| Property Inspection Report | |
| Client(s): | Sample Report |
| Property address: | Spring Hill Fl 34608 |
| Inspection date: | 12/26/2011 |
This report is the exclusive property of At Home Superior Inspections LLC and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
 | Safety | Poses a risk of injury or death |
 | Major Defect | Correction likely involves a significant expense |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Minor Defect | Correction likely involves only a minor expense |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Comment | For 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| General information | Return to table of contents |
Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.
| Exterior | Return to table of contents |
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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Waterproof cover(s) over one or more electric receptacles are damaged or broken. This is a safety hazard due to the risk of shock and fire. Damaged covers should be replaced where necessary.
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One or more electric receptacles are broken or damaged. This is a safety hazard due to the risk of fire and shock. A qualified electrician should replace them as necessary.
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.
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One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary.
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Weather striping is deteriorating or missing for the exterior doors on the patio/lanai. Recommend replacing to keep bugs/insects from gaining access into screened in area.
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Patio/lanai screening is loose and/or deteriorating and should be repaired or replaced to keep animals from entering the patio/lanai area.
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The perimeter grading slopes towards the structure in one or more areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.
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One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.
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Caulk is missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit:
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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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| Roof | Return to table of contents |
The roof surface material appears to be near the end of its service life and will likely need replacing in the near future, even with repairs. The client(s) should budget for a replacement roof surface, and may want to have a qualified roofing contractor evaluate and attempt to issue a "5 year roof certificate".
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Gaps in the roof surface were found at one or more roof penetrations. These may result in leaks. A qualified roofing contractor should evaluate and repair as necessary.
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One or more composition shingles are damaged, deteriorated and/or missing, and should be replaced. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary.
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Roofing nails in one or more areas 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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One or more roof ridge vents appear to have been dented and/or damaged. Roof ridge vents should be repaired/replaced by qualified roofer or general contractor.
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One or more "rubber boot" flashings are lifting at the base or are improperly installed so that water or vermin intrusion may occur. A qualified contractor should make repairs as necessary, such as permanently fastening down the lifted edge(s), or reinstalling flashings.
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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.
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| Garage | Return to table of contents |
One or more ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
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The pull-down attic stairs in the attached garage ceiling aren't fire-rated. This ceiling should have a one-hour fire rating to slow or prevent the spread of fire from the attached garage to attic spaces above the living areas. A qualified contractor should evaluate and make modifications to these stairs as necessary so they have a one hour fire rating. Other options include removing them or replacing them with commercially made, fire-rated stairs. Examples of possible solutions include:
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The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.
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Some of the interior perimeter of the garage is excluded from this inspection due to lack of access from stored items.
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| Attic | Return to table of contents |
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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The ridge board which is the horizontal framing board at the peak of the roof which rafters are attached appears to be coming loose and should be evaluated and repaired by a qualified roofer.
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No light source was not found for the attic space above the main living areas. Recommend having a light installed by a qualified electrician.
Ceiling insulation is missing in some areas. Recommend installing insulation where missing for better energy efficiency.
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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/
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| Electric service | Return to table of contents |
The main service panel cover is installed so it is not flush with the surface of the panel box and disconnect devices. Gaps exist, resulting in exposed wiring. This is a safety hazard due to the risk of shock. A qualified contractor and/or electrician should evaluate and repair so the panel cover fits on the panel box as the manufacturer intended.
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One or more clamps that secure the electric service's grounding electrode and/or bonding conductor(s) to pipe(s) are rusted or corroded. Grounding and/or bonding may be inadequate as a result and may be a safety hazard for shock. A qualified electrician should evaluate and repair as necessary.
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The service panel door does not close properly and the latch appears to be broken. Have qualified electrician repair or replace.
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The legend for overcurrent protection devices (breakers or fuses) in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
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| Water heater | Return to table of contents |
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:
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The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and may need replacing at any time, signs of rust were on the top. Recommend budgeting for a replacement in the near future.
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Corrosion was found in one or more areas on the water heater. A qualified plumbing contractor should evaluate and replace water heater if necessary.
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Corrosion was found on fittings and/or water supply lines for the water heater. Leaks may exist. A qualified plumbing contractor should evaluate and repair as necessary.
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| Heating and cooling | Return to table of contents |
Exterior disconnect switch was not accessible for the outside condensing unit. These should be accessible to prevent the condensing unit from responding to the thermostat off-season, or during maintenance. A qualified heating and cooling contractor should evaluate and repair as necessary.
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The estimated useful life for most heat pumps is 15 to 20 years. This heat pump appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
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Insulation for the outside condensing unit's refrigerant lines is damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.
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The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed annually in the future.
Filter(s) are dirty and should be washed now. They should be checked monthly in the future and washed as necessary.
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The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
| Plumbing and laundry | Return to table of contents |
The clothes dryer exhaust duct appears to need cleaning. Significant amounts of lint build up was found. This is a safety hazard due to the risk of fire from decreased air flow. This duct should be cleaned now and annually, or more often if necessary in the future. Some chimney sweeps or heating/cooling duct cleaners perform this service. For more information, visit:
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| Kitchen | Return to table of contents |
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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One or more cabinet edges are damaged and/or deteriorated. A qualified contractor should evaluate and repair or replace cabinets as necessary.
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The range hood fan vents into the kitchen rather than outdoors. Ventilation may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor make modifications as necessary as per standard building practices so the range hood fan vents outdoors.
The oven and/or broiler door handle(s) are loose and/or missing. Repairs should be made as necessary, and by a qualified appliance technician if necessary, such as tightening or replacing handles.
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Hardware such as hinges, latches or pulls are loose and/or missing on one or more cabinets. Repairs should be made and/or hardware should be replaced as necessary, and by a qualified contractor if necessary.
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Caulk is missing and/or deteriorated where countertops meet backsplashes 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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One or more kitchen appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Recommend budgeting for replacements as necessary.
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The microwave oven does not have a built in turntable. The client(s) may want to purchase a manually wound turntable such as a "Micro-go-round" for better cooking performance. For more information, visit:| Bathrooms | Return to table of contents |
Tile and/or grout in one or more showers is damaged and/or deteriorated. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.
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One or more sinks are clogged or drain slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.
One or more toilet tank handles are cracked or broken. Handle(s) should be replaced as necessary.
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Hardware such as hinges, latches or pulls are loose and/or missing on one or more cabinets or shower doors. Repairs should be made and/or hardware should be replaced as necessary, and by a qualified contractor if necessary.
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Water damage was found in the shelving or cabinet components below one or more sinks. A qualified contractor should evaluate and make repairs as necessary.
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Caulk is missing or deteriorated along the base of one or more showers, where flooring meets the shower. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the floor structure.
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| Interior rooms | Return to table of contents |
Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:
One or more sliding glass doors are difficult to open or close. A qualified contractor should evaluate and repair or replace door(s) as necessary.
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The lock mechanisms on one or more sliding glass doors are inoperable and/or difficult to operate. A qualified contractor should evaluate and repair as necessary.
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The handle(s) on one or more sliding glass doors are loose and/or missing. Repairs should be made and/or handles replaced as necessary, and by a qualified contractor if necessary.
Carpeting in one or more rooms is damaged and/or significantly deteriorated. Recommend replacing carpeting where necessary.
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Fixtures such as door stops, towel bars and/or toilet paper holders are damaged and/or deteriorated in one or more areas. Recommend having a qualified contractor replace or repair fixtures as necessary.
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Drywall is damaged and/or deteriorated in one or more areas. Recommend having qualified contractor replace or repair drywall as neccessary.
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