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Inspect Key West Inc.

Home Inspection Report
Client(s): sample
Property address: sample
Inspection date: 4/27/2012
This report published on Friday, May 11, 2012 2:37:04 PM EDT

This home on was found generally to be in good condition with respect to the major components. However as with most properties, there are a few issues which the buyer should be aware of.

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.

The primary objective of this home inspection is to provide the client with information about safety issues and defects. All homes have defects. Potential homebuyers often incorrectly view an inspection report as a mandatory repair list for the seller.

The client should be aware that a list of every deficiency is not possible with a non-invasive, visual inspection, in the time allotted, by a generalist.

The sellers disclosure takes precedence over this report.

You are advised to have professional contractors (specialists) inspect further and inform you of the full extent of any problem.

As a building owner you should expect to find more problems in the future and you should help prevent against loss by having a comprehensive insurance policy on your property.

Inspector concerns are as follows.

Table of Contents
Exterior
Roof
Attic
Plumbing and laundry
Kitchen
Water heater
Bathrooms
Heating and cooling
Electric service
Interior rooms
 
Exterior Return to table of contents
1) - 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.

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2) - Trip hazard(s) exist at stairs due to warped lumber. A qualified contractor should evaluate and repair or replace stairs.

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3) - Gaps larger than four inches were found in one or more guardrails. This is a safety hazard, especially for small children. A qualified contractor should make modifications as necessary so gaps in guardrails do not exceed four inches. For example, installing additional balusters or railing components.

Handrail(s) at some stairs are loose. This is a safety hazard. A qualified contractor should make repairs as necessary. For example, installing new fasteners and/or hardware so handrails are securely attached.

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4) - 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.

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5) - Some cement footings for staircase are breaking apart. Recommend repairing or replacing as needed.

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6) - Paint on some fascia boards is pealing. A qualified contractor should evaluate and make repairs as necessary.

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Roof Return to table of contents
7) - Small amounts of rust and/or corrosion is visible on one or more sections of metal roofing. A qualified roofing contractor should evaluate and either replace or repaint panels as necessary.

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8) - Images for your info.

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Attic Return to table of contents
9) - Ventilation is substandard in the attic. Inadequate attic ventilation may result in high attic and roof surface temperatures, reduce the life of the roof covering materials and increase cooling costs. High levels of moisture are also likely, and can be a conducive condition for wood destroying insects and organisms. Standard building practices require one square foot of vent area for 150 to 200 square feet of attic space. Vents should be evenly distributed between soffits, ridges and at corners to promote air circulation. A qualified contractor should evaluate and install vents as per standard building practices.

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10) - Photos for your interest.

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Plumbing and laundry Return to table of contents
11) - This appears to be the main water shut off valve.

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12) - water filter is disconnected

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13) - The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, see http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

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Kitchen Return to table of contents
14) - One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

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Water heater Return to table of contents
Estimated age: 9 yrs
Energy source: Electricity
Capacity (in gallons): 50
15) - Corrosion was found in one or more areas on the water heater. The water heater may be failing. A qualified plumbing contractor should evaluate and replace or repair water heater if necessary.

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16) - No drain line is installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside.

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Bathrooms Return to table of contents
17) - One or more toilets are loose. A qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.

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18) - One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

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Heating and cooling Return to table of contents
Estimated age: 8 yrs
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Sheet metal ducts, Flexible ducts
Manufacturer: Rheem
Filter location: Behind return air grill
19) - The air handler's filter(s) are loose or not securely installed. As a result, unfiltered air will flow through the system. The heating/cooling equipment service life and the indoor air quality may be reduced.

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20) - The cooling fins on the air handler's evaporator coils are moldy, dirty and bent, damaged and/or deteriorated. This may result in reduced efficiency and higher energy costs. Some sources claim that energy efficiency is degraded by about five percent each year as the coils get dirtier due to accumulated dust and grime. A qualified heating and cooling contractor should evaluate and make repairs as necessary, and clean the evaporator coils.

Recommend mold air test to establish mold spore level.

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21) - The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
22) - 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.
 
Electric service Return to table of contents
Primary service overload protection type: Circuit breakers
Service amperage (amps): 100
Service voltage (volts): 120/240
Location of main service switch: outside ground level
System ground: Ground rod(s) in soil
23) - Photos for your info.

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Interior rooms Return to table of contents
24) - Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to condensation or past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the hot season and after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.

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Remember to inspect your property just before closing. Other defects may be apparent at that time.

Inspector's liability for mistakes or omission in this inspection report is limited to a refund of the fee paid for this inspection report. This inspection report offers no warranties or guarantee.

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