Lake Area Home Inspections, Inc.

Website: http://Keystonehomeinspector.com
Inspector's email: lakeareainspections@yahoo.com
Inspector's phone: (386) 336-1420
5661 Silver Sands Cir 
Keystone Heights FL 32656-8129
Inspector: Jeffery Collins
Florida HI1811

 

Home Inspection Report
Client(s): Karen Scarbough
Property address: 63 West Cedar Lane
Palm Coast, Florida 32656
Inspection date: 1/11/2013
This report published on Friday, January 11, 2013 6:52:16 PM MST

View report summary

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.

 
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 
Possible Warranty ItemThis type of repair is sometimes covered under home warranties. 
Minor DefectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
ServiceableItem or component is in serviceable condition 
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
Kitchen
Bathrooms
Interior rooms
 
General information Return to table of contents
Report number: 13001
Inspector's name: Jeffery Collins
Structures inspected: Home w/attached garage
Type of building: Single family
Property owner's name: Ellen Beckmann
Time started: 4:00pm
Time finished: 6:15pm
Inspection Fee: 250.00
Payment method: Check
Present during inspection: Client(s), Property owner(s)
Occupied: Yes
Weather conditions: Clear
Temperature: Warm
Ground condition: Wet
Front of structure faces: North
Main entrance faces: North
Foundation type: Slab on grade
1)   1. All new buyers should replace the batteries in all smoke detectors.
2. All exterior door locks should be changed for the security of the home.
3. All appliances should be closely watched during their intitial operation to ensure that they are functioning properly.

The Kwik Set "smart key" door locks are easy to change the key to the home either temporarily or permanently.

Irrigation systems should be monitored the first time the system runs a complete cycle.
 
Exterior Return to table of contents
Footing material: Not visible
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Brick veneer, Stucco10% Brick
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel
Door- water damage: Exterior Door
2) One or more outdoor electric receptacles 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 outdoor receptacles within six feet six inches of ground level have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

Some exterior outlets appear not to be on an GFCI circuit. This may have been code at the time of construction. These outlets can be replaced with a GFCI outlet fairly easily by a qualified person.

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3) One or more wall-mounted exterior light fixtures have wiring that's subject to water intrusion due to caulk not being installed around the light fixture's back plate. Caulk should be applied around the perimeter of back plates where missing. A gap should be left at the bottom for condensation to drain out.

These fixtures are considered dated. If these are replaced caulk should be applied to seal the fixture to prevent any water intrusion.

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4) The pool entrances did not have alarms on all doors. All doors should have alarms to alert the occupants of small children entering the pool area.
5) The pool light is not attached and requires immediate attention. A qualified technician should repair or replace the light.

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6) A small tear in the top of the Screen enclosure and on the back right, bottom. These should be repaired/patched to prevent them from getting worse.

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7) Caulk is missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit:
The Ins and Outs of Caulking.

All windows, doors, and trim should be checked annually. Caulk may need to be reapplied every 15-20 years.

Exterior doors are the most vulnerable on this home.

8) The pool pump and filter appeared to be in good working condition. I recommend that a pool service company check the condition of the water and get the new owner started on a maintenance plan.

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9) The sky lights on the rear porch show some signs that there might have been a leak in the past. These should be monitored during the next rain to verify any leaks.

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10)   Stucco siding is in contact with the soil. The WDO inspection should pay close attention to this area.
11)   Some minor cracks were found in the stucco siding. These areas should be caulked and painted to maintain a water tight seal.

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Roof Return to table of contents
Roof inspection method: Traversed
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 20 years
12) One or more composition shingles are damaged, deteriorated and/or missing, and should be replaced. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary.

Shingles were damaged when the roof mounted pool heater was removed.

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13) > 5 years life expectancy.

This roof has some repairs needed which should be made soon. If proper repairs are made then the roof life should reach its maximum life of 25-30 years. A remaining life of 5-10 years.

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Garage Return to table of contents

14) The garage-house door is not fire-rated (metal or solid-core construction). If the door is replaced care should be taken to provide a good seal between the garage and home area. Exhaust or gas fumes can be drawn into the house if this door is not sealed.

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15) No infrared "photo eye" devices are installed for the vehicle door's electric door opener. They've been required on all vehicle door openers since 1993 and improve safety by triggering the vehicle door's auto-reverse feature without need for the door to come in contact with the object, person or animal that's preventing it from closing. Recommend considering having a qualified contractor install these devices for improved safety. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html

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16) One or more exterior entrance doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.

This door is damaged beyond repair. I recommend the door to be replaced with a new pre-hung door consisting of a metal/fiberglass door and a PVC frame.

Care should be taken to seal the the door frame with a good quality caulk.

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17) The interior perimeter of the garage is excluded from this inspection due to lack of access from stored items.

I saw no signs that would indicate that there would be hidden damage behind stored items.

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Attic Return to table of contents
Inspection method: Traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass roll or batt
Insulation depth: 6"
Insulation estimated R value: R19
18) The attic insulation was evenly placed and in good shape. The bathroom vents were properly vented to the outside. No active water leaks were noted at the time of the inspection.

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Electric service Return to table of contents
Primary service type: Overhead
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200Square D
Service voltage (volts): 120/240
Location of main service switch: Top of panel
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
Main disconnect rating (amps): 200
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes, Replace Batteries
19) Electrical panel was in excellent condition. No signs of amateur work.

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Water heater Return to table of contents
Estimated age: 20 Years
Type: Tank
Energy source: Electricity
Capacity (in gallons): 50
Manufacturer: Rheem
Model: 81V520
Water temperature (degrees Fahrenheit): 127 degrees
20) 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.cpsc.gov/cpscpub/pubs/5098.html

21)   The water heater appears to be the original with the home. This unit appears to be in good working condition and may last an indefinite amount of time. The standard life expectancy is 8-12 years however; it is common to see them last for more than 20 years.

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Heating and cooling Return to table of contents
Estimated age: 8 years
Primary heating system energy source: Electric
Primary heat system type: Heat pump
Manufacturer: Ruud
Model: UPKA-049JAZ
Primary Air conditioning type: Heat pump
Primary A/C energy source: Electric
Manufacturer: Ruud
Model: UPKA-049JAZ
Filter location: In return air duct below furnace
22) Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.

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23)   Air handler and the condensor unit are not the same age, this does not mean there is a problem. The system was in good working order at the time of the inspection.

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Plumbing and laundry Return to table of contents
Location of main water shut-off valve: front yard
Location of main water meter: front yard
Location of main fuel shut-off:
Water service: Public
Service pipe material: Not visible
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
Condition: Not Inspected
Condition: Not Inspected
24) The plumbing system in this home appears to be in good working condition.
 
Kitchen Return to table of contents
Dishwasher: Serviceable
Dishwasher Manufacturer: Electrolux
Dishwasher Model #: FDB710LCQ0
Refridgerator Model #: FRT18LN5BQ2
Refridgerator: Servicable
Microwave Manufacturer:
Range manufacturer: General Electric
Range Model #: JBP24BOH2CT
Range/Oven /Stove Top: Serviceable, Bad stove Element
25) The under-sink food disposal is inoperable. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.

The disposal was locked up at the time of the inspection. The disposal may be able to be loosened using a standard allen wrench. If it can not be then it may have to be replaced.

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26)   Right front element of stove non working.

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Bathrooms Return to table of contents

27) One or more exhaust fans is inoperable or provides inadequate air flow. Moisture may accumulate as a result. A qualified person should evaluate and replace the fan or make repairs as necessary.

The guest bath vent fan did not work at the time of the inspection.

28) Caulk is missing and/or deteriorated at one or more showers. For example, where the shower base meets the floor below and/or around the shower surround. Caulk should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall and floor structures.

Some damage may be hidden under these tiles, this damage would not be able to be determined unless tiles were removed. The repair of this area is necessary.

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29) Recommend cleaning and sealing grout in tile or stone flooring now and in the future as necessary to prevent staining and to improve waterproofing. This should be done when tiles are completely dry such as before occupation. Spray on type is recommended as it seals the tile and the grout.
 
Interior rooms Return to table of contents

30) 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

31) One or more light fixtures are damaged and/or deteriorated. A qualified electrician should evaluate and repair or replace light fixtures where necessary.

*In some cases this may be an item that is under warranty. I advise that the buyer check with real estate agent and/or seller to see if this may be covered.

Photo 92  
 

32) One or more windows that were built to open, will not open, or open only minimally due to being painted shut, damaged and/or deteriorated in some way. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily.

One window in the master bedroom would not open. It appears that the windows have not been opened on a regular basis. opening and cleaning the window track may help this situation.

Photo 91  
 

33) Lock mechanisms on one or more windows are missing and/or damaged so that they are inoperable. Repairs should be made by a qualified contractor or service technician so that windows lock and unlock easily.

Tilt locks on these windows are deteriorated and should be replaced. These can be purchased separately and replaced easily.

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34) One or more exterior entrance doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.

The guest bathroom exterior door has corrosion at the bottomm of the door.

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35) One or more sliding glass doors are damaged and/or deteriorated. A qualified contractor should replace door(s) as necessary.

Rear sliding glass door was inoperable. The owner states that the door is scheduled to be replaced next week.

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This inspection was conducted as a typical non-invasive home inspection. In some cases a more invasive inspection may be necessary on specific elements. An item may not have been noted on this inspection due to concealment either intentional or non-intentional.
This is inspection in no way indicates the structure or component meets current building codes, although it may have met the current codes at the time of construction. Because of this, any recommendations should be considered to meet the needs of the clients.This report should be considered a snapshot in time. All conditions in this report were the condition that was present at the time of the inspection.