John McLemore, Home Inspector


2526 Ferol Ln 
Lynn Haven FL 32444-3226
Inspector: John McLemore
State Licensed Home Inspector HI6608

Property Inspection Report
Client(s):  Dr. Duane Osborne
Property address:  2521 40th Court
Lynn Haven, FL 32405
Inspection date:  Thursday, August 22, 2013

This report published on Saturday, August 24, 2013 7:13:12 PM CDT

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 safety hazard 
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 
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
Grounds
Exterior and Foundation
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
 
General Information Return to table of contents
Report number: 201132822
Time started: 1100
Time finished: 230
Client present for discussion at end of inspection: No
Weather conditions during inspection: RainLight Sprinkling rain
Temperature during inspection: Warm88 degrees
Payment method: Invoiced
Type of building: Single family
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 28 Years
Source for main building age: Realtor
Front of building faces: South
Main entrance faces: South
Occupied: No
 
Grounds Return to table of contents
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Level
Condition of driveway: Appeared serviceableThere are several cracks in the driveway that are consistent with the age of the concrete. There is some displacement between some cracks that may present a minor trip hazard. Please refer to photos.
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)Accumulation of algae on front walkway is a safety hazard and is easily corrected with a light pressure wash and should be part of the final cleaning. There is however some displacement of a crack which presents a trip hazard. Please refer to photos.
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Open
 
Exterior and Foundation Return to table of contents
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Brick veneer
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Concrete slab on grade
Foundation/stem wall material: Concrete slab on grade
1) Some sections of siding and/or trim were deteriorated. Recommend that a qualified person repair, replace or install siding or trim as necessary.

This comment refers to the brick moulding at the bottom of the double french doors at the rear of the house. Approximately a one foot section, on each side of the door, will require replacement. Replacement with a PVC moulding will prevent a reoccurance of this condition.

2) The area around the rear double french door requires some tuck pointing of the mortar. Minor problem please refer to photos.
3)   The rowlock of brick {threshold} at the entry to the utility room requires repair. This will require removal of the rowlock and resetting and mortar bedding to complete the repair as the entire rowlock is loose and has debonded from the mortar bed.
 
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; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceableThe roof is architectural shingles and appears to be aprx 8 years old.
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
 
Attic and Roof Structure 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. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Traversed
Ceiling insulation material: Cellulose loose fill
Approximate attic insulation R value (may vary in areas): R-21
Vermiculite insulation present: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s)
4) A rafter in the roof structure was damaged or split. This may weaken the roof structure. Recommend that a qualified contractor repair as necessary. Please refer to photo.

Note: The roof system is hand framed utilizing a rafter and joist system. The roof structure appears to have been professionally constructed and in good condition overall. Plywood clips were used as appropriate and hurricane clips installed in accordance with the code at the time of construction.

5) Attic access hatch was not insulated. Recommend installing insulation as necessary and per current standards at hatches or doors for better energy efficiency. For more information, visit:
http://www.reporthost.com/?ATTACC
 
Garage or Carport Return to table of contents
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
6) The attached carport is supported by two hollow wood columns resting on concrete brick pads. The columns have some separation that requires maintenance. Additionally, the nature of these type columns do not resist uplift. Consideration may be warranted to replace these with uplift resistant support columns. The trim around the ceiling(not traditional crown moulding} of the carport is damaged and some is missing. Repair and replacement indicated as needed.
The utility room adjacent to the carport has a section of the paneling removed which will require replacement. A section of trim moulding will also require replacement. The brick rowlock at the entry to the utility room is loose and will require repair/replacement. Please refer to photos.
 
Electric Return to table of contents
Limitations: The following items are not included in this inspection: generator systems, transfer switches, 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, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Required repair, replacement and/or evaluation (see comments below)
Primary service type: Overhead
Service voltage (volts): 120-240
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): 100
Location of main service panel #A: BedroomLocated in Master bedroom closet
Location of main disconnect: At main disconnect panel outside
Ground fault circuit interrupter (GFCI) protection present: GFCIs were installed and operating properly in the hall bath. There is a receptacal over the sink in the master bath that does not have a GFCI. Additionally, the receptacals in the kitchen do not have GFCIs. However the requirement for GFCI's in the kitchen is after the date of construction.
7) One or more electric receptacles (outlets) at the kitchen, bathroom(s) had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:For more information, visit:
http://www.reporthost.com/?GFCI

Noted under GFCIs, refer to photos. Additional Note: House built in 1985, before code required GFCIs in kitchen.

8) One or more circuit breakers in panel(s) #A were "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit:
http://www.reporthost.com/?DBLTAP

Note: There is space for two additional circuit breakers in the service panel. Installation of these would eliminate any need for a double tap and would restore the service to an acceptable level.

9) Neutral wires were doubled or bundled together under the same lug on the neutral bus bar in panel(s) #. This is a potential safety hazard in the event that one of the circuits needs to be isolated during servicing. For one neutral to be disconnected, other neutrals from energized circuits sharing the same lug will be loosened. Power surges may result on the energized circuits and result in damage or fire. Also, multiple wires under the same lug may not be secure, resulting in loose wires, arcing, sparks and fire. Recommend that a qualified electrician repair per standard building practices. For more information, visit:
http://www.reporthost.com/?DTNB

Note: Neutral and ground bus bars have space available. if they were utilized this would eliminate the neutral and ground double taps in the panel..

10) One, 3-slot electric receptacles (outlets) were found with an open ground. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Recommend that a qualified electrician repair as necessary so all receptacles are grounded per standard building practices. Note: Receptacal in the kitchen was found to be open.
11) One or more cover plates installed outside were missing components. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.
 
Plumbing / Fuel Systems Return to table of contents
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression 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 determine the existence or condition of underground or above-ground fuel tanks.
Condition of supply lines: Appeared serviceable
Supply pipe material: CPVC plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic Clean out not found. It is likely that one exists but may be below grade.
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
12) Based on visible components or information provided to the inspector, this property appeared to have a private sewage disposal (septic) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. Recommend the following:For more information, visit:
http://www.reporthost.com/?SEPTIC

13) This property was unoccupied and/or recently de-winterized, and the plumbing system has not been in continuous operation recently. It's possible for plumbing leaks to exist but not be apparent. Leaks can be small and take time to become visible. The inspector normally operates all accessible and operable plumbing fixtures, but this limited inspection may not reveal small leaks that only become visible after constant use of the plumbing system. After taking occupancy, monitor the plumbing system for leaks that may become apparent. Areas below the house should be evaluated after plumbing has been operated to check for leaks. Any problems that are found should be repaired by a qualified plumber.
14) Based on visible equipment or information provided to the inspector, the water supply to this property appeared to be from a private well. Private well water supplies are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible and accessible components are evaluated. Recommend the following:For more information, visit:
http://www.reporthost.com/?WELL

15) The inspector did not determine the location of the main water shut-off valve, or verify that a readily accessible shut-off valve in the building exists. Recommend consulting with the property owner to determine if a main shut-off valve exists, locating it yourself, or that a qualified plumber find it if necessary. If no readily accessible main shut-off valve is found in the building, then recommend that a qualified plumber install one so the water supply can be quickly turned off in the event of an emergency, such as when a supply pipe bursts.

Note: A shut off valve is present in the well pump house. However, it is a PVC valve that has been in place for some time. My experience with this type of valve, in our area of hard water, is that they become difficult if not impossible to operate over time. I did not test the valve to determine if it would be operable as they are likely to break and cause additional problems. I did not find a shut off valve at the house, but installation of one would be an effective and relatively inexpensive resolution.
 
Water Heater Return to table of contents
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. 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 or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable, 40 gallon SN: 0846T432663
Type: Tank
Energy source: Electricity
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Location of water heater: Utility room
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 112
 
Heating, Ventilation and Air Condition (HVAC) 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; 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 or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Heat Pump
General heating distribution type(s): Ducts and registers
16) The heat pump system is operable but should be serviced as it appears to have been some time since the last service. The outside unit SN: 7022 M2704 20948 and the interior unit SN: TM0905 11601, were installed in 2005 and are by the same manufacturer (RUUD).
 
Kitchen Return to table of contents
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; 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. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of cabinets: Required repair, replacement and/or evaluation (see comments below)Several doors not hung on cabinets but were available. Other doors required adjustment. This is a minor repair as the cabinets are otherwise serviceable.
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Type of ventilation: Hood over range or cooktop
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceableThe microwave that was over the range had been removed and was sitting on the floor. It appeared to be serviceable when checked and all functions worked. It will require reinstallation.
17) The range could tip forward. An anti-tip bracket may not be installed. This is a potential safety hazard since the range can tip forward when weight is applied to the open door, such as when a small child climbs on it or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard. For more information, visit:
http://www.reporthost.com/?ATB

18) The hot and cold water supplies appeared to be reversed at the sink. Typically, cold water is controlled by the right faucet handle and hot by the left. For mixing faucets, cold is typically supplied with the handle to the right and hot when when the handle is to the left, or as indicated by the faucet's markings. At a minimum this is an inconvenience, but can result in accidental scalding. Recommend that a qualified plumber repair as necessary.
 
Bathrooms, Laundry and Sinks Return to table of contents
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; 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.
Location #A: Full bath
Location #B: Full bath
Condition of counters: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)Shower head missing.
Condition of ventilation systems: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)Light works on exaust fan, however, fan did not operate.
Bathroom and laundry ventilation type: Spot exhaust fans
19) The exhaust fan at location(s) #A was inoperable. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person clean, repair or replace fans as necessary.
20) Water was leaking at the sink faucet base or handles at location(s) #A. Recommend that a qualified plumber repair as necessary.

This applies to the master bath shower diverter valve. When the valve is opened it has a minor leak around the handle. Once the diverter valve is closed it does not leak.

21) The bathtub at location(s) #A drained slowly. Recommend clearing drain and/or that a qualified plumber repair if necessary.

The tub drained somewhat slower than normal. This was not a serious problem, just one that would benefit from attention to keep it from becoming a more serious problem.
 
Interior, Doors and Windows 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; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues 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, drawer, cabinet door or closet door 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 and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)Door binds, requires adjustment
Exterior door material: Metal
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Single-hung
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall, PanelingPaneling buckling in small wall of living room. Would require removal and reset. Small damage to master bedroom wall. A 4 foot section of drywall missing in bedroom closet. In addition, a section of paneling in the utility room is missing. A section of the moulding in the utility room is also missing.
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Laminate, TileCarpet stained and needs cleaning or replacement.
22) One or more exterior doors were sticking. Recommend that a qualified person repair as necessary.

Closet door missing in bedroom 1 and Master bedroom.

23) One or more walls were damaged. Recommend that a qualified person repair as necessary.
24) Carpeting in one or more areas was significantly stained or soiled. Recommend having carpeting professionally cleaned as necessary.
 

Photo 1  
Front view from Street

Photo 2  
Wood columns at carport

Photo 3  
Closeup of separation in wood column

Photo 4  
Pad for column

Photo 5  
Trim problems at carport.

Photo 6  
Rowlock at utility room.

Photo 7  
Right side of dwelling

Photo 8  
Rear elevation

Photo 9  
open drain from washing machine

Photo 10  
Left elevation

Photo 11  
Damaged wood at rear french doors

Photo 12  
Right side of french doors showing damaged wood

Photo 13  
View of kitchen

Photo 14  
Missing fan fixture in bedroom 1

Photo 15  
Missing closet door bedroom1

Photo 16  
View of missing drywall in closet of bedroom 1

Photo 17  
Missing exterior outlet cover in carport

Photo 18  
Outside AC compressor plate

Photo 19  
Additional view of ac plate

Photo 20  
Outside ac unit

Photo 21  
Inside air handling unit

Photo 22  

Photo 23  

Photo 24  
view of missing paneling in utility room

Photo 25  
Hot water heater plate

Photo 26  
Missing closure device side entry door

Photo 27  
Missing closure device front entry door

Photo 28  
Front entry door

Photo 29  
buckling of paneling in living room

Photo 30  
view of hallway

Photo 31  
Kitchen showing microwave area

Photo 32  
Door trim separation first bedroom

Photo 33  
view of service panel in master closet

Photo 34  
close up view of service panel

Photo 35  
Wall damage in master bedroom

Photo 36  
View of roof and ridge vent

Photo 37  
view of room, front slope

Photo 38  
View of roof right to left

Photo 39  
view of front sidewalk

Photo 40  
view of driveway crack

Photo 41  
cracks in driveway

Photo 42  
Pump House requires repair and bracing.

Photo 43  
Tank in pump house

Photo 44  
Interior of pump house

Photo 45  
Left elevation of pump house

Photo 46  
This photo shows the are in the front of the house where the previous owner started painting the sofitt a lighter color. The majority of the house soffitt is a deep green and in good condition. This small area may be repainted the original color to restore the house at an affordable repair price.

Photo 47  
interior of the attic

Photo 48  
Metal hurricane clip

Photo 49  
Hurricane clip

Photo 50  

Photo 51  
Split roof rafter mentioned in report

Photo 52  
Old damage to rafter

Photo 53  
View of service panel with cover removed

Photo 54  
double tap

Photo 55  
Double tap

Photo 56  
double tap

Photo 57  
Master bath

Photo 58  
Master bath

Photo 59  
Master bath with water running. Note leak from center diverter valve.

Photo 60  
Leak at valve

Photo 61  
View of bedroom 2

Photo 62  
Gfrade stamp on roof decking

Photo 63  
Grade Stamp

Photo 64  
View of 8 penny galvanized nails

Photo 65  
View of lt fixture in closet. Note: Should only use compact flourescent bulbs to prevent fire hazard.

Photo 66  
View of kitchen cabinets and outlets by sink

Photo 67  
Outlet over sink in master bath. No GFCI.

Photo 68  
View of plumbing under sink

 


John McLemore, State Licensed Home Inspector, HI 6608

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.