SAR Inspection Services

Website: http://SARInspections.com
Email: mbatten@sarinspections.com
Phone: (239) 825-4165
5910 Taylor Rd. #104, Naples, FL 34109
Inspector: Michael Batten

 

Property Inspection Report
Client(s): Anonymous
Property address: Anonymous
Somewhere, FL 00000
Inspection date: 01/02/2010
This report published on Tuesday, December 28, 2010 1:31:35 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.

 
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 
MonitorRecommend monitoring in the future 
ServiceableItem or component is in servicable condition 
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
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Kitchen
Bathrooms
Interior rooms
 
General information Return to table of contents
Report number: 20101220-231
Inspector's name: Michael Batten
Type of building: Single family
Age of building: 4 years
Time started: 1:00 PM
Time finished: 3:30 PM
Payment method: Invoiced
Occupied: No
Weather conditions: Clear
Temperature: Cold
Ground condition: Dry
Foundation type: Slab on grade
The following items are excluded from this inspection: Security system
 
Exterior Return to table of contents
Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame, 2nd floor, Concrete block, 1st floor
Wall covering: Stucco
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Glass pane
1) GFCI receptacle by A/C disconnect panel will not trip when tested. Receptacle should be repaired or replaced by a licensed qualified electrical contractor as necessary.

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2) Pool, pool deck, screen cage and pool equipment appeared to be generally in normal condition. Equipment was functioning at time of inspection. Water was clear and pool looked as though it was being maintained. The following items of concern should be addressed:
*The pressure gage at top of filter canister indicates no pressure. Gage may be broken or filter is missing or needs cleaning or replacing. A filter is viewed in photo.
*Screen is punctured at screen door as viewed in photo - screen panel should be repaired or replaced.

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Labels on pool piping
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Sub-panel at pool equipment
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skimmer
3) Sliding glass door as viewed in photo - looking from the outside, panel to the right will not open freely. It appears to be hitting fastener in track inhibiting it from sliding past fastener. Repair as necessary.

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4) Several hairline type cracks were observed in stucco veneer finish as viewed in photos. This condition is not unusual on newer houses due to initial settlement and movement which is considered normal. Cracks should be sealed to prevent moisture intrusion as part of routine maintenance. Budget for preparation and painting exterior should be planned for in the near future.

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5) 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 Return to table of contents
Roof inspection method: Viewed from eaves on ladder, Viewed from ground with binoculars
Roof type: Hipped
Roof covering: Concrete tile
Estimated age of roof: 4 years
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
6) The roof is constructed of decorative cement roof tiles on top of a 90lb modified bitumen roofing membrane underlayment over 30lb roofing felt paper. The tiles are mechanically fastened to the plywood roof decking and/or adhered to the 90lb membrane. Roof ridges are covered with ridge type tiles and dressed with colored point-up mortar to match surrounding roof tiles. Metal roof flashing is placed in the roof's valleys for water run-off protection. Roof eves have aluminum drip edges and birdstops along their perimeter. Aluminum guttering is placed strategically at locations where large amounts of water runs off the roof. Downspouts distribute and disperse storm water from gutters on to the ground. Roof plumbing penetrations and exhaust vents appeared to be in normal condition. Roof structure and components were found to be in good condition.
 
Garage Return to table of contents
7) 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:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html

Garage was found to be generally in normal condition. Storm panels are stored in garage as viewed.

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Attic Return to table of contents
Inspection method: Viewed from hatch
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass loose fill, Fiberglass roll or batt
Insulation depth: 11 inches
Insulation estimated R value: R - 30
8) 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 Return to table of contents
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Location of sub panels: By pool equipment
Location of main disconnect: No single main disconnect, use all breakers in main service panel
Service entrance conductor material: Aluminum
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
9) Service panel cover is held in place with six screws typically and must be of a particular type to pass final electrical inspection. One screw is missing and most are incorrect type. Screws should be replace by the correct type. An empty receptacle box is viewed. This should be removed altogether and the hole in panel closed up properly. This is a safety hazard.

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10) 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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Service entrance conductor wire - aluminum

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Branch circuit wiring - copper

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Water heater Return to table of contents
Estimated age: 4 years
Type: Tank
Energy source: Electricity
Capacity (in gallons): 50
Water temperature (degrees Fahrenheit): Normal
11) 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.

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Heating and cooling Return to table of contents
Estimated age: 4 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
Filter location: Behind return air grill downstairs; At base of air handler upstairs
Last service date: Unknown
12) 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.

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Plumbing and laundry Return to table of contents
Water pressure (psi): Normal
Location of main water shut-off valve: Exterior wall left elevation
Location of main water meter: Front Lawn
Water service: Public
Service pipe material: not visible
Supply pipe material: CPVC
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
13) Handle is broken off of main water cut-off valve as viewed in photo. Handle should be replaced. Cut-off valve is functional.

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14) Plumbing in general was found to be in normal condition including water supply, drain and vent piping visible. Shut-off valves 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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Broken handle from rusting at main water shut-off

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Sewer clean-out
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CPVC supply piping visible
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Kitchen Return to table of contents
15) The following items of concern in kitchen should be repaired or replaced by a qualified licensed electrical contractor and plumbing contractor:
*The GFCI receptacle as viewed in photo will not trip. This is a safety hazard.
*The disposer below kitchen sink apparently has debris inside and is not functioning normally.

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16) The kitchen overall appeared to be in good condition including the cabinets, doors, drawers, counter-tops and plumbing components. Appliances are missing.

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Missing dishwasher
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Missing stove

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Missing microwave oven
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Missing refrigerator
 
Bathrooms Return to table of contents
17) Bathroom plumbing including faucets, tub and shower valves, shower heads, toilets and shut-off valves beneath sinks were 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. Photos show water supply shut-off valves, supply piping to fixtures and drain piping beneath sink. Light switches, GFI receptacles and exhaust fans were functioning normally. The following items should be addressed:
*The toilets were all completely dry. Inspector did flush them several times and they were functioning. When toilets become dry, seals can become damaged and leakage can occur over time. Toilets should be furter evaluated regarding their condition by a plumbing contractor.
*Hot/cold water tap cover is missing from jetted tub valve handle and should be replaced.

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Missing tap cover

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Cabinet door edge laminate - adhesive has failed only at edge (cosmetic)
  
 
Interior rooms Return to table of contents
18) Receptacles, light and fan switches checked throughout were functioning normally. Windows and doors checked were functioning normally. Interior rooms overall were found to be generally in good condition. Carpets are severely damaged and should be replaced (cosmetic issue). A TV coaxial cover plate is broken and should be replaced.

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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 http://www.nachi.org/sop.htm.

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


- HOMES BEING INSPECTED DO NOT "PASS" OR "FAIL" -
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.



Limitations:
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.

Exclusions:
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.
.