Website: http://www.pristineinspections.net
Email: pristineinspections@verizon.net
Phone: (727) 819-2457
13545 Landers Drive 
Hudson, FL 34667
Inspector: Randy Moore

Sample2
Client(s): John Doe
Property address: 1001 Follow That Dream Blvd, Hudson, FL
Inspection date: 8-14-2007
This report published on 8/14/2007 9:21:57 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.

 
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 
Major defectCorrection likely involves a significant expense 
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 
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
Attic
Garage
Electric service
Water heater
Plumbing and laundry
Heating and cooling
Fireplaces, woodstoves and chimneys
Kitchen
Bathrooms
Interior rooms
Pool
WDI / WDO
Summary
 
General information Return to table of contents
Structures inspected: 1
Type of building: Single family
Age of building: 20 years
Property owner's name: John Doe
Time started: 0800
Time finished: 1145
Payment method: Check
Present during inspection: Client(s)
Occupied: Yes
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
The following items are excluded from this inspection: Irrigation system, Low voltage outdoor lighting


1) This property is a 3/2 single family home in Hudson, FL. Inspection requested by prospective seller prior to placing home on the market. The home and surrounding property present nicely with few concerns, which are detailed in this report.
Note: All references to "left" and "right" are from the perspective of a person facing the front of the structure.
Views of the home and surrounding property:

Photo 1  
Front view

Photo 2  
Right side view

Photo 3  
View of home from back of property

Photo 4  
Left side, from backyard

Photo 6  
Left side view

Photo 8  
View of backyard

Photo 24  
Backyard view from roof

Photo 25  
Front yard from roof (1)

Photo 26  
Front yard from roof (2)

Photo 27  
Left side yard from roof
 
Exterior Return to table of contents
Foundation material: Poured in place concrete
Apparent wall structure: Concrete block
Wall covering: Stucco, front wall also has concrete strakes
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood, Wood panel, Glass panel, Hollow core wood
2) 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) One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary.

Photo 78  
Active yellowjacket nest on the left side exterior of the home at pool equipment area

4) There is a slight horizontal and step crack on the right side block wall near the foundation. Crack appears to be minor. Horizontal and step cracks give the appearance of stairsteps around the blocks and can be indicative of soil movement, but may also be caused by other factors such as shrinkage.

Photo 11  
Cracks follow mortar lines around blocks

5) 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.

Photo 5  
Driveway shows minor cracking

Photo 7  
Prominent cracks in driveway are old and have been sealed and painted.

6) A water softening system and irrigation pump for lawn are on the right side exterior.

Photo 9  
A water softening system is half buried on the right side of home

Photo 10  
Irrigation pump for lawn

7) Irrigation head and patio blocks collide on left side exterior. Block should be removed, cut or drilled to accommodate the plumbing.

Photo 13  
 
Roof Return to table of contents
Roof inspection method: Traversed
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: New
Gutter & downspout material: Aluminum
Roof ventilation: Adequate, Soffit-to-ridge vents
8) Chimney cap is rusted out on top. Circle shows daylight streaming through the damaged top cap.

Photo 22  

9) Roof is a high gable (estimated 8/12 slope) with new covering of felt and shingles. All vents are also new. Three ridge vents allow exit flow, the perforated metal eaves surrounding roof are the air inlets. Ventilation flow for the roof and attic spaces was noted to be good during attic inspection. Views of roof:

Photo 18  

Photo 19  

Photo 20  

Photo 21  

Photo 23  

Photo 28  
Aluminum gutters are in good condition. Moderate buildup of shingle granules may be leftovers from old roof, or caused by roofers during installation.
 
Attic Return to table of contents
Inspection method: Partially traversed
Roof structure type: Trusses with batten boards supporting roofing materials
Ceiling structure: Trusses
Insulation material: Fiberglass roll or batt, Cellulose loose fill
Insulation depth: 10-12"
10) Two batten boards are damaged to the point of not supporting roofing materials properly. Both can be viewed from hatch, looking towards air handler and slightly left and right.
Note: Attic was not completely traversed due to lack of adequate decking in attic. Other areas of batten damage may exist.

Photo 31  
Severely damaged batten is broken all the way through and pieces are disjointed. This board is not supporting roof properly and should be repaired ASAP.

Photo 32  
Another example of breakage and disjointing, although not as severe as above.

11) Views of attic:

Photo 29  

Photo 30  
Blown fiberfill insulation in attic

Photo 35  
Fiberglass batt insulation can be seen along with blown fiberfill

Photo 36  
Front of home has four attic windows

Photo 37  
Air handler electrical disconnect in attic

Photo 38  
Certificate in attic for insulation value installed, dated 5-23-06.

Photo 39  
Blown cellulose fiberfill insulation

Photo 40  
 
Garage Return to table of contents

12) The garage-house door poses a fire risk because it's not fire-rated (metal or solid-core construction). A qualified contractor should replace this door with a fire-rated door.

Photo 55  

13) The garage-house door isn't equipped with an automatic closing device such as sprung hinges. This door should close and latch automatically to prevent vehicle fumes from entering living spaces and/or to slow the spread of fire from the garage to living spaces. An automatic closing device should be installed to ensure this door closes and latches automatically. Additionally, this door should be weatherstrip sealed to ensure a reliable barrier to carbon monoxide fumes is present.
14) A two-car garage is equipped with an automatic vehicle door, the main electric service panel (MESP), hot water heater, and laundry area with washer/dryer and deep sink. Disappearing stairs are provided for attic access. The following items were inspected/tested in the garage:
- Electric receptacles wiring and polarity
- Automatic vehicle door operation with optical interrupt reversing
- MESP
- Water heater
- Washer / dryer
- Deep sink
- Doors, cabinets and drawers
Views of the garage:

Photo 50  

Photo 51  

Photo 52  

Photo 53  
 
Electric service Return to table of contents
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 150
Service voltage (volts): 120/240
Location of main service switch: At MESP
Location of main disconnect: Breaker at bottom of main service panel
Service entrance conductor material: Copper
System ground: Ground rod(s) in soil, Cold water supply pipes
Main disconnect rating (amps): 150
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
15) Three overcurrent protection devices (circuit breakers or fuses) are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary. Two of the double tapped wires lead to the surge protector next to the MESP, the remaining double tapped wire leads to and electric outlet via a conduit attached to the MESP. No burning or arcing was noted.

Photo 43  
Three double taps are present on the right side of MESP.

Photo 45  
Surge protector mounted beside MESP. Two double tapped wires lead to this unit.

Photo 46  
Electric outlet is fed via conduit directly from MESP. One double tapped wire at MESP powers this receptacle.

16) MESP is powered by two 600V copper lines with a 600V neutral (total of 3 lines). A labelling legend is provided via a sticker on the inside of the MESP door. Views of the MESP with cover installed and removed:

Photo 41  
MESP with cover installed

Photo 42  
Three main feed lines to the MESP are in good condition.

Photo 44  
MESP with cover removed
 
Water heater Return to table of contents
Type: Tank
Energy source: Electricity
Capacity (in gallons): 40
Manufacturer: Rheem
Model: 815V-400; SN: 0687851538
Water temperature (degrees Fahrenheit): 130 upper and lower sections
17) The estimated useful life for most water heaters is 8 to 12 years. This water heater was manufactured in June of 1987 and may need replacing at any time. Recommend budgeting for a replacement in the near future. Water heater performed as advertised with hot water available at all "hot" outlets.

Photo 47  
Rheem 40 gallon electric water heater

Photo 48  

Photo 49  
Temp setting for upper and lower sections is 130 deg F. This exceeds the residential normal setting of 120 deg F but is within the safe range.
 
Plumbing and laundry Return to table of contents
Water pressure (psi): 77 PSI
Location of main water shut-off valve: Near street
Water service: Public
Service pipe material: Galvanized steel
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
18) One water line to the washing machine has had its mount pulled from the wall and should be re-secured.

Photo 54  

19) Line water pressure is 77 PSI - good

Photo 17  
Line water pressure is 77 PSI at faucet

20) Main water meter and valve (circled) near street

Photo 81  

21)  
 
Heating and cooling Return to table of contents
Primary heating system energy source: Electric
Primary heat system type: Forced air, Heat pump
Primary A/C energy source: Electric
Primary Air conditioning type: Heat pump
Distribution system: Sheet metal ducts, Flexible ducts
Manufacturer: Goodman
Model: CPLE30-1; SN: 0308419378; 2.5 ton unit
Filter location: Behind return air grill Return air filters located in bedrooms near floor
22) Insulation on evaporator line at heat pump is torn and laid open, needs taping

Photo 15  

23) Views of heat pump and air handler (air handler is located in attic). Each has its own electrical disconnect located near the unit.

Photo 14  
2.5 ton Goodman unit, manufacture date August 2003

Photo 16  
Heat pump disconnect on exterior wall near unit

Photo 33  
Air handler in attic

Photo 34  
Air handler label
 
Fireplaces, woodstoves and chimneys Return to table of contents
Fireplace type: Masonry with metal ducting
Chimney type: Masonry with metal liner and chimney cap
24) Fireplace retractable glass door has a missing handle. Chimney cap needs replacing as noted in roof section.

Photo 80  
 
Kitchen Return to table of contents

25) One kitchen cabinet door above the range has a loose hinge, causing door to sag after opening.

Photo 74  

26) The following checks were conducted in the kitchen with good results, except as noted with an asterisk:

- Sink hot / cold operation
- Undersink plumbing leak check
- Functional flow check
- Disposal operation
- Dishwasher operation
- Refrigerator operation
- Range and oven operation
- Range hood fan and light
- Microwave operation
- Drawer and cabinet operation*
- Lights
- Electric receptacle wiring and polarity
- GFCI trips and resets (3 reset locations in kitchen)


Photo 66  
 
Bathrooms Return to table of contents

27) The home has two bathrooms, the main and master baths.
The following discrepancy was noted in the Main Bath:
- Shower valve knob is loose

The following discrepancies were noted in the Master Bath:
- Upper electrical receptacle on wall, right side of sink, has an open neutral line. This is possibly a poor connection at the receptacle
- Stopper in the garden tub is hard to operate, recommend replacement
- Sink is slow to drain
- Caulking of backsplash is in poor condition. Recommend recaulking

Both baths:
- Due to the age of the home there is no ventilation fan installed in either bath. Operable windows in each bath were sufficient to meet code at time of build. Consideration should be given to installation of a ventilation fan in each bath, ducted to the exterior.
- Due to the age of the home GFCI-rated electrical receptacles are not installed in either bath. Recommend installation of GFCI receptacles at all locations within 6' of a water source.
Note: There is no requirement for an older home to meet current code at time of resale.

Photo 61  
Master bath garden tub

Photo 62  
Master bath shower

Photo 63  
Master bath sink and vanity

Photo 64  
Hallway to main bath

Photo 69  
Main bath

Photo 70  
Electric receptacle in Master Bath has an open neutral. Center light should be illuminated on tester if neutral line is properly connected.

Photo 71  
Garden tub drain is hard to close, recommend replacement

Photo 72  
Master bath sink is slow to drain

Photo 73  
Caulking around sink in Master Bath needs to be redone

28) The following checks were conducted in each bath with good results except as noted with an asterisk:
- Functional flow
- Sink and tub/shower hot/cold
- Sink and shower/tub drains*
- Electric receptacle wiring and polarity*
- Undersink plumbing leak check
- Lights operation
- Drawers and cabinets open/close
- Entrance door and window operation
- Toilet flush and recovery
 
Interior rooms Return to table of contents

29) The living room has a wet bar installed. The following checks were conducted with good results:
- Sink hot / cold operation
- Undersink plumbing leak check
- Functional flow check
- Drawer and cabinet operation
- Electric receptacle wiring and polarity*

*Recommend installation of GFCI receptacle near wet bar for safety

Photo 75  
Wet Bar

30) No smoke detectors are installed in the bedrooms. Current code requires one in each bedroom and one outside the bedroom areas. There are two smoke detectors currently installed outside the bedroom areas, recommend installation of three more smoke detectors, one in each bedroom, for a total of five in the home.
31) Sliding glass door opening to pool area is sticky. Recommend replacement of door rollers, or at minimum lubrication of door track.
32) The following checks were conducted in each interior room with good results:

- Lights operation
- Ceiling fan operation (where installed)
- Electric receptacle wiring and polarity
- Entrance doors, closet doors and windows

Photo 56  
Living room

Photo 57  
Main entrance door

Photo 58  
Office area

Photo 59  
Living room (2)

Photo 60  
Master Bedroom

Photo 65  
Family Room

Photo 67  
Bedroom 3

Photo 68  
Bedroom 2
 
Pool Return to table of contents

33) The pool was inspected. Underwater surfaces appear to be in good condition with no cracking noted. Deck and pool hardware appear to be in good condition.

The home has a separate mechanical system for pool and spa. Spa pump had circuit breaker off at the time of inspection and was not energized. Pool pump was operated, basket filter and chlorine stacker were inspected. Pool pump discharge appears to be adequate. The following needs attention:
- Pool chlorine tablet stacker is almost empty and should be serviced now

Views of the pool and equipment:


Photo 12  
Spa and pool each have pumping and filter systems

Photo 76  
Pool view

Photo 77  
Pool view (2)

Photo 79  
Spa pump was disconnected at time of inspection
 
WDI / WDO Return to table of contents

34) The inspector was alert for the presence of wood destroying insects and/or organisms throughout the inspection. Some minor ant activity was noted on the exterior, but no major infestation or evidence of wood destruction was found.

Disclaimer: Pristine Home Inspections is not a licensed pest control operator in the state of Florida. Termite inspections, the application of pesticide and the filing of form FL1145 should only be done by licensed pest control companies.
 
Summary Return to table of contents

35) The following is a list of recommended actions in priority order:
- Fix batten boards in attic
- Install smoke detectors in bedrooms
- Have electrician investigate double taps in MESP for safety and security
- Fix kitchen cabinet above range
- Re-secure water line to washer in garage wall
- Install automatic closure device for garage door. Consider replacement of door with a fire-rated one (solid core door)
- Replace chimney cap
- Install GFCI receptacles in baths, wet bar (within 6' of water source) and exterior (not required by code due to age of home, but strongly recommended)
- Fix bath discrepancies: caulking, tub stopper, open neutral receptacle, clear sink drain in Master; tighten loose shower knob in Main. Consider installation of vent fans in baths
- Tape damaged insulation at heat pump
- Install backflow prevention devices on exterior faucets (recommended)
- Replace fireplace door handle
- Protect irrigation piping in areas that may cause breakage (left side patio block)
- Lubricate or replace rollers for sliding glass door
- Service pool chlorine stacker with tablets


 
We at Pristine Home Inspections thank you for the opportunity to inspect your property, and wish you the very best in the future!

Randy Moore