Website: http://milocox.servicemagicpro.com
Email: mcox117@cfl.rr.com
Phone: (407) 928-5325
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Inspector: Michael Cox

 

Home Inspection Report
#21001
Client(s): Beverly & John Drenkhahn
Property address: 1721 Mabbette St.
Kissimmee, Fl., 43741
Inspection date: Tuesday, January 05, 2010
This report published on 1/5/2010 6:20:40 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.
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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 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
ServiceableItem or component is in servicable condition 
CommentFor your information 

Structural Pest Inspection Concerns
Concerns relating to the structural pest inspection are shown as follows:
DamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) 
Conducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.) 

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
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Kitchen
Bathrooms
Interior rooms
 
General information Return to table of contents
Report number: 21001
Living Square Feet: 1796
Type of building: Single family
Age of building: 1960
Property owner's name: Manuel & Joan Valle
Time started: 2:00
Time finished: 4:00
Inspection Fee: $350.00
Payment method: Check, Home, WDO
Present during inspection: Client(s), Property owner(s)
Occupied: Yes
Weather conditions: Clear
Temperature: Cool
Ground condition: Dry
Front of structure faces: West
Main entrance faces: West
Foundation type: Slab on grade
The following items are excluded from this inspection: Irrigation system, Shed
 
Exterior Return to table of contents
Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Concrete block
Wall covering: Painted Concrete Block
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood
1) One or more large trees on the property may be likely to fall on the structure, and are a potential safety hazard. Recommend consulting with a qualified arborist to determine if tree(s) need to be removed and/or pruned.
2) One or more outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079

3) Homes built prior to 1978 have a chance of lead based paint. Proper protection will be needed if paint is disrupted.
4) Rot was found in one or more areas on soffit boards. A qualified contractor should evaluate and make repairs as necessary, replacing all rotten wood.

Photo 8  
 

5) Rot was found in one or more areas on fascia boards. A qualified contractor should evaluate and make repairs as necessary, replacing all rotten wood.

Photo 6  

Photo 9  

6) There was one crack in the cement siding on the street side of the home. Sealing the crack with silicone and paint to keep moisture from entering the home.

Photo 5  
 

7) Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
8) Know Your Watering Days

DAYLIGHT SAVING TIME:

Addresses ending in 0,2,4,6,8 water on Thursdays & Sunday

Addresses ending in 1,3,5,7,9 water on Wednesday & Saturday

No watering between 10:00 a.m. & 4 p.m.

EASTERN STANDARD TIME:

Addresses ending in 0,2,4,6,8 water on Sunday

Addresses ending in 1,3,5,7,9 water on Saturday


9) Know Your Watering Days

DAYLIGHT SAVING TIME:

Addresses ending in 0,2,4,6,8 water on Thursdays & Sunday

Addresses ending in 1,3,5,7,9 water on Wednesday & Saturday

No watering between 10:00 a.m. & 4 p.m.

EASTERN STANDARD TIME:

Addresses ending in 0,2,4,6,8 water on Sunday

Addresses ending in 1,3,5,7,9 water on Saturday

 
Roof Return to table of contents
Roof inspection method: Traversed
Roof type: Cross-hipped, Flat
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 1999
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
10) Debris such as leaves, needles, seeds, etc. have accumulated on the roof. This is a conducive condition for wood destroying insects and organisms since water may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future.

Photo 3  

Photo 4  
 
Attic Return to table of contents
Inspection method: Traversed
Roof structure type: Trusses
Insulation material: Fiberglass roll or batt
Insulation depth: 4 inches
Insulation estimated R value: 19
11) The attic exhaust fan was inoperable during the inspection. Recommend consulting with the property owner(s) as to how it operates and/or having a qualified contractor evaluate and repair if necessary. There was a bag covering the whole house fan in the hall.
12) Inside view of the attic

Photo 19  

Photo 20  
 
Electric service Return to table of contents
Primary service type: Overhead
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
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): 100
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
13) Missing 2 screws on the electrical panel box. replace with correct screwsby a qualified electrical contractor.

Photo 2  
 

14) There were no GFCI outlets in the kitchen or bath areas.
15) Inside view of the electrical panel.

Photo 10  
 
 
Water heater Return to table of contents
Estimated age: 1992
Type: Tank
Energy source: Electricity
Capacity (in gallons): 40
Manufacturer: Rheem
16) 1) Turn off the energy source. electric breaker or gas supply. 2)Turn off water supply valve. 3) Attach hose to the hose bibb at the base of the tank and run hose to the outside. 4)Open valve at the bottom of the tank and open the faucet nearest the tank. 5)After tank is drained, open the water valve on the top of the tank several times to flush out any remaining debris in the bottom of the tank. 6)Inspect the tank for leaks, rust, and debris too close to the tank. 7)Close valve on the bottom of the tank. 8)Open the fill valve on the top of the tank until water starts to flow from the open faucet, close the faucet. 9)Turn on the power source, breaker or gas pilot light. 10)Remove drain hose.
17) A permanently installed insulated jacket is installed on the water heater. It obscures the manufacturer's information label and most of the water heater. The inspector was unable to fully evaluate the water heater.
 
Heating and cooling Return to table of contents
Estimated age: 1999
Primary heat system type: Heat pump
Primary A/C energy source: Electric
Primary Air conditioning type: Heat pump
Distribution system: Sheet metal ducts
Manufacturer: Frazier Johnston
Model: 3 Ton
Filter location: In return air duct below furnace
18) 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.

Photo 11  
Coils are rusted and need cleaned.

Photo 18  
Dirty fan blades in air handler.

19) The drain line for the AC should be cleaned monthly along with the filter cleaning. 1/4 cup of white vinegar and 3/4 cup of water mixture poured into the drain line will eliminate bacteria buildup and will help to keep the line free flowing.
20) The filter(s) for the heating/cooling system should be checked monthly and replaced or washed as necessary.
 
Plumbing and laundry Return to table of contents
Water pressure (psi): 80 ppsi
Water service: Public
Supply pipe material: Copper
Drain pipe material:
Waste pipe material: Not visible
21) The hot water piping was redone in 1992 with CPVC pipe.
 
Kitchen Return to table of contents

22) One or more open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.

Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure and the presence of 2-pronged receptacles in some areas of this structure, an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles. However the following appliances require grounding type receptacles:

  • Computer hardware
  • Refrigerators
  • Freezers
  • Air conditioners
  • Clothes washers
  • Clothes dryers
  • Dishwashers
  • Kitchen food waste disposers
  • Information technology equipment
  • Sump pumps
  • Electrical aquarium equipment
  • Hand-held motor-operated tools
  • Stationary and fixed motor-operated tools
  • Light industrial motor-operated tools
  • Hedge clippers
  • Lawn mowers

    This list is not exhaustive. Grounded circuits and receptacles should be installed in locations where such appliances will be used.

    Photo 12  

    Photo 14  

    23) The refrigerator bottom coils were dirty and need to be cleaned to extend the appliance life.

    Photo 13  
     
     
    Bathrooms Return to table of contents

    24) Tile and/or grout around one or more bathtubs is damaged or deteriorated. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.

    Photo 17  
     
     
    Interior rooms Return to table of contents

    25) One or more electric receptacles have reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

    Photo 16  
     

    26) One or more smoke alarms are damaged or missing from their mounting brackets, and an insufficient number of smoke alarms are installed. Damaged and/or missing smoke alarms should be replaced as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

    Photo 15  
     

    27) Glass in one or more windows is broken. A qualified contractor should replace glass where necessary.

    Photo 7  
     

     
    Milocox Properties Inc. Home Inspection Report