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22346 Yachtclub Ter 
Land O Lakes FL 34639-3967
Inspector: Fred Hernden

  

Property Inspection Report
Client(s): Aimee Krivonyak
Property address: 9103 Highland Ridge Way
Tampa, Fl. 33647
Inspection date: 12/2/2011
This report published on Friday, December 02, 2011 3:03:07 PM EST

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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.

Table of Contents
General Information
Grounds
Exterior / Foundation
Roof / Attic
Garage
Electric
Plumbing
Water Heater
Cooling / Heat Pump
Fireplaces / Chimneys
Kitchen
Bathrooms
Laundry
Interior Rooms / Areas
 
General Information Return to table of contents
Report number: 20111202
Time started: 0900AM
Time finished: 1200PM
Inspector: Fred Hernden
Present during inspection: Client, Property owner, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
Inspection fee: 300.00
Payment method: Check
Type of building: Single family
Number of residential units inspected: 1
Age of building(s): 17 Years
Source for building age: Municipal records
Front of building faces: West
Main entrance faces: West
Occupied: Yes, Furniture or stored items were present
 
Grounds Return to table of contents
Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Open, Covered (Refer to Roof section)
 
Exterior / Foundation Return to table of contents
Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Condition of wall covering: Appeared serviceable
Apparent wall structure: Concrete block
Wall covering: Stucco
Condition of foundation and footings: Appeared serviceable
Foundation type: Slab on grade
Condition of concrete slab floor(s): Appeared serviceable
1) Repair/Replace, Comment - 1. There were several small cracks in the stucco, these are normal for houses in Florida and not an immediate concern. If and when the house is pained in the future, they can be repaired easily with an acrylic caulking before painting.
2. The A/C coolant lines that go into the house should be sealed so insects and moisture cannot get into house.
3. There is a broken outlet cover on the lanai.
4. There are some places on the North side and rear of the house that the vegetation is touching the screen and the house. This should be trimmed back to deter and moisture or insect problems, or tearing the screen.
5. There are several rotted facia boards that are noted in the pictures below and need to be replaced. This will cause mold and moisture to enter the roof/attic area as well as an insect intrusion.
6. In the front of the house there are some corner beads that are rusting and the stucco is separating from the house. This was probably due to the sprinkler hitting the house and causing them to rust over time. They need to be cleaned, sealed, and the sprinkler adjustment should be checked. if there is any loose stucco, this should be repaired before painting.
7. There is an area on the south side of the house that the soffit is sagging and out of the clips that hold it in place. This needs to be repaired so critters and insects cannot get into the attic.

Photo 2  
Front entrance
Photo 3  
Front window

Photo 4  
Crack in stucco
Photo 8  
A/C condenser coolant lines, needs to be sealed

Photo 10  
Stucco crack
Photo 11  
Natural gas meter

Photo 14  
Photo 15  
South side of house

Photo 19  
Outlet cover broken on Lanai
Photo 20  
Lanai

Photo 21  
Vegetation too close to screen
Photo 22  
Vegetation too close to screen

Photo 23  
Rotted wood
Photo 24  
Vegetation too close to house

Photo 25  
Corner bead rusting, stucco separating
Photo 26  
Corner bead rusting

Photo 32  
Rotted facia board
Photo 34  
Rotted facia board

Photo 35  
Rotted facia board
Photo 40  
Rotted facia board

Photo 58  
Soffit sagging on west side of house
Photo 68  
South side of house

Photo 69  
North side of house
  
2) Comment - Pool - Pool Equipment: The pool and pool equipment looks to be in working order at this time. The equipment was running at the time of the inspection and no leaks were noted. The surface of the pool looks good, but it is impossible to determine the exact condition because it is full of water.

Photo 12  
Pool equipment
Photo 13  
Pool equipment timer

Photo 17  
Pool
Photo 18  
Pool
 
Roof / Attic Return to table of contents
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions.
Condition of roof structure: Appeared serviceable
Roof type: Gable
Age of roof surface(s): 17 years
Source for building age: Municipal records
Roof inspection method: Viewed from eaves on ladder
Condition of metal and/or tile roof surface materials: Required repair, replacement and/or evaluation (see comments below)
Metal, tile or panel roof surface material: Concrete tile
Condition of exposed flashings: Appeared serviceable
Gutter and downspout installation: None
Condition of attic: Appeared serviceable
Attic inspection method: Traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Ceiling insulation material: Cellulose loose fill
Ceiling insulation depth: 6"
Ceiling insulation rating: R19 (per calculation)
Roof ventilation: Appears serviceable
3) Evaluate, Comment - There are many concrete tiles that are either cracked, missing, and/or broken, and many seams and vent boot seals that are cracked. I visually inspected the roof tiles from many angles and places along the eaves. There was no evidence of any active leakage from inside of the attic, but I would not guarantee that the roof does not leak because of the damaged tiles and seams in various places on the roof. I would recommend that a qualified tile roof specialist examine and check the roof covering further.

Photo 27  
Cracked/Broken tile on roof
Photo 28  
Cracked/Broken tile on roof

Photo 29  
Roof view
Photo 30  
Cracked/Broken tile on roof

Photo 31  
Cracked/Broken tile on roof
Photo 33  
Cracked/Broken tile on roof

Photo 36  
Cracked/Broken tile on roof
Photo 37  
Cracked/Broken tile on roof

Photo 38  
Roof view
Photo 39  
Cracked/Broken tile on roof

Photo 43  
Cracked/Broken tile on roof
Photo 44  
Cracked/Broken tile on roof

Photo 45  
Cracked/Broken tile on roof
Photo 46  
Cracked/Broken tile on roof

Photo 48  
Roof view
Photo 49  
Cracked/Broken tile on roof

Photo 50  
Cracked/Broken tile on roof
Photo 41  
Roof view

Photo 42  
Roof view
Photo 51  
Roof view

Photo 52  
Cracked/Broken tile on roof
Photo 53  
Cracked/Broken tile on roof
4) Comment - The attic area looked to be in good condition, and the insulation looks to be in good condition as well.

Photo 61  
Attic view
Photo 62  
Attic view

Photo 63  
Attic view
Photo 64  
Attic view

Photo 65  
Attic view
  
 
Garage Return to table of contents
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: Attached
Condition of garage: Appeared serviceable
Type of garage: Solid core, Wood
Condition of garage vehicle door(s): Appeared serviceable
Garage vehicle door type: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
5) Comment - The garage area is in good condition, there were areas that I could not see or get to because of all the stored items inside. I operated the garage door and it worked well. The auto-reverse eyes worked like they are supposed to.

Photo 54  
Garage
Photo 55  
Garage door opener

Photo 56  
Auto reverse eyes
  
 
Electric Return to table of contents
Limitations: The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120
Service amperage (amps): 200
Service entrance conductor material: Copper
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Garage
Location of main disconnect: Breaker at bottom of main service panel
Branch circuit wiring type: Non-metallic sheathed
Condition of branch circuit wiring: Serviceable
Solid strand aluminum branch circuit wiring present: None visible
6) Comment - I check a good representative amount of the electrical receptacles and wall switches, all worked well. The GFCI outlets in the garage, outside, in the kitchen and the bathrooms all tripped and reset when I checked them.

Photo 60  
Electrical panel, arrow points to main shut off
Photo 5  
Electical meter
 
Plumbing Return to table of contents
Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water meter: SouthWest corner of property
Location of main water shut: South side of house
Water service: Public
Water pressure (psi): Good
Service pipe material: Plastic
Condition of supply lines: Appeared serviceable
Supply pipe material: CPVC
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
7) Repair/Replace, Comment - I operated all the water fixtures in the house, they all worked properly and showed no signs of any past or present leakage. The shower/tub diverter in the hallway bathroom does not work properly and needs to be replaced. The water pressure was good in all the showers, and they all drained well. The toilets all flushed good and refilled quickly. The right side pedestal sink in the master bathroom drained slowly, probably due to a hair buildup in the drain. Cleaning it out should fix the problem. I checked the water bibs outside and they all worked well. The garden tub in the master bathroom worked well with no leakage, and drained well.

Photo 9  
Main water shut off
Photo 71  
Laundry room plumbing

Photo 74  
Hallway bathroom plumbing
Photo 75  
Hallway bathroom plumbing

Photo 76  
Hallway bathroom toilet
Photo 82  
Kitchen plumbing

Photo 90  
Master bathroom plumbing
Photo 91  
Master bathroom plumbing

Photo 94  
Master bathroom toilet
Photo 96  
Pool bathroom plumbing

Photo 97  
Pool bathroom toilet
Photo 78  
Hallway bathroom shower diverter not working properly
 
Water Heater Return to table of contents
Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 75
Manufacturer: Kenmore
Model: 153.331740
Location of water heater: Garage
Water temperature (degrees Fahrenheit): 93
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
8) Comment - The water heater was replaced in 2004 and appears to be working well. The hot water temperature at the kitchen sink was only 93 degrees, most dishwasher manufacturers recommend that the water temperature be 125 degrees for maximum performance and proper detergent dissolving. It can be turned up at the water heater by a qualified technician if desired..

Photo 66  
Water heater
Photo 67  
Water heater label
 
Cooling / Heat Pump Return to table of contents
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
Condition of cooling system and/or heat pump: Appeared serviceable
Location: Outside/Garage
Type: Split system
Estimated age: 5 years
Manufacturer: Trane
Condition of distribution system: Appeared serviceable
Condition of controls: Appeared serviceable
Condition of air filters: Appeared serviceable
Location of air filters: Behind return air grill
9) Comment - Both units were replaced in 2006 and are in good working condition at this time. The differential temperatures were 15 degrees, and there was less than a 2 degree difference from room to room. This is good. Recommend that the units be serviced on an annual basis for maximum performance and durability.

Photo 6  
A/C condenser
Photo 7  
A/C condenser label

Photo 57  
Air handler in Garage
Photo 59  
Air handler label
 
Fireplaces / Chimneys Return to table of contents
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, nor determine if prefabricated or zero clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit.
Condition of fireplaces, stoves: Appeared serviceable
Location #A: Family Room
Fireplace type: Prefabricated
Fuel type: Wood
Condition of chimneys: Appeared serviceable
Chimney type: Masonry
10) Comment - The fireplace and chimney looks to be in good condition. I operated the damper and it opened and closed properly. Make sure that it is in the open position before operating.

Photo 47  
Chimney
Photo 101  
Fireplace
 
Kitchen Return to table of contents
Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of garbage disposal: Appeared serviceable
Condition of dishwasher: Not determined
Condition of range, cooktop: Not determined
Range, cooktop type: Natural gas
Condition of refrigerator: Not determined
Condition of built: Not determined
11) Comment - I checked the disposal, it is working properly. The refrigerator was cool. I did not operate the gas stove or oven or run the dishwasher through a cycle.

Photo 80  
Kitchen
Photo 81  
Kitchen
 
Bathrooms Return to table of contents
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks. Any comments made regarding these items are as a courtesy only. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight.
Location #A: Hallway
Location #B: Pool
Location #C: Master Bedroom
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
12) Comment - As noted in the Plumbing section, the right pedestal sink in the master bathroom drained slowly and needs to be cleaned out. Also, the shower/tub diverter needs to be repaired/replaced in the hallway bathroom.

Photo 73  
Hallway bathroom
Photo 77  
Hallway bathroom shower

Photo 89  
Master bathroom
Photo 92  
Master bathroom garden tub

Photo 93  
Master bathroom shower
Photo 95  
Pool bathroom

Photo 98  
Shower
  
 
Laundry Return to table of contents
Limitations: The following items are not included in this inspection: clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine the completeness or operability of any gas piping to laundry appliances.
Condition of laundry facilities: Appeared serviceable
Gas supply for laundry equipment present: Not determined
240 volt receptacle for laundry equipment present: Yes
13) Comment - The laundry area looks to be in good condition

Photo 70  
Laundry room
Photo 71  
Laundry room plumbing
 
Interior Rooms / Areas Return to table of contents
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause of odors is not within the scope of this inspection.
Exterior door material: Wood
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Appeared serviceable
Type of windows: Aluminum, Single pane, Single hung
Condition of windows: Appeared serviceable
Wall type or covering: Drywall
Condition of walls: Appeared serviceable
Ceiling type or covering: Drywall
Condition of ceilings: Appeared serviceable
Flooring type or covering: Carpet, Wood, Tile
Condition of flooring: Appeared serviceable
14) Comment - I operated a good representative amount of the accessible windows and doors, they all worked well. No defects were noted in the interior rooms.

Photo 72  
BR2
Photo 79  
BR3

Photo 83  
Eat in kitchen
Photo 84  
Dining room

Photo 85  
Front entrance
Photo 86  
Formal living room

Photo 87  
Office/Den
Photo 88  
Master Bedroom

Photo 99  
BR4
Photo 100  
Family room
 
Conclusion:

We are proud of our service, and trust that you will be happy with the quality of our report. We have made every effort to provide you with an accurate assessment of the condition of the property and its components and to alert you to any significant defects or adverse conditions. However, we may not have tested every outlet, and opened every window and door, or identified every problem. Also because our inspection is essentially visual, latent defects could exist. We can not see behind walls. Therefore, you should not regard our inspection as a guarantee or warranty. It is simply a report on the general condition of a property at a given point in time. As a homeowner, you should expect problems to occur. Roofs will leak, basements may have water problems, and systems may fail without warning. We can not predict future events. For these reasons, you should keep a comprehensive insurance policy current.
This report was written exclusively for our Client. It is not transferable to other people. The report is only supplemental to a seller's disclosure.
Thank you for taking the time to read this report, and call us if you have any questions. We are always
attempting to improve the quality of our service and our report.

Pre-Closing Walk Through:

The walk-through prior to closing is the time for Client to inspect the property. Conditions can change
between the time of a home inspection and the time of closing. Restrictions that existed during the inspection may have been removed for the walk-through. Defects or problems that were not found during the home inspection may be discovered during the walk-through. Client should be thorough during the walk-through. Any defect or problem discovered during the walk-through should be negotiated with the owner/seller of the property prior to closing. Purchasing the property with a known defect or problem releases Superior Home Inspections of all responsibility. Client assumes responsibility for all known defects after settlement.
The following are recommendations for the pre-closing walk through your new house. Consider hiring a certified home inspector to assist you.
1. Check the heating and cooling system. Turn the thermostat to heat mode and turn the temperature setting up. Confirm that the heating system is running and making heat. Turn the thermostat to off and wait 20 minutes. Turn the thermostat to cool mode and turn the temperature setting down. Confirm the condenser is spinning and the system is making cool air. The cooling system should not be checked if the temperature is below 60 degrees or if the temperature was below freezing the night before the walk-through. And you should not operate a heat pump in the heating mode when it is over 75 degrees outside.
2. Operate all appliances.
3. Run water at all fixtures and flush toilets. Look for plumbing leaks.
4. Operate all exterior doors, windows, and locks.
5. Test smoke and carbon monoxide detectors.
6. Ask for all remote controls to any garage door openers, fans, gas fireplaces, etc.
7. Inspect areas that may have been restricted at the time of the inspection.
8. Ask seller questions about anything that was not covered during the home inspection.
9. Ask seller about prior infestation treatment and warranties that may be transferable.
10. Read the seller's disclosure.

Sincerely,
Fred Hernden