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Ron Walker Property Inspections

Website: http://www.reporthost.com/ronwalker
Email: walkerinspections@hotmail.com
Phone: (954) 336-4663
11927 SW 57 Court, Cooper City, FL 33330
Inspector: Ron Walker

  

Home and Property Inspections since 1998
Inspections performed to educate and protect the buyer
Personally performed over 1,000 inspections
Member of National Association of Certified Home Inspectors(NACHI.org)
Client(s): John Smith
Property address: 1234 NW 56 Street
Hometown USA
Inspection date: Saturday, April 11, 2009
This report published on 5/4/2009 7:17:32 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 
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 
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 / Foundation
Roof / Attic
Garage / Carport
Electric
Plumbing / Fuel Systems
Water Heater (Garage)
Water Heater (Master Bedroom Closet)
Fireplaces / Stoves / Chimneys
Cooling / Heat Pump
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
Swimming Pool
 
General Information Return to table of contents
Report number: 1099
Time started: 9:00 am
Time Finished:: 12:30 pm
Inspector: R. Walker, D. Walker, T. McLaughlin
Present during inspection: Client, Property owner, Tenant, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions: 88
Temperature: Hot
Ground condition: Dry
Type of building: Single family
Buildings inspected: Two Story
Age of building(s): 2007
Source for building age: Client
Front of building faces: South
Main entrance faces: South
Occupied: Yes
1) One or more hornet, bee or wasp nests were found at the building exterior. These can pose a safety hazard. A qualified person should remove nests or exterminate as necessary.

Photo 8   		 
2)   Buyer may want to consider separate test to eliminate the possibility of Chinese drywall in home. At the height of the U.S. housing boom (between 2004-2006), when building materials were in short supply, American construction companies used millions of pounds of Chinese-made drywall because it was abundant and cheap. Now that decision is haunting hundreds of homeowners and apartment dwellers who are concerned that the wallboard gives off fumes that can corrode copper pipes, blacken jewelry and silverware, and possibly sicken people. The drywall apparently causes a chemical reaction that gives off a rotten-egg stench, which grows worse with heat and humidity. Testing involves removing a 1'x1' piece of drywall and submitting it to a qualified lab for testing.

Symptoms of Chinese drywall includes:
* Does your home have a strong smell (a sulfur or rotten egg-type smell)?
* Do you have corroded copper coils in your air conditioner or are the coils black?
* Do you have KNAUF written on the back of your drywall? Go to your attic and look at the back side of the drywall for Knauf. This is the manufacturer's ID, which identifies it as the drywall in question.
* Chinese drywall is thinner and lighter than typical drywall

IT SHOULD BE NOTED THAT NONE OF THESE CONDITIONS EXISTED DURING THE 4/11/09 INSPECTION. (Drywall panels in attic were examined and did NOT have KNAUF written on the label.)

For additional information, see links below:

http://online.wsj.com/article/SB123171862994672097.html

http://www.sun-sentinel.com/features/time-money/home/sfl-chinese-drywall-florida-c040109,0,2393862.story

http://www.usnews.com/articles/science/2009/04/11/chinese-drywall-poses-potential-risks.html
 
Grounds Return to table of contents
Limitations: The following items are not included in this inspection: playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
Condition of fences and gates: Required repairs, replacement and/or evaluation (see comments below) west gate needs to be adjusted and or aligned l This is a safety issue.
Fence and gate material: Aluminium
Driveway material: Brick
Sidewalk material: Brick
Condition of decks, porches and/or balconies: Good
Deck, porch and/or balcony material: Tile Pavers
3) Self-closing devices on one or more gates used with pool or spa fencing were inoperable, needs to be adjusted and aligned. This is a safety hazard because these devices are intended to control access to the pool or spa, especially for children (i.e. West gate needs adjustment and Northeast gate was inoperable). A qualified person should repair, replace or install as necessary.
Cost estimate: $ 100

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4) End cap on aluminum fence missing (located on fence North side); needs to be replaced to prevent intrusion.
Cost estimate: $ 10

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Exterior / Foundation Return to table of contents
Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Apparent wall structure: Concrete block
Wall covering: Stucco
Foundation material: Poured in place concrete
Footing material: Poured in place concrete
5) One or more minor cracks (1/8 inch or less) were found in the foundation (i.e. Garage flooring). These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.
Cost estimate: $ 100

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6) Recommend installing splash blocks on downspouts to prevent water from accumulating around foundation.
 
Roof / Attic 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; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Roof type: Hipped
Age of roof surface(s): 2007
Source for building age: Client
Roof inspection method: Partially traversed
Metal, tile or panel roof surface material: S-Tile
Gutter and downspout material: Metal
Attic inspection method: Traversed, Partially traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Ceiling insulation material: Fiberglass roll or batt
Ceiling insulation depth: 8-12
Ceiling insulation rating: R-30
7) A very few number of roof tiles i.e. East side of home: need to be repaired/replaced. A qualified roofing contractor should evaluate and make repairs as necessary.
Cost estimate: $ 200

Photo 6  
Pictures do not show the exact location of the broken roof tile.
Photo 7  
Pictures do not show the exact location of the broken roof tile.
8) Attic access in master bedroom closet and upstairs bedroom closet.
9) The roof is water tight and leak free.
 
Garage / Carport Return to table of contents
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: Attached
Type of garage door: Metal (w/wood covering)
Garage vehicle door type: Sectional
Number of vehicle doors: 2
Type of garage: Hollow core
Condition of garage vehicle door(s): Needs to be stained and sealed
Garage Door Opener Manufacturer: Liftmaster(2) double; (1) single
Condition of automatic opener(s): Good
10) The garage-rear pedestrian door has a damaged door casing at strike plate; needs to be repaired or replaced. A qualified person should evaluate and make repairs as necessary.
Cost estimate: $ 100
11) Note: Honeywell whole house vacuum system not tested.

Photo 10   		 
 
Electric Return to table of contents
Limitations: The following items are not included in this inspection: generator systems, 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, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operation of every wall switch or electrical outlet.
Primary service type: Underground
Service amperage (amps): Total amps 320
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Copper
System ground: Ground rod(s) in soil
Location of main service panel #A: West side of house (Siemens)
Location of main disconnect: Breaker at top of main service panel
Location of sub-panel #B: Garage (Siemens)
Branch circuit wiring type: Non-metallic sheathed
Location of sub-panel #C: Garage (Siemens)
Smoke detectors present: Yes
Smoke detector power source: Battery
12) Some electric receptacles had reverse-polarity wiring, where the hot and neutral wires are reversed (i.e., outlet in attic in master bedroom closet). This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.
Cost estimate: $ 75

Photo 16   		 
13) 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
14) One or more electric receptacles appeared to have no power (i.e., master bathroom). Recommend asking the property owner about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.
Cost estimate: $ 150

Photo 14   		 
15) GFCI receptacle on South balcony of guest bedroom has no power. A qualified electrician should evaluate and repair as necessary.
Cost estimate: $ 75
16) Some light fixtures were inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner. Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary. (i.e., front entrance entering foyer)
 
Plumbing / Fuel Systems Return to table of contents
Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler 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 determining the existence or condition of underground or above-ground fuel tanks.
Location of main water meter: SE corner front near sidewalk.
Location of main water shut: East side of home.
Water service: Public
Service pipe material: Plastic
Supply pipe material: Copper
Waste pipe material: Plastic
Sprinker System: Starite pump (1 1/2hp C48L2EG11C3) w/rain sensor (4 zones).
Sprinker Water Source: Lake
Sprinkler Timer Manufacturer: Intermatic
17)   Opening at hose bib, east side of house, needs to be sealed.

Photo 5   		 
 
Water Heater (Garage) Return to table of contents
Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. 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.
Type: Tank
Estimated age: 2007
Energy source: Electricity
Capacity (in gallons): 80
Manufacturer: Rheem
Model: RH087D12333
Location of water heater: Garage
18) Note: Water heater has expansion tank (Backstop) installed.

Photo 9   		 
 
Water Heater (Master Bedroom Closet) Return to table of contents
Type: Tank
Estimated age: 2007
Energy source: Electricity
Capacity (in gallons): 50
Manufacturer: Rheem
Model: RH0807B31455
Location of water heater: Master Bedroom Closet
19) The water heater in the master bedroom closet is used to provide hot water to the master bathroom plumbing fixtures.
 
Fireplaces / Stoves / Chimneys Return to table of contents
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, nor determine if prefabricated or zero clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit.
Location #A: Living Room
Fireplace type: Prefabricated (Heatilator).
Chimney type: Masonry, Metal
20) It appears that the fireplace has never been used.
 
Cooling / Heat Pump Return to table of contents
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling 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 cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
Type: Split system
Estimated age: 2007 (all compressors)
Compressor Manufacturer #1: Trane (east side of house) - Model #2TTB3030A1000AA
Compressor Manufacturer #2: Trane (NW side of house) - Model #2TTB3048A1000AA
Compressor Manufacturer #3: Trane (SW side of house) - Model #2TTB3060A1000AA
Air Handler Manufacturer #1: Trane (attic over master bedroom closet) - Model #2TG835F30A1000AB
Air Handler Manufacturer #2: Trane (NW upstairs) - Model #2TGB3F48A1000AB
Air Handler Manufacturer #3: Trane (SW upstairs) - Model #2TEC3F60B1000AA
Estimated Age: 2007 (all air handlers)
Heating type: Strip heat
21) Unable to test air handler #2 (NW upstairs). The flow switch on this unit is "lit" indicating an issue with the main condensate drain for this unit. It should be noted that there was no water in the condensate pan during inspection which could possibly indicate a faulty flow switch. The A/C system may still been under the manufacturer's or builder's warranty. A qualified contractor should evaluate and repair as necessary.
Cost estimate: $ 400

Photo 18  
Photo 19  
22) One or more air filters were dirty. A qualified person should replace filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.
23) Note: Filters located in the upstairs air handlers are not accessible for changing. (Secondary filters are located in the return air grills). Electric and condensate drain blocking access.

Photo 17   		 
 
Kitchen Return to table of contents
Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; 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 such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
Range, cooktop type: Kitchenaid
Garbage Disposal Manufacturer: InSinkErator
Dishwasher Manufacturer: Kitchenaid
Range / Cooktop Manufacturer: Kitchenaid
Refrigerator Manufacturer: Kitchenaid
Microwave Manufacturer: Kitchenaid
24) One or more faucets were reverse-plumbed, where hot water flows when what should be the cold water faucet is operated, or when the single faucet is set to the cold setting, and visa versa. i.e. Kitchen sink faucet. A qualified plumber or contractor should evaluate and repair as necessary.
Cost estimate: $ 150
25) The refrigerator ice maker was in the "off" position. The inspector was unable to evaluate this component.
 
Bathrooms / Laundry / Sinks Return to table of contents
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, 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 operation of any gas piping to laundry appliances.
Location #A: Half Bathroom
Location #B: Downstairs Bathroom
Location #C: Cabana Bath
Location #D: Upstairs Bathroom (NW)
Location #E: Upstairs Bathroom (SW)
Location #F: Master Bathroom
Location #G: Guest Bath (SE)
Washing Machine Manufacturer: Kitchenaid
Dryer Manufacturer: Kitchenaid
26) The clothes dryer exhaust duct was incomplete in one or more places. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Damage to building components may result. A qualified person should evaluate and make permanent repairs as necessary. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
Cost estimate: $ 50

Photo 12  
Exhaust vent missing.
  
27) The sink drain stopper mechanism at location #A, B, Fx2 was inoperable. A qualified person should repair or replace as necessary.
Cost estimate: $ 150
28) The equipment for the jetted tub at location #F was inaccessible (no access hatch, permanently installed hatch, etc.). The inspector was unable to evaluate the jetted tub equipment.
 
Interior Rooms / Areas 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; sources of obnoxious odors; cosmetic deficiencies 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 operation 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 of odors is not within the scope of this inspection.
Exterior door material: Wood, Metal
Type of windows: Hurricane Rated
Wall type or covering: Drywall
Flooring type or covering: Wood, Laminate, Tile, Stone
29) Bar sink (located upstairs) has leak at trap. A qualified plumber should evaluate and repair as necessary.
Cost estimate: $ 75
30) One or more window frames need to be caulked at window sill (i.e., master bedroom).

Photo 15   		 
31) One or more ceiling fans appear to be inoperable. Recommend asking the property owner about this, and if necessary, having a qualified electrician evaluate and repair as necessary. (Check remote control or switch)
Cost estimate: $ 100
32) Screens in some windows were missing or installed backwards (i.e., upstairs middle bedroom NW).
Cost estimate: $ 50

Photo 13   		 
33) Bar area (located upstairs) has Kitchenaid mini refrigerator and an ice maker.
 
Swimming Pool Return to table of contents
Pool finish: Diamond Brite
Pool & Spa Heater Manufacturer: Hayward (155AHDETNA)
Pool Pump: Hayward (2 hp - C48M2N111A3)
Pool Pump Manufacturer: Hayward (1 1/2hp - C48L2N134B3)
Pool Blower Manufacturer: Silencer (2hp)
Pool Filter Manufacturer: Hayward (6020)
Pool Cleaner Manufacturer: Hayward
Pool Timer: Intermatic
34) The tenant stated that the main drain valve needed to be closed when using the automatic pool cleaner because the cleaner would get hung up on the drain(s) when passing over the drain(s) due to the suction. The client may want to install a Polaris Unicover or similar product to keep automatic cleaner from getting hung up on the main drain(s). See http://www.polarispool.com/accessories/unicover.aspx
 
This report is a professional opinion based on a visual inspection of the accessible components of the home. This report is not an exhaustive technical evaluation. An evaluation of this nature would cost many times more.

Please understand that there are limitations to this inspection. Many components of the home are not visible during the inspection and very little historical information is provided in advance of the inspection. While we can reduce your risk of purchasing a home, we cannot eliminate it, nor can we assume it. Even the most comprehensive inspection cannot be expected to reveal every condition you may consider significant to ownership. In addition to those improvements recommended in our report, we recommend that you budget for unexpected repairs. On average, we have found that setting aside roughly one percent of the value of the home on an annual basis is sufficient to cover unexpected repairs.

The Standards of Practice prohibits us from making any repairs or referring any contractors. We are not associated with any other party to the transaction of this property, except as may be disclosed to you.

The information provided in this report is solely for your use. Ron Walker Property Inspections, Inc., will not release a copy of this report without your written consent.

Thank you for selecting our company. We appreciate the opportunity to be of service. Should you have any questions about the general condition of the house in the future, we would be happy to answer these. There is no fee for this telephone consulting. Our fees are based on a single visit to the property. If additional visits are required for any reason, additional fees may be assessed.