View as PDF

View summary

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 2
Property address:  123 Keller Williams Way
St. Augustine FL
Inspection date:  Thursday, January 10, 2019

This report published on Monday, January 21, 2019 2:15:29 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
Repair/ReplaceRecommend repairing or replacing
Repair/MaintainRecommend repair and/or maintenance
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
Attached garage
Electric service
Water heater
Heating and air conditioning
Interior rooms

View summary

General information
Table of contents
Payment & Billing: Paid at Time of Inspection, $375.00
Structures inspected: Home
Present during inspection: Buyer, Realtor
Age of building: 5 years
Outside temperature: 65 to 69
Outside condition: Sunny
Number of bedrooms: Four
Number of bathrooms: Three
Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Stucco
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel, Sliding glass
Water pressure (psi): 45
Exterior wall condition: Good
1) Repair/Maintain, Evaluate - The pool was in good condition during the inspection. The inspector was unable to turn on the gas heater or the solar heater due to controls not activating unit. Recommend pool company check inspect and repair if needed so the solar heater and gas heater works properly.
Photo 1-1 
Photo 1-2 
Photo 1-3 
Photo 1-4 
2) Repair/Maintain - Exterior bathroom vent damaged on the left side of the home and needs repaired.
Photo 2-1 
3) Maintain, Comment - The inspector cracks in the exterior of the home walls during the inspection. These are common in many Florida homes, recommend filling the cracks with sealant and painting. They are no major concern.
Photo 3-1 
Photo 3-2 
Photo 3-3 
Photo 3-4 
Number of Remaing Years of Life: 16 to 18 Years
Roof type: Hipped
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 5 years
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
Roof Condition: Good
4) Maintain - Significant amounts of debris have 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 roof structure or make water accumulate around the foundation. Recommend cleaning gutters now and as necessary in the future.
Photo 4-1 
Photo 4-2 
5) Comment - The roof was in good condition during the inspection. The inspector did not find any major concerns to report at this time.
Photo 5-1 
Photo 5-2 
Photo 5-3 
Photo 5-4 
Photo 5-5 Shingles repaired in 2018 from storm.
Photo 5-6 Shingles repaired in 2018 from storm.
Attached garage
Table of contents
Garage door condition: Good
6) Comment - The interior perimeter of the garage is excluded from this inspection due to lack of access from stored items.
Photo 6-1 
Photo 6-2 
Electric service
Table of contents
Primary service type: Underground
Service amperage (amps): 200
Location of main service panel: Garage
Service conductor material: Copper
Smoke detectors present: Yes
Electrical panel condition: Good
Outlets and switches condition: Good
7) Comment - The Electrical Panel was in Good Condition during the Inspection. The inspector did not find and concerns to report.
Photo 7-1 
Water heater
Table of contents
Estimated age of Water Heater: 5 years
Type: Instantaneous
Energy source: Natural gas
Water temperature (degrees Fahrenheit): 126
Water heater condition: Good
8) Comment - The Water Heater was inspected and was in good condition. The inspector did not find any concerns to report.
Photo 8-1 
Photo 8-2 
Heating and air conditioning
Table of contents
Heating system energy source: Electric
Heat system type: Heat pump, High efficiency
A/C energy source: Electric
Air conditioning type: Heat pump
Distribution system: Flexible ducts
Filter location: Behind return air grill
Air conditioned temperature difference: 18° excellent
9) Comment - The heating and air condition system on the home was working properly during the inspection. The inspector did not find and concerns at this time to report.
Photo 9-1 Heat Temp
Photo 9-2 AC Temp
Photo 9-3 
Photo 9-4 
Photo 9-5 
Inspection method: Viewed from hatch
Roof structure type: Trusses
Insulation material: Fiberglass loose fill
Insulation depth: 10 inches
10) Repair/Replace - The attic hatch door needs more securing on the left side the screw is not properly holding the door. Recommend more attachment screws.
Photo 10-1 
11) Comment - The attic was in good condition during the inspection.
Photo 11-1 
Photo 11-2 
Photo 11-3 
Interior rooms
Table of contents
Interior door condition: Good
Appliance condition: Good
Flooring condition: Good
12) Safety, Repair/Replace - Microwave is rusted in the top inside this is a safety concern. Recommend replacing microwave.
Photo 12-1 
Photo 12-2 
13) Repair/Replace - Master bathroom Toilet appears to be loose and may need re-anchoring. Recommend repairing so toilet is securely fastened to the floor.
Photo 13-1 
14) 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.
Photo 14-1 

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.