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SAR Inspection Services

Phone: (239) 825-4165
PMB 67 
P.O. Box 413005 
Naples, FL 34101-3005
Inspector: Michael Batten


Property Inspection Report

Client(s):  anonymous
Property address:  anonymous
Somewhere, Florida
Inspection date:  Saturday, January 02, 2010

This report published on Thursday, June 18, 2015 3:13:32 AM EDT

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:
Concern typeSafetyPoses a risk of injury or death
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeServiceableItem or component is in serviceable condition
Concern typeCommentFor 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

Table of Contents
General information
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Interior rooms

General information
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Report number: 20101207-223
Inspector's name: Michael Batten
Type of building: Single family
Age of building: 12 years (1998 per public record)
Time started: 1:00 PM
Time finished: 4:45 PM
Present during inspection: Client, Gleason Environmental Services
Occupied: No
Weather conditions: Partly cloudy
Temperature: Cold
Ground condition: Dry
Front of structure faces: South
Main entrance faces: South
Foundation type: Slab on grade
The following items are excluded from this inspection: Security System
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Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Concrete block
Wall covering: Stucco
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel
1) An enclosure has been added to the rear elevation, right side of porch including aluminum paneled roof, windows and electrical components as viewed. The structure and components may not have been permitted and may not be built to code. The electrical components don't appear to be to code and present a safety concern. Further evaluation is necessary. Note that brick paver deck as viewed in photo displays erosion beneath pavers, drainage appears to be improper and should be corrected as necessary.
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Suspect enclosure may not have been permitted.
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2) The following exterior related items should be addressed, repaired and/or replaced by the appropriate trade contractor:
*Downspout extension to help control storm water is not connected to downspout and should be reinstalled.
*Foliage around structure is too close to walls and soffits at several locations and should be removed or at minimum cut back at least 18 inches.
*Exterior receptacle at front left of house is not functioning.
*Security lights mounted at soffits are broken and should be replaced.
*Wires are exposed at exterior light mounting plate as viewed in photo - a fixture should be installed here.
*Well and equipment for sprinkler system is not functioning and should be further evaluated by a well/irrigation contractor and repaired or replaced as necessary.
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3) The following door, window and shutter related concerns should be addressed, repaired and/or replaced as necessary by an appropriate trade contractor:
*The bi-pass pass-thru door at kitchen to lanai will not open.
*The sliding glass door at living room will not open.
*At least 3 windows are missing handles for window cranks (bedroom & laundry room) and the one viewed in photo at master bath is not closed completely - adjustment and replacement is necessary.
*The aluminum door at pool bath to outside is missing weather stripping and threshold - a large air gap can be viewed.
*Storm shutter at front door as viewed in photo is not functioning.
*Note wood shavings were viewed along front door - possibly carpenter ants.
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4) Exterior of structure including walls, windows, doors, soffits, yard, landscaping, driveway and sidewalk were found to be generally in good condition.
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Roof inspection method: Viewed from eaves on ladder and traversed
Roof type: Hipped
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 12 years
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
5) The roof was found to be generally in good condition including valleys and ridges, vents and vent flashings, plumbing penetrations and drip edge.
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6) Infrared "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. The garage door and electric opener were found to be in good condition and operational.

The auto-reverse mechanism on the vehicle door opener is operable and does not require too much force to activate. This would be a safety hazard otherwise, especially for small children. For more information on garage door safety issues, visit:

Garage door remotes were missing and function of keypad on out side wall could not be determined.

Photos show garage pedestrian door, storm panels stored in garage, manablock plumbing system in garage to house wall.
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Inspection method: Viewed from hatch
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass roll or batt and blown-in loose fill fiberglass
Insulation depth: 6 inches
Insulation estimated R value: R - 19
7) Attic in general was found to be in normal condition. No signs of leaks or deterioration were visible. Recommend monitoring attic space periodically as part of routine maintenance. Look at the duct work, electrical components and wiring, cable TV connections, underside of roof deck for any signs of leaking, insulation etc. Flat metal straps were noted as attached to ends of trusses and perimeter walls.
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Electric service
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Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main disconnect: Breaker at top of main service panel
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 200
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
8) Electrical systems viewed in and outside home appeared normal and in good condition. All light switches and outlets checked functioned normally. Main breaker panel appeared normal and in good condition. Suggest monitoring panel and breakers as part of routine maintenance. Smoke detectors should be inspected and tested regularly as part of routine maintenance.
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Water heater
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Estimated age: 12 years
Type: Tank
Energy source: Electricity
Manufacturer: Rheem
Water temperature (degrees Fahrenheit): Normal
9) The water heater was found to be in good condition and functioning normally. TPR (temperature pressure relief) valve was located at the top of the heater. Labels are on the side of the heater displaying energy efficiency ratings, serial and model numbers and other pertinent information. The hot water recovery heat exchanger system viewed is not connected to the A/C condenser, system was connected and likely functional to original condenser. It is suggested that system be removed entirely, or, at minimum, piping should be removed or cut and terminated properly to prevent leakage. This task should be preformed by a qualified contractor.
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Heating and cooling
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Estimated age: 6 years
Primary heating system energy source: Electric
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Flexible ducts
Manufacturer: Carrier
Filter location: Behind return air grill (filter was missing)
Last service date: Unknown
10) Initially, system would not function. An A/C contractor arrived during home inspection. According to A/C contractor, the float switch at air handler overflow pan had shut down system due to a clogged condensate drain. Once he made repairs, supply air from the air conditioning system was cool. It should be 14 to 20 degrees Fahrenheit cooler than at the return duct(s), or current room temperature and was functioning within this range. Heat was working as well. Labeling on A/C units show model and serial numbers and other pertinent information. A/C system including condenser, air handler, ductwork and miscellaneous components appeared to be in normal condition. A/C system should be monitored and serviced at least once a year by a qualified air conditioning contractor as part of routine maintenance. Filters should be changed often. Note that air handler is supported by construction grade 2 X 4's and are showing signs of deterioration from getting wet. Ideally, pressure treated wood or styrofoam should be used.
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Plumbing and laundry
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Water pressure (psi): Normal
Location of main water shut-off valve: Exterior wall (will not close)
Location of main water meter: Front yard
Water service: Public
Service pipe material: Not visible
Supply pipe material: Not visible
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
11) The Manabloc Pex plumbing system as viewed consists of a few different parts and they are: the manabloc brass pex crimping ring, manabloc compression connections, manabloc pex press, manabloc supply adapters, and manabloc caps and accessories. The MANABLOC system provides a home-run distribution manifold for a plumbing system.
The MANABLOC features 3/8″ and 1/2″ connections in crimp, press, and compression styles The top right cold water valve is damaged - it is loose and could not be turned with the plastic wrench provided and should be repaired or replaced as necessary by a qualified contractor.

The main water cut-off valve round handle spins and apparently is stuck in the open position. Water can not be shut off to house. Valve should be replaced with new by a qualified licensed plumbing contractor.

Plumbing in general was found to be in normal condition including water supply, drain and vent piping visible. Cut-off valves (located at toilets only) and fixtures appeared normal. Clothes washer and dryer were missing. Laundry room in general was found to be in normal condition.
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12) The kitchen overall appeared to be in good condition including the cabinets, doors, drawers, counter-tops, plumbing components and appliances. The electrical outlets including GFI protected receptacles were functioning normally. Note that the receptacles on stove side of kitchen are not GFI protected. Current code calls for two GFI circuits in kitchen. The wall mounted receptacle for future disposal below sink as viewed has exposed wires and is loose from wall and should be secured. The floor of sink base cabinet is loose and pops out with slight pressure and should be repaired or replaced.
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13) Bathroom plumbing including faucets, tub and shower valves, shower heads, toilets and shut-off valves beneath sinks were generally in good condition as were cabinets. Tub to wall junctures and shower wall to floor junctures should be caulked regularly as needed as part of routine maintenance. Light switches and exhaust fans were functioning normally. The following miscellaneous items of concern should be repaired or replaced by a qualified contractor:
*Both toilets need repair - valve in water closet was spraying out water and flapper valve was sticking in the other. It is suggested that both valve assemblies be replaced - both toilets.
*Guest bath - GFI receptacle is missing black trip button, test buttons would not trip. Polarity is incorrect - open neutral exist, wiring should be corrected.
*Guest bath - Tub stop is missing as viewed in photo.
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Interior rooms
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14) Most receptacles, light and fan switches checked throughout were functioning normally, however, several switch functions could not be determined and may not be connected to any devices. Some may be from improper fan wiring. Switches should be further evaluated by an electrical contractor to determine if wired correctly and functions. Most windows and doors checked were functioning normally. Interior rooms overall were found to be generally in good condition. The following items should be addressed and repair or replaced as necessary:
*Of the three pocket doors, two lever locks would not lift and all three were missing guides at floor to keep door from hitting interior pocket door frame when sliding in and out. Doors will become scraped eventually as a result of missing guides.
*(2) Plastic cover is missing from lever guide at wall switch as viewed, switches should be replaced.
*Smoke detectors were not functioning and should be repaired or replaced by a licensed electrical contractor as necessary.
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The Parties Understood and Agreed as follows:

1. INSPECTOR GUARANTEES to perform a visual inspection of the home and to provide CLIENT with a written inspection report identifying the defects that INSPECTOR both observed and deemed material. INSPECTOR may offer comments as a courtesy, but these comments will not comprise the bargained-for report. The report is only supplementary to the sellers disclosure.

2. INSPECTOR agrees to perform the inspection in accordance to the current Standards of Practice of the National Association of Certified Home Inspectors posted at

3. CLIENT understands that the inspection will be performed in accordance to the aforementioned Standards, which contain certain limitations, exceptions, and exclusions.

4. The inspection and report are performed and prepared for the use of CLIENT, who gives INSPECTOR permission to discuss observations with real estate agents, owners, repair persons and other interested parties. INSPECTOR accepts no responsibility for use or misinterpretation by third parties.

5. INSPECTOR does not perform engineering, architectural, plumbing, or any other job function requiring an occupational license in the jurisdiction where the inspection is taking place, unless the inspector holds a valid occupational license, in which case he/she may inform the CLIENT that he/she is so licensed, and is therefore qualified to go beyond this basic home inspection, and for additional fee, perform additional inspections beyond those within the scope of the basic home inspection.

6. In the event of a claim against INSPECTOR, CLIENT agrees to supply INSPECTOR with the following: (1) Written notification of adverse conditions within 14 days of discovery, and (2) Access to the premises. Failure to comply with the above conditions will release INSPECTOR and its agents from any and all obligations.

7. HOLD HARMLESS AGREEMENT: CLIENT agrees to hold any and all real estate agents involved in the purchase of the property to be inspected harmless and keep them exonerated from all loss, damage, liability or expense occasioned or claimed by reasons of acts or neglects of the INSPECTOR or his employees or visitors or of independent contractors engaged or paid by INSPECTOR for the purpose of inspecting the subject home.

8. In the event that CLIENT fails to prove any adverse claims against INSPECTOR in a court of law, then the CLIENT will pay all legal costs, expenses and fees of INSPECTOR in defending said claims.

9. If any provision of this Agreement is declared invalid or unenforceable by any court, the remaining provisions will remain in effect. This agreement represents the entire agreement between the parties. No change or modification shall be enforceable against any party unless such change or modification is in writing and signed by the parties. This Agreement shall be binding upon and enforceable by the parties and their heirs, executors, administrators, successors and assigns. CLIENT shall have no cause of action against INSPECTOR after one year after from the date of the inspection.

10. Payment, by CLIENT or CLIENTs representative, is due in full at the inspection site, upon completion of the on-site inspection. The CLIENT will pay all legal and time expenses incurred in collecting due payments.

"A Home Inspection is a Non-Invasive Visual Examination of a Residential Dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to by the Client and Inspector, such as: Roof ~ Exterior ~ Basement / Foundation ~ Heating Cooling ~ Plumbing ~ Electrical ~ Fireplace ~ Attic & Insulation ~ Doors, Windows & Interior."
From NACHI Standards of Practice

"There are conditions that require the removal of some part of the building to observe, measure, or test otherwise concealed construction. Such intrusive inspections require some demolition and should be performed only with the permission of the owner and by experienced, qualified mechanics."
-From the U.S. Department of Housing and Urban Development's
Residential Rehabilitation Inspection Guide, 2000

A home inspector merely discloses his or her findings and reports those findings to the client. Everyone involved graduates to a state of higher learning, and the client can now make better informed decisions about the purchase of a home and its future needs of upkeep and repair.

Four key areas of most home/building inspections cover the exterior, the basement or crawlspace areas, the attic or crawlspace areas and the living areas. Inspectors typically will spend sufficient time in all of these areas to visually look for a host of red flags, tell-tale clues and signs or defects and deficiencies.

The inspected areas of a home/building will consist of all of the major visible and accessible electro-mechanical systems as well as the major visible and accessible structural systems and components of a building as they appeared and functioned at the time and date of the inspection.

Inspectors typically do not provide warranties or guaranties with their inspections and reports. Buyers should therefore not rely on the inspection as any form of insurance policy against any latent, hidden, concealed or future defects and deficiencies.

The following are also some key items that buyers should remember and consider when reviewing their inspection reports:
* Inspections are not code compliance evaluations.
* Inspection reports are not structural engineering reports.
* Systems and components that are off during the inspection are not tested or reactivated.
* Buyers should consult with and ask questions of owners and their representatives.
* Roof inspections and their components are typically done from eaves or street level with binoculars.
* Reports are confidential and are meant exclusively for buyers, and not brokers or owners.
* Inspectors typically will not find each and every defect in a building, hence buyers should anticipate future typical defects and deficiencies.
* Further evaluation by specialists is recommended for any areas showing defects/deficiencies.
* A final walk-through inspection should be carried out the day before closing by the new owners to double check the condition of the building.

I. An inspection is not technically exhaustive.
II. An inspection will not identify concealed or latent defects.
III. An inspection will not deal with aesthetic concerns or what could be deemed matters of taste, cosmetic, etc.
IV. An inspection will not determine the suitability of the property for any use.
V. An inspection does not determine the market value of the property or its marketability.
VI. An inspection does not determine the advisability or inadvisability of the purchase of the inspected property.
VII. An inspection does not determine the life expectancy of the property or any components or systems therein.
VIII. An inspection does not include items not permanently installed.
IX. These Standards of Practice apply only to homes with four or fewer dwelling units.

I. The inspectors are not required to determine:
A. Property boundary lines or encroachments.
B. The condition of any component or system that is not readily accessible.
C. The service life expectancy of any component or system.
D. The size, capacity, BTU, performance, or efficiency of any component or system.
E. The cause or reason of any condition.
F. The cause for the need of repair or replacement of any system or component.
G. Future conditions.
H. The compliance with codes or regulations.
I. The presence of evidence of rodents, animals or insects.
J. The presence of mold, mildew or fungus.
K. The presence of air-borne hazards.
L. The presence of birds.
M. The presence of other flora or fauna.
N. The air quality.
O. The existence of asbestos.
P. The existence of environmental hazards.
Q. The existence of electro-magnetic fields.
R. The presence of hazardous materials including, but not limited to, the presence of lead in paint.
S. Any hazardous waste conditions.
T. Any manufacturer recalls or conformance with manufacturer installation or any information included in the consumer protection bulletin.
U. Operating costs of systems.
V. Replacement or repair cost estimates.
W. The acoustical properties of any systems.
X. Estimates of how much it will cost to run any given system.

II. The inspectors are not required to operate:
A. Any system that is shut down.
B. Any system that does not function properly.
C. Or evaluate low voltage electrical systems such as, but not limited to:
1. Phone lines.
2. Cable lines.
3. Antennae.
4. Lights.
5. Remote controls.
D. Any system that does not turn on with the use of normal operating controls.
E. Any shut off valve.
F. Any electrical disconnect or over current protection devices.
G. Any alarm systems.
H. Moisture meters, gas detectors or similar equipment.

III. The inspectors are not required to:

A. Move any personal items or other obstructions,
such as, but not limited to:

1. Throw rugs.
2. Furniture.
3. Floor or wall coverings.
4. Ceiling tiles
5. Window coverings.
6. Equipment.
7. Plants.
8. Ice.
9. Debris.
10. Snow.
11. Water.
12. Dirt.
13. Foliage.
14. Pets

B. Dismantle, open, or uncover any system or component.
C. Enter or access any area which may, in the opinion of the inspector, to be unsafe or risk personal safety.
D. Enter crawlspaces or other areas that are unsafe or not readily accessible.
E. Inspect underground items such as, but not limited to, underground storage tanks or other indications of their presence, whether abandoned or actively used.
F. Do anything which, in the inspector's opinion, is likely to be unsafe or dangerous to the inspector or others or damage property, such as, but not limited to, walking on roof surfaces, climbing ladders, entering attic spaces or negotiating with dogs.
G. Inspect decorative items.
H. Inspect common elements or areas in multi-unit housing.
I. Inspect intercoms, speaker systems, radio-controlled, security devices or lawn irrigation systems.
J. Offer guarantees or warranties.
K. Offer or perform any engineering services.
L. Offer or perform any trade or professional service other than home inspection.
M. Research the history of the property, report on its potential for alteration, modification, extendibility, or its suitability for a specific or proposed use for occupancy.
N. Determine the age of construction or installation of any system structure, or component of a building, or differentiate between original construction or subsequent additions, improvements, renovations or replacements thereto.
O. Determine the insurability of a property.