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

 

Home Inspection Report
#29045
Client(s): Sandra Slater
Property address: 2173 Sussex Rd.
Winter Park, Fl.,32792
Inspection date: Saturday, October 31, 2009
This report published on 10/31/2009 3:05:42 PM EDT

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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 
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
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Kitchen
Interior rooms
Bathrooms
 
General information Return to table of contents
Report number: 29045
Living Square Feet: 2372
Type of building: Single family1973
Age of building: 36
Property owner's name: Henrietta Venables (Life Est.)
Time started: 10:00
Time finished: 12:15
Inspection Fee: $225.00
Payment method: Check, Home
Present during inspection: Client(s)
Occupied: Yes
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
Front of structure faces: South, East
Main entrance faces: South, East
Foundation type: Slab on grade
 
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: Stone veneer, Painted Concrete Block
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood
1) 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 2  

Photo 6  

2) Fences and/or gates are damaged and/or deteriorated in some areas. A qualified contractor should evaluate and make repairs or replace sections as necessary.

Photo 8  
 

3) The vents on the underside of the overhang were either loose and/or missing. TYhese need to be secured to prevent pest from entering the attic area.

Photo 7  
 

4) 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.

Photo 11  
 

5) 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 covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 10 years
Roof ventilation: Adequate
6) 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.

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Garage Return to table of contents

7) No infared "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 or http://www.ohdstl.com/safety.html
8) One or more exterior entrance doors has wood rot at the base and should be repaired or replaced by a qualified contractor.

Photo 12  

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9) The garage vehicle door is deteriorated or damaged beyond cost-effective repair and should be replaced by a qualified contractor.

Photo 18  
 

10) The trim on the outside of the garage door was damaged and should be replaced by a qualified contractor.

Photo 3  
 

11) Much of the garage, include areas around the interior perimeter and in the center are 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
Insulation material: Fiberglass loose fill
Insulation depth: 8 inches
Insulation estimated R value: 20
12) Inside view of the attic area.

Photo 26  

Photo 29  
 
Electric service Return to table of contents
Primary service type: Overhead
Primary service overload protection type: Circuit breakers
Service amperage (amps): 150
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Copper
System ground: Ground rod(s) in soil
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
13) One or more loose conductors in the main service panel have bare ends and are not connected to an overcurrent protection device (circuit breakers or fuses). This is a safety hazard due to the risk of fire if the bare conductors come into contact with other components in the panel. A qualified electrician should evaluate and repair as necessary. For example, removing wires that aren't terminated or installing wire nuts.

Photo 14  
 

14) One or more ground fault circuit interrupter (GFCI) breakers in the main service panel are tripped and won't reset. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs and/or replace circuit breakers as necessary.
15) One or more pointed and/or too-long screws are used to fasten the cover to the main service panel. These types of screws are more likely to come into contact with wiring inside the panel than stock screws from the manufacturer, and can damage wiring insulation. This is a safety hazard due to the risk of shock and/or fire. Long and/or pointed crews should be replaced as necessary with the correct screws, and if necessary by a qualified electrician.
16) The legend for overcurrent protection devices (breakers or fuses) in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
 
Water heater Return to table of contents
Estimated age: 08/01
Type: Tank
Energy source: Electricity
Capacity (in gallons): 40
Manufacturer: Rheem
17) 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.
 
Heating and cooling Return to table of contents
Estimated age: 2004
Primary heating system energy source: Electric
Primary heat system type: Heat pump
Primary A/C energy source: Electric
Primary Air conditioning type: Heat pump
Distribution system: Flexible ducts
Manufacturer: Trane
Model: XL14i
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. The UV device was installed 11/04/08 by Second Wind Air Purifier.

Photo 16  
Dirty fan blades.

Photo 17  
Coil and UV light.

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.

Photo 15  
 
 
Plumbing and laundry Return to table of contents
Location of main water meter: Tree Lawn at sidewalk.
Water service: Public
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Not visible
21) The clothes dryer exhaust duct is routed vertically and laying on the garage floor. This can result in extended drying times, premature failure of the motor, drum rollers and heater. Recommend having a qualified contractor reconfigure the clothes dryer exhaust duct so it is routed horizontally, or as close to it as possible and to the outside.

Photo 19  
 
 
Kitchen Return to table of contents

22) 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.
23) The under-sink food disposal is inoperable. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.There was exposed wires under the unit as well as a water leak at the drain line for the dishwasher.

Photo 20  
 
 
Interior rooms Return to table of contents

24) One or more open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.

Photo 21  
 

25) One or more electric receptacles have burn or scorch marks on them. Receptacle(s) and/or wiring to them may be damaged. A qualified electrician should evaluate and make repairs as necessary, such as replacing damaged receptacles and/or wiring.

Photo 27  
 

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
27) Prior water damage were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these areas and redirect the sprinklers to keep water from entering the home through the window.

Photo 22  

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Photo 28  
Area where sprinkler hits the window.
 
 
Bathrooms Return to table of contents

28) 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.
29) Caulk is missing or deteriorated above one or more bathtubs, where the tub surround meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure.

Photo 9  
 

30) The enamel coating on one or more sinks is damaged and/or deteriorated. For example, chipped or worn, and/or rust on some exposed steel. However, no leaks were found due to the deterioration. The client(s) should evaluate to determine if the sinks should be replaced.

Photo 25  
 

31) The enamel coating on one or more bathtubs is damaged and/or deteriorated. For example, chipped or worn, and/or rust on some exposed steel. However, no leaks were found due to the deterioration. The client(s) should evaluate to determine if the bathtub(s) should be refinished or replaced.

Photo 24  
 

 
Milocox Properties Inc. Home Inspection Report