| Property Inspection Report | |
| Client(s): | Choice |
| Property address: | Carrabelle, FL |
| Inspection date: | 5/2/2011 |
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.
 | 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 |
 | Monitor | Recommend monitoring in the future |
 | 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 |
| Exterior | Return to table of contents |
One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary.
The driveway has significant cracks from tree roots and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace driveway sections as necessary.
One outside faucet leaks from the valve stem when turned on or from the spigot when turned off. A qualified plumber should evaluate and repair as necessary.
The slab is undermined in one or more areas, where sand has eroded out from beneath. Repairs should be made to prevent further erosion and undermining.
One or more wooden deck support posts are in contact with soil. This is a conducive condition for wood destroying insects and organisms. However no damage from wood destroying insects or organisms was found. Standard building practices require that there be at least 6" of space between any wood and the soil below, even if the wood is treated. If possible, soil should be removed or graded so a 6" clearance is maintained. Otherwise recommend installing borate based Impel rods to prevent rot. For more information, visit:
The concrete at one of the posts is exposed where the sand has eroded.
All stairs and decks are in good condition and have recently been painted.
| 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".
One or more sections of flashing at the base of the chimney are deteriorated and rusting. Leaks may occur as a result. A qualified roofing contractor should evaluate and repair as necessary.
Rust and/or corrosion is visible on one or more sections of metal roofing. A qualified roofing contractor should evaluate and either replace or repaint panels as necessary.
Roofing screws 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.
Small section of shingle roof above the office was replaced in 2011.
| Attic | Return to table of contents |
One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary.
Ceiling insulation is uneven in some areas. This is likely due to someone having walked on or through the insulation. Recommend installing additional insulation where necessary to restore the original R rating.
No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
No weatherstrip is installed around the attic access hatch. Weatherstrip should be installed around the hatch to prevent attic and interior air exchange.
| Electric service | Return to table of contents |
The legend for overcurrent protection devices (breakers) in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate.
| 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.
The estimated useful life for most water heaters is 8 to 12 years. This water heater is older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
| Heating and cooling | Return to table of contents |
The estimated useful life for most heat pumps is 15 to 20 years. This heat pump appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
Home appears to have recently undergone an energy audit as evidenced by the professional sealant visible on the ductwork.
| Plumbing and laundry | Return to table of contents |
Recommend having the septic tank inspected. Recommend having the tank pumped if it was last pumped more than 3 years ago.
Washer and dryer have been replaced in the last 3 years.
| Fireplaces, woodstoves and chimneys | Return to table of contents |
Observed propane fueled fireplace. Fireplace was checked and the damper and flue operate normally. Fireplace has funcioning blower fan.
| Well | Return to table of contents |
Pump and bladder tank are newer. Pump is a Red Jacket Jet Pump C48D42AO6, AO Smith, 2006.
| Kitchen | Return to table of contents |
One or more electric receptacles have reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.
Three 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.
Laminate countertop material is loose or delaminating at the seams. A qualified contractor should evaluate and repair as necessary.
The kickplate at the base of the dishwasher is loose. Repairs should be made as necessary.
The refrigerator, dishwasher, range hood and garbage disposal have all been replaced in the last 5 years.
| Guest Bathroom | Return to table of contents |
One or more wall-mounted electric switches are within reach of shower stalls. This is a safety hazard due to the risk of shock. At a minimum, the client(s) should be aware of the shock hazard this represents and never operate such switches while showering. Ideally, a qualified electrician should evaluate and move switches as necessary, or a qualified contractor should make modifications as necessary so wall switches are unreachable from shower stalls.
The exhaust fan is noisy. A qualified contractor should evaluate and replace the fan(s) or make repairs as necessary.
| Master Bathroom | Return to table of contents |
One or more wall-mounted electric switches are within reach of shower stalls. This is a safety hazard due to the risk of shock. At a minimum, the client(s) should be aware of the shock hazard this represents and never operate such switches while showering. Ideally, a qualified electrician should evaluate and move switches as necessary, or a qualified contractor should make modifications as necessary so wall switches are unreachable from shower stalls.
Master Bathroom has a shower and does not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially when the window is closed. A qualified contractor should install exhaust fans as per standard building practices.
GFCI tested properly.
| Interior rooms | Return to table of contents |
One or more electric receptacles have reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.
Stairs are unsafe due to a non-standard configuration of riser heights. Standard building practices call for riser heights not to exceed eight inches and tread depths to be at least nine inches but preferably 11 inches. Riser heights should not vary more than 3/8 inch on a flight of stairs. At a minimum, the client(s) should be aware of this hazard, especially when guests who are not familiar with the stairs are present. Ideally a qualified contractor should repair or replace stairs so they conform to standard building practices.
Smoke detectors are installed and tested properly.
Windows and sliding doors were upgraded in 2010 and comply with large missile impact specifications.
Enclosed screen porch has recently been painted.
There are working ceiling fans in the living room, dining room, office and all three bedrooms.
