PROPERTY INSPECTION REPORT
||ALEXANDER BARNES JTRS DANIELLE SMITH
||7285 W Flagler St
Miami FL 33144-2503
||Saturday, April 1, 2017
This report published on Friday, June 29, 2018 7:16:07 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.
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.
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.
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. The report is only supplemental to the seller's disclosure.
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.
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.
These items will also appear in your report summary.
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 is stricly prohibited. All rights Reserved.
Report number: HOMER040120171258
Present during inspection: Buyer & Realtor
Client present for discussion at end of inspection: Yes
Inspection fee: $ 350
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 39 years old. Built 1978
Square Footage: 2160
Source for main building age: Municipal records or property listing
Front of building faces: Northeast
Main entrance faces: Northeast
Client E-Mail: Homer2141@aim.com
Temperature during inspection: Warm
Inspector(s): H.BARRIOS & A.D. SILVEIRA
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
Photo 1-1 FRONT ELEVATION
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: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
One or more downspouts were missing. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Flashing on back porch roof along bedroom 3 & 4 in need of repair. If enough moisture gets past the flashing, it can cause both cosmetic and structural damage.
Composition shingle - Approx 10 years old.
Photo 5-1 Ridge vent on right side of house. Serviceable at time of Inspection
Photo 5-2 Plumbing Stack. Serviceable at time of Inspection
Photo 5-3 Composition Shingles view. Good Condition at time of Inspection
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: Trusses
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass loose fill / Silver shield underside of roof sheathing.
Approximate attic insulation R value (may vary in areas): R-38
Vermiculite insulation present: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Enclosed soffit vents
Master bedroom 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 7-1 Dislodged Silver Shield insulation noted. Further Evaluation from Roofing Contractor is recommended
Photo 7-2 Dislodged rafter channel vents noted. Further Evaluation from Roofing Contractor is recommended
Photo 8-1 Ceiling Insulation is Standard and Adequate R-39 Value
Photo 8-2 Ceiling Insulation is Standard and Adequate R-39 Value
Photo 8-3 Ceiling Foil Radiant Barrier Insulation is Standard and Adequate
Photo 8-4 Soffit vent
Photo 9-1 Trusses 24" on center.
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
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.
One or more filters for the cooktop exhaust fan were Damaged . Recommend replacing filters as necessary.
Incorrect material used in disposal P-Trap configuration, corrugated pipe unacceptable. Recommend replacing with smooth piping only.
Photo 12-1 Corrugated pipe is not recommended for Sinks. It can clog the Drains by not properly allowing food particles to fully exit from pipe. Replacing with approved piping is recommended
The sink faucet was loose. Recommend that a qualified person repair as necessary.
Photo 13-1 The sink faucet was loose
Photo 14-1 Kitchen cabinet pantry door hinge loose.
Photo 14-2 Kitchen cabinet door right side of microwave not closing completely.
Photo 15-1 Refrigerator Temperatures are recommended between 36-39 Degrees to avoid Food Spoilage. Inspection found temps a bit higher in the Fridge
Photo 15-2 Refrigerator Temperatures are recommended between 36-39 Degrees to avoid Food Spoilage. Inspection found temps a bit higher in the Fridge
Photo 15-3 Freezer Temperatures are recommended at 0 Degrees to avoid Food Spoilage. Inspection found Temps a bit higher in the Freezer
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, first floor
Location #B: Full bath, second floor
Location #C: Full bath, Master bath, second floor
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Windows
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
The bathtub surround at location(s) #B was deteriorated, damaged or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor replace or repair the surround as necessary.
Tub cracked on edge facing bathroom.
Photo 16-1 Tub cracked on edge facing bathroom.
The handle for the toilet shut-off valve at location(s) #A was missing. Recommend that a qualified person replace or repair handles as necessary.
Installed without valves on hot and cold water lines.
Photo 17-1 No Valve Handles
Cabinet door left bottom hinge in bathroom B rusted indicating past moisture problem. No leaks or moisture noted at time of inspection.
The sink at location(s) #A drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.
Bathroom A drywall clout for light fixture too big and exposed. Sealing is recommended
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: Metal
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Metal, Single-hung
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Carpet, Tile
Condition of stairs, handrails and guardrails: Appeared serviceable
The inspector was unable to verify that the glass used in one or more exterior doors was approved safety glass. Glazing that is not approved safety glass, located in areas subject to human impact, is a safety hazard. Standard building practices generally require that approved safety glass be used in swinging and sliding doors except where "art glass," jalousie windows or glazing smaller than a 3-inch opening is used. Recommend that a qualified contractor evaluate further to determine if glazing is approved safety glass, and replace glass if necessary, and per standard building practices.
Photo 21-1 NO RAILING ON LEFT SIDE OF STEPS. MIGHT POSE STEPPING HAZARD
IT IS RECOMMENDED TO HAVE NO MORE THAN 4"SPACE BETWEEN RAILS/
Photo 22-1 OVER 4" SEPARATION. ITS RECOMENDED TO BE 4" FOR SAFETY. UPSTAIRS BALCONY RAILINGS
Photo 22-3 OVER 4" SEPARATION. ITS RECOMENDED TO BE 4" FOR SAFETY. UPSTAIRS BALCONY RAILINGS
Bathroom #2 window siding rotted. Missing flashing on sill, missing stucco upper left edge and right side moulding. Recommend immediate repair by a licensed carpenter to avoid further damage.
One or more sliding glass doors 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.
Tile, stone and/or grout in the flooring in master bedroom areas was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. If in a wet area, water can damage the sub-floor. Recommend that a qualified contractor repair as necessary.
Kitchen window needs re-caulking on exterior side.
BEDROOM #1 - DEFECTS FOUND:
Photo 27-1 LIGHT SWITCH COVER PLATE MISSING.
Photo 27-2 DRYWALL CUTOUT TOO BIG/UNSEALED ON PLUMBING DRAIN CLEANOUT.
Photo 27-3 OPEN CUTOUT IN CEILING ALLOWING ATTIC HEAT TO ENTER HOUSE. RECOMMEND CLOSING/SEALING.
Photo 27-4 High voltage wire running through low voltage wall plate and wall. Running power cords through the walls is not a substitute for permanent wiring.
Unfinished window sill at large breakfast nook window. Recommend running a bead of paintable caulk.
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, 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: Level
Condition of driveway: Appeared serviceable
Driveway material: Asphalt
Photo 29-2 SOME CRACKED PAVERS.
Photo 29-3 LEFT ENTRY TO BACK SIDE OF HOUSE. CRACKED PAVERS. STEPPING HAZARD
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: Not determined
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)
The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
Photo 30-2 SMALL HOLE LEFT SIDE OF FRONT MAIN ENTRANCE TO HOUSE. SOME TYPE OF FOAMY MATERIAL IS FELT BY TOUCHING.
Photo 30-3 WOOD ROT . LEFT SIDE OF DOOR ENTRY
Photo 30-4 MAIN FRONT DOOR NOT CLOSING CORRECTLY AT TOP
Photo 30-5 RIGHT WOODEN GATE SLIGHTLY BENT OVER. REPLACEMENT IS RECOMMENDED
Photo 30-6 STORM SHUTTERS RAILING LOOSE FRONT OF HOUSE
Photo 30-7 LEFT GATE TO BACKYARD IS STICKING WHEN CLOSING
Photo 30-8 WINDOW SEEMS TO HAVE SOME TYPE OF CHEMICAL / FROST . LEFT SIDE OF HOUSE
Photo 30-9 LEFT ELEVATION
Photo 30-10 SOME STUCCO CRACKING TOP OF WINDOW BACKSIDE OF HOUSE
Photo 30-11 ALL 5 POST SUPPORTING THE BACKYARD PORCH EAVES ARE ROTTED AT BOTTOM. THIS IS A HAZARDOUS CONDITION. REPLACEMENT IS RECOMMENDED AS SOON AS POSSIBLE
Photo 30-12 ALL 5 POST SUPPORTING THE BACKYARD PORCH EAVES ARE ROTTED AT BOTTOM. THIS IS A HAZARDOUS CONDITION. REPLACEMENT IS RECOMMENDED AS SOON AS POSSIBLE
Photo 30-13 ALL 5 POST SUPPORTING THE BACKYARD PORCH EAVES ARE ROTTED AT BOTTOM. THIS IS A HAZARDOUS CONDITION. REPLACEMENT IS RECOMMENDED AS SOON AS POSSIBLE
Photo 30-14 FAIRLY NEW BACKYARD FENCE. SERVICEABLE AT TIME OF INSPECTION
Photo 30-15 ALL 5 POST SUPPORTING THE BACKYARD PORCH RAFTERS ARE ROTTED AT BOTTOM. REPLACEMENT IS RECOMMENDED AS SOON AS POSSIBLE.
Photo 30-16 FASCIA BOARD ROTTED/ HOLE. BACKYARD PORCH AREA
Photo 30-17 RIGHT SIDE ELEVATION PICTURE
Photo 30-18 RIGHT SIDE ELEVATION PICTURE
Photo 30-19 SOME MINOR STUCCO CRACKING. MONITORING IS RECOMMENDED TO AVOID FURTHER OPENING
Photo 30-20 Wood rot on at back side of garage/above master bedroom.
Photo 30-21 Wood rot on siding below bathroom B. When siding is installed over flashing, there should be a 2" space between the bevel edge go the siding and the roof shingle.
Photo 30-22 Wood rot on gable end at right side of garage/bathroom B.
Photo 30-23 Wood rot on gable end at right side of bathroom B.
Photo 30-24 Missing knots on facia board on rake end at right side of garage/bathroom.
Photo 30-25 Missing knots on facia board on rake end at right side of garage/bathroom.
Photo 30-26 Wood rot on gable end at right side of garage/bathroom B. When siding is installed over flashing, there should be a 2" space between the bevel edge go the siding and the roof shingle.
Photo 30-27 WOOD ROT. TOP EAVES OF BALCONY
Photo 30-28 Soffit vent cover on eaves at master bedroom bent and/or loose. Recommend to replace, run wiring through eave with proper capping, run a bead of paintable caulking around the perimeter of each vent to seal its outside edges.
Photo 30-29 EAVES STUCCO SEPARATED FROM FASCIA BOARD AT GABLE END ON RIGHT SIDE OF HOUSE. RECOMMEND APPLYING PAINTABLE CAULKING.
Photo 30-30 Long crack noted along fascia board at back end of garage/above master bedroom. Recommend further evaluation by a licensed carpenter.
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: GOOD
Type of door between garage and house: Metal
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Required repair, replacement and/or evaluation (see comments below)
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: Inadequate
Condition of door between garage and house: IT'S RECOMMENDED FOR THE DOOR TO SELF CLOSE. SELF CLOSING HINGES ARE AVAILABLE AT HOME IMPROVEMENT CENTERS
Condition of automatic opener(s): NOT OPERABLE
Garage ventilation: Inadequate, None
No photoelectric sensors were installed for one or more garage vehicle doors' automatic opener. These have been required on all automatic door openers since 1993 and improve safety by triggering the door's auto-reverse feature without need for the door to come in contact with the object, person or animal that is preventing the door from closing. Recommend that a qualified contractor install photoelectric sensors where missing for improved safety. For more information on garage door safety issues, visit:http://www.reporthost.com/?GDPES
The door between the garage and the house is not self closing. Its recommended to be self closing
Photo 32-1 HANDLE ON GARAGE DOOR EXTERIOR NOT FUNCTIONING. REPLACING IS RECOMMENDED
Photo 32-2 LEFT EXTERIOR GARAGE FRAMING IS ROOTED AT BOTTOM. SEALING IS RECOMMENDED TO FURTHER AVOID MOISTURE INTRUSION
Photo 32-3 GARAGE VENTILATION IS BLOCKED . VENTILATION IN THE GARAGE IS RECOMMENDED. RIGHT SIDE OF EXTERIOR GARAGE AREA.
Photo 32-4 INCADESCENT BULB IS EXPOSED IN GARAGE CEILING. THIS IS A HAZARD. COVER IS RECOMMENDED FOR SAFETY OR REPLACING WITH FLOURESCENT FIXTURE. EXTENSION CORDS IN THE CEILING GARAGE ARE ALSO A HAZARD AND SHOULD BE REPLACED WITH PROPER APPROVED JUNCTION BOXES
Photo 32-5 GARAGE DOOR OPENER VIEW
Photo 32-6 SMALL DRY STAIN ON GARAGE CEILING. NO MOISTURE AT TIME OF INSPECTION
Photo 32-7 GARAGE EXTERIOR MOULDINGS ROTTED
Photo 32-8 GARAGE VENTILATION IS BLOCKED . VENTILATION IN THE GARAGE IS RECOMMENDED. RIGHT SIDE OF EXTERIOR GARAGE AREA.
Photo 32-9 GAPS ON GARAGE DOOR. POSES INSECT OR CRITTER ENTRY TO GARAGE. ADJUSTMENT IS RECOMMENDED
One or more automatic door openers were MISSING. Recommend that a qualified contractor evaluate and repair or replace opener(s) as necessary.
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: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: BETWEEN 150 -200 AMPS. CANNOT FULLY EVALUATE DUE TO PAINT OVERSPRAY & INSUFFICIENT CONDUCTOR MARKINGS
Primary service overload protection type: Circuit breakers
Service entrance conductor material: ALUMINUM
System ground: ENCASSED AND GOING INTO GROUND
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Exterior Right Side of House
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, IN KITCHENS. AND BATHROOMS. SOME EXTERIOR
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: DAMAGED NOT FUNCTIONABLE
One or more receptacles were broken or damaged. This is a potential shock or fire hazard. Recommend that a qualified electrician replace such receptacles as necessary.
Photo 35-1 MAIN BREAKERS WITH PANEL DOOR ON VIEW
Photo 35-2 INTERIOR ELECTRICAL PANEL VIEW
Photo 35-3 MAIN ELECTRICAL PANEL IN THE CLOSED VIEW
Photo 35-4 ONE OF THE BACKYARD EXTERIOR RECEPTACLE GFCI NOT TRIPPING WITH TESTER OR RECEPTACLE AT TIME OF INSPECTION.
Photo 35-5 MAIN ELECTRICAL PANEL LEGEND VIEW
Photo 35-6 MAIN ELECTRICAL PANEL IS MISSING 1 SCREW. RECOMMENDED TO HAVE ALL 4 SCREWS FOR SAFETY
Photo 35-7 PANEL APPEARS TO BE OVER 15 OR 20 YEARS OLD
Photo 35-8 THERE IS A DOUBLE TAP ON A BREAKER IN THE MAIN ELECTRICAL PANEL INSIDE THE GARAGE. THIS IS AN ELECTRICAL HAZARD. FURTHER EVALUATION FROM LICENSED ELECTRICIAN IS RECOMMENDED
Photo 35-9 THERE IS A DOUBLE TAP ON A BREAKER IN THE MAIN ELECTRICAL PANEL INSIDE THE GARAGE. THIS IS AN ELECTRICAL HAZARD. FURTHER EVALUATION FROM LICENSED ELECTRICIAN IS RECOMMENDED
Photo 35-10 INSPECTION NOTED UNCONNECTED WIRES IN THE PANEL. THIS IS A CONCERN. FURTHER EVALUATION FROM LICENSED ELECTRICIAN IS RECOMMENDED.
Photo 35-11 MAIN ELECTRICAL PANEL RATED FOR 200 AMPS
Photo 35-12 SOME RECEPTACLES INSIDE THE HOUSE ARE UPSIDE DOWN. BUT WORKING PROPERLY AT TIME OF INSPECTION
Photo 35-13 ALL KITCHEN GFCI WORKING PROPERLY AT TIME OF INSPECTION
Photo 35-14 ALL KITCHEN GFCI WORKING PROPERLY AT TIME OF INSPECTION
Photo 35-15 EXTERIOR ELECTRICAL DISCONNECT VIEW
Photo 35-16 LATERAL ELECTRICAL ENTRANCE SUPPLY & GROUNDING
Photo 35-17 SECOND FLOOR BALCONY LIGHT NOT WORKING
One or more electric receptacles and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
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.
Photo 37-1 PROPER EXTERIOR BOX
Photo 37-2 SECOND EXTERIOR RECEPTACLE IS NOT PROTECTED WITH A GFCI. OR A WEATHERTIGHT EXTERIOR BOX. ITS RECOMMENDED ALL EXTERIOR OUTLETS HAVE WEATHERTIGHT PROTECTION AND GFCI PROTECTION. FURTHER EVALUATION FROM ELECTRICIAN IS RECOMMENDED
One or more smoke alarms were missing, damaged, or missing components. Smoke alarms should be replaced as necessary. For more information, visit:http://www.reporthost.com/?SMKALRM
Smoke alarms were missing from one or more bedrooms and/or in the attached garage. Smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage. For more information, visit:http://www.reporthost.com/?SMKALRM
Photo 39-1 SMOKE DETECTOR IN UPSTAIRS HALL DOES NOT HAVE COVER OR BATTERY. DOES NOT APPEAR TO BE WORKING AT TIME OF INSPECTION
One or more circuit breakers in panel(s) #A were "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit:http://www.reporthost.com/?DBLTAP
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.
No permanently installed carbon monoxide alarms were found. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:http://www.reporthost.com/?COALRM
Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Celsius. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal-clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950, may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Celsius. Connecting newer fixtures to older, 60-degree-rated wiring is a potential fire hazard. Repairs for such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90-degree-rated wire, and installing a junction box to join the old and new wiring.
It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware of this safety hazard, both for existing fixtures and when planning to upgrade with newer fixtures. Consult with a qualified electrician for repairs as necessary.
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.
Photo 44-1 THERES TWO SWITCHES IN THE MASTER BEDROOM THAT APPEAR NOT FUNCTIONABLE
The inspector was unable to open and evaluate panel(s) #OUTSIDE DISCONNECT PANEL because HEAVY CORROSION ON PANEL DOOR. These panel(s) are excluded from this inspection. Recommend that repairs, modifications and/or cleanup should be made as necessary so panels can be opened and fully evaluated.
Photo 45-1 MAIN ELECTRICAL DISCONNECT AT RIGHT SIDE OF HOUSE WALL. PANEL DOOR HAS ALOT OF CORROSION AND DOOR IS SHUT STIFF . INSPECTOR TRIED OPENING BUT COULD NOT OPEN PANEL DOOR. FOR SAFETY REASONS FURTHER OPENING ATTEMPS WERE DISMISSED.
One or more receptacles have been painted, and slots were clogged with paint. Recommend that a qualified electrician replace such receptacles as necessary.
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.
Photo 47-1 INCADESCENT BULB IS EXPOSED IN GARAGE CEILING. THIS IS A HAZARD. COVER IS RECOMMENDED FOR SAFETY OR REPLACING WITH FLOURESCENT FIXTURE. EXTENSION CORDS IN THE CEILING GARAGE ARE ALSO A HAZARD AND SHOULD BE REPLACED WITH PROPER APPROVED JUNCTION BOXES
Junction box in attic above master bath, non metallic sheathed cable (romex) installed without a clamp.
One or more circuit breakers in panel(s) # were in the position. Consult with the property owner to determine why breakers were tripped or off, and that a qualified electrician evaluate and repair if necessary. Note that the inspector does not operate circuit breakers.
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 service and main line: Appeared serviceable
Water service: Public
Water pressure (psi): 60
Location of main water shut-off: FRONT RIGHT SIDE OF HOUSE
Condition of supply lines: Appeared serviceable
Supply pipe material: PVC plastic
Condition of drain pipes: Not determined (inaccessible, obscured, or water service off)
Drain 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 serviceable
Vent pipe material: Lead
The handles at one or more water shut-off valves were missing and/or broken. Recommend that a qualified person repair or replace as necessary.
Photo 50-1 MAIN SUPPLY SHUTOFF TO HOUSE. SPIGET NEEDS HANDLE AND FAUCET IS LEAKING AT TIME OF INSPECTION
Photo 50-2 BACKYARD SPIGET DOES NOT HAVE HANDLE
Photo 50-3 WATER TEMP 100 DEGREES. RECOMMENDED TEMP IS AROUND 110-120 DEG
Photo 50-4 WATER SUPPLY TO HOUSE APPEARS TO BE PVC FROM GROUND AND JOINING A COPPER PIPE INTO HOME
Photo 50-5 WATER PRESSURE IS 60. STANDARD 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: Electricity
Estimated age: 5 YEARS
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Location of water heater: Garage
Hot water temperature tested: YES
Water temperature (degrees Fahrenheit): 100
The temperature-pressure relief valve drain line was less than 3/4 inch in diameter and/or GOING INTO WALL CAVITY BEHIND WATER HEATER. This is a potential safety hazard due to the risk of explosion from restricted flow. A qualified plumber should repair per standard building practices. For more information, visit: http://www.reporthost.com/?TPRVALVE
Photo 51-1 WATER HEATER LABEL. MANUFACTURE IN 2012
Photo 51-2 TPR DISCHARGE PIPE IS REDUCED. NOT RECOMMENDED TO HAVE REDUCTIONS IN TPR PIPING
Photo 51-3 NO DRAIN PAN UNDER WATER HEATER. DRAIN PAN FOR WATER HEATER IS RECOMMENDED FOR LEAKS
The temperature-pressure relief valve drain line terminated in a location that's not routinely accessed (e.g. crawl space). These valves often leak over time. If this valve leaks, significant amounts of water can accumulate where the drain line terminates. Recommend that a qualified plumber repair per standard building practices, and so the drain line terminates outside or in a readily accessible location. For more information, visit:http://www.reporthost.com/?TPRVALVE
Photo 52-1 TPR DISCHARGE PIPE ON THE WATER HEATER IS GOING INTO THE WALL. CANNOT DETERMINE EXIT POINT. MONITORING OR EVALUATION BY A LICENSED PLUMBER IS RECOMMENDED
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
Location of heat pump or air conditioning unit: COMPRESSOR ON THE LEFT SIDE OF EXTERIOR HOUSE. EVAPORATOR INSIDE GARAGE
Type: Split system
Condition of controls: Appeared serviceable
One or more air supply registers were loose or installed in a substandard way. Recommend that a qualified person repair as necessary so registers are securely attached and are flush with the surface on which they are installed.
Photo 54-1 EXTERIOR COMPRESSOR UNIT LABEL. MANUFACTURED IN 2011 APPEARS TO BE 4 TON UNIT
Photo 54-2 KITCHEN AC REGISTER NOT PROPERLY CONNECTED AND / OR BENT
Photo 54-3 MAIN THERMOSTAT OF AC. SERVICEABLE AT TIME OF INSPECTION
Photo 54-4 AC FILTER LOOSE/BENT NOT PROVIDING PROTECTION TO EVAPORATOR COIL. RECOMMEND REPLACING A A RIGID TYPE FILER TO AVOID BENDING.
One or more ceiling fans appeared to be inoperable, or the inspector was unable to find normal controls with which to operate the fan(s). Recommend asking the property owner about their operation, and if necessary, that a qualified electrician evaluate and repair.
TEMPERATURE DIFFERENTIAL IS 15 STANDARD
4 EYES HOME INSPECTIONS LLC. Licensed, Insured & Certified.
Serving South Florida including areas of DADE COUNTY & BROWARD COUNTy