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Superior Quality Home Inspection

Website: http://superiorqualityinspection.com
Inspector's email: mchev19@hotmail.com
Inspector's phone: (954) 801-1075
Inspector's FAX: (954) 302-8710
Inspector: Marcel Chevannes
Florida License HI 1336

 

Property Inspection Report

Client(s):  Sample Report
Property address:  18042
Inspection date:  Friday, January 20, 2012

This report published on Thursday, September 25, 2014 3:45:09 PM 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.Signature
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
Minor DefectCorrection likely involves only a minor expense
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
Water Heater
Cooling / Heat Pump
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
Structural Pest Findings


General Information
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Report number: 20120102
Time started: 8.30AM
Time finished: 10.30AM
Inspector: MARCEL CHEVANNES
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions: Clear
Temperature: Cool
Ground condition: Damp
Inspection fee: 250
Payment method: Check
Type of building: Single family
Buildings inspected: 1
Number of residential units inspected: 1
Age of building(s): 16 YRS
Source for building age: Municipal records
Front of building faces: South
Main entrance faces: South
Occupied: No
Grounds
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Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; 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.
The following items are excluded from this inspection: Invisible fencing
Condition of fences and gates: Appeared serviceable
Fence and gate material: METAL
Site profile: Level
Condition of driveway: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Driveway material: AsphaltTILED
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Open
1) Repair/Replace, Evaluate - Evidence of poor drainage was found in one or more sections of the yard, landscaped areas in the form of dead vegetation, DAMP GROUND. One or more drains were visible, but the drain(s) appeared to be substandard. A qualified person should evaluate and make repairs as necessary to prevent water from accumulating in the future. For example, improving the existing drainage system and/or installing additional drains and drain lines.
2) Repair/Replace, Evaluate - The driveway had significant cracks, settlement, heaving and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace sections as necessary.
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DRIVEWAY CRACKING
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DRIVEWAY CRACKING
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DRIVEWAY CRACKING
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DRIVEWAY CRACKING

3) Comment - Client advised to monitor tree with extensive root system at ground level as it may pose a threat to the poured in place concrete sidewalk.
Exterior / Foundation
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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.
Condition of wall covering: Appeared serviceable
Apparent wall structure: Concrete block
Wall covering: CEMENT
Roof / Attic
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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.
Condition of roof structure: Required repair, replacement and/or evaluation (see comments below)
Roof type: Gable, Hipped
Age of roof surface(s): 16 yrs
Roof inspection method: Traversed
Condition of metal and/or tile roof surface materials: Required repair, replacement and/or evaluation (see comments below)
Metal, tile or panel roof surface material: Concrete tile
Condition of attic: Appeared serviceable
Attic inspection method: Viewed from hatch(es), Partially traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Ceiling insulation material: Cellulose loose fill
Ceiling insulation depth: 12
Vapor retarder: None visible
Roof ventilation: Appears serviceable
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.
Condition of shingle and/or shake roof surface materials: REPAIRS MADE, RE-INSPECTED FEB 8 2012. ALL TILES REPAIRED
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.
4) Repair/Replace, Evaluate - Roof repairs were needed because many concrete tiles were cracked, broken, chipped. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.
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ROOF TILES BROKEN
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ROOF TILES BROKEN
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ROOF TILES BROKEN
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ROOF TILES BROKEN
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5) - PROPERTY RE-INSPECTED FEB 8 2012. ALL TILES REPAIRED
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Garage / Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: Attached
Condition of detached garage or carport structure: Appeared serviceable
Condition of garage: Appeared serviceable
Type of garage: Hollow Core , Metal skin
Condition of garage vehicle door(s): Appeared serviceable
Garage vehicle door type: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Exists
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Condition of automatic opener(s): Appeared serviceable
6) Safety, Repair/Replace, Evaluate - The "photo eye" sensors that trigger one or more vehicle door opener's auto-reverse feature were inoperable during the inspection. This is a safety hazard, especially for small children. A qualified person should evaluate and make repairs or replace components as necessary. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html
7) - Garage reinspected on Feb 9, 2012. Garage door opener was re-calibrated to close properly. Safety eye functioned but client is advised to secure clamp to bracket.
Electric
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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 operability of every wall switch.
Electric service condition: Appeared serviceable
Primary service type: Underground
Service voltage (volts): 120
Service amperage (amps): 150
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Copper
Main disconnect rating (amps): 150
System ground: Ground rod(s) in soil
Condition of main service panel: Not determined
Condition of sub: Appeared serviceable
Location of main service panel #A: Building exterior
Location of sub-panel #B: GARAGE
Location of main disconnect: Breaker at top of main service panel
Branch circuit wiring type: Copper clad
Condition of branch circuit wiring: Serviceable
Solid strand aluminum branch circuit wiring present: None visible
Smoke detectors present: No
Carbon monoxide detectors present: No
8) Safety, Repair/Replace, Evaluate - One or more electric receptacles at the bathroom(s) had no visible ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf
9) Safety, Repair/Replace, Evaluate - Some light fixtures were missing. A qualified person should evaluate and repair or replace as necessary.
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MISSING LIGHT FIXTURE
 

10) Safety, Repair/Replace - This property had one or more fuel burning appliances and/or an attached garage, and no carbon monoxide detectors were visible. This is a safety hazard. Recommend installing one or more carbon monoxide detectors as necessary and as per the manufacturer's instructions. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
11) Repair/Replace - Electric panel(s) at location #A were not opened and fully evaluated due to the following conditions: fastener screws corroded cannot be removed. Recommend that repairs, modifications and/or cleanup be performed as necessary so panels can be opened and fully evaluated.
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MAIN PANEL COULD NOT BE OPENED
 

12) Comment - Some bulbs in light fixtures were inoperable. As a result, some light fixtures couldn't be fully evaluated. Recommend replacing bulbs to fully evaluate fixtures where necessary.
Water Heater
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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.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Electricity
Capacity (in gallons): 50
Manufacturer: General Electric
Model: GE50M06AAG
Location of water heater: GARAGE
Water temperature (degrees Fahrenheit): 112
Cooling / Heat Pump
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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.
Condition of cooling system and/or heat pump: Not determined
Type: Split system
Estimated age: 5 YRS
Approximate tonnage: 3.5
Manufacturer: Goodman
Condition of distribution system: Appeared serviceable
Condition of controls: Required repair, replacement and/or evaluation (see comments below)
Condition of air filters: Not determined
Location of air filters: At base of air handler
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.
Condition of cooling system and/or heat pump: Appeared serviceableREPAIRS MADE. RE-INSPECTED FEB 8 2012
Condition of controls: Appeared serviceable
13) Repair/Replace, Evaluate - This system did not respond BECAUSE THE CONTROL PANEL WAS BROKEN/DEFECTIVE. As a result, the inspector was only able to perform a limited evaluation. The client should consult with the property owner as to how the system operates. Recommend that a full evaluation be made by a qualified person when the system is operable

PROPERTY RE-NSPECTED FEB 8 2012. NEW CONTROL INSTALLED. SYSTEM OPERATES WITHIN ALLOWABLE TOLERANCES 67/53
Kitchen
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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.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of garbage disposal: Required repair, replacement and/or evaluation (see comments below)
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Electric
Condition of refrigerator: Appeared serviceable
14) Repair/Replace, Evaluate - The garbage disposal was inoperable. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.
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INSINKERATOR INOPERABLE
 

Bathrooms / Laundry / Sinks
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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 operability of any gas piping to laundry appliances.
Location #A: 1/2 BATH
Location #B: UPSTAIRS HALL BATH
Location #C: MASTER BATH
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Appeared serviceable
Condition of laundry facilities: Appeared serviceable
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
15) Repair/Replace, Evaluate - The toilet at location #C does not flush properly. A qualified plumber should evaluate and make repairs or replace toilet(s) as necessary.
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TOILET TANK LOOSE, TOILET DID NOT FLUSH
 

16) Repair/Replace, Evaluate - The toilet at location #C was loose. A qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
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TOILET TANK LOOSE, TOILET DID NOT FLUSH
 

17) Repair/Replace, Evaluate - The shower diverter valve at location #C was defective. A significant amount of water came out of the bathtub spout when the shower was turned on. Water will be wasted as a result. A qualified plumber should evaluate and replace components or make repairs as necessary.
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DIVERTER VALVE LEAKING
 

18) Repair/Replace - The shower head at location #C was missing. A qualified person should repair or replace as necessary.
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SHOWE HEAD MISSING
 

Interior Rooms / Areas
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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 operability 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: Metal
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Appeared serviceable
Type of windows: Aluminum, Single hung
Condition of windows: Appeared serviceable
Wall type or covering: Drywall
Condition of walls: Required repairs, replacement and/or evaluation (see comments below)
Ceiling type or covering: Drywall or plaster
Condition of ceilings: Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Laminate
Condition of flooring: Appeared serviceable
19) Repair/Replace, Evaluate - Some windows that were built to open were difficult to open and close. A qualified person should evaluate and repair as necessary.
20) Repair/Replace, Evaluate - Stains and elevated levels of moisture were found in one or more ceiling areas. The stain(s) appear to be due to plumbing leaks. A qualified contractor should evaluate and repair as necessary.
21) Repair/Replace, Evaluate - Wood flooring in areas was cupping. This may indicating that the floor has been wet in the past, or that repairs or the installation was substandard. Recommend consulting with the property owner about this. The client should consider having a qualified contractor evaluate and repair or refinish floors as necessary. For more information, visit:
http://www.woodfloorsonline.com/techtalk/woodwater6.html
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Photo 21-1
WOOD LAMINATE DAMAGE BENEATH HVAC, CONDENSATE TRAY MAY HAVE BEEN LEAKING
 

22) Minor Defect - Minor cracks and/or holes were found in walls in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.
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WALL DAMAGE/ HOLES
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WALL DAMAGE/ HOLES
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WALL DAMAGE/ HOLES
 

Structural Pest Findings
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Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than five feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood destroying organisms may infest, reinfest or become active at anytime. No warranty is provided as part of this inspection.
Visible evidence of active wood destroying insects: WDO REPORT ATTACHED
Visible evidence of active wood decay fungi: No
Visible evidence of damage by wood destroying insects: No
Visible evidence of damage by wood decay fungi: No

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WATER METER
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FPL METER
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EXTERIOR FAUCET CAPPED
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REAR VIEW
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GOODMAN AC
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ATTIC INSULATION
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ATTIC INSULATION
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LG RANGE/COOKTOP
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AC SERVICE CONTROLS BROKEN/INOPERABLE
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BALCONY
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AC CONTROL BROKEN
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HVAC
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KITCHEN COUNTER
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SUB PANEL
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WATER HEATER
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