PROPERTY INSPECTION REPORT
||SAMPLE REPORT 2
||78945 SW 456th Ave
Plantation FL 33317-3461
||Monday, August 28, 2017
This report published on Friday, June 29, 2018 7:14:49 PM EDT
Thank you for Choosing 4 EYES HOME INSPECTIONS LLC. Please read the entire report and save it for future reference as it provides not only a summary of defects but important information regarding your home as well as maintenance recommendations to help you keep your home performing as it was intended.
This inspection was performed in accordance with the State of Florida Standards of Practice for Home Inspections as well as 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.
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 inspector does not test for the presence of mold. If the inspector observes evidence of microbial growth then testing would be recommended in your report. However, if persons that will be staying in the house are known to be sensitive to mold then testing is recommended regardless of the inspector's observations.
The Inspector does not perform a Wood Destroying Organism(WDO) inspection or test for lead paint, lead in the water supply, asbestos, formaldehyde, or any other environmental hazards. Any Mention of Wood Destroying Organism finding in this report is strictly a Courtesy.
A Home Inspection does not guarantee insurability. Although every effort is made to stay educated and informed on insurability issues, the insurance companies have the final say on what they do and do not insure. All companies are different and can change their policies at any time.
The home does not receive a "pass" or "fail" grade. 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 and appliances 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. All conditions are reported as they existed at the time of the inspection. The information contained in this report may be unreliable beyond the date of the inspection due to changing conditions
Most of your report will be information about your home, maintenance recommendations, and minor imperfections. These are nice to know about. However, the issues that really matter will fall into four categories:
1. Major defects. An example of this would be a significant structural failure.
2. Minor defects that can lead to major defects. A small water leak coming from a roof flashing for example.
3. Things that may hinder your ability to insure the home. For example certain electrical panels that may be uninsurable.
4. Safety hazards. Such as improper wiring or a loose stair rail.
Anything in these categories should be corrected. Often a serious problem can be corrected inexpensively to protect both life and property.
For liability and safety reasons only qualified, licensed, and insured contractors should perform repairs.
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.
Report number: SAMPLE
Client Phone: 123456789
Client E-Mail: Barnes@4eyesinspect.com
Client present for discussion at end of inspection: Spoke to Client and Realtor
Inspector: HENRY BARRIOS
Actual Sq.Ft of Property: ADJUSTED 2166
Temperature during inspection: Hot
Inspection fee $: 1111111
Payment method: Credit card
Buildings inspected: One house
Age of main building: 55 YRS
Year Property Built: 1962
Source for main building age: Municipal records or property listing
Present during inspection: Realtor, / LISTING AGENT
Temperature during inspection: Warm
Front of building faces: West
Main entrance faces: West
Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:http://www.reporthost.com/?EPAhttp://www.reporthost.com/?CPSChttp://www.reporthost.com/?CDC
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. Any comments made regarding these items are as a courtesy only.
Site profile: Minor slope
Condition of driveway: Required repair, replacement and/or evaluation (see comments below)
Driveway material: Asphalt
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Recommend that qualified contractor repair as necessary.
Photo 4-1 INSPECTION RECOMMENDS STEP CAUTION TO FRONT DOOR ENTRY
Photo 4-2 SIDEWALK VIEW
Photo 4-3 MAIN WATER METER. FRONT RIGHT GRASS AREA
Photo 4-4 MAIN WATER METER. INSPECTION COULD NOT FULLY OPEN AT TIME OF INSPECTION DUE TO A RESTRICTION ON THE LID
Exterior and Foundation
Limitations: 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
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Concrete block
Wall covering: Stucco
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Concrete slab on grade
Foundation/stem wall material: Not determined (inaccessible or obscured)
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)
One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.
Attic and Roof Structure
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. 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: Viewed from hatch(es)
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Required repair, replacement and/or evaluation (see comments below)
Ceiling insulation material: Fiberglass loose fill
Approximate attic insulation R value (may vary in areas): R-15
Vermiculite insulation present: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Open soffit vents
The ceiling insulation installed in the attic was substandard and appeared to have an R rating that's significantly less than current standards (R-38). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices.
Photo 7-1 INSPECTION NOTED LOW INSULATION R FACTOR.
One or more attic access hatches or doors were not insulated, or had substandard insulation. Recommend installing insulation as necessary and per current standards at hatches or doors for better energy efficiency. For more information, visit:http://www.reporthost.com/?ATTACC
Photo 9-1 NAILING PATTERNS 2 NAILS PER BOARD TONGUE & GROOVE
Photo 9-2 8 D NAIL
Photo 9-3 TONGUE & GROOVE ROOF SHEATHING
Photo 9-4 RAFTER SPACING. LESS THAN 24" SERVICEABLE AT TIME OF INSPECTION
Photo 9-5 INSPECTION NOTED OBSTRUCTIONS AND ITEMS STORED IN ATTIC. LIMITED ACCESS AND VIEW
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: Traversed
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Estimated Age of Roofs: APPROX 13 Years for Concrete Tile / APPROX 5 Years for Flat Built Up
Roof type: Hipped, Flat or low slope
Gutters were missing over one or more entrances. People entering and exiting the building are likely to get wet during periods of rain as a result. Most buildings benefit from having a complete drainage system installed, but at a minimum, recommend installing gutters over entrances.
Approximately 28 concrete roof tiles were cracked. Leaks may occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person replace tiles or make repairs as necessary.
Inspection noted many cracked roof tiles were previously repaired.
Garage or Carport
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Wood
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Exists
The door between the garage and the house has been modified with a pet door, and is no longer fire-resistant. This is a potential safety hazard. House to garage doors, to prevent fire and fumes from spreading from the garage into interior living space, should be constructed of fire-resistant materials. Doors, generally considered to be suitable for the purpose, are solid core wood, steel, honeycomb steel or a door that has been factory labeled as fire rated. Recommend that a qualified contractor replace or repair the door and, at that time, make any other corrections that might be required to provide suitable fire resistance between the garage and the dwelling per standard building practices. For more information, visit:http://www.reporthost.com/?AGFR
Photo 13-1 PET DOOR
Photo 13-2 INSPECTION NOTED GARAGE DOOR TO HOUSE NOT HAVING A SELF CLOSING MECHANISM. ITS RECOMMENDED FOR THIS DOOR TO SELF CLOSE FOR FIRE SAFETY. RECOMMEND QUALIFIED PERSON TO ADD THIS FEATURE TO DOOR
Inspection found it difficult to determine if the door from the garage leading to the house was fire rated. A label or
Identification on the door was not uncovered.This is a potential safety hazard. House to garage doors, prevent fire and fumes
from spreading from the garage into interior living space, should be constructed of fire-resistant materials. Doors, generally
considered to be suitable for the purpose, are solid core wood, steel, honeycomb steel or a door that has been factory labeled
as fire rated. Recommend that a qualified contractor replace or repair the door and, at that time, make any other corrections
that might be required to provide suitable fire resistance between the garage and the dwelling per standard building practices.
For more information, visit:http://www.reporthost.com/?AGFR
Photo 15-1 INSPECTION NOTED THAT THE GARAGE DOOR DOES NOT APPEAR TO BE IMPACT-HURRICANE RATED
Photo 15-2 INSPECTION NOTED GARAGE DOOR OPENER SERVICEABLE AND OPERATING AT TIME OF INSPECTION
Photo 15-3 INSPECTION NOTED GARAGE DOOR OPENER SERVICEABLE AT TIME OF INSPECTION
Photo 15-4 GARAGE FLOOR. APPEARED SERVICEABLE AT TIME OF INSPECTION
Photo 15-5 INSPECTION NOTED A GAS LEAK IN GARAGE. AREA OF WASHING & DRYERS. THIS IS A FIRE AND EXPLOSION HAZARD. INSPECTORS SHUT OFF VALVE FOR SAFETY REASONS AND INFORMED BUYERS REALTOR AT TIME OF INSPECTION. INSPECTION RECOMMENDS FURTHER EVALUATION FROM GAS COMPANY.
Photo 15-6 INSPECTION NOTED A GAS LEAK IN GARAGE. AREA OF WASHING & DRYERS. THIS IS A FIRE AND EXPLOSION HAZARD. INSPECTORS SHUT OFF VALVE FOR SAFETY REASONS AND INFORMED BUYERS REALTOR AT TIME OF INSPECTION. INSPECTION RECOMMENDS FURTHER EVALUATION FROM GAS COMPANY.
Interior, Doors and Windows
Limitations: 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 serviceable
Exterior door material: Wood, Metal
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall, Plaster
Condition of flooring: Appeared serviceable
Flooring type or covering: Wood or wood products, Laminate, Tile
One or more sliding glass doors in sunroom were difficult to open or close. Recommend that a qualified person maintain, repair or replace door(s) as necessary. Often, cleaning the track and applying a lubricant will help.
Photo 16-4 SLIDING DOOR DOES NOT OPEN PROPERLY. AFTER TIME ROLLER ASSEMBLY NEEDS ADJUSTMENT OR REPLACEMENT. RECOMMEND A QUALIFIED PERSON REPAIR OR REPLACE.
Flooring appeared in serviceable condition at time of inspection.
INTERIOR DOOR COMMENTS
Photo 18-1 INSPECTION NOTED A KEYED DEAD BOLT LOCK ON BOTH SIDES. FINDING THE KEY IN AN EMERGENCY IS A SAFETY HAZARD,INSPECTION RECOMMENDS REPLACING THE LOCK WITH AN INTERIOR THUMB SWITCH VERSION
Bathrooms, Laundry and Sinks
Limitations: 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: Full bath, Master bath
Location #B: Full bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Bathroom and laundry ventilation type: Spot exhaust fans
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: No
The bathroom with a shower or bathtub at location(s) #B didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed or when wind blows air into the bathroom. Recommend that a qualified contractor install exhaust fans per standard building practices where missing in bathrooms with showers or bathtubs.
The sink at location(s) #A drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.
Gaps, no caulk, or substandard caulking were found between the shower enclosure and the at location(s) #A. Water can penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
Recommend applying grout and sealing the grout at countertops at location(s) #B now and in the future as necessary to prevent staining and to improve waterproofing.
Additional photos of serviceable appliances
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 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
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
The inspector was unable to determine if the dishwasher's drain line had a high loop or air gap (e.g. drain line not visible). A high loop is created by routing the drain line up to the bottom surface of the counter top above and securely fastening it to that surface. An air gap is a device that makes the drain line non-continuous. Both of these prevent waste-water backflow from entering the dishwasher, and possibly flooding out of the dishwasher if/when a siphon occurs. Some newer dishwashers have these devices built in. Recommend reviewing the dishwasher's installation instructions, consulting with the property owner and/or having a qualified contractor evaluate further to determine if a high loop and air gap are installed or needed. If not installed, and none is built into the dishwasher, then recommend that a qualified contractor install a high loop and air gap per standard building practices.
The exhaust fan over the range recirculated the exhaust air back into the kitchen. This may be due to no duct being installed, baffles not being installed, or problems with duct work. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor evaluate and repair as necessary so exhaust air is ducted outdoors.
1 cooktop burner(s) were inoperable. Recommend that a qualified person repair as necessary.
The sink faucet was loose. Recommend that a qualified person repair as necessary.
Recommend cleaning and sealing the grout at countertops now and in the future as necessary to prevent staining and to improve waterproofing.
Additional photos of serviceable appliances
Plumbing / Fuel Systems
Limitations: 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 supply lines: Appeared serviceable
Supply pipe material: Copper
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter
Based on gas odors and Inspectors Gas Detector device, gas appeared to be leaking at one or more local shut-off valves and/or one or more flexible connectors. This is an explosion and fire hazard. A qualified contractor and/or the gas utility company should evaluate and repair immediately.
Photo 30-1 INSPECTION NOTED A GAS LEAK IN GARAGE. AREA OF WASHING & DRYERS. THIS IS A FIRE AND EXPLOSION HAZARD. INSPECTORS SHUT OFF VALVE FOR SAFETY REASONS AND INFORMED BUYERS REALTOR AT TIME OF INSPECTION. INSPECTION RECOMMENDS FURTHER EVALUATION FROM GAS COMPANY.
The inspector did not determine the location of the main water shut-off valve, or verify that a readily accessible shut-off valve in the building exists. Recommend consulting with the property owner to determine if a main shut-off valve exists, locating it yourself, or that a qualified plumber find it if necessary. If no readily accessible main shut-off valve is found in the building, then recommend that a qualified plumber install one so the water supply can be quickly turned off in the event of an emergency, such as when a supply pipe bursts.
WATER PRESSURE COMMENTS
Photo 32-1 WATER PRESSURE APPROX 80 PSI. STANDARD AT TIME OF INSPECTION
Limitations: 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 serviceable
Primary service type: Overhead
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): 200
System ground: Cold water supply pipes
Condition of main service panel: Appeared serviceable
Panel Brand: SQUARE D
Condition of sub-panel(s):
Panel Brand: MURRAY
Location of main service panel #A: Bedroom
Location of SUB-PANEL #C: Building exterior
Location of MAIN DISCONNECT: At main disconnect panel outside
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: non-metallic sheathed, copper
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes
Smoke alarms installed: Yes
One or more electric receptacles at the kitchen and/or 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
One or more branch circuit wires in panel(s) #A appeared to be undersized for their circuit breaker or fuse. This is a potential fire hazard. Recommend that a qualified electrician repair as necessary.
Neutral and equipment ground wires appeared to be bonded (connected) at sub-panel(s) # C. This should only occur in the main service panel, not sub-panels, and is a shock hazard. Neutral wires should be attached to a "floating" neutral bar not bonded to the panel, and grounding wires should be attached to a separate grounding bar bonded to the sub-panel. Recommend that a qualified electrician repair per standard building practices. For more information, visit:http://www.reporthost.com/?SUBGRND
One or more 3-slot electric receptacles were found with an OPEN GROUND. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Recommend that a qualified electrician repair as necessary so all receptacles are grounded per standard building practices.
Photo 36-1 INSPECTION NOTED SOME OPEN GROUND RECEPTACLES. FURTHER EVALUATION FROM LICENSED ELECTRICIAN IS RECOMMENDED
Photo 36-2 THIS IS AN EXTERIOR RECEPTACLE. NOT GFCI PROTECTED. GFCI PROTECTION IS RECOMMENDED IN ALL EXTERIOR RECEPTACLES
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:http://www.reporthost.com/?RPR
Photo 37-1 INSPECTION NOTED SOME REVERSED POLARITY RECEPTACLES. FURTHER EVALUATION FROM LICENSED ELECTRICIAN IS RECOMMENDED
Photo 37-2 INSPECTION NOTED SOME REVERSED POLARITY RECEPTACLES. FURTHER EVALUATION FROM LICENSED ELECTRICIAN IS RECOMMENDED
One or more boxes installed outside were not rated for exterior use. This is a potential shock and fire hazard. Recommend that a qualified electrician repair per standard building practices.
The white wire can be used for the ungrounded conductor if permanently reidentified at each location where the conductor is visible to indicate its use as an ungrounded conductor. Identification must encircle the insulation and must be a color other than white, gray, or green. This can pose a hazard to anyone coming in contact with the conductor and assuming its grounded.
One or more knockouts were missing from panel(s) #C. Holes in panels are a potential fire hazard if a malfunction ever occurs inside the panel. Rodents can also enter panels through holes. Recommend that a qualified person install knockout covers where missing and per standard building practices.
Photo 40-1 HOLES IN EXTERIOR ELECTRICAL PANELS ARE NOT RECOMMENDED.
Photo 40-2 INSPECTION NOTED DEAD LIZARD IN EXTERIOR ELECTRICAL SUB PANEL AND SOME CORROSION. RECOMMEND CLEANING AND SEALING HOLES BY LICENSED ELECTRICIAN
Photo 40-3 INSPECTION NOTED SOME CORROSION IN EXTERIOR SUB PANEL. FURTHER EVALUATION FROM LICENSED ELECTRICIAN IS RECOMMENDED
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. Openings or Holes were also found in the attached garage walls or ceilings. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend that a qualified person repair per standard building practices
Photo 41-1 INSPECTION NOTED LOOSE OR IMPROPERLY CLOSED JUNCTION BOX FOR AIR HANDLER UNIT. AND ALSO HOLE IN GARAGE CEILLING. INSPECTION RECOMMENDS PROPER COVER CLOSING BY LICENSED ELECTRICIAN
Photo 41-2 INSPECTION NOTED MISALIGNED OR IMPROPER COVER. RECOMMEND FIX OR REPLACEMENT
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.
One or more globes or covers for light fixtures were missing . 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.
Photo 43-3 INSPECTION NOTED UNCOVERED LIGHT FIXTURE. THIS IS INSIDE WASHING / DRYER AREA. THIS IS A FIRE HAZARD BECAUSE INSPECTION NOTED A GAS LEAK IN THIS AREA. INSPECTION RECOMMENDS FURTHER EVALUATION FROM GAS COMPANY. INSPECTORS SHUT OFF GAS IN THIS AREA DUE TO HAZARD AND INFORMED REALTORS AT TIME OF INSPECTION
The service drop wires were in contact with trees or vegetation. This can result in damage to wiring insulation or broken wires during high winds. Recommend pruning trees or vegetation as necessary. The utility company may prune trees at no charge.
Photo 46-1 ELECTRICAL METER. SERVICEABLE AT TIME OF INSPECTION
Photo 46-2 200 AMP MAIN DISCONNECT BREAKER. EXTERIOR NORTH SIDE OF HOME
Photo 46-3 INSPECTION NOTED A 3/0 AWG COPPER SEC CONDUCTOR ON A 200 AMP BREAKER. ITS RECOMMENDED THE BREAKER BE 225 AMP FOR THIS SIZE CONDUCTOR. THE BREAKER APPEARS TO BE UNDERSIZED FOR THE SEC CONDUCTOR. INSPECTION RECOMMENDS FURTHER EVALUATION FROM LICENSED ELECTRICIAN
Photo 46-4 3/0 SEC COPPER AWG
Photo 46-5 MAIN DISCONNECT LABEL. SIEMENS BRAND PANEL
Photo 46-6 MAIN ELECTRICAL PANEL. INTERIOR CLOSET
Photo 46-7 MAIN ELECTRICAL PANEL. SQUARE D BRAND
Photo 46-8 INSPECTION NOTED MISSING MAIN ELECTRICAL PANEL SCREWS. RIGHT SIDE MIDDLE AND BOTTOM. AND SUBSTANDARD INSTALLATION FOR AN ELECTRICAL PANEL MAKES IT DIFFICULT TO REMOVE PANEL COVER
Photo 46-9 INSPECTION NOTED MISSING MAIN ELECTRICAL PANEL SCREWS. RIGHT SIDE MIDDLE AND BOTTOM. AND SUBSTANDARD INSTALLATION FOR AN ELECTRICAL PANEL MAKES IT DIFFICULT TO REMOVE PANEL COVER
Photo 46-11 MAIN ELECTRICAL PANEL OPEN VIEW. APPEARED SERVICEABLE AT TIME OF INSPECTION
Photo 46-12 MAIN ELECTRICAL PANEL NEUTRAL BUS BAR. APPEARED SERVICEABLE AT TIME OF INSPECTION
Photo 46-13 MAIN ELECTRICAL PANEL OPEN VIEW. APPEARED SERVICEABLE AT TIME OF INSPECTION
Photo 46-14 ELECTRICAL GROUND TO COLD WATER PIPE
Photo 46-15 SERVICE MASK APPEARED SERVICEABLE AT TIME OF INSPECTION
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
Energy source: Natural gas
Estimated age mfg: 2010: 7 YEARS OLD APPROX
Capacity (in gallons): Not determined (label obscure or inaccessible)
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 88 APPR
WATER TEMP 88 APPROX
Photo 47-1 HOT WATER TEMP 88 DEG. INSPECTION RECOMMENDS HOT WATER TEMP APPROX 100-115 DEG
WATER HEATER COMMENTS
Photo 48-1 TANKLESS NATURAL GAS WATER HEATER BRAND RHEEM.APPROX 7 YEARS OLD. SERVICEABLE AT TIME OF INSPECTION
Photo 48-2 HOT WATER HEATER GAS FITTINGS. APPEARED SERVICEABLE AT TIME OF INSPECTION WITH NO LEAKS IN THIS AREA
Photo 48-3 HOT WATER HEATER LABEL
Photo 48-4 HOT WATER HEATER GAS FITTINGS. APPEARED SERVICEABLE AT TIME OF INSPECTION WITH NO LEAKS IN THIS AREA
Limitations: The following items are not included in this inspection: swimming pool bodies; equipment on timers, remote controls or sensors; underground or concealed piping; motorized covers; waterfalls and related equipment; Ozone generators; ultraviolate light systems; filter backflushing mechanisms, Salt Systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not disassemble filters, remove pool covers, nor determine if swimming pool bodies, filters or skimmers leak, nor determine if swimming pool bodies are level.
Water level: Full
Condition of deck: Appeared serviceable
Deck material: Concrete
Condition of coping: Appeared serviceable
Condition of pumps, lines and valves: Appeared serviceable
Water is refilled through: Not determined
Types of pumps installed: Circulation
Line material: PVC
Condition of filter and related equipment: Required repair, replacement and/or evaluation (see comments below)
Filter type: Cartridge
Filter air relief valve installed: Yes
Filter pressure gauge installed: Yes
Condition of electrical equipment: Appeared serviceable
Condition of body: Required repairs, replacement and/or evaluation (see comments below)
Body material: Plaster-Gunite ~
Self-closing devices on one or more gates used with pool or spa fencing were missing. This is a safety hazard because these devices are intended to control access to the pool or spa, especially for children. A qualified person should repair, replace or install as necessary. For more information, visit:http://www.reporthost.com/?POOLBARR
Plaster on the pool body surface had extensive cracks, popups, chipping and/or significant wear. Recommend that a qualified contractor replaster the entire surface. Concrete pools or spas should be replastered every 10 to 15 years. For more information, visit:http://www.reporthost.com/?POOLPLASTER
Corrosion was found on the filter's hardware. Recommend having a qualified person evaluate and repair or replace components if necessary.
The filter pressure gauge was inoperable. A qualified contractor should evaluate and repair as necessary.
Inspection noted filter housing is beyond its useful life. Recommend a qualified person replace as necessary.
The pool water was cloudy, dull or hazy. This is a potential safety hazard because it can interfere with rescuing swimmers in trouble and reduce divers' depth perception. Cloudy water may be caused by poor filtration and/or sanitation. Recommend consulting with a pool specialist. For more information, visit:http://www.reporthost.com/?POOLCLOUDY
Pool pump basket contained several pieces of diamond bright (pool plaster) debris. Inspection recommends replastering pool surface. its clearly beyond its life
SWIMMING POOL COMMENTS
Photo 56-1 INSPECTION NOTED SALT SYSTEM FOR POOL. INSPECTION DOES NOT EVALUATE THESE DEVICES AND ITS BEYOND THE SCOPE OF THE INSPECTION
Photo 56-2 INSPECTION NOTED POOL PUMP MOTOR SERVICEABLE AT TIME OF INSPECTION
Photo 56-3 INSPECTION NOTED POOL PUMP MOTOR PROPER GROUNDING TO HOUSING
Photo 56-4 INSPECTION NOTED SALT SYSTEM MAIN PANEL. INSPECTION DOES NOT EVALUATE THESE ITEMS, ITS BEYOND THE SCOPE OF THE INSPECTION
Photo 56-5 INSPECTION NOTED A FAIRLY CLEAN POOL FILTER AT TIME OF INSPECTION
Heating, Ventilation and Air Condition (HVAC)
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: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Temp Difference: 12
Forced air system capacity in TONS: 4 TONS APPROX
Estimated Age: 17 YEARS OLD
Model #: 7A2048A100A2
Serial #: R35473U1F
Location of heat pump or air conditioning unit: Building exterior, north
Type: Split system
Condition of controls: Appeared serviceable
The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be beyond 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.
Photo 57-1 AIR HANDLER / EVAPORATOR UNIT APPEARS TO BE 17 YEARS OLD AND BEYOND ITS LIFE. UNIT APPEARS TO BE IN GOOD WORKING CONDITION AT TIME OF INSPECTION.
Photo 57-2 CONDENSING UNIT APPEARS TO BE 17 YEARS OLD AND BEYOND ITS LIFE. UNIT APPEARS TO BE IN GOOD WORKING CONDITION AT TIME OF INSPECTION.
Permanent structures were too close to the heat pump or air conditioning condensing unit. There should be at least 12 inches of clearance on all sides and at least 4-6 feet above. Inadequate clearances around and above can result in reduced efficiency, increased energy costs and/or damage to equipment. Recommend making repairs or modifications as necessary to maintain these clearances, by a qualified contractor if necessary.
Photo 59-1 INSPECTION NOTED EVAPORATOR CONDENSATION DRAIN LINE TO BE DRIPPING WATER AT TIME OF INSPECTION. INSPECTION RECOMMENDS FIXING THIS AREA TO MITIGATE WATER INSIDE GARAGE FLOOR
Photo 59-2 AIR HANDLER / EVAPORATOR UNIT APPEARS TO BE 17 YEARS OLD AND BEYOND ITS LIFE. UNIT APPEARS TO BE IN GOOD WORKING CONDITION AT TIME OF INSPECTION.
Photo 59-3 CONDENSOR LABEL. MFR: 08/2000
Photo 59-4 CONDENSOR MAIN SHUT OFF
Photo 59-5 INSPECTION NOTED WALL AIR CONDITIONER SERVICEABLE AT TIME OF INSPECTION
Photo 59-6 INSPECTION NOTED OPENING AND GAPS TOP OF EVAPORATOR / AIR HANDLER UNIT INSIDE GARAGE. RECOMMEND CEILING THIS AREA FOR PROPER EFFICIENCY RATIOS
Photo 59-7 INSPECTION NOTED WALL AIR CONDITIONER SERVICEABLE AT TIME OF INSPECTION
Photo 59-8 SUPPLY TEMP 56 . SERVICEABLE AT TIME OF INSPECTION
Photo 60-1 INSPECTION NOTED A SUBSTANDARD FITTING FOR AC FILTER. DRAIN LINE IS IN THE WAY OF FILTER AND WILL MAKE FILTER REPLACEMENT VERY DIFFICULT. INSPECTION RECOMMENDS FURTHER EVALUATION FROM LICENSED HVAC CONTRACTOR TO FACILITATE A BETTER FILTER INSTALLATION OR PLACEMENT
TEMPERATURE DIFFERENCES WAS 12 AT TIME OF INSPECTION. THE STANDARD IS APPROX 15-20.
Photo 61-1 SUPPLY TEMPERATURE 55
Photo 61-2 RETURN TEMPERATURE 67 . INSPECTION RECOMMENDS KEEPING THIS AREA AND VENTS OPEN AT ALL TIMES. THIS IS WHERE RETURN AIR GOES BACK TO AC UNIT. INSPECTION ALSO RECOMMENDS CLEANING THIS AREA. AREA FOUND TO HAVE EXCESSIVE DIRT BUILDUP
Fireplaces, Stoves, Chimneys and Flues
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of wood-burning fireplaces, stoves: Appeared serviceable
Wood-burning fireplace type: Masonry with metal liner
The fireplace hearth was undersized or Non existing. Embers may ignite combustible surfaces nearby. This is a fire hazard. For fireplaces with a firebox less than 6 square feet in size, hearths should be at least 16 inches deep in front and extend at least 8 inches to the sides. For fireboxes more than 6 square feet in size, hearths should be at least 20 inches deep and extend 12 inches to each side. Recommend that a qualified person make repairs or modifications per standard building practices if necessary. For example, by installing a non-flammable hearth pad, or by extending the existing hearth with non-flammable materials.
Photo 62-1 INSPECTION NOTED NO HEARTH EXTENSION IN FRONT OF CHIMNEY
Photo 63-1 INSPECTION NOTED FIREPLACE VENT SERVICEABLE AT TIME OF INSPECTION
4 EYES HOME INSPECTIONS LLC. Licensed, Insured & Certified.
Serving areas of DADE and BROWARD Counties.