring - Condition: N/A
Wiring of Mechanical Equipment - Condition: N/A
OUT OF SCOPE, LIMITATIONS, EXCLUSIONS: The inspector is not required to:--insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures.--operate electrical systems that are shut down.--remove panelboard cabinet covers or dead fronts.--operate or re-set over-current protection devices or overload devices.--operate or test smoke or carbon-monoxide detectors or alarms. --inspect, operate or test any security, fire or alarm systems or components, or other warning or signaling systems.--measure or determine the amperage or voltage of the main service equipment, if not visibly labeled, perform load calculations or determine the accuracy of circuit labeling.--inspect ancillary wiring or remote-control devices.--activate any electrical systems or branch circuits that are not energized.--inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time-controlled devices.--verify the service ground.--inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility.--inspect spark or lightning arrestors.--inspect or test de-icing equipment.--conduct voltage-drop calculations.--determine the accuracy of labeling.inspect exterior lighting.--inspect low voltage wiring, systems and components, ancillary wiring and systems and components not a part of the primary electrical power distribution system.

11) Receptacles - Condition/Polarity: incorrect polarity. Qualified contractor must evaluate issue and give an estimate for repairs.
Photo
Photo 11-1
Receptacle with polarity inverted
 

12) Ground Fault Circuit Interrupter (GFCI) installation is recommended. Qualified contractor must evaluate work and give an estimate.
Photo
Photo 12-1
Kitchen Area
 

13) Improper Wiring: found at laundry room. Qualified contractor must evaluate issue and give an estimate for repairs.
Photo
Photo 13-1
Improper wiring at laundry room
Photo
Photo 13-2
Improper wiring inside laundry room

14) Improper cable color assigned to panel: Yes, white cables assigned a a brach circuit breaker. Qualified contractor must evaluate issue and give an estimate for repairs.
Photo
Photo 14-1
 

15) Service drop & clearance - Condition: Needs clearance. Owner must contact utility company and/or qualified contractor to evaluate issue and give an estimate for repairs.
Photo
Photo 15-1
Rear view
Photo
Photo 15-2
Sloped asphalt roof view
Photo
Photo 15-3
 

16) Branch Circuits Identification: not totally identified
Photo
Photo 16-1
Electrical Panel
 

PLUMBING & GAS
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Water Service: Public (City)
Main water supply shut-off valve - Location & Condition: Rear Elevation - Fair Condition
Water Pressure: 60 PSI
Service pipe material: Not visible
Supply pipe material: galvanized, copper piping
Meter - Condition: Fair Condition
Sewer Service: Public (City)
Vent Pipe - Material and Condition: Metal - Fair Condition
Waste Pipe - Material and Condition: PVC - Modifications were found at kitchen
Drain Pipe - Material and Condition: PVC - Fair Condition
Drainage sump pumps with accessible floats - Condition: N/A
Kitchen fixtures, faucets, and components - Condition: Some minor repairs needed
Bathrooms fixtures, faucets, and components - Condition: Toilet with missing or damaged hardware
Indication of prior or active leaks: Yes
Connections/Hoses leaking or cracked: N/A
Lawn Sprinklers - Condition: N/A
Swimming Pool Plumbing System - Condition: N/A
Gas Service: No
Main fuel supply shut-off valve - Location & Condition: N/A
Fuel-storage system - Location & Condition: N/A
Water Heater Energy Source: Electricity
Water Heater - Manufacturer & Model: Whirlpool
Water Heater - Type and Capacity if labeled: Tank - 30 gallons
Venting Connections - Condition: Installed
Water Heater Temperature/Pressure-Relief (TPR) valves - Condition: Fair Condition
Water Heater - Condition: Fair Condition but clearance is needed, objects close to the water heater need to be removed
Water Temperature: 99 Degrees Fahrenheit
OUT OF SCOPE, LIMITATIONS, EXCLUSIONS: The inspector is not required to:--light or ignite pilot flames.--measure the capacity, temperature, age, life expectancy or adequacy of the water heater. --inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. --determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply.--determine the water quality, potability or reliability of the water supply or source.--open sealed plumbing access panels.--inspect clothes washing machines or their connections.--operate any valve.--test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping.--determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices.--determine whether there are sufficient cleanouts for effective cleaning of drains.--evaluate fuel storage tanks or supply systems.--inspect wastewater treatment systems.--inspect water treatment systems or water filters.--inspect water storage tanks, pressure pumps, or bladder tanks. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. evaluate or determine the adequacy of combustion air.--test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves.--examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation.--determine the existence or condition of polybutylene plumbing.--inspect or test for gas or fuel leaks, or indications thereof.--inspect wells or springs.--inspect swimming pools or spas.--inspect wastewater treatment systems, septic systems or cesspools. inspect irrigation or sprinkler systems.--inspect drain fields or dry wells.--inspect pools, spas or fountains.--determine the adequacy of whirlpool or spa jets, water force, or bubble effects. --determine the structural integrity or leakage of pools or spas.--test shower pans, tub and shower surround for leakage.--Determine whether water supply and waste disposal systems are public or private.--Determine the quantity or quality of the water supply, or if the function flow at the time of the inspection or thereafter will meet the client’s needs

17) Water Heater needs clearance: objects close to the water heater need to be removed
Photo
Photo 17-1
Water Heater
 

18) Indication of prior or active leaks: Yes. Qualified contractor must evaluate issues and give an estimate for repairs.
Photo
Photo 18-1
Waste piping under kitchen sink
Photo
Photo 18-2
Photo
Photo 18-3
Wall ceramic tile w/ stain on corridor full bath
Photo
Photo 18-4
Stain on bathroom floors
Photo
Photo 18-5
Bath fixture with stain
 

19) Waste Pipe - Material and Condition: PVC - Modifications were found at kitchen. Qualified contractor must evaluate issue and give an estimate for repairs if required.
Photo
Photo 19-1
Waste pipe lines at rear elevation
 

20) Toilet with missing or damaged hardware
Photo
Photo 20-1
Toilet does not flush, missing harware
 

21) Faucet with damaged part at exterior
Photo
Photo 21-1
Water pressure test
 

22) Some minor repairs needed at drain
Photo
Photo 22-1
Full bath by the corridor
 

MECHANICAL - HVAC
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HVAC System - Manufacturer and Model: Woodman / Model CK36-1A
Energy source: Electricity
HVAC System - Capacity: 3 ton
Condenser/Compressor Unit Condition: Fair Condition
Evaporator/Air Handler Unit Condition: Fair Condition
Thermostat - Location & Condition: Hall - Fair Condition
Air filter - Location and Condition: On hallway inlet vent - Fair Condition
Ductwork and Air Distribution components - Condition: Fair Condition
Mechanical ventilation systems - Locations and Condition:
Vent systems, flues, and chimneys - Condition: N/A
Fuel storage and fuel distribution systems - Location and Condition: N/A
OUT OF SCOPE, LIMITATIONS, EXCLUSIONS: The inspector is not required to:--inspect or evaluate removable window air conditioning systems, internal components such as coils and pans, the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, sanitizers, UV lights, geothermal systems, or solar heating systems.--inspect fuel tanks or underground or concealed fuel supply systems. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system.--light or ignite pilot flames.--activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment.--override electronic thermostats and inspect automatic HVAC zoned systems, dampers, controls, that are not readily accessible.--evaluate fuel quality.--verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.--determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system.--inspect portable window units, through-wall units, or electronic air filters.--operate equipment or systems if the exterior temperature is below 65° Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment.--inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. examine electrical current, coolant fluids or gases, or coolant leakage.

APPLIANCES
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Refrigerator - Condition: Working at the time of the inspection
Range - Condition: Working at the time of the inspection
Microwave - Condition: Working at the time of the inspection
Dishwasher - Condition: Not installed
Garbage Disposal - Condition: Working at the time of the inspection
Cloth Washer - Condition: Not tested - Appears to be in Fair Condition
Cloth Dryer - Condition: Working at the time of the inspection
OUT OF SCOPE, LIMITATIONS, EXCLUSIONS: The inspector is not required to:--inspect or move any household appliances.--inspect microwave ovens or test leakage from microwave ovens.--operate or examine any sauna, steam-generating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices.--inspect remote controls.

MISCELANEOUS
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Clean Up / Cleaning: Stains found at vanity and tub walls at bathroom
Observed Additions, Alterations, Modifications to the Structure: Addition at rear and front porch.
Open Building Code Violations: No found on online records
Open/Expired Building Permits: No found on online records
Open Citations: No found on online records
Evidences of Termite Infestation: Yes, Termite inspection report is attached
Flood Zone: "X", document is attached
Source for Flood Zone: Miami Dade County GIS website
Current Property Taxes - Paid: PAID, document is attached
OUT OF SCOPE, LIMITATIONS, EXCLUSIONS: The inspector is not required to:--inspect elevators.--inspect items not permanently installed

23) Observed Additions, Alterations, Modifications to the Structure: Addition at rear and front porch. Research is needed to know if additions were built with the required permits. Qualified contractors must evaluate issues and give an estimate for repairs if required.
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Photo 23-1
 

24) Blinds or curtains damaged or in need of repairs
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Photo 24-1
Bedroom 1 interior view
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Photo 24-2

25) Stains found at vanity and tub walls at bathroom
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Photo 25-1
Stain on bath sink cabinet
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Photo 25-2
Wall ceramic tile w/ stain on corridor full bath

26)   Infestation Evidences of Termite Infestation: Yes, Termite inspection report is attached. Termite treatment is needed.
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Photo 26-1
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Photo 26-2
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Photo 26-3
 


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Photo X-1
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Photo X-2
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Photo X-3
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Photo X-4
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Photo X-5
Attic view and truss condition
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Photo X-6
Electric Panel General Electric
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Photo X-7
Air handler
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Photo X-8
Water Heater label
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Photo X-9
Electric Range
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Photo X-10
Electric Oven in working condition
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Photo X-11
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Photo X-12
Refrigerator Make Frigidaire
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Photo X-13
temperature test 15 F
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Photo X-14
Hot water temperature measurement
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Photo X-15
Smoke detector
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Photo X-16
Bedroom #2 Interior view
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Photo X-17
A/C compressor
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Photo X-18
Rear side view
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Photo X-19
Left side view( from rear)
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Photo X-20
Electric Meter
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Photo X-21
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Photo X-22
Left side view( from rear)
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Photo X-23
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Photo X-24
Address verification
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Photo X-25
Right side view
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Photo X-26
Front view
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Photo X-27
Left side view
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Photo X-28
Entrance door
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Photo X-29
Living room
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Photo X-30
Wood floors
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Photo X-31
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Photo X-32
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Photo X-33
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Photo X-34
Front side view
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Photo X-35
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Photo X-36
Attic view
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Photo X-37
Weather strip on front door
 

To the best of my knowledge and ability, this report represents an accurate appraisal of the present condition of the building based upon careful evaluation of observed conditions, to the extent reasonably possible.

GLOSSARY OF TERMS

•accessible: In the opinion of the inspector, can be approached or entered safely, without difficulty, fear or danger.
•activate: To turn on, supply power, or enable systems, equipment or devices to become active by normal operating controls. Examples include turning on the gas or water supply valves to the fixtures and appliances, and activating electrical breakers or fuses.
•adversely affect: To constitute, or potentially constitute, a negative or destructive impact.
•alarm system: Warning devices, installed or freestanding, including, but not limited to: carbon-monoxide detectors, flue gas and other spillage detectors, security equipment, ejector pumps, and smoke alarms.
•appliance: A household device operated by the use of electricity or gas. Not included in this definition are components covered under central heating, central cooling or plumbing.
•architectural service: Any practice involving the art and science of building design for construction of any structure or grouping of structures, and the use of space within and surrounding the structures or the design, design development, preparation of construction contract documents, and administration of the construction contract.
•component: A permanently installed or attached fixture, element or part of a system.
•condition: The visible and conspicuous state of being of an object.
•correction: Something that is substituted or proposed for what is incorrect, deficient, unsafe, or a defect.
•cosmetic defect: An irregularity or imperfection in something, which could be corrected, but is not required.
•crawlspace: The area within the confines of the foundation and between the ground and the underside of the lowest floor's structural component.
•decorative: Ornamental; not required for the operation of essential systems or components of a home.
•describe: To report in writing a system or component by its type or other observed characteristics in order to distinguish it from other components used for the same purpose.•determine: To arrive at an opinion or conclusion pursuant to examination.
•dismantle: To open, take apart or remove any component, device or piece that would not typically be opened, taken apart or removed by an ordinary occupant.
•engineering service: Any professional service or creative work requiring engineering education, training and experience, and the application of special knowledge of the mathematical, physical and engineering sciences to such professional service or creative work as consultation, investigation, evaluation, planning, design and supervision of construction for the purpose of assuring compliance with the specifications and design, in conjunction with structures, buildings, machines, equipment, works and/or processes.
•enter: To go into an area to observe visible components.
•evaluate: To assess the systems, structures and/or components of a property.
•evidence: That which tends to prove or disprove something; something that makes plain or clear; grounds for belief; proof.
•examine: To visually look (see inspect).•foundation: The base upon which the structure or wall rests, usually masonry, concrete or stone, and generally partially underground.
•function: The action for which an item, component or system is specially fitted or used, or for which an item, component or system exists; to be in action or perform a task.
•functional: Performing, or able to perform, a function.
•functional defect: A lack of or an abnormality in something that is necessary for normal and proper functioning and operation, and, therefore, requires further evaluation and correction. •general home inspection: The process by which an inspector visually examines the readily accessible systems and components of a home and operates those systems and components utilizing this Standards of Practice as a guideline.
•home inspection: See general home inspection.
•household appliances: Kitchen and laundry appliances, room air conditioners, and similar appliances.•identify: To notice and report.
•indication: That which serves to point out, show, or make known the present existence of something under certain conditions.
•inspect: To examine readily accessible systems and components safely, using normal operating controls, and accessing readily accessible areas, in accordance with this Standards of Practice.
•inspected property: The readily accessible areas of the buildings, site, items, components and systems included in the inspection.
•inspection report: A written communication (possibly including images) of any material defects observed during the inspection.
•inspector: One who performs a real estate inspection.
•installed: Attached or connected such that the installed item requires a tool for removal.
•material defect: A specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people. The fact that a system or component is near, at, or beyond the end of its normal, useful life is not, in itself, a material defect.
•normal operating controls: Describes the method by which certain devices (such as thermostats) can be operated by ordinary occupants, as they require no specialized skill or knowledge.
•observe: To visually notice.
•operate: To cause systems to function or turn on with normal operating controls.
•readily accessible: A system or component that, in the judgment of the inspector, is capable of being safely observed without the removal of obstacles, detachment or disengagement of connecting or securing devices, or other unsafe or difficult procedures to gain access.
•recreational facilities: Spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment and athletic facilities.
•report (verb form): To express, communicate or provide information in writing; give a written account of. (See also inspection report).
•representative number: A number sufficient to serve as a typical or characteristic example of the item(s) inspected.
•residential property: Four or fewer residential units.
•residential unit: A home; a single unit providing complete and independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation.
•safety glazing: Tempered glass, laminated glass, or rigid plastic.
•shut down: Turned off, unplugged, inactive, not in service, not operational, etc.
•structural component: A component that supports non-variable forces or weights (dead loads) and variable forces or weights (live loads).
•system: An assembly of various components which function as a whole.
•technically exhaustive: A comprehensive and detailed examination beyond the scope of a real estate home inspection that would involve or include, but would not be limited to: dismantling, specialized knowledge or training, special equipment, measurements, calculations, testing, research, analysis, or other means.
•unsafe: In the inspector's opinion, a condition of an area, system, component or procedure that is judged to be a significant risk of injury during normal, day-to-day use. The risk may be due to damage, deterioration, improper installation, or a change in accepted residential construction standards.
•verify: To confirm or substantiate.


GENERAL SCOPE, LIMITATIONS, EXCEPTIONS, EXCLUSIONS

The general home inspection is based on the observations made on the date of the inspection, and not a prediction of future conditions.
The general home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed on the date of the inspection

Limitations, Exceptions & Exclusions

Limitations:
An inspection is not technically exhaustive.
An inspection will not identify concealed or latent defects.
An inspection will not deal with aesthetic concerns or what could be deemed matters of taste, cosmetic defects, etc. An inspection will not determine the suitability of the property for any use. An inspection does not determine the market value of the property or its marketability.
An inspection does not determine the insurability of the property. An inspection does not determine the advisability or inadvisability of the purchase of the inspected property.
An inspection does not determine the life expectancy of the property or any components or systems therein. An inspection does not include items not permanently installed.
This limitations apply to properties with one or two residential units and their attached garages and carports.

Exclusions:
The inspector is not required to determine:
--property boundary lines or encroachments.
--the condition of any component or system that is not readily accessible.
--the service life expectancy of any component or system.
--the size, capacity, BTU, performance or efficiency of any component or system.
--the cause or reason of any condition.
--the cause for the need of correction, repair or replacement of any system or component.
--future conditions. compliance with codes or regulations. the presence of evidence of rodents, birds, animals, insects, or other pests. the presence of mold, mildew or fungus.
--the presence of airborne hazards, including radon. the air quality. the existence of environmental hazards, including lead paint, asbestos or toxic drywall.the existence of electromagnetic fields.
--any hazardous waste conditions.
--any manufacturers' recalls or conformance with manufacturer installation, or any information included for consumer protection purposes. acoustical properties.
--correction, replacement or repair cost estimates.
--estimates of the cost to operate any given system.

The inspector is not required to operate:
--any system that is shut down.
--any system that does not function properly.
--or evaluate low-voltage electrical systems, such as, but not limited to: phone lines; cable lines; satellite dishes;antennae; lights; or remote controls.
--any system that does not turn on with the use of normal operating controls. any shut-off valves or manual stop valves. any electrical disconnect or over-current protection devices.
--any alarm systems. moisture meters, gas detectors or similar equipment.

The inspector is not required to:
--move any personal items or other obstructions, such as, but not limited to: throw rugs, carpeting, wall coverings, furniture, ceiling tiles, window coverings, equipment, plants, ice, debris, snow, water, dirt, pets, or anything else that might restrict the visual inspection.
--dismantle, open or uncover any system or component. enter or access any area that may, in the inspector's opinion, be unsafe. enter crawlspaces or other areas that may be unsafe or not readily accessible.
--inspect underground items, such as, but not limited to: lawn-irrigation systems, or underground storage tanks (or indications of their presence), whether abandoned or actively used.
--do anything that may, in the inspector's opinion, be unsafe or dangerous to him/herself or others, or damage property, such as, but not limited to: walking on roof surfaces, climbing ladders, entering attic spaces, or negotiating with pets.
--inspect decorative items. inspect common elements or areas in multi-unit housing. inspect intercoms, speaker systems or security systems. offer guarantees or warranties. offer or perform any engineering services.
--offer or perform any trade or professional service other than general home inspection. research the history of the property, or report on its potential for alteration, modification, extendibility or suitability for a specific or proposed use for occupancy.
--determine the age of construction or installation of any system, structure or component of a building, or differentiate between original construction and subsequent additions, improvements, renovations or replacements. determine the insurability of a property.
--perform or offer Phase 1 or environmental audits.
--inspect any system or component that is not included in these Standards.


Standards of Practice

State of Florida

61-30.801 Standards of Practice, General.

(1) Home inspections performed to these Standards of Practice are intended to provide the client with information regarding the overall condition of installed systems and components of the home based on observation of the visible and apparent condition of the structure and components at the time of the home inspection and to report on those systems and components inspected that, in the professional opinion of the inspector, are significantly deficient or at the end of their service lives. A home inspection does not include the prediction of future conditions.
(2) These standards shall not be construed as limiting the scope of the inspection process in those areas where the inspector is qualified and/or has special knowledge.
(3) The inspector shall inspect readily accessible, installed systems and components of homes listed in these Standards of Practice by using normal operating controls and opening readily operable access panels. Where multiple instances of the same component exist, a representative number shall be inspected.
(4) The inspector shall inspect and report as required by Section 468.8323, F.S., when required by these standards, systems or components by their type and/or significant characteristics.
(5) If not self-evident to the client at the time of inspection, the inspector shall give a reason why, in his or her opinion, the system or component was reported as significantly deficient or near the end of its service life.
(6) The inspector shall make recommendations for correction and/or monitoring, or further evaluation of the deficiencies that the inspector observed.
(7) These Standards of Practice do not limit inspectors from:
(a) Including other inspection services, in addition to those required by these Standards of Practice;
(b) Specifying repairs, provided the inspector is appropriately qualified;
(c) Excluding systems and components from the inspection if agreed upon in writing by the inspector and client.

61-30.802 Standards of Practice, Structure.
(1) Structural system and components include the following:
(a) Foundation;
(b) Floor structure;
(c) Wall structure;
(d) Ceiling structure;
(e) Roof structure;
(f) Posts;
(g) Beams;
(h) Columns;
(j) Joists;
(k) Rafters;
(l) Trusses;
(m) Other framing; and
(n) Ventilation of foundation areas.
(2) The inspector shall inspect all of the visible structural systems and components by probing structural components where deterioration is visible or suspected or where clear indications of possible deterioration exist. Probing is not required when, in the opinion of the inspector, probing would only further damage any area already identified as defective or where no deterioration is visible or presumed to exist.
(3) The inspector is not required to enter or traverse any under-floor crawl space or attic, if in the opinion of the inspector:
(a) An unsafe or unsanitary condition exists;
(b) Enter areas in which inadequate clearance exists to allow the inspector safe entry or traversing;
(c) The potential exists to cause damage to insulation, ductwork, other components or stored items.
(4) The inspector is not required to provide any engineering or architectural services or offer an opinion as to the adequacy of any structural system or component.

61-30.803 Standards of Practice, Electrical Systems.
(1) Electrical systems and components include the following:
(a) Service entrance conductors, drip loop, cables, and raceways;
(b) Main service equipment and main disconnects;
(c) Service grounding;
(d) Interior components of main service panels and sub panels;
(e) Conductors;
(f) Over current protection devices;
(g) Readily accessible installed lighting fixtures, switches, and receptacles;
(h) Ground fault circuit interrupters;
(i) Amperage and voltage rating of electrical service;
(j) Main disconnect(s);
(k) Methods or types of wiring;
(l) Smoke detectors;
(m) Carbon monoxide detectors;
(n) Arc fault circuit interrupters.
(2) The inspector shall inspect all of the visible and readily accessible electrical systems and components.
(3) The inspector is not required to inspect:
(a) Remote control devices;
(b) Security alarm systems and components;
(c) Low voltage wiring, systems and components, ancillary wiring and systems and components not a part of the primary electrical power distribution system;
(d) Generators, photovoltaic solar collectors or battery or electrical storage devices and associated equipment.
(4) The inspector is not required to:
(a) Measure amperage, voltage or impedance;
(b) Perform a load calculation;
(c) Insert any tool, probe, or device into any electrical component;
(d) Determine the accuracy of circuit labeling.

61-30.804 Standards of Practice, HVAC Systems.
(1) HVAC systems and components include heating and air conditioning systems and components and HVAC distribution systems and components.
(2) Heating and air conditioning systems and components.
(a) The heating and air conditioning (HVAC) systems and components include the following:
1. Installed heating equipment;
2. Fuel storage and fuel distribution systems;
3. Vent systems, flues, and chimneys;
4. Ductwork and air distribution components;
5. Mechanical ventilation systems;
6. Heating system energy source(s);
7. Heating system capacity in BTUs or kilowatts.
(b) The inspector shall inspect all readily accessible heating and air conditioning systems and components.
(c) The inspector is not required to inspect:
1. Interiors of flues or chimneys which are not readily accessible;
2. Heat exchangers;
3. Humidifiers or dehumidifiers;
4. Electronic air filters, sanitizers, or UV lights;
5. Solar space heating systems;
6. Internal components such as coils and pans.
(3) HVAC distribution systems and components.
(a) The heating and air conditioning (HVAC) distribution systems and components include the following:
1. Energy source;
2. Cooling method by its distinguishing characteristics;
3. The presence of condensate over flow warning/shutoff devices.
(b) The inspector shall inspect readily accessible HVAC distribution systems.
(c) With regards to HVAC distribution systems, the inspector is not required to inspect:
1. Electronic air filters, sanitizers, or UV lights;
2. Humidistats;
3. Automatic HVAC zoned systems, dampers, controls, that are not readily accessible;
4. Removable window air conditioning systems.
(3) The inspector is not required to:
(a) Determine heat supply adequacy or distribution balance;
(b) Operate heat pump systems when ambient temperatures pose the potential for damage to the air conditioning system;
(c) Determine cooling supply adequacy, distribution balance or indoor air quality;
(d) Operate the air conditioning system when ambient temperatures pose the potential for damage to the air conditioning system.

61-30.805 Standards of Practice, Roof Covering.
(1) Roof covering systems and components include the following:
(a) Roofing materials;
(b) Flashings;
(c) Skylights, chimneys, and roof penetrations;
(d) Roof drainage systems;
(e) Ventilation of attics; and
(f) Insulation of attics.
(2) The inspector shall inspect all of the visible and readily accessible roof covering systems and components.
(3) The inspector is not required to inspect:
(a) Components or systems that are not readily accessible;
(b) Antenna or other installed accessories;
(c) Interiors of flues or chimneys which are not readily accessible.
(4) The inspector is not required to walk on the roof surface when, in the opinion of the inspector, the following conditions exist:
(a) Roof slope is excessive to safely walk on;
(b) There is no safe access to the roof;
(c) Climatic conditions render the roof unsafe to walk on;
(d) Condition of the roofing material or roof decking renders the roof unsafe to walk on;
(e) Walking on the roof may cause damage to the roof covering materials; and
(f) Walking will place any liability or danger to the homeowner or other representatives involved in the home inspection process.
(5) The inspector is not required to disturb insulation.

61-30.806 Standards of Practice, Plumbing System.
(1) Plumbing systems and components include the following:
(a) Interior water supply piping and distribution systems including all fixtures, faucets, and components;
(b) Drain, waste and vent systems, including all plumbing fixtures;
(c) Plumbing related vent systems, flues, and chimneys;
(d) Drainage sumps, sump pumps, and related piping;
(e) Materials used for water supply, drain, waste, and vent piping;
(f) Water heating equipment including the energy source;
(g) Main water and main fuel shut-off valves.
(2) The inspector shall inspect all of the visible and readily accessible plumbing systems and components.
(3) The inspector is not required to inspect:
(a) Wells or water storage related equipment;
(b) Water conditioning systems;
(c) Solar water heating systems;
(d) Fire sprinkler systems;
(e) Private waste disposal systems;
(f) Irrigation system(s).
(4) The inspector is not required to:
(a) Test shower pans, tub and shower surround for leakage;
(b) Operate safety valves or shut-off valves;
(c) Determine whether water supply and waste disposal systems are public or private;
(d) Determine the quantity or quality of the water supply, or if the function flow at the time of the inspection or thereafter will meet the client’s needs.

61-30.811 Standards of Practice, Site Conditions that Affect the Structure.
(1) Site conditions that affect the structure include the following:
(a) Vegetation;
(b) Grading;
(c) Surface drainage; and
(d) Retaining walls on the property when any of these are likely to adversely affect the structure.
(2) The inspector shall inspect all of the visible and readily accessible site conditions that affect the structure.
(3) The inspector is not required to inspect:
(a) Geological, geotechnical or hydrological site conditions;
(b) Erosion control and earth stabilization measures.