Certified HouseCheckers, LLC


Phone: (386) 295-9369

 

Property Inspection Report
Client(s): John Wathen
Property address: 76 Island Estates Pkwy
Palm Coast, Fl 32137
Inspection date: 1/17/2012
This report published on Wednesday, January 18, 2012 11:49:47 AM EST

Property inspected and report written by: Francis ( Frank) LaBella ;

FL State Home Inspector's License # HI163; ....... InterNACHI Certification # 05112980
OIR-B1-1802 Certified; http://www.mitigation-verification-inspectors.com


IMPORTANT INFORMATION - PLEASE READ:

1. 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.

2. NOTE: The intent of a visual, non-invasive home inspection is to observe and report on any safety issues or functional deficiencies that may affect the value of the property or safety of the occupants that the inspector observed on the inspection date. Although minor repairs, imperfections and routine maintenace items are mentioned in this report, please keep the aforementioned "big picture" in mind. This is stated very nicely by InterNACHI founder Nick Gromick in a memo titled "What Really Matters In A Home Inspection" that can be read by clicking here: http://www.nachi.org/matters/htm or is attached to the printed copy of this report.

3. Florida stautes describe a home inspection as a "limited visual examination". Please see InterNACHI's Standards Of Practice at http://www.nachi.org/sop for in depth details of the inspection process.

4. This inspection is an evaluation of the working condition of sysytems tested on the inspection day only...and is not a guarantee of ongoing performance or compliance with current or applicable building codes (which are upgraded/changed on a yearly basis).

5. Unless otherwise agreed upon in writing, the inspector did not test for the presence of mold, radon, asbestos, lead paint, formaldehyde, VOCs, soil contamination, imported problematic drywall, drinking water quality, or any other environmental hazards or violations. Wall cavities, ductwork and other similar areas not readily visible are beyond the scope of this inspection. These types of areas can harbor microbial growth and can be problematic if moisture is present and should be evaluated further by a specialist in that field. Any comments provided with regards to these areas are offered as a courtesy only. Please go to http://www.epa.gov for info on mold, radon, lead paint, reactive drywall, etc..

6. NOTE: This is not a code inspection although recent upgrades in safety requirements, i.e. arc fault and ground fault protection, may be addressed in this report.
Building standards change yearly and are not retoractive. Any upgrades desired are the responsibility of the buyers not the sellers. The absence of these upgrades does not make a house inherently unsafe.
(Think older car with front airbags versus a newer car with front and side airbags. Nothing really "wrong" with the older car... and it can be sold and pass inspection without upgrading to side airbags, or antilock breaks or traction control or OnStar, etc.......)

7. The completetion of a home inspection does not completely eliminate the risk of owning a home - ongoing maintainance and upkeep issues are inevitable.

8. All suggested repairs, etc. should be performed by a licensed and qualified contractor

 
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 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
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
Kitchen
Bathrooms
Interior rooms
Pool - Spa

 
General information Return to table of contents
Report number: W11-0117
Type of building: Single family
Time started: 1 PM
Time finished: 4:20 PM
Inspection Fee: $485.00
Payment method: Check
Present during inspection: Property owner(s), Realtor(s)
Occupied: Yes
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
Front of structure faces: East
Main entrance faces: East
Foundation type: Slab on grade
The following items are excluded from this inspection: Security system, Intercom system
 
Exterior Return to table of contents
Limitations: The following items are not included in this inspection: swimming pool shells, 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.
Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Concrete block
Wall covering: Stucco
Driveway material: Pavers
Sidewalk material: Pavers
Exterior door material: Glass panel
1) Repair/Replace, Evaluate - One or more electric receptacles appear to have no power. 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.

Photo 4  
These outlets may be fed by a "tripped outlet" upsteam that needs replacing
Photo 6  

Photo 7  
Photo 16  
2) Repair/Replace, Monitor - Typical mortar joint or similar cracks were found in the masonry wall. These appear to be cosmetic but should be sealed in order to keep water from entering the wall cavity. These types of cracks can be caused by thermal movement and/or wall settlement. Monitor for future widening of these cracks.

Photo 9  
Photo 5  
3) Repair/Replace - Gaps exist at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.

Photo 2  
Photo 15  
4) Repair/Maintain - Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
5) Repair/Maintain - -

Some minor cosmetic damage seen at column bases

Photo 36   		 
6) Monitor - -

Oxidation seen on motor housing at boatlift.

Lift appeared to operate properly

Photo 10   		 
7) Comment - The irrigation system runs on reclaimed water available from approx 4 PM to 8 AM per homeowner.

This water was not available during the inspection.

An irrigation pump/well is installed but its use is not allowed. Said pump did respond to ON/OFF commands.

Homeowner to verify all zone (solenoid) valves are working.

For everything you need to know about irrigation systems, go to http://www.irrigationtutorials.com
 
Roof 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 installation was performed according to manufacturer's directions, 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, heavy accumulations of snow and/or ice, and melting snow and ice.
Roof inspection method: Viewed from ground with binoculars, Viewed from windows; Partially traversed
Roof type: Hipped
Roof covering: Concrete tile
sheathing: Plywood, minimum 7/16" thickness
Estimated age of roof: 8 yrs
Condition: Very good
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
8) Repair/Replace, Evaluate - One or more roofing tiles are cracked, have slipped, and are loose. A qualified roofing contractor should evaluate and repair as necessary.

No water stains seen in the attic

Photo 30  
Photo 31  

Photo 37   		 

 
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.
9) Repair/Maintain - -
Minor oxidation found on metal door panels, minor dent in bottom section of middle door

Photo 1  
Photo 3  
10) Monitor, Comment - -

Typical crack in garage slab appears to be cosmetic.
No trip hazard found.

Photo 38   		 
11) Comment - The interior perimeter of the garage is excluded from this inspection due to lack of access from stored items.
 
Attic Return to table of contents
Inspection method: Partially traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass roll or batt
Insulation estimated R value: R19
12) Repair/Maintain, Evaluate - -
Truss web damage due to lightening found. Two web members are broken.
Evaluation/repair by a truss company recommended.

Photo 34  
Two webs broken due to lightening damage
  
13) Comment -

Photo 33  
Chandelier "Light Lift" unit in upstairs attic
  

 
Electric service 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.
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 400
Service voltage (volts): 120/240
Location of sub panels: Garage
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 200
Branch circuit wiring type: Non-metallic sheathed, Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
14) Comment - -
Electrical breakers/shut-offs

Photo 8  
Main breaker
Photo 35  
Branch circuit breakers

 
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.
Type: Tank
Condition: Good; Age 8 yrs old
Energy source: Electricity
Capacity (in gallons): 80
Manufacturer: A.O. Smith
Water temperature (degrees Fahrenheit): 129 F; up to 120 degrees F is considered safe by the CPSC and most manufacturers
15) Safety, Minor Defect - 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 http://www.tap-water-burn.com/
16) Comment - A circulating pump is installed for the hot water supply. It is intended to make hot water immediately available when faucets are turned on. Timers are typically integrated with these pumps, and should be configured so water circulates only at desired times for better energy efficiency. The client(s) should familiarize themselves with the timer's operation and configure it as needed.
17) Comment - The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be approaching this age.
 
Heating and cooling Return to table of contents
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas (such as in duct dampers and motors); 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 heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Estimated age: 8 yrs old
Condition: Good
Primary heating system energy source: Electric
Primary heat system type: Heat pump
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Flexible ducts
Manufacturer: Carrier
Model: One 4 ton BTU; two 2 ton BTU
Filter location: In return air duct below furnace
18) Maintain - The filter(s) for the heating/cooling system should be checked monthly and replaced or washed as necessary.
19) Comment - The AC unit was efficiency tested in the COOL mode to determine the temperature change across the air handler's coil

Return air (from house) temp: 74.7 F (main unit)
Supply air ( to house) temp: 52.2 F

Temperature difference: 22.5 F

ALL units appeared to be operating properly during the inspecton.

Note: Cooling temperature difference should be in the 14 to 24 degree range.

(One air handler is in the attic)
 
Plumbing and laundry 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.
Location of main water meter: Front yard (north edge)near road
Water service: Private
Service pipe material: Not visible
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
 
Fireplaces, woodstoves and 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.
Fireplace type: Metal prefabricated; appeared to operate properly
Chimney type: Metal
20) Comment - This property has one or more fuel burning appliances, and no carbon monoxide alarms were noticed but may be installed.
 
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.
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.
21) Comment - -
No concerns found in the kitchen
 
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, 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 sinks, toilets, bidets, clothes washers, 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, or determine the completeness or operability of any gas piping to laundry appliances.
22) Repair/Maintain, Comment - -


Pool bathroom;

No shower head, cap installed.
Homeowner stated unit was capped because it was leaking, possible valve problem

Photo 26   		 
23) Repair/Maintain - -


Master bathroom:

No sink stopper

Cold water faucet leaks when ON

Photo 27  
Photo 28  
24) Repair/Maintain - -


Kitchen bathroom

No sink stopper
Low water pressure

Photo 24  
Photo 25  
25) Repair/Maintain - -

1st floor bedroom bath

Shower doors off track; track frame seperated at top

Photo 22  
Photo 23  

 
Interior rooms 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.
26) Safety, Maintain - Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html and
http://www.cpsc.gov/cpscpub/pubs/smokealarms.pdf
27) Evaluate, Comment - -

Interior minor repairs

Photo 20  
Crank handles missing in living room
Photo 32  
Fans on upstairs porch appeared to be chain operated. Pull chain snapped when pulled.
28) Comment - Every home should have at least one fire extinguisher and the occupants should know how to use it.

For everything you need to know about fire extinguishers go to:
http://www.fire-extinguisher101.com
29) Comment - Minor cracks were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

Photo 29  
Typical drywall seam crack ( in archway)
  

 
Pool - Spa Return to table of contents
Limitations: The following items are not included in this inspection: swimming pool bodies; equipment on timers, remote controls or sensors; underground or concealed piping; motorized covers; waterfalls and related equipment; Ozone generators; ultraviolate light systems; filter backflushing mechanisms. Any comments made regarding these items are as a courtesy only. Note that the inspector does not disassemble filters, remove pool covers, nor determine if swimming pool bodies, filters or skimmers leak, nor determine if swimming pool bodies are level.
Water level: Full
Condition of body: Good
Body type: Below ground ~
Body material: Plaster-Gunite ~
Condition of deck: Good
Deck material: Concrete, typical cosmetic cracks
Condition of coping: Good
Coping material: Concrete
Condition of pumps, lines and valves: Appeared serviceable
Water is refilled through: Hose
Types of pumps installed: Circulation
Line material: PVC
Condition of heater and related equipment: Not tested; homeowner belives that they are not working
Heater energy source: Electricity, Natural gas
Condition of filter and related equipment: Appeared serviceable
Filter type: Diatomaceous earth
Filter air relief valve installed: Yes
Filter pressure gauge installed: Yes
Condition of skimmers: Good
Condition of electrical equipment: Good
Location of electrical disconnect: In main service panel
Type of wiring: Liquid Tite Flex
30) Safety, Repair/Replace, Evaluate - A Hayward brand gas pool heater was installed. Various models of these heaters sold between December 2002 and June 2003 were recalled because a malfunctioning circuit board can cause these gas pool heaters to fail to ignite, allowing gas to accumulate in the heater cover. This is a fire and/or explosion hazard. The recall includes all Hayward H-Series ED2 natural-draft pool heaters with model numbers:

  • H150ED2
  • H150PED2
  • H200ED2
  • H200PED2
  • H250PED2
  • H350PED2
  • H250ED2
  • H250PEDH2
  • H400ED2
  • H300ED2
  • H400PED2
  • H300PED2
  • H3503D2

    Model # not visible onthe exterior of this unit but it is an "H" series

    Strong gas smell noticed around the unit.

    A qualified contractor should evaluate and repair or replace if necessary.
    31) Repair/Maintain - -
    Pool cage frame damaged, hurricane tie down disconnected, screen torn.

    Photo 11  
    Photo 12  
    32) Evaluate, Monitor, Comment -

    Info, repairs, etc

    Photo 13  
    Heaters in OFF position
    Photo 14  
    Rusted mounting bracket needs repair

    Photo 17  
    Spa bubbles
    Photo 18  
    Cosmetic crack in concrete deck

    Photo 19  
    Crack in slab appears to be cosmetic, no trip hazard found
    Photo 21  
    Grill igniter button not working, use match ....
    33) Comment - The service life of the motor for the circulation pump is typically about eight years but may be longer. The motor may need rebuilding or replacement in the near future.
    34) Comment - Cartridge filters should be cleaned when the pressure gauge reads 8 lbs or more above the clean, starting pressure (after cleaning or replacing cartridge).
    35) Comment - Pool safety fences installed between the house and the pool are recommended for all families with young children, pets, and physically challenged occupants.

    For information on pool safety go to http://www.poolsafety.gov

    For information on pool barriers go to http://www.cpsc.gov/cpscpub/pubs/pool.pdf

    For information on pool equipment and maintenance, etc. go to http://www.poolcenter.com
     
    If repairs are made to a property based on the results of an inspection, the work should be performed by qualified contractors, not the seller. By qualified, we mean licensed, bonded, state certified where applicable and with a reasonable amount of experience. Contractors providing repairs should provide legible documentation in the form of work orders and/or receipts. If repairs are made in this way there's generally no need for a follow -up inspection.

    Inspector's signature;