State of Florida Lic. # HI 9929 InterNACHI CERT. #17020319 FAA UAV-Drone Lic. # 4109989
PROPERTY INSPECTION REPORT
1234 NW 456 ST Miami Florida 33333
Monday, November 12, 2018
This report published on Tuesday, November 13, 2018 7:45:24 PM EDT
This inspection was performed in accordance with the Standards of Practice for Performing a General Home Inspection of The International Association of Certified Home Inspectors(INTERNACHI) These can be viewed here. http://www.nachi.org/sop.htm
A home inspection is a non invasive, visual inspection of all readily accessible areas of the home including exterior components, roof covering, structure, site conditions that affect the structure, interior components, electrical system, plumbing system, and the HVAC system. Inspectors are generalists, are not acting as experts in any craft or trade, and are conducting what is essentially a visual inspection and professional opinion. A home inspection is not a code compliance inspection, zoning inspection, or an ADA inspection. It is not a prediction of future conditions, and it is not a guarantee or warranty of any kind. Everything noted on this Report was only at the "Time of the Inspection"
The intent of the report is to inform you the buyer of the general condition of the home and what you may expect as far as ongoing maintenance and repairs so you can make a more informed buying decision. All homes will have defects and your home inspection report can be a powerful tool in the negotiations process. This report is only supplemental to the seller's disclosure and should never be taken as a replacement to your pre-closing or walkthrough Inspection. Conditions can change from this Inspection date to your Closing date. You should operate all mechanicals,appliances,windows, etc. at walkthrough. Especially those not fully inspected and review any areas that might have been concealed from the Inspection due to furniture or personal belongings. Also review any areas that were noted as having prior moisture problems or leaks.
This report contains observations of those systems and components that are, in the professional "opinion" of the inspector writing this report, significantly deficient or are near the end of their expected service life. If the cause for the deficiency is not readily apparent, the suspected cause or reason why the system or component is at or near end of expected service life is reported, and recommendations for correction or monitoring are made as appropriate.
Client present for discussion at end of inspection: Yes
1) CONDO DISCLAIMER: The residential dwelling unit appeared to be part of a complex that is managed and maintained by a "Home Owners" or "Condo" association. This inspection is limited to a visual evaluation of the systems and components that are located within the dwelling unit inspected. The current condition of "Common Elements" are excluded from this inspection. Such elements include, but are not limited to:
The building site condition, structural stability, drainage systems and insulation
All exterior surfaces, materials and structure
All roof surfaces, materials and structure
All attic spaces
The building foundation, floor substructure and all spaces below, such as basements and/or crawl spaces
All stairs, landings, porches, hallways, walks and balconies, elevators, utility metering, parking stalls/ports
All decks, patios, pools, spas, recreational areas/equipment
All common areas on the property
Any comments regarding these items in this report have been made as a courtesy only. Consult with the Home Owner's or Condo Association regarding these items.
Limitations: 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, Septic 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, Hurricane Shutters. Any comments made regarding these items are as a courtesy only.
2) Fencing or Gates around perimeter of home is damage. Recommend repairs or replacement by qualified Fence Contractor. Cost estimate: $225
3) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios. although no trip hazards were found, the client may wish to have repairs made for cosmetic reasons. Cost estimate: $200
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include, Hurricane Accordion Shutters, 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
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Concrete block
Wall covering: Stucco
4) Some sections of siding and/or trim were deteriorated and/or damaged. Recommend that a qualified person repair, replace or install siding or trim as necessary. Cost estimate: $150
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; 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. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). 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 perform adequately or are leak-free.
Roof inspection method: Drone
Condition of roof surface material: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Estimated Age of Roof: 15 YRS
Roof Age Source: Inspector Estimate
Roof surface material: Built up tar and felt, Concrete tile
Roof type: Gable, Flat or low slope
Condition of gutters, downspouts and extensions: Appeared serviceable
5) Some concrete roof tiles were cracked. Roof Leaks may occur as a result. Recommend that a Licensed Roofer replace tiles or make repairs as necessary. Cost estimate: $175
6) The coating on the flat or low-slope roof surface was deteriorated. Such coatings are designed to protect against ultraviolet light and moisture, help prevent leaks and cracks, lower-roof surface temperatures, and maintain waterproofing properties. Recommend that a qualified person apply a new roof coating now and as necessary in the future. Typically this is done every four to five years.
Limitations: The following items are not included in this inspection: generator systems, Elevators, 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 serviceable
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 125
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): 125
System ground: Meter Room
Condition of main service panel: Appeared serviceable
8) One or more ground fault circuit interrupter (GFCI) devices protecting receptacles at the kitchen, bathroom(s) and/or exterior . This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary. For more Information : https://youtu.be/K555qzFPSCE Cost estimate: $275
9) One or more electric receptacles had reverse-polarity wiring, where the hot and neutral wires were reversed. This is a shock hazard. Recommend that a qualified electrician repair as necessary. For more information, visit: https://www.reporthost.com/?RPR
10) One or more wall switches were worn. The light or receptacle controlled by the switch was powered intermittently and/or if the switch was wiggled. These switches can overheat or arc and spark due to loose connections. This is a potential fire hazard. Recommend that a qualified electrician replace worn switches as necessary. Cost estimate: $35
11) One or more cover plates for switches, receptacles or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary. Cost estimate: $85
12) One or more screws used to secure the cover or dead front to panel(s) #A had sharply pointed tips or were too long. Energized wires can be damaged by such screws. This is a potential shock hazard, especially when screws are being removed or installed. Recommend that a qualified person replace such screws with screws that are approved for this purpose (e.g. blunt-tip screws of the correct length). Because energized wires may be in contact with these screws, the client should consider having a qualified electrician replace the screws. Cost estimate: $30
13) Smoke alarms are recommended to 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. For home buyers, batteries in smoke alarms should be changed when taking occupancy or for best practices replacing the entire smoke alarm when moving into a new residence is recommended by NFPA. Batteries should be replaced annually in the future. For more information, visit: https://www.reporthost.com/?SMKALRM or https://youtu.be/9eYtItPh5No
14) One or more electric receptacles appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated or GFCI/AFCI protection may need to be reset to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.
15) One or more globes or covers for light fixtures were missing or damaged. Recommend replacing as necessary to avoid exposed bulbs. With closet lighting or where flammable stored objects are near light fixtures, missing or broken covers can be a fire hazard. Cost estimate: $125
16) One or more light fixtures were loose. Recommend that a qualified electrician repair or replace light fixtures as necessary. Cost estimate: $25
17) Bulbs in one or more light fixtures were missing or broken. These light fixtures couldn't be fully evaluated. If replacement bulbs are inoperable, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary. Cost estimate: $5
Limitations: The following items are beyond the Standards of Practice and not included in the inspection: private/shared wells and related equipment; private sewage disposal systems; Pools, 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 serviceable
Water service: Public
Water pressure (psi): APR 55 PSI
Location of main water shut-off: Building Exterior
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Vent pipe condition: Appeared serviceable
19) The handles at one or more water shut-off valves were loose. Recommend that a qualified person repair or replace as necessary. Cost estimate: $5
20) The Water pressure appeared Serviceable at time of Inspection.
21) The main water shut off valve appeared serviceable and leak free at time of inspection. This is usually the valve(s) that opens & closes the water to the whole house. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated.
Limitations: 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 serviceable
Estimated age: 13 YRS
Capacity (in gallons): 38
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 91 F
22) Significant corrosion or rust was found on the water heater tank casing. This is an indication that the water heater is near or at the end of its service life. At a minimum, monitor this water heater and budget for a replacement in the near future. Replacement would be recommended.
23) The water heater Shut off valve appears to be worn and corroded.Recommend monitoring for leaks or replacing the valve altogether. When replacing the water heater its recommended this valve also be replaced.
24) The Hot water temperature appeared serviceable at time of Inspection
Heating, Ventilation and Air Condition (HVAC)- Section cost estimate: $300
Limitations: 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).
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of cooling system and/or heat pump:
Condition of Heater: Serviceable
Cooling system and/or heat pump fuel type: Electric
Forced air system capacity in TONS: 2 TONS APPROX
Estimated Age: 1 YR OR LESS / 2018
Location of heat pump or air conditioning unit: Building exterior
Type: Split system
Condition of controls: Appeared serviceable
25) The AC Plenum appeared to have Elevated levels of Moisture at time of Inspection. Recommend evaluation from AC Contractor.
26) The air handler's primary condensate drain line or air handler appears to be leaking. Condensate drain water may accumulate, leak and cause water damage to surrounding areas and as a result become a conducive condition for Mold growth. Recommend that a qualified HVAC contractor repair or evaluate as necessary. Cost estimate: $300
27) The Heater appeared Serviceable at time of Inspection.
Limitations: 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 serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable
28) The Dishwasher had loose and/or damaged components, fixtures or hardware. Recommend that a qualified person repair or replace as necessary. Cost estimate: $175
29) The exhaust fan over the range appears to go through a filtering process and recirculated the exhaust air back into the kitchen. This is due to either a ductless system or no ducts installed. Odor & Smoke particles can accumulate higher in the kitchen area. Recommend having Filters installed and/ or properly cleaning them twice a year.
30) The Kitchen water supply & drains appeared serviceable and leak free at time of Inspection. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated.
31) The Refrigerator and Freezer appeared to have serviceable and standard temperatures at time of Inspection.
32) The Stove & Ovens appeared to have serviceable and Standard temperatures at time Of Inspection.
33) The Kitchen appliances appeared serviceable and operating as intended at time of Inspection.
34) One or more filters for the cooktop or Microwave exhaust fan were DIRTY. Recommend replacing or Cleaning filters as necessary.
Limitations: The following items are beyond the Standards of Practice and not included in the 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.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable with slight wear & tear
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of Laundry: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: exhaust fans
35) One or more leaks were found at water shut-off valves for the clothes washer. A qualified plumber should repair as necessary. Cost estimate: $95
36) Caulk was missing around the base of the bathtub spout, or there was a gap behind it, at location(s) #2. Water may enter the wall structure behind the bathtub. Recommend that a qualified person repair as necessary to eliminate the gap. For example, by installing or replacing caulk if the gap is small enough. For larger gaps, a shorter spout nipple or an escutcheon plate can be installed. Cost estimate: $75
37) The Supply Water lines to the Laundry appeared loose and unsecure. This can cause a premature rupture leading to flooding in the Laundry area. Recommend securing all water lines properly by qualified plumber. Cost estimate: $125
38) The Bathroom Exhaust fans appeared dirty. This is a conducive condition to Mold growth if left dirty for long periods of time. Recommend cleaning.
39) The Bathroom sinks & toilets supply & drains appeared serviceable and leak free at time of inspection. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated.
40) The Laundry appliances appeared serviceable and operating as intended at time of Inspection.
Interior, Doors and Windows- Section cost estimate: $15
Limitations: The following items are beyond the Standards of Practice and not included in the 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 serviceable
Exterior door material: Metal, Sliding glass
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Impact Rated, Non Impact Rated
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Plaster
Ceiling type or covering: Plaster
Thermal Imaging Disclosure: Thermal scanning /Infrared measures apparent temperature differentials through thermal imaging; but does not see through walls. It's just a tool that allows us to see more than the naked eye. Thermal Imaging was used during this inspection. Its intended purpose was for a specified area(s) of problems noticed by inspector at his discretion and NOT as a whole house thermal imaging inspection. The Property was not scanned entirely. There is no guarantee that all issues will be found with thermal scanning and no warranty provided for services rendered.
Condition of flooring: Appeared serviceable with slight wear & tear
Flooring type or covering: Wood or wood products, Tile
41) Some exterior door hardware, including were loose. Recommend that a qualified person repair or replace as necessary. Cost estimate: $15
42) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks.Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain or leaking Bathrooms or HVAC Equipment. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
REPAIR COST DISCLAIMER: 4 EYES HOME INSPECTIONS LLC assumes no liability and fully disclaims any repair cost or estimates mentioned in this report. Any mentioned of repair cost or estimates in this report is strictly a courtesy and only a “ballpark” figure made by the Inspector. We recommend having the proper licensed tradesman or contractor submit all repairs and true estimate cost mentioned in this report. For safety reasons only qualified, licensed, and insured contractors should perform repairs.
All conditions are reported as they existed at the time of the inspection only. The information contained in this report may be unreliable beyond the date of the inspection due to changing conditions
This report including all pictures are the exclusive property of the client(s) listed in the report title and 4 EYES HOME INSPECTIONS LLC. Use of this report by any unauthorized persons or duplication by third party is strictly prohibited unless authorized . All rights Reserved.
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