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Home Spec Solutions Property Inspection Report
123 S. Main St, Anywhere, FL 34xxx
Inspection prepared for: Mr. John Smith
Date of Inspection: 4/1/2015 Time: 9AM
Age of Home: 2000 Size: 2306
Weather: Partly sunny 81 degrees F
House faces north
Inspector: Jean Anne Baker
License #HI 414
416 SW South Quick Cir, Port St. Lucie, FL 34953
Phone: 772-263-0729 Fax: 888-604-0043
Email: [email protected]
www.homespecsolutions.com
Home Spec Solutions 123 S. Main St, Anywhere, FL
Report Summary
On this page you will find, in RED, a brief summary of any CRITICAL concerns of the inspection, as
they relate to Safety and Function. Examples would be bare electrical wires, or active drain leaks.
The complete list of items noted is found throughout the body of the report, including Normal
Maintenance items. Be sure to read your entire report!
For your safety and liability, we recommend that you hire only licensed contractors when having any
work done. If the living area has been remodeled or part of an addition, we recommend that you
verify the permit and certificate of occupancy. This is important because our inspection does not
tacitly approve, endorse, or guarantee the integrity of any work that was done without a permit, and
latent defects could exist.
Depending upon your needs and those who will be on this property, items listed in the body of the
report may also be a concern for you; be sure to read your Inspection Report in its entirety.
Note: If there are no comments in RED below, there were no CRITICAL system or safety concerns
with this property at the time of inspection.
Safety Issue: denotes a condition that is unsafe and in need of prompt attention.
Repair:denotes a system or component which is missing or which needs corrective action to
assure proper and reliable function.
Improve: denotes improvements which are recommended but not required.
Monitor: denotes a system or component needing further investigation and/or monitoring in
order to determine if repairs are necessary.
Deferred Cost:denotes items that have reached or are reaching their normal life expectancy
or show indications that they may require repair or replacement anytime during the next five
(5) years.
Please note that those observations listed under “Discretionary Improvements” are not essential
repairs, but represent logical long term improvements.
THE SCOPE OF THE INSPECTION
All components designated for inspection in the FABI Standards of Practice and Standards of
Practice of a Licensed Home Inspector for the State of Florida are inspected, except as may be
noted in the “Limitations of Inspection” sections within this report.
It is the goal of the inspection to put a home buyer in a better position to make a buying
decision. Not all improvements will be identified during this inspection. Unexpected repairs
should still be anticipated. The inspection should not be considered a guarantee or warranty of
any kind.
The inspection of a condo/townhome does not include reporting on the exterior, roof and
structure. These items are typically maintained by the Home Owner’s Association. Pictures of
areas requiring monitoring or repair are included at the end of this report and should be
addressed with the HOA, if applicable.
Home Spec Solutions 123 S. Main St, Anywhere, FL
Report Summary
Heating/Cooling
Page 11 Item: 2 System Type • •Deferred Cost Item: As is not uncommon for homes of this
age and location, the AC unit is older. (Approximately 16
years old) The typical life of an AC unit in Florida is 9-12
years. It may require a slightly higher level of maintenance,
and may be more prone to major component breakdown.
Predicting the frequency or time frame for replacement is
difficult. Regular maintenance will be important to keep the
unit running to industry standards. It is recommended to
budget for a new unit soon.
Plumbing
Page 17 Item: 5 Water Heater • Deferred Cost Item: Water heaters have a typical life
expectancy of 7-12 years. The existing unit is within this age
range (8 years). One cannot predict with certainty when
replacement will become necessary.
Interior
Page 19 Item: 3 Window Types and
Glazing
• Repair/Replace: Two single hung windows and three blocks
in the master bath had broken/cracked glass and were in
need of repair/replacement. Recommend licensed contractor
for repair/replacement as necessary.
Swimming Pool
Page 23 Item: 6 Electrical
Components
• Repair/Replace: The pool light was full of water and should
be replaced. Repair/Replace as necessary by a licensed pool
contractor.
Page 24 Item: 9 Pool Surface • Repair: Gem finish–Blemishes noted and broken tiles were
noted. Grout was in need of repair and tiles should be
repaired by a licensed pool contractor.
Home Spec Solutions 123 S. Main St, Anywhere, FL
Structure
Limitations of Structure inspection
As we have discussed and as described in your inspection contract, this is a visual inspection
limited in scope by (but not restricted to) the following conditions:
·Structural components concealed behind finished surfaces could not be inspected.
·Only a representative sampling of visible structural components were inspected.
·Furniture and/or storage may restrict access to some structural components.
·Engineering or architectural services such as calculation of structural capacities,
adequacy, or integrity are not part of a home inspection.
·No access was gained to the crawl space(s).
·The crawl space was viewed from the access hatch only.
·There was no access to the roof space/attic.
·The roof space/attic was viewed from the access hatch only.
There was no access to the side attic areas (behind the “knee wall”).
1. Foundation
Materials: Slab on grade
Observations:
• General Comments” No major defects noted.
2. Floor Structure
Materials: Concrete 1st floor • Second floor not visible
3. Wall Structure
Materials: Masonry • Wood Frame
4. Ceiling Structure
Materials: Trusses 2nd floor • First floor not visible
5. Attic Space Entered
Materials: Only 5% accessible due to trusses, ductwork and insulation. No access was gained over
vaulted ceilings over living room/dining room. • Through hallway scuttle
6. Roof Structure
Materials: Trusses with Plywood (not visible over dining room and living room)
Home Spec Solutions 123 S. Main St, Anywhere, FL
Roofing
Limitations of Roofing Inspection
As we have discussed and as described in your inspection contract, this is a visual inspection
limited in scope by (but not restricted to) the following conditions:
·Not all of the underside of the roof sheathing is inspected for evidence of leaks.
·Evidence of prior leaks may be disguised by interior finishes.
·Estimates of remaining roof life are approximations only and do not preclude the
possibility of leakage. Leakage can develop at any time and may depend on rain intensity, wind
direction, and other factors.
·Antennae, chimney/flue interiors which are not readily accessible are not inspected and
could require repair.
Roof inspection may be limited by access, condition, weather, or other safety concerns.
1. Roof Covering
Materials: Clay/Concrete Tile
Observations:
• Repair: Minor repairs to the roofing are needed. Damaged or missing roofing material should be
repaired. All roof penetrations and exposed nails should be examined and sealed as necessary.
Recommend licensed roofing contractor for all repairs as necessary.
• Maintenance: Access to the roof was limited due to height of roof. Second story roof was viewed
from ground only. The roof is approximately 15-16 years old. The typical life of a tile roof in south
Florida is 20-30 years. Recommend annual inspections of the roof by a licensed roofing contractor
and regular maintenance to prolong the life of the roof as long as possible.
Broken tile View of roof covering
2. Roof Flashing
Materials: Not Visible
Observations:
• Repair: Missing flashing should be improved where the roof meets walls of the exterior. Repair
as necessary.
Home Spec Solutions 123 S. Main St, Anywhere, FL
Missing kickout flashing
3. Method of Inspection
Materials: Viewed from ladder at eaves • Second story roof viewed from ground
4. Roof Style
Materials: Non-hip
5. Gutter Issues
Observations:
• Repair: Loose or damaged gutters and downspouts should be repaired promptly. Downspouts
should extend so that water exits at least 5 feet away from the house foundation.
Home Spec Solutions 123 S. Main St, Anywhere, FL
Exterior
Limitations of Exterior Inspection
As we have discussed and as described in your inspection contract, this is a visual inspection
limited in scope by (but not restricted to) the following conditions:
·A representative sample of exterior components was inspected rather than every
occurrence of components.
·The inspection does not include an assessment of geological, geotechnical, or
hydrological conditions, or environmental hazards.
Screening, shutters, awnings, or similar seasonal accessories, fences, recreational facilities,
outbuildings, seawalls, break-walls, docks, erosion control and earth stabilization measures are
not inspected unless specifically agreed-upon and documented in this report
1. Wall Covering
Materials: Stucco
Observations:
• General Comments: The exterior of the home shows normal wear and tear for a home of this
age.
2. Eaves, Soffits, and Fascia
Materials: Wood; Aluminum/Metal
Observations:
• Repair: Trees and shrubs should be cut away from exterior of house and roof.
Seal areas of fascia where wood is split Cut trees and shrubs from exterior and roof
3. Exterior Doors
Materials: Metal • Sliding glass doors
Observations:
• Maintenance/Repair: All hurricane hardware and shutters should be put in place prior to
emergency. It is important to make sure all hardware is available and in working order. Rusted
screws should be replaced to be sure the accordion shutters perform to industry standards.
• Monitor: The south side of the exterior had very little to no overhang. It is important to monitor
this area around sliders for water intrusion. No evidence of elevated levels of moisture were noted
at time of inspection, but sealing and installing any missing screws will be important to help keep
this areas water tight.
Home Spec Solutions 123 S. Main St, Anywhere, FL
Rusted screws on accordion shutters Rusted screws for accordion shutters
4. Entry Driveway
Materials: Concrete
5. Entry Walkways and Patios and Decks
Materials: Concrete
6. Overhead Garage Door
Materials: Steel with automatic opener
Observations:
• Automatic door opener performed to industry standards at time of inspection.
Garage inspection limited by personal items
7. Surface Drainage
Materials: Graded away from house
Home Spec Solutions 123 S. Main St, Anywhere, FL
Electrical
Limitations of Electrical Inspection
As we have discussed and as described in your inspection contract, this is a visual inspection
limited in scope by (but not restricted to) the following conditions:
·Electrical components concealed behind finished surfaces are not inspected.
·Furniture and/or storage restricted access to some electrical components which may not
be inspected.
The inspection does not include remote control devices, alarm systems and components, low
voltage wiring, systems, and components, ancillary wiring, systems, and other components
which are not part of the primary electrical power distribution system.
1. Electrical Service
Materials: Underground Service • 120/240 Volt Service–Service Size 200 Amps • Service Entrance
Conductor Aluminum
2. Service Equipment
Materials: Main Disconnect Located in Garage • Service Grounding: Ufer ground
Main disconnect
3. Service Panel and Overcurrent Protection
Materials: Main Panel Type: Cutler Hammer
Sub panel at pool equipment Cutler Hammer
Sub panel in garage: Siemens • Breakers • Located: in garage and pool equipment
Observations:
• Maintenance: It is recommended to have a licensed electrician review the safe operation of the
generator panel to make sure it is understood how to use it in advance of an emergency.
Home Spec Solutions 123 S. Main St, Anywhere, FL
Sub panel at pool equipment Main distribution panel
Main and sub panel for generator
4. Distribution Wiring
Materials: Copper • Non-metallic Cable “Romex”
5. Switches and Receptacles
Materials: Grounded
6. Ground Fault Circuit Interrupters
Materials: Located: bathrooms, kitchen, exterior, garage
7. Smoke Detectors
Materials: Present, not tested
Observations:
• Improve/Safety Issue: All smoke detectors should be replaced and tested prior to occupancy. A
Carbon Monoxide detector should be added inside living space near sleeping areas. The typical
life expectancy of smoke detectors in 10 years. These appear to be older than 10 years.
Improve/Repair as necessary.
Home Spec Solutions 123 S. Main St, Anywhere, FL
Replace old smoke detecctors
Home Spec Solutions 123 S. Main St, Anywhere, FL
Heating/Cooling
Limitations of Cooling / Heat Pumps/Heating Inspection
As we have discussed and as described in your inspection contract, this is a visual inspection
limited in scope by (but not restricted to) the following conditions:
·Window mounted air conditioning units are not inspected.
·The cooling supply adequacy or distribution balance are not inspected.
·Interiors of flues or chimneys which are not readily accessible are not inspected.
·The adequacy of heat supply or distribution balance is not inspected.
·The furnace heat exchanger, humidifier, or dehumidifier, and electronic air filters are
not inspected.
·Access to the air handler was somewhat restricted. Sealing tape is not disturbed.
The inside of ductwork is not visible.
·The interior of ductwork is not inspected
Please refer to the pre-inspection contract for a full explanation of the scope of the inspection.
1. Energy Source
Materials: Electricity
2. System Type
Materials: Air Cooled Central Air • Manufacturer: Trane • Serial Number: R022KB9BF
Observations:
• General Comments:
Upon testing in the air conditioning mode, a normal temperature drop across the evaporator coil
was observed. This suggests that the system is operating properly. The temperature drop was
measured from 73 degrees F to 57 degrees F.
• •Deferred Cost Item: As is not uncommon for homes of this age and location, the AC unit is older.
(Approximately 16 years old) The typical life of an AC unit in Florida is 9-12 years. It may require
a slightly higher level of maintenance, and may be more prone to major component breakdown.
Predicting the frequency or time frame for replacement is difficult. Regular maintenance will be
important to keep the unit running to industry standards. It is recommended to budget for a new
unit soon.
Temperature at most supply vents in AC mode Temperature at return in AC mode
Home Spec Solutions 123 S. Main St, Anywhere, FL
3. Other Components
Materials: Air handler/Fan located in garage • 4 ton unit • Heating Capacity unknown (heat not
tested due to exterior temperature above 75 degrees F)
Observations:
• Repair: The coils/fins should be cleaned. Organic growth was noted on the fins. Recommend
licensed HVAC contractor for cleaning and regular maintenance.
Keep furniture from blocking return Recommend Safety/Float switch at air handler
View of coils at air handler
4. Ductwork
Materials: Flexible ducts in attic • First floor ducts not visible
Home Spec Solutions 123 S. Main St, Anywhere, FL
Flexible ducts in attic
Home Spec Solutions 123 S. Main St, Anywhere, FL
Insulation/Ventilation
Limitations of Insulation / Ventilation Inspection
As we have discussed and as described in your inspection contract, this is a visual inspection
limited in scope by (but not restricted to) the following conditions:
·Insulation/ventilation type and levels in concealed areas are not inspected. Insulation and
vapor barriers are not disturbed and no destructive tests (such as cutting openings in walls to
look for insulation) are performed.
·Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam
Insulation (UFFI) cannot be positively identified without a detailed inspection and laboratory
analysis. This is beyond the scope of the inspection.
·An analysis of indoor air quality is not part of our inspection unless explicitly contractedfor
and discussed in this or a separate report.
Any estimates of insulation R values or depths are rough average values.
1. Attic Insulation
Materials: R19 Fiberglass Loose fill insulation in main attic; approximately 6-8 inches in most areas
Observations:
• General Comments: Insulation levels are typical for a home of this age and construction.
Loose fill insulation in attic
2. Vapor Retarders
Materials: Not visible
3. Roof Ventilation
Materials: Soffit Vents
4. Exhaust Fan/Vent Locations
Materials: Bathroom • Dryer
Observations:
• Repair: The dryer vent should be cleaned. Also, missing covers over vents should be installed to
keep unwanted animals from entering vents. Repair as necessary.
Home Spec Solutions 123 S. Main St, Anywhere, FL
Missing screens for vent fan/dryer vent should be cleaned
Home Spec Solutions 123 S. Main St, Anywhere, FL
Plumbing
Limitations of Plumbing Inspection
As we have discussed and as described in your inspection contract, this is a visual inspection
limited in scope by (but not restricted to) the following conditions:
·Portions of the plumbing system concealed by finishes and/or storage (below sinks, etc.),
below the structure, or beneath the ground surface are not inspected.
·Water quantity and water quality are not tested unless explicitly contracted-for and
discussed in this or a separate report.
·Clothes washing machine connections are not inspected.
Water conditioning systems, solar water heaters, fire and lawn sprinkler systems, and private
waste disposal systems are not inspected unless explicitly contracted-for and discussed in this
or a separate report.
1. Gas Location
Materials: Not Applicable
2. Water Supply Source
Materials: Public Source • Service pipe to house not visible
Materials: North side of exterior
Main shutoff valve
3. Supply Piping
Materials: Copper
4. Waste System
Materials: Unknown
Materials: PVC
5. Water Heater
Materials: Electric • Serial numbers: RH 1007809330 • Capacity:50 Gallons
• Manufacturer Rheem
Observations:
• Improve: The expansion tank is missing on the water heater. Recommend licensed plumber for
improvements as necessary.
• Deferred Cost Item: Water heaters have a typical life expectancy of 7-12 years. The existing unit
is within this age range (8 years). One cannot predict with certainty when replacement will become
necessary.
Home Spec Solutions 123 S. Main St, Anywhere, FL
6. Tubs/Showers/Sinks/Fixtures
Observations:
• Satisfactory Condition
7. Irrigation
Materials: Public source (appears to be reglulated by HOA) Contact HOA for more information •
None tested
Observations:
• Maintenance: Recommend adjustment of all sprinklers at possession. It is important to keep
water from spraying the exterior of house.
Home Spec Solutions 123 S. Main St, Anywhere, FL
Interior
Limitations of Interior Inspection
As we have discussed and as described in your inspection contract, this is a visual inspection
limited in scope by (but not restricted to) the following conditions
·Furniture, storage, appliances and/or wall hangings are not moved to permit inspection
and may block defects.
·Carpeting, window treatments, central vacuum systems, household appliances,
recreational facilities, paint, wallpaper, and other finish treatments are not inspected.
Latent defects may be hidden behind cabinets and walls. One cannot see behind cabinets,
drywall and shower walls.
1. Wall and Ceiling Materials
Materials: Drywall
Observations:
• On the whole, the interior finishes of the home are in average condition. Typical flaws were
observed in some areas.
• Repair: An area of drywall is in need of repair under the stairs. Repair as necessary.
Missing drywall under stairs Interior inspection limited by personal items
Check railings for safety on regular basis
Home Spec Solutions 123 S. Main St, Anywhere, FL
2. Floor Surfaces
Materials: Tile • Wood
Blemish on wood floor
3. Window Types and Glazing
Materials: Single Hung
Observations:
• •Improve: It may be desirable to replace window screens where missing.
• Repair: Window springs need to be adjusted/replaced in order for at least two windows to work
freely. Repair as necessary.
• Repair: The windows should be caulked on a regular basis to prevent water intrusion, especially
upstairs windows..
• Repair/Replace: Two single hung windows and three blocks in the master bath had
broken/cracked glass and were in need of repair/replacement. Recommend licensed contractor for
repair/replacement as necessary.
Broken glass blocks on east side on house Recommend caulking around all windows
Home Spec Solutions 123 S. Main St, Anywhere, FL
Window repair needed in living room Cracked window in upstairs office
Cracked window in downstairs front room
4. Doors
Materials: Wood hollow core
5. Cabinets
Observations:
• Satisfactory Condition
Home Spec Solutions 123 S. Main St, Anywhere, FL
Appliances
Limitations of Appliances Inspection
As we have discussed and as described in your inspection contract, this is a visual inspection
limited in scope by (but not restricted to) the following conditions
·Thermostats, timers and other specialized features and controls are not tested.
·The temperature calibration, functionality of timers, effectiveness, efficiency and overall
performance of appliances is outside the scope of this inspection.
1. Appliances Tested
Materials: Electric Range–Make: Maytag Approx ~Age 1-10 yrs Anti-Tip Device Not Visible
Refrigerator–Make: MaytagApprox Age 1-5 yrs
Dishwasher–Make: MaytagApprox Age 1-10 yrs
Microwave–Make: FrigidaireApprox Age 1 yr
Garbage Disposal
Washing machine–Make: GEApprox Age 5-10 yrs
Clothes dryer–Make: GEApprox Age 5-10 yrs
Observations:
• Most appliances that were tested responded satisfactorily.
Smooth top range French door refrigerator/freezer
Home Spec Solutions 123 S. Main St, Anywhere, FL
Swimming Pool
Limitations of Swimming Pool inspection
As prescribed in the pre-inspection contract, this is a visual inspection only. Inspection of pool
components were limited by (but not restricted to) the following conditions:
Components beneath the water level are not inspected.
Chemical composition of the water is not inspected as part of the inspection.
Underground piping or electrical components are not inspected.
Effectiveness of the filter(s) and heating system(s) are not inspected.
SEE SEPARATE POOL INSPECTION.
All pools are different and require specific maintenance to keep the pool clear and operating
to industry standards.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this
inspection.
1. Pool Type
Materials: Inground/Concrete
2. Heater
Materials: None
3. Filter
Materials: Sand
Observations:
• Repair: The filter was missing the pressure gage and it should be added or replaced by a
licensed pool contractor.
Sand filter
4. Pumps
Materials: Circulation Pump
Home Spec Solutions 123 S. Main St, Anywhere, FL
View of pool equipment
5. Valves
Materials: Jandy
6. Electrical Components
Materials: Near pool equipment
Observations:
• Repair/Replace: The pool light was full of water and should be replaced. Repair/Replace as
necessary by a licensed pool contractor.
7. Fencing
Materials: Safety Gate • Screen enclosure
Pool fence under stairs
8. Decking
Materials: Spray
9. Pool Surface
Observations:
• Repair: Gem finish–Blemishes noted and broken tiles were noted. Grout was in need of repair
and tiles should be repaired by a licensed pool contractor.
Home Spec Solutions 123 S. Main St, Anywhere, FL
Swimming pool with blemished areas on surface Cracked/broken tiles
Missing grout and loose tiles
