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Apex Home Inspections LLC

Website: http://www.apexsuncoast.com
Phone: (727) 804-8368
Inspector: Kenneth Jones
Florida License# HI9101
InterNACHI Certified #14061510

 

Home Inspection Report

Client(s):  Joe Sample
Property address:  1234 Main St.
Tampa, Fl 33333
Inspection date:  Sunday, June 28, 2015

This report published on Thursday, November 12, 2015 7:40:56 PM EST

Thank you for the opportunity to perform your home inspection. Please read the entire report and save it for future reference as it provides not only a summary of defects but important information regarding your home as well as maintenance recommendations to help you keep your home performing as it was intended.

This inspection was performed in accordance with the State of Florida Standards of Practice for Home Inspections (These appear at the end of this report) as well as The Standards of Practice for Performing a General Home Inspection of The International Association of Certified Home Inspectors(INTERNACHI) These can be viewed here. http://www.nachi.org/sop.htm

A home inspection is a non invasive, visual inspection of all readily accessible areas of the home including exterior components, roof covering, structure, site conditions that affect the structure, interior components, electrical system, plumbing system, and the HVAC system.

A home inspection is not a code compliance inspection, zoning inspection, or an ADA inspection. It is not a prediction of future conditions, and it is not a guarantee or warranty of any kind.

The inspector does not test for the presence of mold. If the inspector observes evidence of microbial growth then testing would be recommended in your report. However, if persons that will be staying in the house are known to be sensitive to mold then testing is recommended regardless of the inspector's observations.

The Inspector does not perform a Wood Destroying Organism(WDO) inspection or test for lead paint, lead in the water supply, asbestos, formaldehyde, or any other environmental hazards.

A Home Inspection does not guarantee insurability. Although every effort is made to stay educated and informed on insurability issues, the insurance companies have the final say on what they do and do not insure. All companies are different and can change their policies at any time.

The home does not receive a "pass" or "fail" grade. The intent of the report is to inform you the buyer of the general condition of the home and what you may expect as far as ongoing maintenance and repairs so you can make a more informed buying decision. All homes will have defects and your home inspection report can be a powerful tool in the negotiations process. The report is only supplemental to the seller's disclosure.

This report contains observations of those systems and components that are, in the professional opinion of the inspector writing this report, significantly deficient or are near the end of their expected service life. If the cause for the deficiency is not readily apparent, the suspected cause or reason why the system or component is at or near end of expected service life is reported, and recommendations for correction or monitoring are made as appropriate.

Most of your report will be information about your home, maintenance recommendations, and minor imperfections. These are nice to know about. However, the issues that really matter will fall into four categories:

1. Major defects. An example of this would be a significant structural failure.
2. Minor defects that can lead to major defects. A small water leak coming from a roof flashing for example.
3. Things that may hinder your ability to insure the home. For example certain electrical panels that may be uninsurable.
4. Safety hazards. Such as improper wiring or a loose stair rail.

These items will also appear in your report summary.

Anything in these categories should be corrected. Often a serious problem can be corrected inexpensively to protect both life and property. Especially items in categories 2 and 4.

For liability and safety reasons only qualified, licensed, and insured contractors should perform repairs.

If you have any questions or concerns please contact me.


This report is the exclusive property of 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 safety hazard
Major defectCorrection likely involves a significant expense
EvaluateRecommend evaluation by a specialist
Repair/ReplaceRecommend repairing or replacing
Repair/MaintainRecommend repair and/or maintenance
MaintainRecommend ongoing maintenance
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 http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Exterior Components
Attic and Structure
Roof Covering
Garage or Carport
Electrical Systems
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Conditioning (HVAC)
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows


General Information
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Report number: 201506281
Time started: 10:00AM
Time finished: 12:30PM
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Hot
Ground condition: Damp
Recent weather: Heavy rain
Overnight temperature: Hot
Type of building: Single family
Age of main building: 12 years
Source for main building age: Property Appraiser
Front of building faces: South
Occupied: No

Grounds
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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; 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; invisible fencing; sea walls, docks and boathouses; any system or component that is not visible and readily accessible. Any comments made regarding these items are as a courtesy only.
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Patio Material: Poured in place concrete.
Condition of fences and gates: No fences on property.

1) Maintain - Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
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2) - Items inspected include: walkways, patios, and driveways leading to the dwelling entrances; fences; site conditions including vegetation, grading, surface drainage, and retaining walls on the property when any of these are likely to adversely affect the structure.
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Exterior Components
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Limitations: The inspector is not required to inspect: window and door screening, shutters, awnings, and similar seasonal or protective accessories and devices.
The inspector is not required to move furniture, appliances, lawn and garden equipment, tools, stored items, wall decorations, floor covering, clothing or any items that block the view and access to components or structures.
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.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared serviceable
Wall covering: Stucco
Apparent wall structure: Concrete block
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Metal, Sliding glass
Type of Eaves: Enclosed vented
Soffit Material: Aluminum
Fascia Material: Aluminum
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)

3) Repair/Maintain - The sliding glass doors were difficult to open and close. Recommend that a qualified person maintain, repair or replace door as necessary. Often, cleaning the track and applying a lubricant will help.
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4) - The inspector performs a visual inspection of accessible components or systems at the exterior: Exterior wall cladding/siding, flashing and trim; all exterior doors; attached decks, balconies, stoops, steps, porches, and their associated railings; eaves, soffits and fascias where accessible from ground level
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Attic and Structure
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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) 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.The inspector is not required to enter or traverse any attic, if in the opinion of the inspector: an unsafe or unsanitary condition exists; enter areas in which inadequate clearance exists to allow the inspector safe entry or traversing; the potential exists to cause damage to insulation, ductwork, other components or stored items
Attic inspection method: Traversed
Location of attic access point #A: Garage
Location of attic access point #B: Hallway
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass loose fill, Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): R-38
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Enclosed soffit vents
Type of foundation: Slab on grade
Condition of foundation and footings: Required repair, replacement and/or evaluation (see comments below)

5) Major defect, Evaluate - Slab appears to be heaving in the living room. In the center of the room where the cracks meet the slab is 1/2" higher than at the rooms perimeter. Also two patches in the slab were observed in a nearby bedroom that were probably plumbing repairs that this inspector feels may be related.
Recommend further evaluation by a General Contractor to prescribe a course of action that could include destructive investigating.
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6) Repair/Maintain - Baffles that are intended to keep insulation from blocking soffit vents in the attic were loose and had fallen down. Attic and/or roof structure ventilation can be reduced as a result. The service life for the roof surface materials can also be reduced because of high temperatures. Moisture from condensation is also likely to accumulate in the roof structure and/or attic and can be a conducive condition for wood-destroying organisms. Recommend that a qualified person repair or reattach baffles as necessary.
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7) - Attic and structure components and systems inspected include the following visible and readily accessible items: slab on grade foundations, ceiling structure, roof structure, wall structure, trusses, joists, rafters, posts, beams, columns and other framing; attic insulation.
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Roof Covering
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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; antenna or other installed accessories. 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) 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. 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. The inspector is not required to walk on the roof surface when, in the opinion of the inspector, the following conditions exist: Roof slope is excessive to safely walk on; There is no safe access to the roof; Climatic conditions render the roof unsafe to walk on; Condition of the roofing material or roof decking renders the roof unsafe to walk on; Walking on the roof may cause damage to the roof covering materials; and walking will place any liability or danger to the homeowner or other representatives involved in the home inspection process.
Age of roof surface(s): 12 years
Roof inspection method: Traversed
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable, Hipped

8) Repair/Replace - Higher than normal granule loss observed in various areas of the roof mostly on the ridge possibly from excessive foot traffic. The purpose of these mineral granules which are adhered to the roof shingle surface as part of the shingle manufacturing process, is to protect the shingle from sunlight, from UV light, and from the weather in general. Once the shingle substrate is exposed due to granule loss, that area of the shingle will deteriorate rapidly causing leaks. Recommend that a qualified roofing contractor evaluate and repair as necessary.
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Appears to have been used as a seat.
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9) - Roof covering systems and components inspected include the following: Roofing materials; Flashings; Skylights, chimneys, and roof penetrations; Roof drainage systems.
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Garage or Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached garage
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Metal
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: None visible

10) - The Inspector performs a visual inspection of the separation wall and ceiling including any doors leading into the house from the garage; the vehicle door and opener if equipped.
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Electrical Systems
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Limitations: The inspector does not inspect: remote control devices; security alarm systems and components; low voltage wiring, systems and components, ancillary wiring and systems and components not a part of the primary electrical power distribution system; generators, photovoltaic solar collectors or battery or electrical storage devices and associated equipment.
The inspector is not required to: measure amperage, voltage or impedance; perform a load calculation; insert any tool, probe, or device into any electrical component; determine the accuracy of circuit labeling.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 150
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): 150
System ground: Not determined, not readily apparent
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Garage
Location of main disconnect: Breaker at bottom of main service panel
Condition of branch circuit wiring: Appeared serviceable
Branch circuit wiring type: Non-metallic sheathed
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: Yes
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: No, recommend install
Smoke alarm power source(s): Hard wired
Limitations: The inspector does not inspect: remote control devices; security alarm systems and components; low voltage wiring, systems and components, ancillary wiring and systems and components not a part of the primary electrical power distribution system; generators, photovoltaic solar collectors or battery or electrical storage devices and associated equipment. The inspector is not required to: measure amperage, voltage or impedance; perform a load calculation; insert any tool, probe, or device into any electrical component; determine the accuracy of circuit labeling.

11) Safety, Repair/Replace - Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA.
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12) Safety, Repair/Replace - No carbon monoxide alarms were visible. This is a potential safety hazard. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations.

13) - Electrical systems and components inspected include the following visible and readily accessible items: service entrance conductors, drip loop, cables, and raceways; main service equipment and main disconnects; service grounding; interior components of main service panels and sub panels; conductors; over current protection devices; installed lighting fixtures, switches, and receptacles; ground fault circuit interrupters; amperage and voltage rating of electrical service; main disconnect; methods or types of wiring; smoke detectors; carbon monoxide detectors; arc fault circuit interrupters.
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Plumbing / Fuel Systems
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Limitations: The inspector does not inspect: wells or water storage related equipment; water conditioning systems; solar water heating systems; fire sprinkler systems; private waste disposal systems; irrigation systems. The inspector is not required to: inspect any plumbing system or component that is not readily accessible; test shower pans, tub and shower surround for leakage; operate safety valves or shut-off valves; determine whether water supply and waste disposal systems are public or private; determine the quantity or quality of the water supply, or if the function flow at the time of the inspection or thereafter will meet the client’s needs
Condition of service and main line: Appeared serviceable
Water service: Public
Location of main water meter: By street
Location of main water shut-off: West side of house
Service pipe material: Copper, Plastic
Condition of supply lines: Appeared serviceable
Supply pipe material: CPVC plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Location(s) of plumbing clean-outs: Not determined (obscured, inaccessible or none found)
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Type of irrigation system supply source: Reclaimed water
Location of irrigation supply shut off: East side of house
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: West side of house

14) - Visible and readily accessible plumbing systems and components inspected include the following: interior water supply piping and distribution systems including all fixtures, faucets, and components; drain, waste and vent systems, including all plumbing fixtures; plumbing related vent systems, flues, and chimneys; drainage sumps, sump pumps, and related piping; materials used for water supply, drain, waste, and vent piping; main water and main fuel shut-off valves.
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Reclaimed water shutoff for irrigation.
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Main gas shutoff
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Main water shutoff
 

Water Heater
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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off or TPR valve to be operated.
Condition of water heater: Near, at or beyond service life
Type: Tank
Energy source: Natural gas
Estimated age: 12 years
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Manufacturer: A.O. Smith
Location of water heater: Garage
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 110f at kitchen sink

15) Comment - The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be near this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.

16) - Water heating equipment is visually inspected and energy source, date of manufacture and size are noted.
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Water heater manufactured April, 2003
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Temperature control
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TPR valve

Heating, Ventilation and Air Conditioning (HVAC)
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Limitations: The inspector is not required to inspect: interiors of flues or chimneys or any other component that is not readily accessible; heat exchangers; humidifiers or dehumidifiers; humidistats; electronic air filters, sanitizers, or UV lights; solar space heating systems; internal components such as coils and pans; automatic HVAC zoned systems, dampers and controls that are not readily accessible; removable window air conditioning systems. Any comments made regarding these items are as a courtesy only. The inspector is not required to: determine heat and cooling supply adequacy or distribution balance; operate air conditioning or heat pump systems when ambient temperatures pose the potential for damage to the system.
Type: Split system with natural gas furnace.
Condition of condensing unit: Required repair, replacement and/or evaluation (see comments below)
Approximate age of condensing unit: 12 years
Condensing unit manufacturer: Lennox
Condensing unit location: Back yard
Approximate tonnage: 2 1/2 ton
A/C fuel type: Electric
Condition of furnace/evaporating unit: Required repair, replacement and/or evaluation (see comments below)
Approximate age of furnace/evaporating unit: 12 years
Furnace/evaporating unit manufacturer: Lennox
Furnace/evaporating unit location: Garage
Approximate BTU's: Not determined(label missing)
Condensate overflow warning/shutoff device present?: Yes
Condition of forced air ducts and registers: Required repair, replacement and/or evaluation (see comments below)
Condition of controls: Not determined (system inoperable)
Location of thermostat: Living room
Location for forced air filter(s): Behind return air grill(s)

17) Evaluate - The ac/heating system did not respond to normal controls (thermostat). It appeared to be inoperable. The inspector was only able to perform a limited evaluation. If possible, consult with the property owner and/or review documentation on this system. Recommend that a qualified HVAC contractor evaluate and repair as necessary.

18) Evaluate - The air filter is located behind the return air grill on the living room ceiling about 12 feet above the floor. Changing this filter can be a safety hazard due to it's location. Recommend evaluation by a qualified contractor to determine a more suitable location for the filter.
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19) Repair/Replace - Pad for AC condensing unit is too small. Dirt and organic matter splashes onto cooling fins during rain. This can affect AC efficiency and cause premature deterioration of the condensing unit. Recommend larger pad to be installed and debris cleaned out from the bottom of the unit.
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20) Repair/Replace - Supply ducts in the garage were not insulated, or the insulation was damaged or deteriorated. This can result in reduced energy efficiency, moisture inside heating ducts, and/or "sweating" on cooling ducts. Recommend that a qualified contractor replace or repair per standard building practices.
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21) Maintain - Significant amounts of debris, dirt and/or dust were visible in one or more sections of supply and/or return air ducts for the heating or cooling system. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers." At a minimum, the visible debris should be thoroughly cleaned. Recommend that a qualified contractor clean the ducts.
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22) Comment - The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be near this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

23) Comment - The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be near this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

24) - The heating and air conditioning (HVAC) systems and components inspected include: installed heating equipment; fuel storage and fuel distribution systems; vent systems, flues, and chimneys; ductwork and air distribution components; mechanical ventilation systems; heating and cooling system types; heating and cooling system energy source; heating and cooling system capacity in BTUs or tonnage; the presence of condensate over flow warning/shutoff devices.
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Kitchen
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Limitations: The inspector does not provide an estimate of the remaining life of appliances, does not determine the adequacy of operation of appliances, does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls.
The Inspector is not required to: activate any system or appliance that is shut down, disconnected, or otherwise rendered inoperable; operate or evaluate any system, component or appliance that does not respond to normal user controls; operate any gas appliance that requires the manual lighting of a pilot light or burner device; operate any system, appliance or feature that requires the use of special codes, keys, combinations, or devices or where user manual reference is required; operate any system, component, or appliance where in the opinion of the inspector, damage may occur; determine thermostat(s) calibration, adequacy of heating elements, operate or evaluate self cleaning cycles, door seals, indicator lights, timers, clocks or timed features, defrost cycles or frost free features, or other specialist features as it applies to the appliance device; determine leakage from microwaves ovens; determine the presence or operation of back draft damper devices in exhaust devices; move any appliance; confirm operation of every control or feature of a system or appliance.
Permanently installed kitchen appliances present during inspection: Range, Dishwasher, Under-sink food disposal, Range hood
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Floor covering: Ceramic tile
Condition of floor covering: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of under-sink food disposal: Near, at or beyond service life
Condition of dishwasher: Required repair, replacement and/or evaluation (see comments below), Near, at or beyond service life
Condition of range, cooktop or oven: Near, at or beyond service life
Range, cooktop or oven type: Natural gas(240v receptacle for range present)
Type of ventilation: Recirculating range hood
Condition of range hood: Required repair, replacement and/or evaluation (see comments below)

25) Repair/Replace - Water was leaking at the sink faucet base or handles. Recommend that a qualified plumber repair as necessary.
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26) Repair/Replace - The dishwasher did not drain or was draining very slow.. Recommend that a qualified specialist repair or replace as necessary.
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27) Repair/Replace - The range hood was not vented to the outdoors. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor install a venting system per standard building practices.

28) Comment - The estimated useful life for most kitchen appliances is 10-15 years. One or more appliances (dishwasher, refrigerator, range, under-sink food disposal and/or range hood) appeared to be near, at or beyond their service life. Even if operable, recommend budgeting for replacements in the near future.

29) - Flooring, plumbing fixtures, countertops and a representative number of cabinets are inspected. Appliances are inspected and tested for operation to determine whether the appliances are significantly deficient using normal operating controls
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Bathrooms, Laundry and Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, or steam generators. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances. Any comments made regarding these items are as a courtesy only. The inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. .
Location #A: Master bath
Location #B: Full bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Flooring type: Ceramic tile
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Spot exhaust fans, with individual ducts
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes

30) - Flooring, plumbing fixtures, countertops, and cabinets are inspected.
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Interior, Doors and Windows
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Limitations: The following items are not included in this inspection: cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; gas lighting systems. Any comments made regarding these items are as a courtesy only. The Inspector is not required to inspect: paint, wallpaper, window treatments, and other specialty finish treatments; carpeting; central vacuum systems; recreational facilities; mantels and fireplace surrounds. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. Therefore, the inspector may only inspect a representative number of doors and windows. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Tile, No flooring present in most areas

31) Repair/Replace - Pocket door in master bath missing door guides causing door to scrape on sides. Recommend qualified person repair as necessary.
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32) - The interior components that shall be inspected include the following: interior walls, ceilings, and floors; steps, stairways, and railings; interior doors, windows and their operating locks and latches or other opening mechanisms; insulation and vapor retarders in unfinished spaces.
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Photo 32-1
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Photo 32-3
 


CONCLUSION:

We take pride in the service we provide and trust that you will be happy with the quality of the report. Every effort was made to provide you with an accurate assessment of the condition of the property and it's components and to alert you to any significant defects or adverse conditions. However, the inspector may have not tested every outlet, opened every window and door, or identified every problem. Also because the inspection is essentially visual, latent defects could exist. We cannot see through walls. Therefore, you should not regard this inspection as a guarantee or warranty. It is simply a report on the general condition of the property at the time of the inspection. As a homeowner, you should expect problems to occur. For instance, roofs may develop leaks, drains can clog, and systems can fail without warning. We can not predict future events. For these reasons it is highly recommend that you purchase a home warranty and a comprehensive home insurance policy.

Thank you for choosing Apex Home Inspections.




STATE OF FLORIDA STANDARDS OF PRACTICE



61-30.801 Standards of Practice, General.
(1) Home inspections performed to these Standards of Practice are intended to provide the client with information regarding the overall condition of installed systems and components of the home based on observation of the visible and apparent condition of the structure and components at the time of the home inspection and to report on those systems and components inspected that, in the professional opinion of the inspector, are significantly deficient or at the end of their service lives. A home inspection does not include the prediction of future conditions.
(2) These standards shall not be construed as limiting the scope of the inspection process in those areas where the inspector is qualified and/or has special knowledge.
(3) The inspector shall inspect readily accessible, installed systems and components of homes listed in these Standards of Practice by using normal operating controls and opening readily operable access panels. Where multiple instances of the same component exist, a representative number shall be inspected.
(4) The inspector shall inspect and report as required by Section 468.8323, F.S., when required by these standards, systems or components by their type and/or significant characteristics.
(5) If not self-evident to the client at the time of inspection, the inspector shall give a reason why, in his or her opinion, the system or component was reported as significantly deficient or near the end of its service life.
(6) The inspector shall make recommendations for correction and/or monitoring, or further evaluation of the deficiencies that the inspector observed.
(7) These Standards of Practice do not limit inspectors from:
(a) Including other inspection services, in addition to those required by these Standards of Practice;
(b) Specifying repairs, provided the inspector is appropriately qualified;
(c) Excluding systems and components from the inspection if agreed upon in writing by the inspector and client.
Rulemaking Authority 468.8325 FS. Law Implemented 468.8323, 468.832(1)(j) FS. History‒New 10-22-13.


61-30.802 Standards of Practice, Structure.
(1) Structural system and components include the following:
(a) Foundation;
(b) Floor structure;
(c) Wall structure;
(d) Ceiling structure;
(e) Roof structure;
(f) Posts;
(g) Beams;
(h) Columns;
(j) Joists;
(k) Rafters;
(l) Trusses;
(m) Other framing; and
(n) Ventilation of foundation areas.
(2) The inspector shall inspect all of the visible structural systems and components by probing structural components where deterioration is visible or suspected or where clear indications of possible deterioration exist. Probing is not required when, in the opinion of the inspector, probing would only further damage any area already identified as defective or where no deterioration is visible or presumed to exist.
(3) The inspector is not required to enter or traverse any under-floor crawl space or attic, if in the opinion of the inspector:
(a) An unsafe or unsanitary condition exists;
(b) Enter areas in which inadequate clearance exists to allow the inspector safe entry or traversing;
(c) The potential exists to cause damage to insulation, ductwork, other components or stored items.
(4) The inspector is not required to provide any engineering or architectural services or offer an opinion as to the adequacy of any structural system or component.
Rulemaking Authority 468.8325 FS. Law Implemented 468.8323, 468.832(1)(j) FS. History‒New 10-22-13.


61-30.803 Standards of Practice, Electrical Systems.
(1) Electrical systems and components include the following:
(a) Service entrance conductors, drip loop, cables, and raceways;
(b) Main service equipment and main disconnects;
(c) Service grounding;
(d) Interior components of main service panels and sub panels;
(e) Conductors;
(f) Over current protection devices;
(g) Readily accessible installed lighting fixtures, switches, and receptacles;
(h) Ground fault circuit interrupters;
(i) Amperage and voltage rating of electrical service;
(j) Main disconnect(s);
(k) Methods or types of wiring;
(l) Smoke detectors;
(m) Carbon monoxide detectors;
(n) Arc fault circuit interrupters.
(2) The inspector shall inspect all of the visible and readily accessible electrical systems and components.
(3) The inspector is not required to inspect:
(a) Remote control devices;
(b) Security alarm systems and components;
(c) Low voltage wiring, systems and components, ancillary wiring and systems and components not a part of the primary electrical power distribution system;
(d) Generators, photovoltaic solar collectors or battery or electrical storage devices and associated equipment.
(4) The inspector is not required to:
(a) Measure amperage, voltage or impedance;
(b) Perform a load calculation;
(c) Insert any tool, probe, or device into any electrical component;
(d) Determine the accuracy of circuit labeling.
Rulemaking Authority 468.8325 FS. Law Implemented 468.8323, 468.832(1)(j) FS. History‒New 10-22-13.


61-30.804 Standards of Practice, HVAC Systems.
(1) HVAC systems and components include heating and air conditioning systems and components and HVAC distribution systems and components.
(2) Heating and air conditioning systems and components.
(a) The heating and air conditioning (HVAC) systems and components include the following:
1. Installed heating equipment;
2. Fuel storage and fuel distribution systems;
3. Vent systems, flues, and chimneys;
4. Ductwork and air distribution components;
5. Mechanical ventilation systems;
6. Heating system energy source(s);
7. Heating system capacity in BTUs or kilowatts.
(b) The inspector shall inspect all readily accessible heating and air conditioning systems and components.
(c) The inspector is not required to inspect:
1. Interiors of flues or chimneys which are not readily accessible;
2. Heat exchangers;
3. Humidifiers or dehumidifiers;
4. Electronic air filters, sanitizers, or UV lights;
5. Solar space heating systems;
6. Internal components such as coils and pans.
(3) HVAC distribution systems and components.
(a) The heating and air conditioning (HVAC) distribution systems and components include the following:
1. Energy source;
2. Cooling method by its distinguishing characteristics;
3. The presence of condensate over flow warning/shutoff devices.
(b) The inspector shall inspect readily accessible HVAC distribution systems.
(c) With regards to HVAC distribution systems, the inspector is not required to inspect:
1. Electronic air filters, sanitizers, or UV lights;
2. Humidistats;
3. Automatic HVAC zoned systems, dampers, controls, that are not readily accessible;
4. Removable window air conditioning systems.
(3) The inspector is not required to:
(a) Determine heat supply adequacy or distribution balance;
(b) Operate heat pump systems when ambient temperatures pose the potential for damage to the air conditioning system;
(c) Determine cooling supply adequacy, distribution balance or indoor air quality;
(d) Operate the air conditioning system when ambient temperatures pose the potential for damage to the air conditioning system.
Rulemaking Authority 468.8325 FS. Law Implemented 468.8323, 468.832(1)(j) FS. History‒New 10-22-13.


61-30.805 Standards of Practice, Roof Covering.
(1) Roof covering systems and components include the following:
(a) Roofing materials;
(b) Flashings;
(c) Skylights, chimneys, and roof penetrations;
(d) Roof drainage systems;
(e) Ventilation of attics; and
(f) Insulation of attics.
(2) The inspector shall inspect all of the visible and readily accessible roof covering systems and components.
(3) The inspector is not required to inspect:
(a) Components or systems that are not readily accessible;
(b) Antenna or other installed accessories;
(c) Interiors of flues or chimneys which are not readily accessible.
(4) The inspector is not required to walk on the roof surface when, in the opinion of the inspector, the following conditions exist:
(a) Roof slope is excessive to safely walk on;
(b) There is no safe access to the roof;
(c) Climatic conditions render the roof unsafe to walk on;
(d) Condition of the roofing material or roof decking renders the roof unsafe to walk on;
(e) Walking on the roof may cause damage to the roof covering materials; and
(f) Walking will place any liability or danger to the homeowner or other representatives involved in the home inspection process.
(5) The inspector is not required to disturb insulation.
Rulemaking Authority 468.8325 FS. Law Implemented 468.8323, 468.832(1)(j) FS. History‒New 10-22-13.


61-30.806 Standards of Practice, Plumbing System.
(1) Plumbing systems and components include the following:
(a) Interior water supply piping and distribution systems including all fixtures, faucets, and components;
(b) Drain, waste and vent systems, including all plumbing fixtures;
(c) Plumbing related vent systems, flues, and chimneys;
(d) Drainage sumps, sump pumps, and related piping;
(e) Materials used for water supply, drain, waste, and vent piping;
(f) Water heating equipment including the energy source;
(g) Main water and main fuel shut-off valves.
(2) The inspector shall inspect all of the visible and readily accessible plumbing systems and components.
(3) The inspector is not required to inspect:
(a) Wells or water storage related equipment;
(b) Water conditioning systems;
(c) Solar water heating systems;
(d) Fire sprinkler systems;
(e) Private waste disposal systems;
(f) Irrigation system(s).
(4) The inspector is not required to:
(a) Test shower pans, tub and shower surround for leakage;
(b) Operate safety valves or shut-off valves;
(c) Determine whether water supply and waste disposal systems are public or private;
(d) Determine the quantity or quality of the water supply, or if the function flow at the time of the inspection or thereafter will meet the client’s needs.
Rulemaking Authority 468.8325 FS. Law Implemented 468.8323, 468.832(1)(j) FS. History‒New 10-22-13.


61-30.807 Standards of Practice, Interior Components.
(1) The interior components that shall be inspected include the following:
(a) Interior walls, ceilings, and floors;
(b) Steps, stairways, and railings;
(c) Countertops and representative number of installed cabinets;
(d) Garage doors;
(e) Interior and exterior doors and windows and their operating locks and latches or other opening mechanisms;
(f) Insulation and vapor retarders in unfinished spaces;
(g) Fireplaces and solid fuel burning appliances;
(h) Vent systems, flues, and chimneys;
(i) Household appliances.
(2) The inspector shall inspect all of the visible and readily accessible interior components that have not been excluded in the scope of services disclosure. When inspecting doors and windows, the inspector may inspect a representative number of doors and windows. The inspector shall inspect household appliances to determine whether the appliances are significantly deficient using normal operating controls. Inspectors will not operate systems or appliances if they have been excluded in the scope of services disclosure or if there is a risk to the property being inspected. Inspectors will first review the system to be operated and use professional judgment as to whether it is safe to operate using normal operating controls and report accordingly.
(3) The inspector is not required to inspect:
(a) Paint, wallpaper, window treatments, and other specialty finish treatments;
(b) Carpeting;
(c) Window treatments;
(d) Central vacuum systems;
(e) Recreational facilities;
(f) Fire screens and doors, if not permanently attached;
(g) Seals and gaskets on fireplaces;
(h) Automatic fuel feed devices;
(i) Mantles and fireplace surrounds;
(j) Combustion make-up air devices;
(k) Heat distribution assists whether gravity controlled or fan assisted in fireplaces.
(4) The inspector is not required to:
(a) Open or operate any windows or doors and access covers that are permanently or temporarily secured by mechanical means, are painted shut, or are blocked by stored items or furniture;
(b) Ignite or extinguish fires;
(c) Light gas fireplaces or heaters, or other unlit pilot light devices;
(d) Determine draft characteristics for fireplaces and chimneys;
(e) Move fireplace inserts or stoves or firebox contents;
(f) Disturb insulation;
(g) Activate any system or appliance that is shut down, disconnected, or otherwise rendered inoperable;
(h) Operate or evaluate any system, component or appliance that does not respond to normal user controls;
(i) Operate any gas appliance that requires the manual lighting of a pilot light or burner device;
(j) Operate any system, appliance or feature that requires the use of special codes, keys, combinations, or devices or where user manual reference is required;
(k) Operate any system, component, or appliance where in the opinion of the inspector, damage may occur;
(l) Determine thermostat(s) calibration, adequacy of heating elements, operate or evaluate self cleaning cycles, door seals, indicator lights, timers, clocks or timed features, defrost cycles or frost free features, or other specialist features as it applies to the appliance device;
(m) Determine leakage from microwaves ovens;
(n) Determine the presence or operation of back draft damper devices in exhaust devices;
(o) Move any appliance;
(p) Confirm operation of every control or feature of a system or appliance.
Rulemaking Authority 468.8325 FS. Law Implemented 468.8323, 468.832(1)(j) FS. History‒New 10-22-13, Amended 7-31-14.


61-30.810 Standards of Practice, Exterior Components.
(1) Exterior systems and components include the following:
(a) Exterior wall cladding/siding, flashing and trim;
(b) All exterior doors;
(c) Attached decks, balconies, stoops, steps, porches, and their associated railings;
(d) Eaves, soffits and fascias where accessible from the ground level;
(e) Walkways, patios, and driveways leading to the dwelling entrances;
(2) The inspector shall inspect all of the visible and readily accessible exterior systems and components.
(3) The inspector is not required to inspect:
(a) Window and door screening, shutters, awnings, and similar seasonal or protective accessories and devices;
(b) Fences;
(c) Recreational facilities;
(d) Outbuildings;
(e) Swimming pools, seawalls, break-walls, boat lifts and/or docks.
(4) The inspector is not required to move furniture, appliances, lawn and garden equipment, tools, stored items, wall decorations, floor covering, clothing or any items that block the view and access to components or structures.
Rulemaking Authority 468.8325 FS. Law Implemented 468.8323, 468.832(1)(j) FS. History‒New 10-22-13, Amended 7-31-14.


61-30.811 Standards of Practice, Site Conditions that Affect the Structure.
(1) Site conditions that affect the structure include the following:
(a) Vegetation;
(b) Grading;
(c) Surface drainage; and
(d) Retaining walls on the property when any of these are likely to adversely affect the structure.
(2) The inspector shall inspect all of the visible and readily accessible site conditions that affect the structure.
(3) The inspector is not required to inspect:
(a) Geological, geotechnical or hydrological site conditions;
(b) Erosion control and earth stabilization measures.
Rulemaking Authority 468.8325 FS. Law Implemented 468.8323, 468.832(1)(j) FS. History‒New 10-22-13.








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