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2315 Spanish Wells 
West Palm Beach, Fl 33411
Inspector: William Billings
FHA Certified Consultant A0960
Inter NACHI Certified Home Inspecter #05011935
Certified Master Inspector
Certified General Contractor CGC1516427
Florida State Certified Home Inspector HI1236


Warranty Inspection Report

Client(s):  11 month sample
Property address:  2111 XXXXX
Inspection date:  Tuesday, February 24, 2015

This report published on Sunday, March 08, 2015 10:07:11 PM EDT

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
SafetyPoses a risk of injury or death
Repair/ReplaceRecommend repairing or replacing
Repair/MaintainRecommend repair and/or maintenance
Minor DefectCorrection likely involves only a minor expense
MaintainRecommend ongoing maintenance
EvaluateRecommend evaluation by a specialist
MonitorRecommend monitoring in the future
CommentFor your information

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at

Table of Contents
General information
Heating and cooling
Plumbing and laundry
Water heater
Electric service
Interior rooms

General information
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Report number: 022415
Structures inspected: house only
Type of building: Single family
Age of building: 1 year old
Time started: 8:30 A.M.
Time finished: 10:50 A.M.
Present during inspection: Client(s)
Occupied: Yes
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
Foundation type: Slab on grade
The following items are excluded from this inspection: Security system, Irrigation system
1) Comment - Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.
2) Comment - A Home Inspection is a NON-INVASIVE, VISUAL EXAMINATION of a residential dwelling, which is designed to identify OBSERVED material defects within specific components of the home.

It is intended to assist in the evaluation of the overall condition of the home. The inspection is based on OBSERVATION of the visible and apparent condition of the structure and its components on the DATE OF THE INSPECTION, and not the prediction of future conditions.

3) - At your request, an inspection of the above property was performed on 24, February 2015. Billings Home Inspections is pleased to submit the enclosed report. This report is a professional opinion based on a visual inspection of the readily accessible areas and components of the building. This report is neither an engineering inspection nor an exhaustive technical evaluation. An engineering inspection or a technical evaluation of this nature would cost many times more and take days, if not weeks, to complete.

Please understand that there are limitations to this type of visual inspection. Many components of the property are not visual during the inspection and very little historical information (if any) is provided in advance of, or even during, the inspection, While we believe we can reduce your risk of purchasing a property, we can not eliminate it, nor can or do we assume it. Even the most comprehensive inspection cannot be expected to reveal every condition you may consider significant to ownership. In addition to those improvements recommended in our report, we recommended that you budget for unexpected repairs. On the average, we have found it necessary for you to set aside a percentage of the value of the home on an annual basis that will be sufficient to cover unexpected repairs. This maybe 1 % for a modest home and a higher amount, say maybe 3 % or so, for a more complex and /or an older home with aging systems and some deferred maintenance.

Your attention is directed to your copy of the Pre-Inspection Agreement. It more specifically explains the scope of the inspection and the limit of our ability in performing this inspection. The Standards of Practice and Code of Ethics of the National Association of Certification Home Inspectors (NACHI) prohibit us from making any repairs or referring any contractors. We are not associated with any other party to the transaction of this property, except as may be disclosed by you.

The information provided in this report is solely for your use. Billings Home Inspections will not release a copy or this report, nor will we discuss its contents with any third party, without your written consent.

We know you had many options in your choice of an inspection company. Thank you for selecting us. We appreciate the opportunity to be your choice in the building inspection industry. Should you have any questions about the general conditions of the house in the future, we would be happy to answer these. There is no fee for your 1st telephone consulting call. Additional calls may incur additional fees. Our inspection fees are based on a single visit to the property. If additional visits are required for any reason, additional fees may be assessed.

Sincerely and for
Billings Home Inspections,

William Billings, Inspector
4) - When the direction of "Left or Right" is mentioned, it is a description of the area of the house, facing the house from the street looking towards the house, unless otherwise stated.
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Footing material: Poured in place concrete
Apparent wall structure: Concrete block
Wall covering: Stucco
Driveway material: Brick Paver's
Sidewalk material: Brick Paver's
Exterior door material: Solid core fiberglass
Window Frames and Trim: Aluminum
Overhead Garage Door(s): Metal
Vehicle Parking: Attached Garage, Driveway
5) Safety, Repair/Replace, Evaluate - One or more electric receptacles and/or the boxes they are installed in are loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.( separate building electrical receptacle on the left side, main house entry way)
Photo 5-1
Photo 5-2

6) Safety, Repair/Replace, Evaluate - One or more ground fault circuit interrupter (GFCI) electric receptacles are tripped and will not reset. This is a safety hazard due to the risk of fire and/or shock. A qualified electrician should evaluate and make repairs as necessary.( separate building electrical receptacle on the left side)
Photo 6-1

7) Repair/Replace, Evaluate - Cracks, deterioration and/or damage were found in one or more areas of the stucco siding. A qualified contractor should evaluate and make repairs and/or replace stucco siding as necessary.( front of the house left side, decorative and around the separate building, main house front window left side, left side of the main house second window from the front, rear left side of the main house window area
Photo 7-1
Photo 7-2
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Photo 7-4
Photo 7-5
Photo 7-6
Photo 7-7
Photo 7-8

8) Repair/Replace, Evaluate - One or more outside faucets leak. For example, from the valve stem when turned on or from the spigot when turned off. A qualified plumber should evaluate and repair as necessary.( left side of the house rear corner)
Photo 8-1

9) Repair/Replace - Gaps exist at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.( separate building electrical receptacle on the left side)
Photo 9-1
Photo 9-2

10) Repair/Replace - On the left side of the house towards the rear there is a hose bib that is loose coming out of the wall. It is recommended to have the secured to prevent damage to the copper piping.
Photo 10-1

11) Repair/Replace - Several screens are bend and need to be replaced .
12) Repair/Maintain - Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
Photo 12-1

13) Repair/Maintain - It is recommended to caulk along the vertical wood at the second story balcony cover to keep water from getting behind and deteriorating the wood.
Photo 13-1
Photo 13-2

14) Maintain - Caulk is missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit The Ins and Outs of Caulking.

( separate building left side window first from the front)
Photo 14-1
Photo 14-2
Photo 14-3

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:
1). A representative sample of exterior components was inspected
rather than every occurrence of components.
2). The inspector does not include an assessment of geological,
geotechnical, or hydrological conditions, or environmental hazards.
3). Screening, shutters, awnings, or similar seasonal accessories,
fences, recreational facilities, outbuildings, seawalls, break walls,
docks, erosion control and earth stabilization measures are not
inspected unless specifically agreed-upon and documented in this
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
Heating and cooling
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Estimated Age Condenser Unit 1: 1 year old
Estimated Age Condenser Unit 2: 1 year old
Estimated age of Condenser unit # 3: 1 year old
Estimated age of Air Handler # 2: 1 year old
Estimated age of Air Handler #3: 1 year old
Primary heating system energy source: Electric
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Flexible ducts
Manufacturer: Rheem
Condenser unit 1 Model #:: 14AJM19A01
Condenser unit 1 Serial #: W091407273
Condenser unit 2 Model #: 14AJM30A01
Condenser Unit 2 Serial #: W131428617
Unit 3 Condenser Model Number: 14AJM56A01
Unit 3 Condenser Serial #: W141432100
Air Handler unit 1 Model #: RBHP-17J06SH1
Air Handler Unit 1 Serial #: N231401282
Air Handler Unit 2 Model #: RHLL-HM3617JA136
Air Handler Unit 2 Serial #: W031403488
Unit 3 Air Handler Model #: RHLL-HM6024JA
Unit 3 Air Handler Serial #: W151427350
Filter location: In return air duct below furnace
16) Repair/Replace - The filter for right side air handler cannot be changed due to the closet door being in properly aligned.
Photo 16-1
Photo 16-2

17) Maintain - Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.
Plumbing and laundry
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Water pressure (psi): 70 psi
Location of main water shut-off valve: left side of the main house
Location of main water meter: left side of the front yard by the sidewalk
Water service: Public Water Supply
Service pipe material to house: where visible, PVC
Interior supply piping: CPVC, where visible
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
18) Comment - The main water shut off valve location:
Photo 18-1

19) - As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following.

1) Portions of the plumbing system canceled by finishes and/or storage (below sinks etc.) below the structure, or beneath the ground surface are not inspected.

2) Water quantity and water quality are not tested unless explicitly contracted for and discussed in this or a separate report.

3) Clothes washing machine connections are not inspected.

4) Interior of flues or chimneys which are not readily accessible are not inspected.

5) Water conditioning systems, solar water heaters, fire and lawn sprinklers, and private waste disposal systems are not inspected unless explicitly contracted for and discussed in this or a separate report.

Please refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
20) - As is typical of most buildings, the majority of the supply piping is concealed from view. Basically it is installed inside the walls and under the floors. Where the supply piping was noted, it was found to be copper. This is an excellent water piping material with an indefinite lifespan.
Water heater
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Estimate Age: 13 Months Old
Type: Tank
Energy source: Electricity
Capacity (in gallons): 80
Manufacturer: Rheem
Serial Number unit # 1: RH-Q521329269
Water Heater # 1 Model Number: PRO+E80-2-RH92-EC1
Water Heater Location: Closet
21) Comment - This unit is a double element "RAPID RECOVERY" model. This unit produces hot water faster than a single element unit.
22) Comment - [IMPROVE] The water heater energy usage (read electric bill), could be significantly reduced by the installation of a water heater timer device.
1. Studies by the Florida Solar Energy Center and major electric companies, confirm that an electric heater accounts for some 1/3 of a typical homes electric power bill(i.e.-of a typical $ 150 monthly bill-some 1/3 or about $ 50, is attributable to the electric water heater}. Farther, these studies confirm that the installation of a water heater timer can reduce the unit's energy consumption by some 50% (i.e.-in this example by some $ 25 a month- every month---FOREVER !
2. A hot water timer is similar (but different) from a pool or a sprinkler system timer that controls the time the hot water heater is allowed to be "ON" and therefore it also controls the amount of electricity the unit consumes.
3) It is our opinion that you have a routine life style, therefore is very little economic sense to require the water heater to be "ON" and consuming electrical energy during the later night and early morning hours, when it could be atomically be turned "OFF" by a water heater timer. Similarly, you may desire the unit to be "OFF" during the mid day hours. The installation and adjustment of an electric water heaters thermostat is possible to accomplish by a handy and safety conscious homeowner. However the installation requires the opening of the unit's electrical service. This will expose hazardous live electrical connections- which can TAKE YOUR LIFE via electrocution. For safety's sake work on ALL electrical appliances with the power disconnected. If you have questions what so ever, please consult with a qualified electrical appliance specialist.
23) - Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. 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.
Electric service
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Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service switch: Right side exterior wall of the garage
Location of sub panels: Two in the garage and one in the guest house.
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
System ground: Ground rod(s) in soil, Cold water supply pipes
Main disconnect rating (amps): 200
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: Yes, Main Feed
Smoke detectors present: Present
24) Comment - The size of the electrical service is sufficient for the typical single family needs. The electrical panel is well arranged and all fuses/breakers are properly sized. All outlets and light fixtures that were tasted operated satisfactorily. All 3-prong outlets that were tested were appropriately grounded. Ground fault circuit interrupter (GFCI) devices have been provided in some areas of the home. These devices are extremely valuable, as they offer an extra level of shock protection. All GFCI's that were tested responded properly. Dedicated 220 volt circuits have been provided for all 220 volt appliances within the home. All visible wiring within the home is copper. This is a good quality electrical conductor.
As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following:
1). Electrical components concealed behind finished surfaces are not
2). Only a representative sampling of outlets and light fixtures were
3). Furniture and/or storage restricts access to some electrical
components which may not be inspected.
4). The inspection does not include remote control devices, alarm
systems and components, low voltage wiring systems and
components, ancillary wiring systems, and components which are
not part of the primary electrical power distribution system.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
26) - The house has Arc Fault Circuit Interrupter breakers. ( AFCI)
The AFCI is an arc fault circuit interrupter. AFCIs are newly-developed
electrical devices designed to protect against fires caused by arcing faults in the home electrical wiring.

Annually, over 40,000 fires are attributed to home electrical wiring. These fires result in over 350 deaths and over 1,400 injuries each year. Arcing faults are one of the major causes of these fires. When unwanted arcing occurs, it generates high temperatures that can ignite nearby combustibles such as wood, paper, and carpets. Arcing faults often occur in damaged or deteriorated wires and cords. Some causes of damaged and deteriorated wiring include puncturing of wire insulation from picture hanging or cable staples, poorly installed outlets or switches, cords caught in doors or under furniture, furniture pushed against plugs in an outlet, natural aging, and cord
exposure to heat vents and sunlight.

AFCIs should be tested after installation to make sure they are working properly and protecting the circuit. Subsequently, AFCIs should be tested once a month to make sure they are working properly and providing protection from fires initiated by arcing faults.
Photo 26-1

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Inspection method: Traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass roll or batt
Insulation depth: 9 inches
Insulation estimated R value: R30
27) Safety, Repair/Replace, Evaluate - Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
Photo 27-1
Photo 27-2

28) Safety, Repair/Replace - There is wiring pulled through a metal stud in the attic with out protection for the wiring from being damaged from the metal stud. It is recommended to have and electrical contractor install a grommet to protect the wiring.
Photo 28-1

29) Repair/Replace - Ceiling insulation is missing in some areas. Recommend installing insulation where missing for better energy efficiency.
Photo 29-1
Photo 29-2

30) Comment - Some attic areas were inaccessible due to the lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection. We conducted our typical attic inspection by walking through the attic areas as much as possible, about 75%, in what we call the " random walk" methodology. This method of inspection is not intended to cover every square foot of the attic area, nor will it. Further we could not recreate the route of a random walk even if we tried. We do arrive at an overall impression of the attic's condition developed during this random walk inspection and extrapolate it to the entire attic area. In all the attics area shows normal wear and tear for a home of this age.
Interior rooms
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31) Safety, Repair/Replace, Evaluate - The area around one receptacle in the second floor bedroom at the top of the steps needs to be repaired.
Photo 31-1

32) Repair/Replace, Evaluate - All of the upstairs doors are not properly adjusted. The doors are hitting on the back and top door stops causing damage to the doors. The master bedroom closet left side door is damaged and the master bathroom door is damaged from binding at the door stop. The entry door to the master bedroom needs to be repainted and repaired at the latch.
Photo 32-1
Photo 32-2

33) Repair/Replace, Evaluate - The impact door upstairs is loose and there is a gap at the bottom on the right side. A qualified contractor should evaluate and repair as necessary.
34) Repair/Replace - The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.
35) Repair/Replace - There is damage to the attic Scuttle in the second floor closet and cracks along the wall to ceiling area that all need to be repaired.
Photo 35-1
Photo 35-2
Photo 35-3

36) Repair/Replace - There is a screw pop is the bathroom of the second floor bedroom that needs to be repaired.
Photo 36-1

37) Repair/Replace - The carpet seam in the second floor bedroom at the top of the steps needs to be repaired.
Photo 37-1

38) Repair/Replace - The the hallway bypass closet doors at the air handlers need to properly be aligned in the bottom track.
Photo 38-1

39) Repair/Replace - The interior painting needs to be redone on the entire house due to all packaging and seams are visible through the paint. The wall to ceiling joints have been caught instead of taped as they are supposed to be.
40) Repair/Replace - The two sliding glass doors in the living room and family room have too much play in them when closed. It is recommended to properly adjust the door or replace as necessary .
41) Repair/Maintain - The kitchen window does not lock properly .
42) Repair/Maintain - The dining room and the upper left side bedroom , window on the right side needs to be adjusted , it does not stay up properly when opened.
43) Repair/Maintain - The paint on most doors need to be repainted. The paint is coming some areas of each door. The hinges need to be adjusted property on the doors.
44) Repair/Maintain - After repairs were done to the wall, the finishes need to be done properly, the paint is cracking in some areas and the receptacles have gaps at them. It is recommended to make the repairs Properly to these areas and the paint..
45) Comment - Minor cracks were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons. Second floor landing,
Bedroom second floor, master bedroom at closet.
Photo 45-1
Photo 45-2

46) Comment - Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons. Front window second floor, ceiling second floor landing, at the kitchen window.
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Roof inspection method: Traversed
Roof type: Hipped
Roof covering: Concrete tile
Estimated age of roof: 1 Year Old
Roof Drainage System: None
Roof ventilation: Adequate
47) Repair/Replace, Evaluate - One or more roofing tiles are chipped and/or cracked. A qualified roofing contractor should evaluate and replace tiles as necessary. The rear of the double car garage area left side, the front area of the single car garage.
Photo 47-1
Photo 47-2

48) - We conduct our typical roof inspection by walking on the roof's surface in what we call the "random walk" methodology. This method of inspection is not intended to cover every square inch of the roof's surface, nor will it. Further we could not recreate the route of a random walk even if we tried to. We do arrive at an overall impression of the roof's condition developed during this random walk inspection and extrapolate it to the entire roof's surface.
If any discrepancies are in fact identified, it is recommended that to accurately determined the scope of the actual discrepancies, as well as any cost of correction, you consult with at least three licensed, qualified roofing contractors.
As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following:
1). Not the entire underside of the roof sheathing is inspected for
evidence of leaks.
2). Evidence of prior leaks may be disguised by interior finishes.
3). Estimates of remaining roof life are approximations only and do not
preclude the possibility of leakage. Leakage can develop at any
time and may depend on rain intensity, wind direction, ice build up,
and other factors. Antenna, chimney/flue interiors which are not
readily accessible are not inspected and could require repair.
4). Roof inspections may be limited by access, conditions, weather , or
other safety conditions.
5). No comment can be offered on the membrane below the concrete
Tile or other materials.

Please refer to the pre-inspection contract for a detailed explanation of this scope of the inspection.
50) - The report is not intended to be conclusive regarding the life span of the roofing system or how long it will remain watertight in the future. The inspection and report are based on visual and apparent conditions at the time of the inspection. Unless prolonged and extensive rain has fallen just prior to the inspection, it may not be possible to determine if active leakage is occurring. Even Then, numerous features may conceal active leakage. Usually not all attics are readily accessible for inspection. The client is advised to inquire about the presence of any roof leaks with the present owner.
IF Required, Only Qualified, License personnel Should Carry Out Any Repairs Needed.
All roofs require periodic maintenance to achieve typical lifespans, and should be inspected annually. Expect to make periodical repairs to any roof on a routine basis with replacement at the end of the roof's material Useful Service Life, which may not be equal to its Design Life.
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51) Safety, Repair/Replace - Gaps exist between the garage-house door and the surrounding weatherstrip when the door is closed. Fumes from the garage may enter living spaces as a result. A qualified contractor should evaluate and make repairs as necessary.
Lower right side facing the door from laundry room.
52) Safety, Minor Defect - Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
Photo 52-1

53) Repair/Replace - There is a crack at the corner bead in the single car garage converted room that should be repaired.
Photo 53-1

54) Repair/Maintain - The vehicular garage door lock(s) do not properly align with the slotted holes in the side rails. It is recommended to have a certified contractor correctly align the locks so the door will lock as expected.
Photo 54-1

55) Monitor - The concrete floor of the garage has some minor cracking. These cracks do not appear to be of structural concerns. The client should monitor these cracks in the future and consult an engineer if necessary.
56) - VEHICLE DOOR: safety tips:
1. The garage door is the largest moving object in the home. It can weigh hundreds of pounds. Often it is supported with spring tension Both the weight of the door itself and the condition of these powerful springs can be dangerous on their own. Combined these two items can become a potentially lethal item. During our inspection, we attempt to inspect vehicle doors for proper operation.
2. Operation of the safety mechanisms should be verified monthly. Switches for door openers should be located as high as practical to prevent children from playing with the door. Children should be warned of the potential risk of injury.
3. Regular lubrication of the garage door tracks, rollers, springs and mounting hardware is recommended. ( consult the owners manual or contact the door/opener manufacture.
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57) Repair/Replace - The marble in the half bath and the master bath , full bath right rear and left rear bath room vanities has areas that are filled with caulk material . It is recommended to replace as necessary .
Photo 57-1
Photo 57-2
Photo 57-3

58) - The backsplash at the right rear bathroom upstairs is cracked and needs to be replaced .
This confidential report is prepared for the private and exclusive use of out client and may not be relied upon by any other person or entity. The allowed usage of this copyrighted report is valid for the client only after they have signed and agreed to our standard pre-inspection agreement. Any unauthorized photo coping and/or distribution of this report is in violation of Federal Copyright Laws. Anyone, who for any reason, uses an unauthorized original ( or copy) of this report agrees to hold the inspector and Billings Home Inspections, harmless regarding any and all matters@ 2013 Billings Home inspections.