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

  

Property Inspection Report
Client(s): Sally Shoemaker
Property address: 23513 Bermuda Bay Ct.
Land O Lakes, Fl. 34639
Inspection date: 11/17/2011
This report published on Thursday, November 17, 2011 4:52:58 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
Kitchen
Laundry
Bathrooms
Interior Rooms / Areas
 
General Information Return to table of contents
Report number: 201111171
Time started: 12:45PM
Time finished: 2:30PM
Inspector: Fred Hernden
Present during inspection: Client, Tenant
Client present for discussion at end of inspection: Yes
Weather conditions: Partly cloudy
Temperature: Warm
Ground condition: Damp
Inspection fee: 205.00
Payment method: Check
Type of building: Single family
Number of residential units inspected: 1
Age of building(s): 10 Years
Source for building age: Municipal records
Front of building faces: Southeast
Main entrance faces: Southeast
Occupied: No
Property owner's name: Estate Owned
 
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: 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/Maintain, Comment - 1. There are stress fractures or cracks in the stucco that can result from movement, and are quite common. These cracks appear normal. Most people do not realize that structures move and settle, but they do and sometimes more or less continuously. Therefore, stress fractures can reappear after they have been repaired, and particularly if they have not been repaired correctly.
2. There is a hose bib on the west side of the house that is missing it's hadle to turn it on.
3. The air conditioner condensate line should be re-routed so that there is a "P" trap in it to keep bugs from intruding to your air conditioner and house.
4. The lanai screen is ripped at the bottom corner as noted in the picture.
5. The ceiling on the lanai has a drywall seam opening, the tape is detaching itself from the drywall. This is normal for outdoor drywall applications, and can be repaired easily.
6. The front door jamb is rotted on the bottom of both sides. This should be replaced as soon as possible to avoid moisture and bugs to enter your home.
7. The front door weatherstripping should be replaced on the bottom of the door.

Photo 2  
West side of house
Photo 3  
Hose bib missing handle

Photo 7  
Condensate line
Photo 8  
Crack in stucco

Photo 9  
Crack in stucco
Photo 11  
Lanai screen torn

Photo 12  
East side of house
Photo 13  
Lanai

Photo 14  
Ceiling on lanai
Photo 15  
Crack in stucco

Photo 16  
Sprinkler system shut off
Photo 18  
Front entrance

Photo 19  
Front door jamb rotted
Photo 20  
Front door jamb rotted

Photo 21  
Front door weatherstripping torn
  
 
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: Hipped
Age of roof surface(s): 10 Years
Source for building age: Municipal records
Roof inspection method: Traversed
Condition of shingle and/or shake roof surface materials: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Partial
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 label in attic)
Roof ventilation: Appears serviceable
2) Repair/Maintain, Comment - The roof looked to be in good condition for it's age of 10 years. There is one nail head that is exposed that should be covered and/or sealed to prevent any possible problems in the future. There was no evidence of any past or present leakage from the roof top or the underside in the attic.

Photo 22  
Roof view
Photo 23  
Roof view

Photo 24  
Roof view
Photo 25  
Roof view

Photo 26  
Roof view
Photo 27  
Roof view

Photo 28  
Roof view
Photo 29  
Roof view (exposed nail head)

Photo 30  
Roof view
  
3) Comment - The attic area looked to be in good condition.

Photo 43  
Insulation label in attic
Photo 44  
Attic view

Photo 45  
Attic view
Photo 46  
Attic view

Photo 47  
Attic view
Photo 48  
Attic view

Photo 49  
Attic view
Photo 50  
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
Condition of garage vehicle door(s): Appeared serviceable
Garage vehicle door type: Sectional
Condition of automatic opener(s): Appeared serviceable
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
4) Comment - The garage area looked to be in good condition at this time. I operated the garage door twice and it opened and closed properly, and the opener worked well. The auto reverse eyes stopped and reversed the door like they are supposed to do.

Photo 31  
Garage
Photo 32  
Garage door opener

Photo 33  
Auto reverse eyes
Photo 35  
Laundry tub in garage
 
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
Service voltage (volts): 120
Service amperage (amps): 150
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Aluminum
Main disconnect rating (amps): 150
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
Condition of smoke detectors: Appeared serviceable
Smoke detectors present: Yes
Smoke detector power source: Battery, Hard wired
5) Comment - I check almost all the wall outlets and wall switches, they all worked properly. I checked the GFCI outlets outside, in the garage, in the bathrooms, and in the kitchen. They all popped and reset properly when I tested them.

Photo 4  
Electric meter
Photo 41  
Electrical panel

Photo 42  
Main electrical shut off
  
 
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; 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: SE side of property in front of house
Location of main water shut: Garage
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
6) Comment - I operated all the water fixtures in the house, the kitchen faucet leaked slightly at the spout swivel, all the rest of them worked perfectly and did not show any signs of leaks. The toilets both flushed properly, drained well, and refilled quickly. The showers had good water pressure, and the tub fixture worked well.

Photo 34  
Main water shut off
Photo 17  
Water meter

Photo 3  
Hose bib missing handle
Photo 16  
Sprinkler system shut off

Photo 38  
Water conditioner
Photo 56  
Laundry room plumbing

Photo 60  
Hallway bathroom toilet
Photo 61  
Hallway bathroom plumbing

Photo 66  
Master bathroom toilet
Photo 67  
Master bathroom plumbing

Photo 68  
Master bathroom plumbing
Photo 75  
Kitchen plumbing
 
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
Estimated age: 10 Years
Energy source: Electricity
Capacity (in gallons): 40
Manufacturer: A.O. Smith
Model: MB01-0082250-917
Location of water heater: Garage
Water temperature (degrees Fahrenheit): 98 degrees
7) Comment - The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be near this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future. It is working well at this time, I just wanted you to be aware of the normal lifespan.
The water temperature was 98 degrees at the kitchen sink, most dishwasher manufacturers recommend that the water temp be 125 for maximum performance. The water temperature can easily be turned up inside of the water heater by a qualified technician.

Photo 39  
Water heater
Photo 40  
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: 10 Years
Approximate tonnage: 3.5
Manufacturer: Bryant
Condition of distribution system: Appeared serviceable
Condition of controls: Appeared serviceable
Condition of air filters: Required repair, replacement and/or evaluation (see comments below)
Location of air filters: Behind return air grill
8) Comment - 1. The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. This system appears to be near this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future. Unit appears to be working well at this time. The differential between the intake and output was 12 degrees, this is good. I just wanted to bring to your attention the normal lifespan is 10 - 15 years.
2. The filter in the hallway needs to be replaced.

Photo 5  
A/C condenser
Photo 6  
A/C condenser label

Photo 36  
Air handler in garage
Photo 37  
Air handler label
 
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: Appeared serviceable
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Electric
Condition of refrigerator: Appeared serviceable
Condition of built: Appeared serviceable
9) Comment - The kitchen looks to be in good operating condition. I turned on all the burners on the cook top, and in the oven, they all worked. The garbage disposal works properly at this time.
The under cabinet lighting can be turned on individually with the small switches on each light, they all worked.

Photo 74  
Kitchen
  
 
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.
Condition of laundry facilities: Appeared serviceable
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
10) Comment - The laundry area looked to be in good condition at this time.

Photo 55  
Laundry room
  
 
Bathrooms Return to table of contents
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, heated towel racks, saunas, steam generators. 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: 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
11) Comment - The tile at the floor of the master bathroom shower needs to be re-grouted or caulked, it is cracked and can let water behind the tile and into the wall structure, which will cause problems if not dealt with.

Photo 58  
Hallway bathroom
Photo 59  
Hallway bathroom shower

Photo 64  
Master bathroom
Photo 69  
Master bathroom shower

Photo 70  
Master bathroom shower, tile needs sealing
  
 
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: Metal
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
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, Laminate, Tile
Condition of flooring: Appeared serviceable
12) Comment - There are several nail heads popping out through the ceiling texture, these can easily be tapped back in or replaced with drywall screws and covered with a flexible caulk or joint compound and repainted. This condition is not uncommon due to the house expanding and contracting over the life of the house. Newer constructed homes use drywall screws and do not have this problem.

Photo 51  
Office
Photo 52  
Front entrance

Photo 53  
Formal dining room
Photo 54  
Formal living room

Photo 57  
BR2
Photo 63  
Master bedroom

Photo 65  
Master bathroom walk in closet
Photo 71  
Family room

Photo 72  
Family room ceiling, nail heads popping
Photo 73  
Eat in kitchen

Photo 62  
Nail heads popping in ceiling
  
 
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