State Licensed Home Inspector HI425 State Licensed Mold Assessor MRSA1575 InterNACHI ID #05032494
Residential Inspection Report
Client(s):
John Doe
Property address:
xxxxxxxxxxx Broward, FL
Inspection date:
Saturday, February 15, 2020
This report published on Monday, April 20, 2020 10:16:30 AM 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:
Safety
Poses a risk of injury or death
Major Defect
Correction likely involves a significant expense
Repair/Replace
Recommend repairing or replacing
Repair/Maintain
Recommend repair and/or maintenance
Minor Defect
Correction likely involves only a minor expense
Maintain
Recommend ongoing maintenance
Evaluate
Recommend evaluation by a specialist
Monitor
Recommend monitoring in the future
Comment
For your information
Infestation
Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
Damage
Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
Conducive conditions
Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)
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 https://www.reporthost.com/glossary.asp
Structures inspected: Six bedroom, six bath, garage, pool, attached barn with four horse stalls
Type of building: Single family home
Age of building: 26 years (Year built 1994)
Time started: 3:30pm
Time finished: 7:00pm
Inspection Fee: Based on property size
Payment method: Invoiced
Present during inspection: Client(s), Realtor(s)
Occupied: No, but furnishings and stored items are present
Weather conditions: Partly cloudy
Temperature: Hot
Ground condition: Damp
Front of structure faces: North
Main entrance faces: North
Foundation type: Slab on grade
The following items are excluded from this inspection: Private sewage disposal system, Security system, Irrigation system, Low voltage outdoor lighting, Water filtration system, Built-in sound system, Outbuildings
Source for building age: Municipal records
1) Evidence of rodent infestation was found in the form of traps, poison and/or exterior in the attic. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles: http://www.reporthost.com/?SEALUP http://www.reporthost.com/?TRAPUP http://www.reporthost.com/?CLEANUP
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2) Based on construction observed, modifications to this property may have been made without the owner having attained permits or inspections from the municipality. Work may have been performed by someone other than a qualified contractor or person. The client should consult with the property owner about this, and if necessary research permits.
At worst case, if substantial work was performed without permits, this knowledge must be disclosed when the building is sold in the future. This can adversely affect future sales. Also, the local municipality could require costly alterations to bring the building into legal compliance or even require that the additions or modifications be removed.
3) Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.
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4) Evaluating for the presence of Mold , Chinese Drywall 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.
Driveway material: Poured in place concrete, Gravel
Exterior door material: Solid core steel, , French doors
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.
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.
5) One or more trip hazards were found in the driveway due to cracks, settlement and/or heaving. Recommend having a qualified contractor evaluate and repair or replace driveway sections as necessary to eliminate trip hazards.
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6) One or more ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested with the inspector's test instrument. These devices should trip when tested with a test instrument in addition to tripping via the test buttons on the receptacles. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
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7) One or more outdoor electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all outdoor receptacles within six feet six inches of ground level have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
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8) Non-metallic sheathed wiring is routed in one or more areas so it is subject to damage, such as on wall or ceiling surfaces. Horse stalls. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary. For example, rewire using conduit, or re-routing through wall cavities.
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9) One or more wall-mounted exterior light fixtures have wiring that's subject to water intrusion due to caulk not being installed around the light fixture's back plate. Caulk should be applied around the perimeter of back plates where missing. A gap should be left at the bottom for condensation to drain out.
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10) One or more outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.
Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079
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11) Stains , rot, damage were found in one or more areas on fascia boards. These appear to be due to current roof leaks (dripping water, high moisture content, etc.). A qualified contractor should evaluate and repair as necessary. Roof repairs may be necessary, such as to the roof surface and/or flashing. Drip edge flashing may need to be replaced or installed.
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12) One or more light fixtures are damaged and/or deteriorated. A qualified electrician should evaluate and repair or replace light fixtures where necessary.
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13) One or more outside faucets appeared to be inoperable. No water came out of the faucet(s) when turned on. Rear of property by horse stalls. This may be due to a (winterizing) shut-off valve being turned off. As per the NACHI and ASHI Standards of Practice, the inspector did not attempt to turn on or off any water supply shut-off valves. Recommend that the client(s) ask the seller about outside faucets with no water, and/or have a qualified plumber evaluate and repair faucet(s) as necessary.
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14) Fences and/or gates are damaged and/or deteriorated in some areas. A qualified contractor should evaluate and make repairs or replace sections as necessary.
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15) One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.
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16) The gravel driveway is in poor condition. Repairs should be made as necessary, such as filling, grading, and new gravel should be spread.
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17) One or more fence gates are difficult to open, close and/or latch, or are damaged and/or deteriorated. Repairs should be made as necessary, and by a qualified contractor if necessary, so gates operate easily.
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18) 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.
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19) One or more exhaust duct end caps are missing. Their purpose is to prevent unconditioned air from entering the house, and keep out birds, rodents and insects. Blocked ducts can cause fan motors and/or clothes dryers to overheat and may pose a fire hazard. Vent cap(s) should be installed where necessary.
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20) One or more large trees were very close to the foundation. Tree roots can cause significant structural damage to foundations. Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to foundations.
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21) Horse stalls doors are damage/deteriorated in various areas. Evaluate and repair / replace as necessary.
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22) Attached barn East doors are missing. Also, rot was found in one or more areas of door frames. Evaluate and repair as necessary.
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23) One or more minor cracks (1/8 inch or less) were found in one or more walls and around/or below windows . These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:
Epoxy sealants (both a waterproof and structural repair). See http://www.mountaingrout.com/ for examples of these products.
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24) 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.
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25) Patio pavers are loose / deteriorated in one or more areas. Evaluate and repair as necessary.
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26) Front gate is damaged and inoperable. Recommend having a qualified contractor evaluate and repair as necessary
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27) Wall damage was found in various areas of horse stalls. Evaluate and repair as necessary.
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28) Substandard repair were found in one or more areas of fascia boards. Evaluate and repair as necessary.
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29) Water found on flooring areas East of structure is due to guest quarters water heater leaking.
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30) Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
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31) The exterior finish in some areas is failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.
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32) Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
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.
33) Based on the age of the roof (26 years) the roof covering may be near the end of its approximated service life of 25 to 30 years, and will likely need replacing in the near future, even with repairs. Roofing tiles appear to be in good condition . However, underlayment may be near the end of its service life. It's usually the roofing felt or paper that weatherproofs your roof, the shingles or tile or metal is mostly to protect the roofing paper, primarily from the sun but also wind blown sand, even leaves, snow and ice, impact, etc. The client(s) should budget for a replacement roof surface, and may want to have a qualified roofing contractor evaluate repair, and attempt to issue a "5 year roof certificate".
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34) Roofing tiles are loose in various areas of roof covering. For example at ridge edges. A qualified roofing contractor should evaluate and repair as necessary.
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35) Evidence of water ponding was found on the flat roof. Water should evaporate within 48 hours after it rains. If standing water remains after 48 hours, then the roof installation is likely substandard. A qualified roofing contractor should evaluate and repair if necessary to prevent prolonged standing water.
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36) Gaps were found in one or more roof surface seams. These may result in leaks. A qualified roofing contractor should evaluate and repair as necessary.
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37) One or more flashings at parapet walls are deteriorated and/or substandard. These may result in leaks. Also, cracks at deterioration were found in one or more areas of parapet walls. A qualified roofing contractor should evaluate and repair as necessary.
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38) Valleys / crickets are deteriorated in one or more areas. Recommend having a roofing contractor evaluate and repair as necessary.
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39) Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
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40) Debris such as leaves, needles, seeds, etc. have accumulated on the roof. This is a conducive condition for wood destroying insects and organisms since water may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future.
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41) Trees are overhanging roof and are within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.
42) Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
43) The attic access hatch over the attached garage doesn't have a one-hour fire rating. Wall and ceiling surfaces in an attached garage should be fire rated for one hour to prevent or slow the spread of fire from the garage to interior living spaces. This hatch should be replaced with a material that has a one hour fire rating, such as 5/8 inch Type X sheetrock.
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44) Weatherstrip at the sides and/or bottom of the vehicle door is damaged and/or deteriorated. It should be replaced where necessary to prevent water and vermin intrusion.
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45) 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.
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46) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
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47) Minor cracks and deterioration 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.
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48) Garage vehicle doors should be serviced by a qualified contractor.
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49) The interior perimeter of the garage is excluded from this inspection due to lack of access from stored items.
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50) Minor cracks were found in the garage slab. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made for aesthetic reasons.
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51) Stains were found in one or more wall areas . However, no elevated moisture was found. Recommend monitoring these areas.
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.
52) Some wiring is loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.
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53) 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.
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54) Pull-down stairs are installed for the attic access. No insulation is installed above the stairs and no weatherstripping is installed around the hatch perimeter. To reduce air leakage, recommend installing weatherstripping and an insulated hatch cover. An example of one can be seen at http://www.batticdoor.com/
Interior air leaking into the attic results in heating and cooling losses, increased energy costs, and a possible increase in moisture levels in the attic due condensation forming on the underside of the roof sheathing during cold weather.
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55) Stains were visible on the roof structure in one or more areas. These areas were dry at the time of the inspection. The stains may be caused by a past leak. Recommend asking the property owner(s) about past leaks. The client(s) should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified roofing contractor should evaluate and repair as necessary.
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56) Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.
Primary service overload protection type: Circuit breakers
Service amperage (amps): Panel "A" 225amps / Panel "B" : 150amps
Service voltage (volts): 120/240
Location of main service switch: Main disconnect Panels : Right exterior wall / Main service panels: Wall by laundry and wall by A/C #1 thermostat
Location of sub panels: Wall by laundry .
Service entrance conductor material: Copper
System ground: Ground rod(s) in soil, Cold water supply pipes
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No
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. 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.
57) One or more overcurrent protection devices (circuit breakers or fuses) are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. Both panels This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.
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58) The service drop wires are in contact with trees or vegetation. Recommend having a qualified tree service company or arborist prune or remove trees as necessary to prevent straining or abrading the service drop wires.
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59) This property has a Challenger service pane (Panel #1)l. Challenger was a popular manufacturer of electrical panels and other electrical products during the '80s and '90s. Thousands of homes were equipped with Challenger electrical panels, but the brand was later discontinued due to panels and circuit breaker having a variety of problems. For example panels melting under normal conditions. This electrical panel may prevent insurance coverage. Recommend having an electrical contractor replace panel with a modern panel that offer more flexibility for new, safer protective technologies.
60) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
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61) Water heater is installed over finished living spaces and has no catch pan and drain installed. Recommend having a qualified contractor install a catch pan and drain to prevent water damage to finished interior spaces below if/when the water heater develops a leak or is drained.
62) The temperature/pressure relief valve drain line has more than 4 elbows in it. This is a potential safety hazard due to the risk of explosion. Typically these valves are limited to 4 elbows or less in the drain line so venting is not restricted. A qualified plumber should evaluate and repair as necessary so the drain line complies with the temperature-pressure relief valve manufacturer's installation instructions. For more information, visit: http://www.watts.com/pro/divisions/watersafety_flowcontrol/support/support_t-p.htm
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63) Cover plates are missing for one or more electrical outlets or junction boxes by water heater. Replace.
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64) Water heater catch pan has not drain line installed. Recommend having a plumbing contractor install a drain line.
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65) Stains were found in one or more wall areas in water heater closet. However, no elevated moisture was found.
67) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and based on its condition, replacement is recommended.
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68) Water heater leaks. Rust / corrosion was found in various areas of water. Recommend having a qualified contractor replace water heater.
Estimated age: Unit #1, #2: 6 years / Unit #3 : 10 years
Primary heating system energy source: Electric
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Manufacturer: Rheem
Model: Unit #1: 14AJM60A01 / Unit #2: 14AJM25A01
Filter location: Behind return air grill, , Base of air handler
69) The estimated useful life for air conditioning compressors is 8 to 15 years. Uni t#3 appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
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70) Insulation for the outside condensing unit's refrigerant lines is damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.
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71) The last service date of these systems appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when they were last serviced. If unable to determine the last service date, or if these systems were serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service these systems, and make repairs if necessary. This servicing should be performed annually in the future.
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72) The cooling fins on the air handler's evaporator coils are dirty. This may result in reduced efficiency and higher energy costs. Some sources claim that energy efficiency is degraded by about five percent each year as the coils get dirtier due to accumulated dust and grime. A qualified heating and cooling contractor should clean the evaporator coils as necessary.
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73) Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.
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74) Stains were found in one or more areas below air handler units. However, no elevated moisture was found. Apparently stains are due to past A/C leaks and/or condensation. Recommend monitoring these areas.
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75) Stains and what appears to be mold was found in one or more areas surrounding air handler unit #2. Mold testing recommended.
Estimated age: Condensing Unit : Missing / Air handle unit:10 years
Primary heating system energy source: Electric
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Manufacturer: Rheem
Filter location: Behind return air grill
Last service date: Unknown
76) A/C unit was inoperable , condensing unit was missing. (Unit was removed). Recommend having a heating & cooling contractor replace Heating & cooling system.
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.
78) Recommend having the septic tank inspected. Recommend having the tank pumped if it was last pumped more than 3 years ago.
79) Laundry room countertop is loose. Evaluate and repair as necessary. Also, countertops are delaminating in one or more areas. Evaluate and repair as necessary.
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80) Laundry cabinets are deteriorated in one or more areas. Evaluate and repair as necessary.
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81) Washer / dryer in good working condition at the time of inspection. Appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Recommend budgeting for replacements as necessary.
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82) Recommend replacing washing machine black rubber hoses with stainless-steel braided hoses.
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.
83) All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary. A qualified chimney service contractor should inspect, clean, and repair if necessary now and annually in the future.
85) Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. Master bathroom. 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.
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86) One or more exhaust fans is inoperable or provides inadequate air flow. Moisture may accumulate as a result. A qualified contractor should evaluate and replace the fan or make repairs as necessary.
87) One or more toilets are loose. For example guest quarters bathroom. A qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
Photo 87-1
88) One or more exhaust fans are noisy or vibrate excessively. Bathroom #2. A qualified contractor should evaluate and replace the fan(s) or make repairs as necessary.
89) The shower diverter valve for one or more bathtub faucets is defective. For example bathroom #1 A qualified plumber should evaluate and replace components or make repairs as necessary.
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90) One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
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91) Hardware such as hinges are loose. Master bathroom. Repairs should be made and/or hardware should be replaced as necessary, and by a qualified contractor if necessary.
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92) Glass is missing at one or more cabinet doors in master bathroom. Replace.
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93) One or more sink faucet handles in master bathroom are damaged/deteriorated and leak. Recommend having a plumbing contractor evaluate and repair / replace as necessary.
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94) Guest quarters bathroom shower door need repairs.
95) No hot water was found at guest quarter bathroom. This is due to bad water heater.
96) Caulk is missing and/or deteriorated at one or more bathtubs. For example, where the tub base meets the floor below, where the tub surround meets the tub, and/or around the base of the tub spout. Caulk should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall and floor structures.
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97) Caulk and/or grout is missing and/or deteriorated at showers. For example, where the shower base meets the floor below and/or around the shower surround. Caulk and/or grout should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall and floor structures.
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98) Caulk is missing and/or deteriorated where countertops meet backsplashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.
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99) Master bathroom bidet stopper is inoperable. Evaluate and repair as necessary.
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100) Guest quarters bathroom toilet tank flushing mechanism is defective. Evaluate and repair as necessary.
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101) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
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102) Water stains and/or minor water damage was found in the shelving or cabinet components below one or more sinks. The client(s) should evaluate and consider having repairs made.
104) 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.
Photo 104-1
105) One or more smoke alarms are damaged, deteriorated and/or missing from their mounting brackets. Damaged and/or missing smoke alarms should be replaced as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
Photo 105-1
106) One or more electric switches are damaged/deteriorated. Recommend having a qualified contractor evaluate and repair as necessary.
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107) Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
108) One or more deadbolt mechanisms are missing, inoperable or difficult to operate. A qualified contractor should evaluate and repair as necessary. Rear entry doors.
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109) One or more windows are hard to open or close. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily.
Photo 109-1
110) Screen(s) in one or more windows are missing, torn or have holes in them. Screens should be replaced where necessary.
111) Corrosion / damage was found in one or more areas of French doors. Recommend having a qualified contractor evaluate and repair / replace as necessary.
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112) One or more closet doors need adjustment /repair.
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113) One or more pocket doors won't latch, need adjustment /repair.
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114) Locking pins in one or more French doors are difficult to operate. Recommend having a qualified contractor evaluate and repair as necessary.
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115) One or more interior doors have been removed.
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116) Flooring is chipped and/or cracked in one or more areas. Evaluate and repair as necessary.
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117) Flooring in rear east room is not level. The client should consider further evaluation by a structural engineer.
118) Repairs were found in one or more ceiling areas. Recommend monitoring these areas. For example hallway.
Photo 118-1 Photo 118-2
119) 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.
120) 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.
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. 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 fences and gates: Appeared serviceable
Condition of body: Appeared serviceable
Condition of deck: Appeared serviceable
Condition of coping: Appeared serviceable
Condition of pumps, lines and valves: Appeared serviceable
Line material: PVC
Condition of heater and related equipment: Required repair, replacement and/or evaluation (see comments below)
Condition of filter and related equipment: Appeared serviceable
Filter air relief valve installed: Yes
Filter pressure gauge installed: Yes
Condition of skimmers: Appeared serviceable
Condition of electrical equipment: Appeared serviceable
122) Some conduit sections and/or fittings were loose and/or deteriorated. This is a potential safety hazard for shock or fire. A qualified person should evaluate and repair as necessary.
Photo 122-1
123) The pool body surface had extensive cracks, popups, chipping and/or significant wear. Recommend that a qualified contractor resurface the entire surface. Concrete pools or spas should be replastered every 10 to 15 years. For more information, visit: http://www.poolcenter.com/plaster.htm
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124) The decking had significant cracks, loose pavers , and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace sections as necessary.
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125) One or more sections of water return or supply lines were leaking. A qualified person should evaluate and repair as necessary.
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126) The heater was inoperable. A qualified contractor should evaluate and repair as necessary.
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127) Drain hose is damaged/deteriorated. Replace.
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128) Chlorinator should be evaluated, serviced, and repaired / replace by a pool contractor.
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129) Recommend having a pool contractor evaluate, service, and repair pool and equipment.
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130) One or more decking drains appeared to be clogged and/or filled with debris. A qualified person should clean or clear drains as necessary.
Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than five feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood destroying organisms may infest, reinfest or become active at anytime. No warranty is provided as part of this inspection.
Visible evidence of damage by wood destroying insects: Yes
Location #A: Various areas of attic trusses and beams
131) For the evidence found regarding wood destroying insects at location #A, recommend the following:
Consult with the property owner to determine the history of past infestations and treatment.
Have a qualified, state-licensed pest control operator evaluate further and treat as necessary.
132) Evidence of infestation of wood destroying insects was found at location # in the form of frass, exit holes and/or galleries with visible wood damage. This infestation appeared to involve drywood termites.
133) These costs are not exact and are intended only as a pleliminary guide to repair costs. Actual costs may vary greatly depending on many factors. Inspectors do not perform repairs and we do not normally provide price estimates in our reports. This list will serve you as a guideline and provide a "ball park" estimate for common items. It is always best to get a signed bid by a qualified contractor. ENVIRONMENTAL HOME SOLUTIONS, INC DOES NOT MAKE ANY WARRANTY OR GUARANTEE as to the accuracy, correctness, value, sufficiency or completness of the data or resulting project cost estimates. Environmental Home Solutions, Inc should have no liability for any loss, expense or damage arising out of or in connection with the information contained herein.
134) Caulking/sealing $320.00 Screens $480.00 Stucco cracks $1,200.00 Tree pruning $1,600.00 (Obtain estimates) Sprinkler system : Obtain estimates Fences / gates: Obtain estimates Roofing $102,000.00 to $120,000.00 (Obtain estimates) Pool service & repairs $4,800.00 Pool heater : Obtain estimates Windows & doors repairs $6,500.00 +/- Attic hatch fire rating $90.00 Dryer duct and vent cap $150.00 Electrical $2,900.00 Heating & cooling service / repairs $4,200.00 Plumbing $850.00 Flooring : obtain estimates Termite treatment : Obtain estimates , may be under warranty Guest quarters water heater $875.00 Cabinets & countertops $650.00 Fireplace service : Obtain estimates Driveway: Obtain estimates Septic tank inspection $375.00
Total approximated repairs cost $144,990.00
NOTE: The client has to consider that sprinkler system, fences/gates, Septic tank, driveway, and fireplace service, repairs, and/or replacement costs are not included in approximated repairs cost above.
This report is a professional opinion based on a visual inspection of the accessible components of the home. This report is not an exhaustive technical evaluation. An evaluation of this nature would cost many times more.
Please understand that there are limitations to this inspection. Many components of the home are not visible during the inspection and very little historical information is provided in advance of the inspection. While we can reduce your risk of purchasing a home, we cannot eliminate it, nor can 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 recommend that you budget for unexpected repairs. On average, we have found that setting aside roughly one percent of the value of the home on an annual basis is sufficient to cover unexpected repairs.
The Standards of Practice prohibits 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 to you.
The information provided in this report is solely for your use. Environmental Home Solutions, Inc will not release a copy of this report without your written consent.
Thank you for selecting our company. We appreciate the opportunity to be of service. Should you have any questions about the general condition of the house in the future, we would be happy to answer these. There is no fee for this telephone consulting. Our fees are based on a single visit to the property. If additional visits are required for any reason, additional fees may be assessed.
Sincerely,
Ivan A. Forero State Licensed Home Inspector, HI425 State Licensed Mold Assessor, MRSA1575
