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60 S Twin Maple Rd 
St Augustine FL 32084-8371
Inspector: Michael Vanek
Florida Home Inspector
License # HI2572

Professional Home Inspection

Client(s):  Sample Report 1
Property address:  123 Keller Williams Ave.
St. Augustine Florida
Inspection date:  Monday, January 21, 2019

This report published on Monday, January 21, 2019 2:05:42 PM EST

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
Major DefectCorrection likely involves a significant expense
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
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
Electric service
Water heater
Heating and air conditioning
Plumbing and laundry
Interior rooms

View summary

General information
Table of contents
Payment & Billing: Paid at Time of Inspection, Paid Cash, $325.00
Present during inspection: Buyer, Owner, Realtor
Occupied: Yes
Age of building: 18 years
Type of building: Single family
Outside temperature: 65 to 69
Outside condition: Sunny
Number of bedrooms: Three
Number of bathrooms: One
Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Wood panels
Exterior door material: Solid core wood
Water pressure (psi): 50 psi
Exterior wall condition: Fair, Needs repair
1) Repair/Replace - There is exterior wood rot damage at the bottom of areas around the exterior siding of the home that needs repaired.
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Number of Remaing Years of Life: 2 to 4 Years
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 18 years
Gutter & downspout material: None
Roof ventilation: Adequate
Roof Condition: Needs Repair
2) Repair/Replace - Roof has a leak at the top of the ridge vents. Recommend roofing contractor for repair of the leak that appears to be coming from the loose ridge vent.
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3) Repair/Maintain - 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 is 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. Recommend pruning trees so they're at least 10 feet above roof, or don't overhang the roof.
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4) Comment - The rest of the roof is in fair condition.
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Electric service
Table of contents
Primary service type: Overhead
Primary service overload protection type: Circuit breakers
Service amperage (amps): 150
Service voltage (volts): 120-240
Location of sub panels: Living Room
Location of main disconnect: Breaker at bottom of main service panel
Service conductor material: Copper
Main disconnect rating (amps): 150
Smoke detectors present: Yes
Electrical panel condition: Good
Outlets and switches condition: Good, Needs repair
5) Comment - The Electrical Panel was in Good Condition during the Inspection. The inspector did not find and concerns to report.
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Water heater
Table of contents
Type: Tank
Energy source: Electricity
Capacity (in gallons): 40
Water temperature (degrees Fahrenheit): 120
Water heater condition: Good
6) Comment - The Water Heater was inspected and was in good condition. The inspector did not find any concerns to report.
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Heating and air conditioning
Table of contents
Heating system energy source: Electric
Heat system type: Heat pump
A/C energy source: Electric
Distribution system: Flexible ducts
Filter location: At the base of the furnace
Air conditioned temperature difference: 16° good
7) Major Defect, Comment - The estimated useful life for heat pumps is 15 to 20 years. This heat pump appears to be approaching this age and may need replacing at any time.
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8) Maintain - Recommend that this system be inspected, cleaned, serviced and repaired if necessary by a qualified heating and cooling technician annually in the future.
9) Comment - The heating and aircondition system on the home was working properly during the inspection. The inspector did not find and concerns at this time to report.
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Photo 9-2 AC Temp
Photo 9-3 Heat Temp
Inspection method: Viewed from hatch
Roof structure type: Trusses
Insulation material: Fiberglass loose fill
10) Safety, Minor Defect - Cover plate(s) are missing from one or more electric junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard and poses a risk of both fire and shock. Recommend installing cover plates over junction boxes where missing.
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11) Comment - The attic was in good condition during the inspection. The inspector did not find any concerns to report at this time.
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12) Comment - Note roof leak is located at the attic access panel location.
Plumbing and laundry
Table of contents
Water service: Public
Supply pipe material: CPVC
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
Plumbing condition: Good
13) Comment - The Plumbing componets of the home were found to be in good condition during the inspection.
Interior rooms
Table of contents
Interior door condition: Poor, Needs repair
Windows operating condition: Poor, Need repair
Appliance condition: Fair
Flooring condition: Poor
14) Safety, Repair/Replace, Evaluate - Kitchen ground fault circuit interrupter (GFCI) receptacles didn't trip with the inspector's test instrument. Recommend having a qualified, licensed electrician evaluate and repair or replace receptacles or the wiring to the receptacles as necessary.
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15) Repair/Replace - Toilet appears to be loose and may need reanchoring. Recommend repairing so toilet is securely fastened to the floor.
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16) Repair/Replace - Screen(s) missing in one or more windows. Window(s) may not provide ventilation during months when insects are active. Recommend installing screens.
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17) Repair/Replace - Drawers in kitchen broken and the back splash is buckled from water damage in the kitchen. Recommend repair.
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18) Repair/Maintain - Wood rot on the exterior side door frame that needs repaired.
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19) Repair/Maintain - Closet doors damaged and missing in areas. With missing bedroom doors. Recommend repair.
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20) Repair/Maintain - Towel holder broken recommend repair.
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21) Repair/Maintain - Tub facet leaking under the spout that needs repaired.
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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.