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1st Call Home Inspections
1278 McNeill Rd
N Ft Myers FL 33903-3509
Inspector: Angela Eddins
Home Inspection Report
||928 Lazy Lane
||Thursday, February 06, 2014
This report published on Sunday, February 09, 2014 11:24:18 PM EST
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:
|Safety||Poses a safety hazard|
|Major Defect||Correction likely involves a significant expense|
|Repair/Replace||Recommend repairing or replacing|
|Repair/Maintain||Recommend repair and/or maintenance|
|Maintain||Recommend ongoing maintenance|
|Evaluate||Recommend evaluation by a specialist|
|Monitor||Recommend monitoring in the future|
|Comment||For 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
10:00 AMTime finished:
11:45 AMPresent during inspection:
ClientClient present for discussion at end of inspection:
YesWeather conditions during inspection:
Dry (no rain)Temperature during inspection:
CheckType of building:
Mobile homeBuildings inspected:
One houseAge of main building:
39 yearsSource for main building age:
Municipal records or property listingFront of building faces:
NortheastMain entrance faces:
No, Furniture or stored items were present
Some areas and items at this property were obscured by furniture. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
The client should be aware that prior to 1976, factory-built homes in America were built only according to voluntary standards. Because this building was built prior to 1976, it may be significantly substandard in safety, efficiency, quality, durability, etc. Factory-built homes since 1976 have been required to comply with federal construction and safety standards (the HUD Code). This code is administered by the U.S. Department of Housing and Urban Development (HUD), and standardizes design, construction, energy efficiency, fire resistance, transportability, strength, and durability. It also mandates performance standards for the electrical, plumbing, air conditioning, thermal, and heating systems.
Photos of exterior of home
House - right
house right - rear view
House - right side
House - back view from left
Front of house
There is a lot of debris in the crawl space.
Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.Site profile:
Minor slopeCondition of driveway:
Appeared serviceableDriveway material:
Poured in place concreteCondition of sidewalks and/or patios:
Appeared serviceableSidewalk material:
Poured in place concreteCondition of deck, patio and/or porch covers:
Appeared serviceableDeck, patio, porch cover material and type:
Covered (Refer to Roof section)Condition of decks, porches and/or balconies:
The skirting on the right side of the mobile home is brittle and damaged at the bottom. It is unclear what caused this but these panels should be replaced to keep animals from underneath the home.
Damage to skirting on right of home
Closer view of skirting damage
Recommend the downspout to the left of the carport be extended away from driveway to keep water from eroding the soil there at the edge of the concrete. Also allows algae to accumulate on driveway and could be a slip hazard.
downspout to left of driveway should be extended away from concrete
Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
Exterior and Foundation
The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.Wall inspection method:
Viewed from ground, from a ladderCondition of wall exterior covering:
Appeared serviceableApparent wall structure:
Wood frameWall covering:
MetalCondition of foundation and footings:
Not determinedApparent foundation type:
Crawl spaceFoundation/stem wall material:
Post and pier construction, no stem wallFooting material (under foundation stem wall):
Not determined (inaccessible or obscured)
One or more windows or doors were installed with no "drip cap" or "Z" flashings installed above them. Better building practices call for such flashings, which greatly reduce the chance of leaks above windows and doors. Without this flashing, caulk and paint must be maintained or water can enter the wall structure and cause rot and possible structural damage. Depending on the exposure (e.g. roof overhang, height of exterior wall, direction of prevailing rain) this may or may not be an issue. The client should monitor these areas in the future and maintain caulk and paint as necessary. Consult with a qualified contractor about installing flashings where needed, and per standard building practices. Note that when trim or siding is removed to install flashing, damaged wood may be found and additional repairs may be needed.
The crawl space of the home has a lot of debris and there is very limited visibility. Only a few piers are visible. One of those visible shows some damage or deterioration. Recommend having a licensed professional check the piers under the home and repair or replace as needed. Could be evidence of past water intrusion.
Visible pier shows damage or deterioration.
Visible strap in good condition
Another visible pier that is in good condition.
Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.
The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.Crawl space inspection method:
Not inspectedVery limited visibilityCondition of floor substructure above crawl space:
Appeared serviceablePier or support post material:
Not determined (inaccessible or obscured)Beam material:
Not determined (inaccessible or obscured)Condition of insulation underneath floor above:
Not determined (inaccessible or obscured)Condition of vapor barrier:
Not applicable, none installedCondition of crawl space ventilation:
Appeared serviceableVentilation type:
No vapor barrier was installed in the crawl space. It is not unusual for mobile homes of this age not to have a vapor barrier installed. This is a conducive condition for wood-destroying organisms due to the likelihood of water evaporating from the soil below up into the structure. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified contractor install a vapor barrier per standard building practices.
One or more crawl space vents were blocked by debris, stored items. This restricts ventilation in the crawl space and can result in increased levels of moisture inside. This is a conducive condition for wood-destroying organisms. Materials or items blocking vents should be removed as necessary.
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; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.Roof inspection method:
TraversedCondition of roof surface material:
Appeared serviceableRoof surface material:
Synthetic plasticized or rubberized single-ply membrane10 years old. Appears to have about 10 years of life left.Roof type:
Flat or low slopeCondition of exposed flashings:
Appeared serviceableCondition of gutters, downspouts and extensions:
Attic and Roof Structure
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. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.Attic inspection method:
Not inspected because no access was foundCondition of roof ventilation:
Appeared serviceableRoof ventilation type:
Box vents (roof jacks)
Attic spaces less than 30 inches in height may exist in this building, but had no visible access points. This is acceptable per standard building practices. However, these spaces were not inspected and are excluded from this inspection.
There is a large, long PVC pipe in the gutter on the right side at the back of the house. Not sure the purpose of this pipe being there and it does change the flow of water through the gutters.
Large PVC pipe in gutter
Photos of roof
The following items are not included in this inspection: generator systems, transfer switches, 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, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.Electric service condition:
Appeared serviceablePrimary service type:
UndergroundNumber of service conductors:
Not determined (components inaccessible or obscured)Service voltage (volts):
120-240Estimated service amperage:
100Primary service overload protection type:
Circuit breakersMain disconnect rating (amps):
Not determined, not readily apparentCondition of main service panel:
Required repair, replacement and/or evaluation (see comments below)Location of main service panel #A:
BedroomLocation of main disconnect:
Breaker at top of main service panelCondition of branch circuit wiring:
ServiceableBranch circuit wiring type:
CopperSolid strand aluminum branch circuit wiring present:
None visibleGround fault circuit interrupter (GFCI) protection present:
Panel(s) #A were manufactured by the Federal Pacific Electric company and used "Stab-Lok" circuit breakers. There is significant evidence that both double and single pole versions of these circuit breakers fail by not tripping when they are supposed to. However, in 2011 the Consumer Products Safety Commission (CPSC) closed an investigation into this product because they did not have enough data to establish that the circuit breakers pose a serious risk of injury to consumers. Regardless, and due to other evidence of safety issues, recommend that a qualified electrician carefully evaluate all Federal Pacific panels and make repairs as necessary. Consider replacing Federal Pacific panels with modern panels that offer more flexibility for new, safer protective technologies like ground fault circuit interrupters (GFCls) and arc fault circuit interrupters (AFCls). For more information, visit:http://www.reporthost.com/?FP1http://www.reporthost.com/?FP2http://www.reporthost.com/?FP3
This will have to be replaced to obtain homeowners insurance.
Stab-lock electric panel by Federal Pacific will not pass a 4 point inspection needed to obtain homeowners insurance.
One or more electric receptacles (outlets) at the kitchen, bathroom(s) had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
- Outdoors (since 1973)
- Bathrooms (since 1975)
- Garages (since 1978)
- Kitchens (since 1987)
- Crawl spaces and unfinished basements (since 1990)
- Wet bar sinks (since 1993)
- Laundry and utility sinks (since 2005)
For more information, visit:http://www.reporthost.com/?GFCI
Electrical outlet at water heater does not work
The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Carbon monoxide alarms should be installed near sleeping areas and on each level in homes with a fuel-burning appliance or attached garage. For more information, visit:http://www.reporthost.com/?SMKALRMhttp://www.reporthost.com/?COALRM
One or more electric receptacles (outlets) appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.
Plumbing / Fuel Systems
The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.Condition of service and main line:
Appeared serviceableWater service:
PublicWater pressure (psi):
Normal at time of inspectionLocation of main water shut-off:
Building exteriorCondition of supply lines:
Appeared serviceablePolybutylene at water heater. See additional note this sectionSupply pipe material:
Copper, Galvanized steel, CPVC plastic, PVC plastic, PolybutyleneDrain pipe material:
Not determined (inaccessible or obscured)Condition of waste lines:
Not determined (inaccessible, obscured, or water service off)Waste pipe material:
Not determined (inaccessible or obscured)Vent pipe condition:
Appeared serviceableVent pipe material:
Water pressure was below 40 pounds per square inch (PSI), but the flow appeared to be adequate. 40-80 PSI is considered the normal range for water pressure in a home. The inspector performed a "functional flow test" during the inspection, where multiple fixtures were run simultaneously and checked for significantly decreased flow. For example, the shower flow did not decrease significantly when the toilet was flushed. However, this is not a guarantee that the client will find the pressure and flow to be adequate. If the client does find the flow to be inadequate, they should have a qualified plumber evaluate and repair as necessary. Installing a pressure-boosting system is one possible solution. For information on these systems, visit: http://www.reporthost.com/?LPRESSURE
Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. 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 or a shut-off valve to be operated.Condition of water heater:
Appeared serviceable10 years old - 2004 modelType:
ElectricityCapacity (in gallons):
19 gallonsTemperature-pressure relief valve installed:
Yesblack pipe looks like polybutyleneLocation of water heater:
Exterior closetHot water temperature tested:
YesHeats at time of inspection
The drain line for the water heater's temperature-pressure relief valve was made from what appears to be black polybutylene pipe. There is also black pipe in the supply line to underneath the home.
Water heater has gray and black piping to and from that appears to be polybutylene.
water heater label
Close up of connections at water heater
Close up of black pipe extending from TPR valve and also in supply line to underneath the mobile home.
The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be near this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
Heating, Ventilation and Air Condition (HVAC)
The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating 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 heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).General heating system type(s):
Forced airGeneral heating distribution type(s):
Ducts and registersCondition of cooling system and/or heat pump:
Appeared serviceable2000 modelCooling system and/or heat pump fuel type:
The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be near this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
AC serial number
The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; 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. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.Condition of counters:
Appeared serviceableCondition of cabinets:
Appeared serviceableCondition of sinks and related plumbing:
Appeared serviceableCondition of range, cooktop or oven:
Did not heat during inspectionCondition of refrigerator:
Recommend cleaning and sealing the grout at countertops now and in the future as necessary to prevent staining and to improve waterproofing.
Bathrooms, Laundry and Sinks
The following items are not included in this inspection: overflow drains for tubs and sinks; 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:
Master bathLocation #B:
3/4 bathCondition of counters:
Appeared serviceableCondition of cabinets:
Appeared serviceableCondition of flooring:
Appeared serviceableCondition of sinks and related plumbing:
Appeared serviceableCondition of toilets:
Not determined (water supply off, obscured by stored items, etc.)Condition of bathtubs and related plumbing:
Appeared serviceableCondition of shower(s) and related plumbing:
Appeared serviceable240 volt receptacle for laundry equipment present:
Interior, Doors and Windows
The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues 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, drawer, cabinet door or closet door 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 and/or source of odors is not within the scope of this inspection.Condition of exterior entry doors:
Appeared serviceableExterior door material:
MetalCondition of interior doors:
Appeared serviceableCondition of windows and skylights:
Appeared serviceableType(s) of windows:
Metal, Single-paneRoll-outCondition of walls and ceilings:
Appeared serviceableWall type or covering:
Drywall or plaster, PanelingCeiling type or covering:
TilesCondition of flooring:
Appeared serviceableFlooring type or covering:
Carpet, Vinyl, linoleum or marmoleum
Wood Destroying Organism Findings
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 5 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, re-infest or become active at any time. No warranty is provided as part of this inspection.Visible evidence of active wood-destroying insects:
NoVisible evidence of active wood decay fungi:
NoVisible evidence of past wood-destroying insects:
NoVisible evidence of past wood decay fungi:
NoVisible evidence of damage by wood-destroying insects:
NoVisible evidence of damage by wood decay fungi:
NoVisible evidence of conditions conducive to wood-destroying organisms:
Tie down at front of carport
Bathroom sink plumbing
Bathroom plumbing 2
Thank you for your business and please let me know if I can be of further assistance. Should you have any questions, my cell number is 239-357-5501.