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Assurance Inspections


Email: dave@assurance-inspections.com
Phone: (321) 890-4585
2859 Anjar Ave SW 
Palm Bay FL 32908-5027
Inspector: Dave Walsh

  

Property Inspection Report

Client(s):  Joe Sample
Property address:  123 Easy St
Brevard, Florida
Inspection date:  Monday, February 20, 2012

This report published on Friday, September 19, 2014 1:59:43 PM EDT

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.
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:
SafetyPoses a risk of injury or death
Major DefectCorrection likely involves a significant expense
Repair/ReplaceRecommend repairing or replacing
Repair/MaintainRecommend repair and/or maintenance
Minor DefectCorrection likely involves only a minor expense
MaintainRecommend ongoing maintenance
EvaluateRecommend evaluation by a specialist
MonitorRecommend monitoring in the future
CommentFor 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
Exterior
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Kitchen
Bathrooms
Interior rooms


General information
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Type of building: Single family
Age of building: 1981
Time started: 9:30 AM
Time finished: 12:30 PM
Present during inspection: Client(s), Property owner(s), Realtor(s)
Occupied: Yes
Weather conditions: Clear
Temperature: Hot
Ground condition: Damp
Front of structure faces: North
Main entrance faces: North
Foundation type: Slab on grade
The following items are excluded from this inspection: Private well, Private sewage disposal system, Irrigation system, Swimming pool, Water softener system
1) Comment - Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.
Exterior
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Footing material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Brick veneer
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood
2) Safety, Repair/Replace, Evaluate - One or more trip hazards were found in the driveway due to cracks, settlement and/or heaving. Recommend having a qualified contractor evaluate and repair or replace driveway sections as necessary to eliminate trip hazards.
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Photo 2-1
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3) Safety, Repair/Replace, Evaluate - One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement and/or heaving. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary to eliminate trip hazards.
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Photo 3-1
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4) Safety, Repair/Replace, Evaluate - One or more outdoor electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all outdoor receptacles within six feet six inches of ground level have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
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Photo 4-2

5) Safety, Repair/Replace, Evaluate - Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
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Photo 5-1
 

6) Safety, Repair/Replace, Evaluate - Extension cords are being used as permanent wiring in one or more areas. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring poses a fire and shock hazard, and is an indication that wiring is inadequate and should be updated. Extension cords may be undersized. Connections may not be secure, resulting in power fluctuations, damage to equipment, and sparks that could start a fire. Extension cords should be removed as necessary, or a qualified electrician should evaluate and make repairs as necessary. For example, install additional circuits and/or electric receptacles.
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Photo 6-1
 

7) Safety, Minor Defect - One or more outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit:
http://edis.ifas.ufl.edu/AE113
8) Repair/Replace, Evaluate - Fences and/or gates are damaged and/or deteriorated in some areas. A qualified contractor should evaluate and make repairs or replace sections as necessary.
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Photo 8-1
 

9) Repair/Replace, Evaluate - One or more gutters are poorly sloped so that significant amounts of water accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when organic debris such as leaves or needles have accumulated in them. A qualified contractor should evaluate and make repairs as necessary, such as correcting the slope in gutters or installing additional downspouts and extensions if necessary.
10) Repair/Replace, Evaluate - A major gap was found in one or more sections of brick veneer at the top of the wall at the soffit. This is possibly caused by significant movement of the foundation and/or walls. Or possibly when roof to wall clips were added in this section, the trim was removed and not re-installed in the right position. The client(s), after asking the homeowner about this, may be advised to hire qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:
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11) Repair/Replace, Evaluate - One or more outside faucets appeared to be inoperable. The handle would not turn. Recommend that the client(s) have a qualified plumber evaluate and repair/replace faucet(s) as necessary.
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Photo 11-1
 

12) Repair/Replace, Evaluate - Siding and or trim is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs and/or replace siding/trim as necessary to prevent water and vermin intrusion.
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13) Repair/Replace - One or more landscaping timbers are rotting or deteriorating. Landscaping timbers should be replaced as necessary.
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Photo 13-1
 

14) Repair/Maintain - Gaps exist at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.
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Photo 14-1
 

15) Repair/Maintain - Gaps exist at one or more window openings around the exterior trim. Gaps should be sealed as necessary to prevent moisture intrusion.
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Photo 15-1
 

16) Evaluate - One or more areas of the grounds around the structure have significantly soggy soil, standing water or indications of accumulated water at times (sediment, dead grass, etc.). Recommend consulting with a qualified contractor who specializes in drainage, to determine if or what repairs are needed to provide adequate drainage. Possible repairs may involve grading soil, or installing, repairing and/or replacing underground drains.
17) Comment - Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
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Photo 17-1
 

18) Comment - Minor cracks were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern.No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
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Photo 18-3
 

Roof
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Roof inspection method: Traversed
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles, Torch down
Estimated age of roof: 15 years
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
19) Repair/Replace, Evaluate - Diverter flashing is missing at the base of one or more roof to wall intersections. Leaks may occur as a result. A qualified roofing contractor should evaluate and repair as necessary.
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Photo 19-1
 

20) Repair/Replace, Evaluate - One or more composition shingles are showing excessive granule loss. Recommend monitoring wear and when necessary a qualified roofing contractor should evaluate and make repairs.
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Photo 20-1
 

21) Repair/Replace, Evaluate - Roofing nails in one or more areas of the etached garage roof have loosened or backed out. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails and applying sealant.
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Photo 21-1
 

22) Repair/Replace, Evaluate - Standing water evidence was found on the flat roof. It should evaporate within 48 hours after it rains. If standing water remains after 48 hours, then the roof installation is likely substandard. A qualified roofing contractor should evaluate and repair if necessary to prevent prolonged standing water.
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Photo 22-1
 

23) Repair/Maintain, Evaluate - One or more composition shingles have lossened and are not sealed to the shingle below. Leaks may occur as a result from blowing off in a high wind. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating shingles.
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Photo 23-1
 

24) Maintain - Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future. Also gutter screens are displaced and should be reinserted into place.
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25) Maintain - The coating on the flat roof has deteriorated and may result in a shortened service life. A qualified roofing contractor should apply a new roof coating now and as necessary in the future. Typically this is done every four to five years.
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Photo 25-1
 

Garage
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26) Safety, Repair/Replace, Evaluate - The auto-reverse mechanism on the vehicle door opener is inoperable or requires too much force to activate. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html
27) Safety, Minor Defect - Cover plate(s) are broken at one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. One or more electric receptacles and/or the boxes they are installed in are loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of fire and shock. Cover plates should be replaced where necessary.
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Photo 27-1
 

28) Repair/Replace, Evaluate - One or more anchor bolts for the wall bottom plate in the detached garage are innefective i.e. hole for bolt cut out to large and no washer on bolt. Recommend a qualified contractor evaluate and make repairs to securly fasten the exterior walls to the slab.
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Photo 28-1
 

29) Repair/Maintain - Gaps were found around the air handler ductwork at the ceiling. Recommend measures be taken to stop the gap.
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Photo 29-1
 

Attic
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Inspection method: Traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass roll or batt
Insulation depth: 6"
Insulation estimated R value: 18
30) Major Defect, Comment - Termite tubes were found by the WDO inspector. Refer to the WDO report.
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31) Repair/Replace - Insulation is missing in some areas. Recommend installing insulation where missing for better energy efficiency.
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32) Repair/Replace - One or more exhaust fans have no duct and terminate in the attic. This is a conducive condition for wood destroying insects and organisms due to increased moisture levels in the attic from the exhaust air. A qualified contractor should install ducts and vent caps as necessary and as per standard building practices so exhaust air is vented outside. Better building practices call for R8 rated insulation on these ducts.
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33) Evaluate, Monitor - Stains were visible on the roof structure and soft spots in the roof decking were found in one or more areas. These areas appeared dry at the time of the inspection but were inaccessable to measure the moisture content. The stains may be caused by a past leak. Recommend asking the property owner(s) about past leaks. The client(s) should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified roofing contractor should evaluate and repair as necessary.
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34) Comment - Pull-down stairs are installed for the attic access. No insulation is installed above the stairs and no weatherstripping is installed around the hatch perimeter. To reduce air leakage, recommend installing weatherstripping and an insulated hatch cover. An example of one can be seen at http://www.batticdoor.com/

Interior air leaking into the attic results in heating and cooling losses, increased energy costs, and a possible increase in moisture levels in the attic due condensation forming on the underside of the roof sheathing during cold weather.
Electric service
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Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Copper
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 200
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No
35) Repair/Maintain - One or more bushings are missing from where wires enter holes in the main service panel. A qualified electrician should install bushings where missing.
36) - Misc. electric service photos
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Photo 36-4

Water heater
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Estimated age: 6 years
Type: Tank
Energy source: Electricity
Capacity (in gallons): 40
Manufacturer: Rheem
Water temperature (degrees Fahrenheit): 150
37) Safety, Repair/Replace - The drain line to the water heater's temperature-pressure relief valve is undersized. This is a potential safety hazard due to the risk of explosion. This type of valve requires a minimum 3/4 inch diameter drain line. An undersized drain line can result in the water heater exploding if or when the valve opens due to restricted venting. A qualified plumber should replace the drain line with a correctly sized one as per standard building practices.
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Photo 37-1
1/2" pipe
 

38) Safety, Minor Defect - The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit:
http://www.cpsc.gov/cpscpub/pubs/5098.html
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Photo 38-1
 

Heating and cooling
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Estimated age: 2 years
Primary heating system energy source: Electric
Primary heat system type: Heat pump
Primary A/C energy source: Electric
Primary Air conditioning type: Heat pump
Distribution system: Flexible ducts
Manufacturer: Trane
Filter location: Behind return air grill
39) Maintain - Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.
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40) - Misc. HVAC photos
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Photo 40-5
Good A/C supply temperature
 

Plumbing and laundry
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Water pressure (psi): 66 psi
Location of main water shut-off valve: Garage
Location of main water meter: Front yard near street
Water service: Public
Service pipe material: PVC
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
41) Safety, Comment - Copper water supply pipes in homes built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client(s) should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client(s) should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:

For more information visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5056.html
http://www.epa.gov/safewater/lead/index.html
42) Repair/Replace, Evaluate - Pin holes and/or corrosion were visible on one or more areas of copper water supply pipes. This most often occurs with acid water with a pH of less than 6.5. Leaks may result because of this. A qualified plumber should evaluate and replace water supply components as necessary. The client(s) should consult with a qualified plumber regarding the possibility of acidic water, and what solutions may be available to neutralize the pH.
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Photo 42-1
 

43) Repair/Replace, Evaluate - The water softener discharge is routed so that it drains close to a structure foundation. Prolonged, high levels of moisture in soil may cause foundation settlement and failure. If near a crawl space or basement, water may accumulate in these spaces. A qualified contractor should evaluate and make repairs as necessary so the discharge line terminates well away from any foundations, and to soil that is sloping down and away from foundations.
44) Repair/Replace - No expansion tank is installed on this structure's water supply system. Expansion tanks are recommended when a property is on a public water supply system and the property's water system is "closed" via a pressure reducing valve (PRV), check valve, or backflow preventer. No room for expansion of water exists in this type of system. Thermal expansion occurs when water is heated during non-use periods. In a closed system with no provision for expansion, its effects may include:

Expansion tanks can eliminate these problems by giving water a place to go when thermal expansion occurs. When a water heating cycle ends, or when any fixture is opened within the system, the impact of thermal expansion is reduced, and water drains out of the expansion tank back into the system. Recommend having a qualified plumber install an expansion tank as per standard building practices.
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Photo 44-1
 

45) Repair/Replace - A leak in the service pipe at the entrance through the garage floor was found. Recommend a qualified plumber repair the leak.
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Photo 45-1
 

46) Repair/Replace - The clothes dryer exhaust duct is routed vertically. This can result in extended drying times, premature failure of the motor, drum rollers and heater. Recommend having a qualified contractor reconfigure the clothes dryer exhaust duct so it is routed horizontally, or as close to it as possible, or at a minimum regular cleaning maintenance should be performed after an initial cleaning which is required now.
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Photo 46-1
 

Fireplaces, woodstoves and chimneys
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Fireplace type: Masonry
Chimney type: Masonry
47) Safety, Repair/Replace, Evaluate - A significant amount of creosote (1/8 inch or more) is visible in the fireplace flue. A qualified chimney service contractor should inspect, clean, and repair if necessary now and annually in the future.
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Photo 47-1
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Photo 47-3
 

48) Repair/Replace, Evaluate - The masonry chimney's mortar is deteriorated and should be repaired to prevent further, significant deterioration. Recommend having a qualified chimney service contractor or mason evaluate chimney and repair as necessary. This will likely require repointing the mortar.
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Photo 48-1
 

Kitchen
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49) Safety, Repair/Replace, Evaluate - One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
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Photo 49-1
 

50) Repair/Replace, Evaluate - One or more sink drains have an active leak. For example, at pipe fittings and/or junctions between pipe and sink. A qualified plumber should evaluate and repair as necessary.
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Photo 50-1
 

51) Repair/Replace - The sink sprayer at the kitchen sink leaking at the handle when operated. It should be repaired or replaced, and by a qualified plumber if necessary.
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Photo 51-1
 

52) Repair/Replace - A leak was detected in the drinking water filtration system. Repairs such as a new o-ring should be made and by a qualified plumber if necessary.
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Photo 52-1
 

53) Comment - Water stains and/or minor water damage was found in the shelving or cabinet components below the sink. The client(s) should evaluate and consider having repairs made.
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Photo 53-1
 

Bathrooms
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54) Repair/Replace, Evaluate - One or more cabinets and/or drawers are damaged and/or deteriorated. A qualified contractor should evaluate and repair or replace cabinets and/or components as necessary.
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Photo 54-1
 

55) Repair/Maintain - Caulk is missing and/or deteriorated at one or more showers. For example, where the shower base meets the floor below and/or around the shower surround. Caulk should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall and floor structures.
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Photo 55-1
 

56) Repair/Maintain - Caulk is missing and/or deteriorated where counter tops meet back splashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.
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Photo 56-1
 

57) Comment - Tile, stone and/or grout flooring is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles and deteriorated grout, and resealing grout.
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Photo 57-1
 

Interior rooms
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58) Safety, Repair/Replace - An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
59) Safety, Repair/Replace - Lamp holders or light fixtures with fully or partially exposed bulbs are installed in one or more closets. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Standard building practices require closet lighting to use fluorescent light fixtures, or to use fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A qualified electrician should replace closet lights as necessary and as per standard building practices.
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60) Repair/Replace, Evaluate - The doorbell appears to be inoperable. Recommend having a qualified electrician evaluate and repair as necessary.
61) Repair/Replace, Evaluate - One or more ceiling fans wobbles excessively during operation. This is a potential safety hazard and may be caused by one or more of the following:

Recommend having a qualified contractor evaluate and repair as necessary. For more information, visit:
http://www.google.com/search?q=unbalanced+ceiling+fans
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Photo 61-1
 

62) Repair/Replace - One or more exterior entrance doors and garage door trims are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.
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63) Repair/Maintain, Evaluate - A HVAC vent in the ceiling has a water stain around it. The stain appeared to be dry at the time of inspection. Recommend evaluation and repair by a licensed HVAC technician.
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Photo 63-1
 

64) Repair/Maintain, Evaluate - Moisture has loosened the wall paper at the window return. Recommend evaluation of the exterior caulking around the window and re-caulking as needed.
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Photo 64-1
 

65) Comment - Minor loosening of drywall corner tape was found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
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66) Comment - There is a smoke detector located in the garage. Smoke detectors should not be used in garages for two reasons. First, garages are usually not heated or cooled, and thus are sometimes above or below the temperature range that the unit was designed for. Second, the smoke from engine exhaust fumes will cause nuisance alarms and clog the smoke detector. Recommend removing the smoke detector in the garage.
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