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Tanner Home Inspections Inc

Website: http://www.tannerhi.com
Email: jack@tannerhi.com
Phone: (904) 258-0408
13530 Mt Pleasant Road 
Jacksonville, Florida 32225

 

Home Inspection Report

Client(s):  John Smith
Property address:  8866 Crosswind Court
Jacksonville, Florida 32277
Inspection date:  Friday, June 02, 2017

This report published on Monday, June 12, 2017 10:32:38 AM EDT




Acceptance and/or payment of this standard inspection report shall constitute acceptance of and agreement to all the provisions of the "Inspection Agreement" and its terms and conditions which were provided at the time of the inspection, or on the company website at the time of payment, and which are attached to this inspection report. This is a standard home inspection report. A home inspection is a non-invasive, visual examination of the accessible areas of a residential property, performed for a fee, which is designed to identify defects within specific systems and components that are both observed and deemed material by the inspector. It is based on the observations made on the date of the inspection, and not a prediction of future conditions. It is a snapshot in time. A home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed on the date of the inspection. The inspector is not required to move personal items, furnishings, plants, or debris. We highly recommend that any concerns about the findings in the report or questions you have about the dwelling be evaluated by a licensed professional (general contractor, plumbing contractor, electrical contractor, roofing contractor, heating & air contractor) who deal with the concern.The photographs in the report may not show all the areas of the item(s) of concern. This report is the exclusive property of Tanner Home Inspections Inc and the client(s) listed in the report title. Tanner Home Inspections Inc is not responsible for misrepresentations by 3rd parties. The report is not transferable. 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 danger
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing with expense
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 qualified contractor
Concern typeMonitorRecommend monitoring in the future
Concern typeAcceptable Working ConditionItem or component is in acceptable working 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 http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Exterior
Garage
Heating and Cooling
Plumbing
Water Heater
Electric
Kitchen
Bathrooms
Interior Rooms
Fireplace
Attic
Roof
Inspection Agreement

View summary


General Information
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Inspectors: Jack Tanner, state license HI1022; Marshall Hunter, state license HI8402
Customer's Real Estate Professional: Jane Doe
Structure(s) inspected: One story home
Type of building: Single family residence
Year built: 1985
Payment method: Credit/debit card
Present during inspection: Realtor, Family member
Occupied: No
Weather conditions: Partly cloudy
Temperature: Warm/hot
The following items are excluded from this inspection if they are on the property: Septic system, Security system, Sprinkler system, Swimming pool hot tubs, Washer/dryer, Private wells, Solar systems, A/C window-wall unit(s), Sauna, Outdoor lighting, Central vacuum system, Water filtration/softner system, Swimming pool heater, Sound system, Summer kitchen, Generator system, Dehumidifier/Humidifier, Sea wall/dock(s), Outbuilding(s)/shed(s), Common areas

1)   Building permits should be reviewed by the customer(s). Permits are researched online, if there are no permits for upgrades and/or improvements or permits are not finalized, then we recommend calling the local municipality for permit information. An evaluation by a qualified contractor(s) may be necessary.
B10-374963.000 8242 CROSSWIND CT 4/26/2010 FINALIZED-NIF Residential Single Family Window/Door Replacement
R08-265946.000 8242 CROSSWIND CT 7/7/2008 FINALIZED Residential Single Family Existing Building
E01-9522.000 8242 CROSSWIND CT 2/27/2001 FINALIZED Residential Single Family Existing Building
P01-7478.000 8242 CROSSWIND CT 2/15/2001 FINALIZED Residential Single Family Existing Building
B98-36578.000 8242 CROSSWIND CT 7/28/1998 FINALIZED Residential Single Family Alterations & Repairs
P97-20332.000 8242 CROSSWIND CT 4/30/1997 FINALIZED Residential Single Family Existing Building
E90-3817.001 8242 CROSSWIND CT 3/2/1990 FINALIZED Residential Single Family
B90-3817.000 8242 CROSSWIND CT 2/1/1990 FINALIZED Residential Single Family Addition
M85-12255.004 8242 CROSSWIND CT 7/22/1985 FINALIZED Residential New Building
B85-17955.000 8242 CROSSWIND CT 7/22/1985 FINALIZED Residential Single Family Swimming Pool
B85-12255.000 8242 CROSSWIND CT 5/30/1985 FINALIZED Residential Single Family New Building

Exterior
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Foundation type: Slab on ground
Foundation material: Poured in place concrete, Brick
Apparent wall structure: Brick
Driveway material: Poured in place concrete
Sidewalk material: None
Irrigation Manufacturer: RainBird
Water filtration/softner: Ecowater

2) Trip hazards were found on the pool deck due to pool slide being removed. A qualified contractor should evaluate and repair sections as necessary to eliminate trip hazards.
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3) Recommend replacing all exterior locksets at occupancy.
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4) Exterior electric receptacle is being used for appliances or system that is constantly in use, and are not equipped with a "while in use" receptacle covers for wet locations. This is a safety hazard due to the risk of shock and fire. "While in use" covers should be installed where necessary.
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5) Tile/stone flooring on exterior, slip/fall hazard when wet. Recommend monitoring and informing guest who may not be aware.
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6) Swimming Pool Safety - recommend reading the following link.
http://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0515/0515.html
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7) The swimming pool siding appears to be near the end of its service life, recommend evaluation by a qualified contractor.

8) The patios show signs of undermining, where soil has eroded out from beneath. Repairs should be made to prevent further erosion and undermining by a qualified contractor.
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9) Fences and/or gates are damaged and/or deteriorated in some areas. A qualified contractor should evaluate and make repairs or replace sections as necessary.
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10) The side and rear light fixture(s) appear(s) to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture by a qualified electrician may be necessary.
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11) The pool light fixture is missing or damaged. A qualified electrician should evaluate and repair or replace light fixtures where necessary.
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12) Cracks were found in the walkway. However they do not appear to be a structural concern. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
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13) Soffit vent screens are missing and/or deteriorated. Birds and vermin may enter the attic because of this. Screens should be replaced or repaired where necessary, or installed where missing.
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14) Cracks were found in the pool deck. However they do not appear to be a structural concern. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
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15) Downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.
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16) Screens in window are torn or have holes. Screens should be replaced where necessary.
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17) Cracks were found in the driveway. However they do not appear to be a structural concern. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
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18) Water supply pipes are routed outside and are subject to freezing; recommend repairing. replacing, or installing insulation.
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19) The irrigation system was operated on manual controls only, the system was working properly at the time of the inspection.
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Garage
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Vehicle Door Opener Manufacturer: Craftsman, 1/2HP

20) The auto-reverse mechanism on the vehicle door opener is inoperable or requires too much force to activate. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary.
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21) Stains were found in the garage ceiling areas. The stain(s) may be due to past roof and/or plumbing leaks. Recommend having a qualified contractor evaluate and repair as necessary.
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22) Damage was found to the ceiling. It does not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
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Heating and Cooling
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Age (in years): 5 (air handler) 12 (compressor)
Primary heating system energy source: Electric
Primary heat system type: Heat pump
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Manufacturer(s): Lennox
Model(s): CBX26UH-036-230-1
Tonnage: 3
Filter location: Air Handler

23) The inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed annually in the future.
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24) The cooling fins on the air handler's evaporator coils are dirty. This may result in reduced efficiency and higher energy costs. Some sources claim that energy efficiency is degraded by about five percent each year as the coils get dirtier due to accumulated dust and grime. A qualified heating and cooling contractor should clean the evaporator coils as necessary.
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25) The air filter panel cover is damaged or missing, recommend replacement.
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26) Air handler filter is dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.
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27) The central air conditioning drip line should be checked periodically and cleaned. Maintain by pouring a cup of warm water mixed with white vinegar down the line. If clogging occurs contact a qualified contractor for servicing.
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28) The cooling system was cooling properly at the time of the inspection.
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29) The outdoor air temperature was above 65 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the heating system.

30)   Note: This report does not constitute a warranty and/or guarantee on the part of the inspection company. This report verifies mechanical operation at the time of the inspection only. No attempt is made to predict the future operation of the system or its components. Should the customer have any concerns at any time with the results/findings, it is highly recommended they consult a licensed contractor. Building permits should be reviewed by the customer(s). If there are no permits for upgrades and/or improvements or permits are not finalized, then we recommend evaluation by a qualified contractor(s).

Plumbing
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Water pressure (psi): 67
Location of main water shut off valve: Left side
Location of the water meter: Front yard
Water service: Public
Supply pipe material: CPVC
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Not visible

31) The overall plumbing system appeared in proper condition at the time of the inspection, additional concerns may be noted in other sections of this report.
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Main water shut off valve
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32)   If your property is 10 years or older, we recommend monitoring the plumbing water supply shut off valves at the main, kitchen, laundry, bathrooms, etc.
Additional defects or concerns with the plumbing system may be found in other sections of this report.

Water Heater
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Age (in years): 17
Type: Tank
Energy source: Electricity
Capacity (in gallons): 55
Manufacturer: A.O. Smith
Model(s): EEST-52T-920
Water temperature (degrees Fahrenheit): 126.1
Water heater location: Laundry room

33) The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees.

34) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
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Electric
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Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 150
Brand: Square D
Service voltage (volts): 120/240
Location of the main service switch: Service panel
Location of the service panel: Garage
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum multi-strand
Main disconnect rating (amps): 150
Branch circuit wiring type: Copper, Aluminum multi-strand

35) Overcurrent protection device (circuit breaker) is "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.
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36)   Additional defects or concerns with the electrical system(s) may be found in other sections of this report.

Kitchen
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Refrigerator: Kenmore
Oven/stove: GE
Dishwasher: Amana
Microwave: Magic Chef

37) Recommend cleaning or changing exhaust fan filter(s) at occupancy.

38) Recommend cleaning all appliances prior to use.

39) There are no areas of concern in the kitchen at the time of the inspection.

40)   The appliances are operated at the time of the inspection at normal settings. The inspector/company does not warrant any future condition of the appliances.

Bathrooms
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41) Open ground, three-pronged grounding type receptacles were found in the master and second bathroom. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.
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42) The second bathroom sink drain uses a flexible drain pipe. This type of drain pipe is more likely to clog than smooth wall pipe. Recommend having a qualified plumber replace this pipe with standard plumbing components (smooth wall pipe) to prevent clogged drains.
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43) The second bathroom door will not latch when closed. Repairs should be made as necessary, and by a qualified contractor if necessary. For example, aligning strike plates with latch bolts and/or replacing locksets.
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44) The master bathroom and second bathroom with a shower does not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed.

Interior Rooms
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45) Open ground, three-pronged grounding type receptacles were found in the living room and dining room. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.
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46) Ceiling fans throughout interior rooms are installed less than seven feet from the floor below. This is a safety hazard. A qualified contractor should evaluate and repair as necessary.
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47) 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. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom.

Smoke alarms have a useful life of about ten years. At that age they should be replaced, even if they seem to be working. This will assure that the alarm will be working when you need it.

48) Steps or elevated surfaces at the family room are unsafe due to a non-standard configuration. At a minimum, the client(s) should be aware of this hazard, especially when guests who are not familiar are present.
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49) Stains were found in enclosed patio ceiling areas. The stains may be due to past roof leaks. Recommend having a qualified contractor evaluate and repair as necessary.
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50) The ceiling fan and light fixture in the family room appears to be inoperable. Recommend asking the property owner(s) about this, and if necessary, having a qualified electrician evaluate and repair as necessary.
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51) Ceiling fans throughout interior rooms wobble/vibrate during operation. This is a potential safety hazard and may be caused by one or more of the following:
  • Loose screws
  • Loose blade(s)
  • A loose connection between the rod and the fan body
  • A loose connection between the fan body and the electric box above
  • Misaligned blades
  • Bent or warped blades
  • Unbalanced blades

Recommend having a qualified contractor evaluate and repair as necessary.
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52) The deadbolt mechanism on the front entry door is inoperable or difficult to operate. A qualified contractor should evaluate and repair as necessary.
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53) The hall closet door is difficult to open or close. A qualified contractor should evaluate and repair or replace door(s) as necessary.
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54) The enclosed patio vinyl windows are damaged. A qualified contractor should replace windows where necessary.
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55) The fourth bedroom door and A/C closet door will not latch when closed. Repairs should be made as necessary, and by a qualified contractor if necessary. For example, aligning strike plates with latch bolts and/or replacing locksets.
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56) The hall closet folding door(s) is "off track". Recommend repairs by a qualified contractor.
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Fireplace
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Fireplace type: Metal prefabricated

57) The inspector could not determine the last time the fireplace was cleaned. All solid fuel burning appliances (fireplaces) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
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58)   The inspector may not be able to view all areas of the chimney/fireplace due to height and location, recommend evaluation of all fire burning appliances annually by a qualified contractor.

Attic
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Inspection method: Partially traversed
Roof structure type: Trusses
Insulation material: Fiberglass loose fill, Fiberglass roll or batt
Insulation depth (inches): 6-8
Insulation estimated R value: 19

59) There is damage on the roof deck at the fireplace with wood rot. A qualified contractor should evaluate and repair as necessary.
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60) Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height, and/or HVAC ductwork. These areas are excluded from this inspection.
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Roof
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Roof inspection method: Traversed
Roof type: Hipped, Flat
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof (years): 9
Secondary roof covering: Rolled asphalt
Gutter & downspout material: Aluminum
Roof ventilation: Unable to determine (limited or no access to attic spaces)

61) Debris has accumulated in the gutters. Gutters should be cleaned now and as necessary in the future.
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62) Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
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63) Wiring is in contact with or are close to the roof in one or more areas. Damage to the roof may result, especially during high winds. Wiring should be removed as necessary to prevent damage.
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64)   Additional defects or concerns with the roof may be noted in other sections of this report. The inspector makes no guarantees on the future condition(s) of the roofing system(s).
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65)   If the home you are having inspected has a roof that is 10 years old or older and/or if there are no building permits available for a reroof and/or repairs; it is highly recommended that you consult your homeowners insurance agent to discuss any requirements.
Building permits should be reviewed by the customer(s). If there are no permits for upgrades and/or improvements or permits are not finalized, then we recommend evaluation by a qualified contractor(s).

Inspection Agreement
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66)   THIS AGREEMENT is between Tanner Home Inspections Inc (hereinafter "INSPECTOR") and the client named (hereinafter "CLIENT"), collectively referred to herein as "the parties." The Parties Understand and Voluntarily Agree as follows: INSPECTOR agrees to perform a visual inspection of the home/building 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 seller's disclosure. Unless otherwise inconsistent with this Agreement or not possible, INSPECTOR agrees to perform the inspection in accordance to the current Standards of Practice of the International Association of Certified Home Inspectors. Although INSPECTOR agrees to follow InterNACHI's Standards of Practice, CLIENT understands that these standards contain certain limitations, exceptions, and exclusions. CLIENT also understands that InterNACHI is not a party to this Agreement and that InterNACHI has no control over INSPECTOR or representations made by INSPECTOR and does not supervise the INSPECTOR. Unless otherwise indicated below, CLIENT understands that INSPECTOR will NOT be testing for the presence of radon, Chinese drywall, or mold. Unless otherwise indicated below, CLIENT understands that INSPECTOR will not test for compliance with applicable building codes or for the presence of potential dangers arising from asbestos, lead paint, formaldehyde, molds, soil contamination, and other environmental hazards or violations. 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, repairman, and other interested parties. INSPECTOR accepts no responsibility for use or misinterpretation by third parties. INSPECTOR'S inspection of the property and the accompanying report are in no way intended to be a guarantee or warranty, express or implied, regarding the future use, operability, habitability or suitability of the home/building or its components. Any and all warranties, express or implied, including warranties of merchantability and fitness for a particular purpose, are expressly excluded by this Agreement to the fullest extent allowed by law. INSPECTOR assumes no liability for the cost of repair or replacement of unreported defects or deficiencies either current or arising in the future. CLIENT acknowledges that the liability of INSPECTOR, its agents, employees, for claims or damages, costs of defense or suit, attorney's fees and expenses and payments arising out of or related to the INSPECTOR'S negligence or breach of any obligation under this Agreement, including errors and omissions in the inspection or the report, shall be limited to liquidated damages in an amount equal to the fee paid to the INSPECTOR, and this liability shall be exclusive. CLIENT waives any claim for consequential, exemplary, special or incidental damages or for the loss of the use of the home/building even if the CLIENT has been advised of the possibility of such damages. The parties acknowledge that the liquidated damages are not intended as a penalty but are intended (1) to reflect the fact that actual damages may be difficult and impractical to ascertain; (2) to allocate risk among the INSPECTOR and CLIENT; and (3) to enable the INSPECTOR to perform the inspection at the stated fee. INSPECTOR does not perform engineering, architectural, electrical, plumbing, HVAC or any other job function requiring an occupational license in the jurisdiction where the inspection is taking place. In the event of a claim against INSPECTOR, the 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 or affiliates from any and all obligations or liability of any kind. If any court declares any provision of this Agreement invalid or unenforceable, the remaining provisions will remain in effect. This Agreement represents the entire agreement between the parties. All prior communications are merged into this Agreement, and there are no terms or conditions other than those set forth herein. No statement or promise of INSPECTOR or its agents shall be binding unless reduced to writing and signed by INSPECTOR. 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 assignees. CLIENT shall have no cause of action against INSPECTOR after one year from the date of the inspection. In the event that any information pertaining to property dimension, age, legal description, building permits, structure definition, room sizes, or property tax information is found to be incorrect or inaccurate as a result of survey, title search, information provided by City of Jacksonville website, Northeast Florida Association of Realtors, Multiple Listing Service, or any other source or document, CLIENT hereby agrees to hold harmless Tanner Home Inspections Inc and its employees from any liability or responsibility arising there from any reason whatsoever. The INSPECTOR is not responsible for substandard or unsafe installation of CSST (Corrugated Stainless Steel Tubing) piping. CLIENT understands that Wood Destroying Organism (WDO) inspections are performed by state licensed inspectors who are employees of JAX WDO Inc. CLIENT understands that the INSPECTOR makes no claims or implies that Tanner Home Inspections Inc is a licensed pest control operator. Client understands that all pest control payments should be made to JAX WDO Inc. and that if CLIENT makes payment to the INSPECTOR for WDO inspections the payments will be forwarded to JAX WDO Inc. as a courtesy for the CLIENT. CLIENT understands that employees of INSPECTOR hold state licenses in real estate. Employees are not stating or implying any value of the property or acting as agents or real estate representatives for the CLIENT. Buyer gives INSPECTOR expressed written permission to contact by telephone even if CLIENT is or becomes listed on any Do Not Call Registry. The parties agree that all sums owed to INSPECTOR will be paid to INSPECTOR at the time of inspection or at the closing on the subject property or out of held binder/escrow funds. CLIENT specifically and irrevocably authorizes and instructs the real estate broker, title company or closing agent to pay INSPECTOR all sums owed to INSPECTOR at the closing on the property or termination of the purchase and sale agreement, and CLIENT further agrees to indemnify, release, and hold harmless the real estate broker, title company or closing agent, their employees and agents, from any liability or claims allegedly arising out of any such distribution to INSPECTOR at closing or termination of the purchase and sale agreement. An invoice submitted by INSPECTOR to the real estate broker, title company or closing agent shall be sufficient to establish the amount to be paid to INSPECTOR. If the CLIENTS real estate agent request payment at closing they become responsible for the payment should the transaction not take place or it not be included and/or paid at closing. 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 the INSPECTOR for the purpose of inspecting the subject home. If CLIENT requests a re-inspection, the re-inspection is also subject to all the terms and conditions set forth in this agreement. This Agreement is not transferable or assignable.

National Association of Certified Home Inspectors Certified Master Inspector State of Florida Signature