Phone: (352) 361-8065
FAX: (352) 288-3764
PO Box 4891  
Ocala, FL 
Inspector: Michael Vanek


Professional Home Inspection
Client(s): Mike Vanek (Sample)
Property address: Condo Building X Unit X
Orlando, FL
Inspection date: Wednesday, January 24, 2007
This report published on 1/26/2007 11:43:37 AM EST

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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 shown in bold type. Items of concern follow descriptive information and are shown as follows:
SafetyPoses a risk of injury or death 
Major defectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
CommentFor your information 
Concern items are sorted by the types listed above.  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
Electric service
Heating and air conditioning
Interior rooms

General information Return to table of contents  
Payment & Billing: Paid Credit Card, $375.00
Structures inspected: Condo
Present during inspection: None
Occupied: No
Type of building: Condo
Exterior Return to table of contents  
Footing material: Masonry
Apparent wall structure: Concrete block
Wall covering: Stucco
Driveway material: Asphalt
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel
1) The porch floor has several cracks that are in need of repair or replacement of the entire concrete.

Photo 5  
2) There is an large gap in the top of the porch closet ceiling that needs repair.

Photo 4  
3) There are some gaps that need filled in on the porch ceiling.

Photo 6  
Electric service Return to table of contents  
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 125
Location of main disconnect: No single main disconnect, use all breakers in main service panel
Main disconnect rating (amps): 125
Active Knob & Tube Wiring or Branch Aluminum Wiring Present: No
Smoke detectors present: Yes
4) One or more smoke detectors is damaged or missing, and an insufficient number of smoke detectors are installed. Recommend replacing inoperable smoke detectors as necessary, and installing additional smoke detectors as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information on smoke detectors visit
5) The electrical panel is loose on the interior wall.

Photo 2  
6) There is a small water stain under the bathroom sink.

Photo 10  
7) The old light in the dining room is rusted from an past leak in the ceiling that was recently patched up.

Photo 14  
Heating and air conditioning Return to table of contents  
Heating system energy source: Electric
Heat system type: Forced air
A/C energy source: Electric
Air conditioning type: Split system
Filter location: Behind return air grill
8) There is a lot of built up mold on the walls inside the a/c closet. The flooring has been repaired in the past due to the leaking of the unit. Recommend Replacement of the entire system. And having all of the drywall removed and replaced.

Photo 12  
9) The a/c drain line is connected into the drain line in the bathroom. This is not per code. Recommended having an licensed air condition company install the new system properly.

Photo 13  
10) The estimated useful life for forced air furnaces is 15 to 20 years. This furnace appears to be at this age or older and may need replacing at any time.

Photo 11  
11) The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to have exceed this age and may need replacing at any time.
12) Recommend that this system be inspected, cleaned, serviced and repaired if necessary by a qualified heating and cooling technician every two years in the future.
13) This system is equipped with throw-away filter(s). Recommend replacing throw-away filter(s) every 2 months in the future if the thermostat's fan position is set to "Auto", or monthly if it's set to "On".
Interior rooms Return to table of contents  
14) Both of the bedroom floors are uneven and have several dips and holes in areas. The flooring in this unit needs to be inspected by an licensed engineering contractor to see if it is safe. Too many patches to the bottom level ceiling and too many uneven flooring in the upstairs unit that cause an concern.
15) There is major floor damage around the upstairs toilet and tub. The floor is very soft. Recomended having an licieced contractor removing the entire area and repair as neccesary.
16) No ground fault circuit interrupter (GFCI) devices (receptacles or circuit breakers) are visible in the kitchen or bathrooms. GFCI devices help prevent electric shocks in areas that may have water present. Recommend having a qualified, licensed electrician install GFCI protection for receptacles over counter tops and around sinks as per standard building practices.
17) Kitchen's under-sink food disposal is not working. Recommend having a qualified plumbing contractor evaluate and repair or replace as necessary.
18) Screen(s) torn in one or more windows. Window(s) may not provide ventilation during months when insects are active. Recommend repairing or replacing screens.
19) The kitchen facet is loose and needs repair or replacement.

Photo 3  
20) The bathroom shower handle is missing. Repair or replace.

Photo 9  
21) The kitchen counter top is leaning downward and is not level.

Photo 7  
22) The stove needs raised to be even with each side of the counter top.

Photo 8  
1. INSPECTOR agrees to perform a visual inspection of the home/building and to provide CLIENT with a written inspection report identifying the defects that INSPECTOR both observed and deemed material. INSPECTOR may offer comments as a courtesy, but these comments will not comprise the bargained-for report. The report is only supplementary to the sellers disclosure.
2. Unless otherwise inconsistent with this Agreement or not possible, INSPECTOR agrees to perform the inspection in accordance to the current Standards of Practice of the National Association of Certified Home Inspectors posted at CLIENT understands that these standards contain certain limitations, exceptions, and exclusions.
3. The inspection and report are performed and prepared for the use of CLIENT, who gives INSPECTOR permission to discuss observations with real estate agents, owners, repairpersons, and other interested parties. INSPECTOR accepts no responsibility for use or misinterpretation by third parties. INSPECTORS inspection of the property and the accompanying report are in no way intended to be a guarantee or warranty, express or implied, regarding the future use, operability, habitability or suitability of the home/building or its components. Any and all warranties, express or implied, including warranties of merchantability and fitness for a particular purpose, are expressly excluded by this Agreement.

4. INSPECTOR assumes no liability for the cost of repair or replacement of unreported defects or deficiencies either current or arising in the future. CLIENT acknowledges that the liability of INSPECTOR, its agents, employees, for claims or damages, costs of defense or suit, attorneys fees and expenses and payments arising out of or related to the INSPECTORS negligence or breach of any obligation under this Agreement, including errors and omissions in the inspection or the report, shall be limited to liquidated damages in an amount equal to the fee paid to the INSPECTOR, and this liability shall be exclusive. CLIENT waives any claim for consequential, exemplary, special or incidental damages or for the loss of the use of the home/building even if the CLIENT has been advised of the possibility of such damages. The parties acknowledge that the liquidated damages are not intended as a penalty but are intended (i) to reflect the fact that actual damages may be difficult and impractical to ascertain; (ii) to allocate risk among the INSPECTOR and CLIENT; and (iii) to enable the INSPECTOR to perform the inspection at the stated fee.

5. INSPECTOR does not perform engineering, architectural, plumbing, or any other job function requiring an occupational license in the jurisdiction where the inspection is taking place, unless the inspector holds a valid occupational license, in which case he/she may inform the CLIENT that he/she is so licensed, and is therefore qualified to go beyond this basic home inspection, and for additional fee, perform additional inspections beyond those within the scope of the basic home inspection. Any agreement for such additional inspections shall be in a separate writing.

6. In the event of a claim against INSPECTOR, CLIENT agrees to supply INSPECTOR with the following: (1) Written notification of adverse conditions within 14 days of discovery, and (2) Access to the premises. Failure to comply with the above conditions will release INSPECTOR and its agents from any and all obligations or liability of any kind.
7. The parties agree that any litigation arising out of this Agreement shall be filed only in the Court having jurisdiction in the County in which the INSPECTOR has its principal place of business. In the event that CLIENT fails to prove any adverse claims against INSPECTOR in a court of law, CLIENT agrees to pay all legal costs, expenses and fees of INSPECTOR in defending said claims.
8. If any court declares any provision of this Agreement invalid or unenforceable, the remaining provisions will remain in effect. This Agreement represents the entire agreement between the parties. All prior communications are merged into this Agreement, and there are no terms or conditions other than those set forth herein. No statement or promise of INSPECTOR or its agents shall be binding unless reduced to writing and signed by INSPECTOR. No change or modification shall be enforceable against any party unless such change or modification is in writing and signed by the parties. This Agreement shall be binding upon and enforceable by the parties and their heirs, executors, administrators, successors and assignees. CLIENT shall have no cause of action against INSPECTOR after one year from the date of the inspection.
9. Payment of the fee to INSPECTOR (less any deposit noted above) is due upon completion of the on-site inspection. The CLIENT agrees to pay all legal and time expenses incurred in collecting due payments, including attorneys fees, if any. If CLIENT is a corporation, LLC, or similar entity, the person signing this Agreement on behalf of such entity does personally guaranty payment of the fee by the entity.