G. Daniel Green & Associates, Inc.


103 Bay Bridge Dr 
Gulf Breeze FL 32561-4470
Inspector: Josh Mayfield

 

Property Inspection Report
Client(s): Sample
Property address: 123 Beach
Pensacola Beach, FL 32561
Inspection date: 7/23/2012
This report published on Thursday, August 09, 2012 10:03:16 AM CDT

View report summary

Notice to Third Parties: This report is the exclusive property of G. Daniel Green and Associates, Inc. and the Client(s) listed above and is not transferable to any third parties or subsequent buyers. Our Inspection and this report have been performed with a written contract agreement that limits its scope and usefulness. Unauthorized recipients are therefore advised not to rely upon this report, but rather to retain the services of an appropriately qualified home inspector of their choice to provide them with their own inspection and report.

 
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 
Repair/ReplaceRecommend repairing or replacing 
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
Bathrooms
Interior rooms
 
General information Return to table of contents
Inspector's name: Joshua Mayfield, HI#1880
Structures inspected: Condo
Type of building: Condo
Age of building: 4 Years, Built in 2008
Time started: 9:30 AM
Time finished: 11:45 PM
Inspection Fee: $225
Payment method: Check
Present during inspection: Client(s), Realtor(s)
Occupied: Yes
Weather conditions: Clear
Temperature: Hot
Ground condition: Dry
Front of structure faces: North
Main entrance faces: West
Foundation type: Post and pier
 
Exterior Return to table of contents
Footing material: Not visibleConcrete Piling
Foundation material: Post and pier
Apparent wall structure: Wood frame, Steel frameConcrete
Wall covering: Cement-based clapboard, Cement-based panels, Stucco
Driveway material: Gravel
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel
1) The exterior hardware on all of the doors is starting to become coroded from the salt in the air. It would be recommended to have all the hardware replaced with new working hardware. A qualified contractor should evaluate and repair if necessary.

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2) The elevator had water stains but no moisture could be detected at the time of inspection. It is recommended to monitor the presence of moisture. Should moisture be present, a qualified contractor should be used to address any repairs.

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3)   LIMITATIONS OF STRUCTURE INSPECTION
As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not
restricted to) the following conditions: • Structural components concealed behind finished surfaces could not be inspected. • Only representative samplings of visible structural components were inspected. • Furniture and/or storage restricted access to some structural components. • Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity are not part of a home inspection.

4)   LIMITATIONS OF EXTERIOR INSPECTION
As we have discussed and as described in your inspection agreement, this is a visual inspection limited in scope by (but not restricted to) the following conditions: • A representative sample of exterior components was inspected rather than every occurrence of components. • The inspection does not include an assessment of geological, geotechnical, or hydrological conditions, or environmental hazards. • Screening, shutters, awnings, or similar seasonal accessories, fences, recreational facilities, outbuildings, docks, water features, hot tubs, pools, pottery, fire place/pit, patio fans, heat lamps, and decorative low-voltage landscape lighting erosion control and earth stabilization measures are not inspected unless specifically agreed-upon and documented in this report.

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Roof Return to table of contents
Roof inspection method: Viewed from eaves on ladder, Viewed from ground with binoculars* All Roofing issues should be handled through that condo owners association.
Roof type: Hipped
Roof covering: Metal
Estimated age of roof: 4 years
Gutter & downspout material: None
Roof ventilation: Not required due to spray foam insulation
5)   LIMITATIONS OF ROOFING INSPECTION
As we have discussed and as described in your inspection agreement, this is a visual inspection limited in scope by (but not
restricted to) the following conditions: • Not all of the underside of the roof sheathing is inspected for evidence of leaks. • Evidence of prior leaks may be disguised by interior finishes. • Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage. Leakage can develop at any time and may depend on rain intensity, wind direction, and other factors. • Antennae, chimney/flue interiors which are not readily accessible are not inspected and could require repair. • Roof inspection may be limited by access, condition, weather, or other safety concerns. • Some sections of the roofing surface were concealed from view.

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Garage Return to table of contents

6) The exterior garage lights were not working at the time of inspection. This could be from burnt out bulbs. It is recommended to replace the bulbs, and if the problem still exists, a qualified electrician should evaluate and make repairs as necessary.

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Attic Return to table of contents
Inspection method: Partially traversed
Roof structure type: Trusses, Rafters
Ceiling structure: Trusses, Ceiling beams
Insulation material: Spray Foam
7)   LIMITATIONS OF INSULATION / VENTILATION INSPECTION
As we have discussed and as described in your inspection agreement, this is a visual inspection limited in scope by (but not restricted to) the following conditions: • Insulation/ventilation type and levels in concealed areas are not inspected. Insulation and vapor barriers are not disturbed and no destructive tests (such as cutting openings in walls to look for insulation) are performed.
• Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot be positively identified without a detailed inspection and laboratory analysis. This is beyond the scope of the inspection. • An analysis of indoor air quality is not part of our inspection unless explicitly contracted-for and discussed in this or a separate report. • Any estimates of insulation R-values or depths are rough average values. • No access was gained to the wall cavities of the home.

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Electric service Return to table of contents
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service switch: On the main panel, on the front stairs landing.
Location of sub panels: Hallway
Service entrance conductor material: Aluminum
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 200
Branch circuit wiring type: Copper, Aluminum multi-strand
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: YesWorking at the time of inspection
8) The electrical system for the elevator systems was not evaluated and is excluded from this inspection.

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9)   LIMITATIONS OF ELECTRICAL INSPECTION
As we have discussed and as described in your inspection agreement, this is a visual inspection limited in scope by (but not restricted to) the following conditions: • Electrical components concealed behind finished surfaces are not inspected. • Only a representative sampling of outlets and light fixtures were tested. • Furniture and/or storage restricted access to some electrical components, which may not be inspected. • The inspection does not include remote control devices, alarm systems and components, low voltage wiring, systems, and components, ancillary wiring systems, backup generating systems, and other components, which are not part of the primary electrical power distribution system.

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Water heater Return to table of contents
Estimated age: 4 years
Type: Tank
Energy source: Electricity
Capacity (in gallons): 40
10) The water heater is installed above finished living space and has a pan installed for leaks, but this pan may not be enough if a severe leak develops. It is recommended to check the water heater every month to monitor any developing leaks.

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Heating and cooling Return to table of contents
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: American Standard
Model: 2A7B3030A1000AA
Filter location: Behind return air grill
Last service date: Unable to Determine
11) Small amounts of what appears to be mold is visible in one or more sections of supply and/or return air ducts. If it is mold, it can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "there is substantial visible mold growth inside hard surface (e.g., sheet metal) ducts or on other components of your heating and cooling system". The client may wish to have a qualified mold remediator or indoor air quality specialist evaluate the ducts and/or have a qualified contractor clean the ducts. A qualified heating and cooling contractor should evaluate and make repairs and/or modifications as necessary.

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12) 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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13) Air handler filter(s) are dirty and were replaced at the time of inspection. They should be checked monthly in the future and replaced as necessary.
14) 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.
15)   LIMITATIONS OF HEATING INSPECTION
As we have discussed and as described in your inspection agreement, this is a visual inspection limited in scope by (but not restricted to) the following conditions: • The adequacy of heat supply or distribution balance is not inspected. • The interior of flues or chimneys, which are not readily accessible, are not inspected. • The furnace heat exchanger, humidifier, or dehumidifier, and electronic air filters are not inspected. • Solar space heating equipment/systems are not inspected.

16)   LIMITATIONS OF COOLING INSPECTION
As we have discussed and as described in your inspection agreement, this is a visual inspection limited in scope by (but not restricted to) the following conditions: • Window mounted air conditioning units are not inspected. • The cooling supply adequacy or distribution balance are not inspected.

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Plumbing and laundry Return to table of contents
Water service: Public
Supply pipe material:
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
17) Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
18)   LIMITATIONS OF PLUMBING INSPECTION
As we have discussed and as described in your inspection agreement, this is a visual inspection limited in scope by (but not restricted to) the following conditions: • Portions of the plumbing system concealed by finishes and/or storage (below sinks, etc.), below the structure, or beneath the ground surface are not inspected. • Water quantity and water quality are not tested unless explicitly contracted-for and discussed in this or a separate report. • Clothes washing machine connections are not inspected.
• Interiors of flues or chimneys, which are not readily accessible, are not inspected. • Water conditioning systems, solar water heaters, fire and lawn sprinkler systems, and private waste disposal systems are not inspected unless explicitly contracted-for and discussed in this or a separate report.

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Fireplaces, woodstoves and chimneys Return to table of contents
Fireplace type: Metal prefabricated
Chimney type: Metal
19) All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
 
Bathrooms Return to table of contents

20) Tile and/or grout around one or more bathtubs is damaged 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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Interior rooms Return to table of contents

21) One or more electric receptacles appear to have no power. The floor outlet in the living room near the kitchen bar is not working. Recommend asking the property owner(s) about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.

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22) Screen(s) in one or more of the balcony doors are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.

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23) The 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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24) The master bedroom sliding screen doors are damaged and/or will not operate. Screen doors should be repaired/replaced where necessary.

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25) Minor cracks in the drywall taping were found in the kichen ceiling. 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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26)   LIMITATIONS OF INTERIOR INSPECTION
As we have discussed and as described in your inspection agreement, this is a visual inspection limited in scope by (but not restricted to) the following conditions • Furniture, storage, appliances and/or wall hangings are not moved to permit inspection and may block defects. • Carpeting, window treatments, central vacuum systems, household appliances, recreational facilities, paint, wallpaper, and other finish treatments are not inspected. • If dual pane windows have been installed in the home. These windows are prone to losing their seal. As such, fogging or condensation may develop between the window panes. This condition is often difficult to observe if the windows are obscured by window covering, screens and or dirt. Windows should be cleaned and checked for signs of broken seals as necessary. We inspect a sampling of windows for fogged conditions; however, at the time of the inspection, due to temperature and atmospheric conditions some windows may not display a fogged condition.

 
G. Daniel Green & Associates, Inc.
103 Baybridge Drive
Gulf Breeze, FL 32561
850-934-1797 Ext. 101
jmayfield@gdanielgreen.com