House2 Home Economy Inspection

Transcription

House 2 Home Inspection Services
2 Pinecone Dr.
Palm Coast, FL 32137
CMA,CIEC,CVI,CTI.CIAQS
386-439-7432/904-438-3852
House2 Home Economy Inspection
55 Burroughs Dr.
Palm Coast, FL 32137
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Table of Contents
Definitions
2
General Information
2
Weather
5
Thermostat
5
Roof
5
Lots, Grounds & Exterior
15
Outdoor Plumbing
17
Septic
17
Porch-Lanai (No Pool)
18
Sprinkler System
18
HVAC System
19
Garage
24
Water Heater
25
Electrical Panel
26
Attic
27
Structure
35
Laundry Room
35
Kitchen
36
Living Spaces
39
Fireplace
40
Bathroom
41
Bedrooms
44
Inspection Guarantee
45
Summary
47
Palm-Tech Inspector, Copyright © 1998-2015, PDmB, Inc.
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Definitions
House 2 Home Inspections
Because of the visual nature of this home inspection, it is not possible to inspect or report on conditions in areas that are inaccessible, obstructed or
concealed from view. We can only address those areas that are readily accessible at the time of the inspection. The inspector is not required, and
should not be expected , to move furnishings or other items during the inspection, dissemble equipment or open wall coverings. A home inspection
is a "snapshot" of the home at the time of the inspection; it is designed to educate a buyer about the home,not to replace the obligation of a home
seller to disclose known defects. A home inspection is not a guarantee or warranty of the condition of the home or property; neither is it a guarantee
that conditions will change in the future. We strongly recommend that the buyer perform a thorough pre-closing walk-through inspection in order to
confirm the condition of the house, systems and appliances therein, and to check areas that may have been obstructed from view at the time of the
home inspection. We also recommend a thermal imaging of the home to uncover hidden issues a visual inspection may not uncover.
Acceptable
Cosmetic
Preventive Maintenance
Maintenance
Repair or Replace
Not Observed
Re Inspected
Functional with no obvious signs of defect. There is no level of functionality only the fact that the item inspected is
performing to its intended design.
Items identified in this classification are items that are decorative or superficial and do not pose any structural issues
in the opinion of the inspector. Interpretation of the rating as to the contract should be determined by others, not the
inspector or inspection company.
This describes areas that the inspector felt could use preventive maintenance to avoid a problem occurring or
because it would be good practice to observe. This category is an opinion of the inspector based on his/her
experience. In addition PM may actually help the function of the area or unit. Interpretation of the rating as to the
contract should be determined by others, not the inspector or inspection company.
This describes areas that the inspector is recommending maintenance to be performed to allow the item to perform
with better efficiency and safety. The item is working at the time of the inspection however maintenance needs to be
performed. Unlike preventative maintenance which is used to identify a suggestion for good practice this category
needs for maintenance at this time for the item to operate safely and efficiently.. This category is an opinion of the
inspector based on his/her experience. Interpretation of the rating as to the contract should be determined by others,
not the inspector or inspection company.
Repair or Replace items require immediate attention at this time. The item is not working to its maximum efficiency,
operating safely or not working at all, therefore it needs to be repaired or replaced by a licensed contractor
specializing in the field required to fix it. Interpretation of the rating as to the contract should be determined by
others, not the inspector or inspection company.
Either the area was not working at the time of inspection or it was in a spot that was not accessible therefore, could
not be observed.
The house has been re inspected to assure the repairs that were agreed upon were conducted properly.
General Information
PROPERTY INFORMATION
Property Address
City
State
Zip
Buyers Realtor
Realtors Phone
123 Basic Way
Palm Coast
FL
32137
Rick Smith
212-555-1212
CLIENT INFORMATION
Client name
Client's Phone
Client's E-Mail
Mark Smith
212-555-1212
INSPECTION COMPANY
Inspector Name Richard Van Dort
Company Name House 2 Home Inspection Services
Inspector: Richard J. Van Dort
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General Information (Continued)
Address 2 Pinecone Dr.
City
State
Zip
Phone
Fax
Company Email:
Palm Coast
FL
32137
386-439-7432
386-439-5764
rich@h2hservices.com
CONDITIONS
2/25/2015
Inspection Date
Buyer, Buyer's Agent
Others Present
Property Occupied: Yes
Property Furnished: Yes See Note Below
1998
Estimated Age
9:30 am
Start Time
12:30 pm
End Time
Electric On? Yes
Water On? Yes
Dry
Soil Conditions:
Single Family Home
Building Type:
Slab
Below Grade:
Type of Inspection: Economy See Note Below
Yes
WDO Requested?
Yes
Wind Mitigation Requested?
Yes
4 Point Inspection requested?
Mold (Visual only) Requested? We will visually look for signs of mold. However this visual inspection will not detect Condition 2
mold which is invisible to the naked eye. (For more information visit our web site at www.inspectionsmold.com)
No
Mold (Air or Tape Lift Test)) Requested? (Testing is sent to a lab and processed. A separate report will be provided usually 2
days after the inspection)
No
Note: If the room or area was furnished or cluttered during the time of the inspection, areas that are not visible
behind or under furniture, moving boxes, storage areas and window coverings will not be inspected. It is the
responsibility of the buyer to inspect these areas on the final walk through before closing when the obstructions
have been removed.
Note: Economy Inspection: There are no warranties associated with the gold Inspection.
therefore if any of the mechanical, appliances or issues arise what so ever it is not covered.
Please refer to your Inspection agreement for the full details that you agreed to before the
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General Information (Continued)
inspection.
The Economy inspection does not cover areas like, sprinkler systems, taking apart the HVAC
system, testing of supply registers in the house,ceiling fans, water pressures, water
softeners,indoor spa tubs, generators,fireplaces, water temperatures in the house, appliance
temperatures,TPRV valves,kitchen and bathroom cabinets, laundry room appliances, sea walls,
docks, fences, retaining walls,Solar panels or solar heaters, bathroom fans exhaust pools and
heaters. We also inspected per Internachi standards which requires us to only inspect a
representative amount of electrical outlets, windows and doors. If you require those items to be
inspected the gold or platinum (has warranties) would be a better choice.
Please go to www.internachi.org and check the section on residential standards to fully
understand inspection protocols.
Note: (P) is an internal note and does not pertain to the report. All pictures are positioned below the text in the report.
Red arrows or circles denote a area identified with an issue
Blue arrows or circles are just identifying an area that is normal.
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Weather
Weather
Weather (At the time of the inspection)
Weather
Cool
Weather
Cloudy
Outside Temperature: 55-60 degrees
Humidity Outside: 80+ % RH
Thermostat
Thermostat
Acceptable
Acceptable
Acceptable
Acceptable
Thermostat setting when entering: Heat on
Set point at beginning of inspection: 71-74 degrees
Temperature at beginning of inspection: 71-74 degrees
Number of zones for thermostat: One
Roof
Roof (E)
The foregoing is an opinion of the general quality and condition of the roofing material only. It is not a guarantee on
how the roof functions in a storm.
WE CAN ONLY VISUALLY EVALUATE THE ROOF AT THE TIME OF THE INSPECTION! THE INSPECTOR CAN NOT
AND DOES NOT OFFER AN OPINION OR GUARANTEEE AS TO WHETHER THE ROOF LEAKS OR MAYBE SUBJECT
TO LEAK IN THE FUTURE. IF THERE IS NO EVIDENCE OF A PREVIOUS LEAK DENOTED BY CRACKED TILES,
MISSING OR CUPPED SHINGLES OR WORN SHINGLE MATERIAL, STAINED SHEATHING IN THE ATTIC OR STAINED
CEILINGS IN THE HOUSE AT THE TIME OF THE INSPECTION IT IS IMPOSSIBLE TO DETERMINE THERE WOULD BE
A PROBLEM WITH THE ROOF AT A LATER DATE.
This report is issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is
absolutely tight is to observe it during a prolonged rain fall. Many times this situation is not present during the
inspection. We are unable to determine the condition of underlying materials.
Any age determination of the roof by the Inspector is an educated guess and should not be used as a determining
factor when attempting to confirm or refute a contractual age dispute.
Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should
be considered before purchase. It is recommended that qualified contractors be used in your further inspection or
repair issues as it relates to the comments in this inspection report.
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Roof (Continued)
Roof (E)
On roof
Method of Inspection for Roof:
Fully inspected
Percentage Inspected:
Hip
Roof Style (P):
Acceptable
Gutters (P):
Installed on entire home
Asphalt Shingle
Roof Material (P):
Approximate Roof Age:
Roof longevity is not within the scope of this report. The approximate age of the roof is: 16-19 yrs.
Acceptable
Status of Roof: Appears to be original roof Roof is 17 years old. for its age it is in good
condition, however normal roof life in Florida is 15-20 years.
Not Observed
Roof encroachments: No issues noted
Preventive Maintenance Overall Roof (P): The inspector visually checks the roof. If there is a second roof there is no
way to tell visually if there are any problems with the first layer. If the inspector can walk on the roof he will only walk on a
limited portion of the roof, therefore soft spots may not be noted. Walking on the entire roof is not part of this inspection
because it will require more time that this inspection will allow. Therefore that is why we are recommending a license roofing
contractor to perform this service. First course adhesive is secure Overall roof is In good condition
Some stones beginning to show wear.
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Roof (Continued)
Overall Roof (P): (continued)
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Roof (Continued)
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Roof (Continued)
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Roof (Continued)
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Roof (Continued)
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Roof (Continued)
Preventive Maintenance Wall flashing (P): Wall flashing is a common source of leaking. Regular visual checks are
important in the attic to catch future leaks. See diagram for proper flashing. keep an eye on this area, there could be potential
water intrusion. should not affect the interior (over eves).
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Roof (Continued)
Repair or Replace
Areas of roof that need
maintenance,repair or replacing (P-Specific):
Ridge vents need caps
Acceptable
(Shingle roof) (P-Overall):
Roof Material Condition
Entire surface in good
condition
Acceptable
Electrical Mast
In good shape
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Roof (Continued)
Acceptable
Valley's (P):
In good condition
Acceptable
Skylights (P):
Installed
Acceptable
Waste Stack:
Properly installed
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Lots & Grounds-Exterior Surface (E)
Lots& Grounds: This inspection is not intended to address or include any geological conditions or site stability information. For
information these conditions a geologist or soils engineer should be consulted. Any reference to grade is limited to only areas the exterior of
the exposed areas of the foundation or exterior walls. This inspection is visual in nature and does not attempt to determine drainage
performance of the sight or the condition of any underground piping including municipal water and sewer service piping or septic systems.
Decks and porches are often built close to the ground where no viewing or access is possible. These areas as well as others are to low to
enter or in some other manner not accessible are excluded from the inspection and are not addressed in the report. We routinely recommend
that inquiry be made with the seller about knowledge of any prior foundation or structural repairs.
It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this
inspection report.
Acceptable
Grading:
Preventive Maintenance Drain:
Minor Slope Sloping away from house
Culvert Call the city to have the culvert dug out.
Cosmetic
Driveway:
Acceptable
Sidewalks:
Normal surface cracks
Good condition
Exterior Surfaces: Areas hidden from view by finished walls or stored items can not be judged and are not part of the inspection. Minor
cracks are typical in many foundations and most do not represent a structural problem. If major cracks are present along with bowing we
routinely recommend further evaluation be made by a qualified structural engineer. Al exterior grades should allow for surface and roof
water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage during the dry
process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting or
other floor coverings are installed the material and conditions of the flooring underneath can not be determined.
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Lots, Grounds & Exterior (Continued)
Acceptable
Acceptable
Operational
Entry Doors: In good condition
Exterior Lighting:
Inspectors do not carry light bulbs.
Acceptable
Electric Outlets Representative amount inspected) : All Tested
Stucco-Hard Coat over block Stucco cracking has been noted on the
Exterior Surface:
surface of the home. Although stucco cracks are not a structural crack they can allow water to penetrate into the
surface and eventually into the inside of the home. To prevent this we recommend to seal with elastomeric caulk and
elastomeric paint.
Acceptable
Acceptable
Acceptable
Acceptable
Gutters (P): Installed on entire home
Trim, Fascia & Soffits: In good condition
Window Exteriors: In good condition
Window Screens: Installed
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Outdoor Plumbing
Water quality or hazardous materials (lead) testing is available from local testing labs. House2Home can provide this service
if so requested. All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection.
Leakage or corrosion in underground piping can not be detected by a visual inspection. Deep water wells need to be
inspected by a well specialist. The home inspector is not required to: State the effectiveness of anti-siphon devices;
Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls;
Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems;
Fire sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; or Observe the system for
proper sizing, design, or use of proper materials.
Outdoor Plumbing (E)
Acceptable
Maintenance
Water Supply:
City
Angle of hose bib may make use difficult.
Hose Bibs/PSI (P):
Septic
Septic
The house is equipped with a PEP septic system from the city of Palm Coast. PEP stands for "Pretreatment Effluent Pumping
System" There is normally a tank in the front yard with a concrete lid on it. The tank is a holding tank for waste. The waste is
pumped to the main sewer system in the street. On the side of the home there is a grey box with a red light on top of it. When the
holding tank becomes filled and the incapable of pumping the effluent to the street a level switch activates the red light. Call the
city at 386-986-2360 and they will come out at no charge to correct the situation.
Acceptable
Alarm box
Acceptable
Holding Tank
Not Observed
Drain Cap:
Installed
Installed
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Porch-Lanai (No Pool)
Porch-Lanai (No pool)
Acceptable
Covered Porch/Lanai (P):
Acceptable
Acceptable
Screen Wall: In good condition
Enclosure Screen Door: Functioning properly
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Ceiling:
In good shape
Enclosure Walls: In good shape
Floor: In good shape
Exterior Lighting: Inspectors do not carry light bulbs.
Electric Outlets: All Tested
Enclosed part of house
Operational
Sprinkler System
Sprinkler System (E)
Sprinkler systems are checked for operation. The inspection does evaluate the the design of the system for coverage. This
needs to be done by a licensed sprinkler company. In addition since the inspector does not know the design therefore it will
be impossible to know whether some heads are buried or broken. For a full diagnostic contact a licensed sprinkler company.
WE DO NOT CHECK EVERY HEAD, ONLY IF THE ZONE IS FUNCTIONING OR NOT.
Acceptable
Sprinkler Water Source:
Acceptable
Sprinkler Controls (P):
Acceptable
Pump (only on well systems) (P):
Well
Controller operates
Installed
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Sprinkler System (Continued)
Acceptable
Zone 1 (P):
Functional Heads need adjusting
Repair or Replace
Zone 2 (P):
Functional Broken Heads
Acceptable
Zone 3 (P):
Functional
Acceptable
Zone 4 (P):
Functional
HVAC System
The inspector is not equipped to inspect furnace heat exchangers, if the system is a gas
system, for evidence of cracks or holes as this can only be done by dismantling the unit.
This is beyond the scope of this inspection. Some air handlers are designed in a way that
inspection is almost impossible.
The inspector cannot light pilot lights. Safety devices are not tested by the inspector.
NOTE: Asbestos materials have been commonly used in heating systems. Determining
the presence of asbestos can ONLY be performed by laboratory testing and is beyond the
scope of this inspection.
Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the
even distribution of air throughout a building cannot be addressed by visual inspection.
Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope of this
inspection. Have these systems evaluated by a qualified individual. The inspector does
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HVAC System (Continued)
not perform pressure tests on coolant systems, therefore no representation is made
regarding coolant charge or line integrity. Subjective judgement of system capacity is not a
part of the inspection.
We recommend that the HVAC system are serviced immediately upon purchasing the
home by a licensed HVAC company. We also recommend having the HVAC system
serviced twice annually afterwards as part of a normal HVAC maintenance. this is to keep
the HVAC system running at peak efficiency at all times.
The HVAC System (Generally a Heat
Pump) is made up of two components.
Those components are the outside unit
which is the Condenser and the Inside unit
which is the Air Handler. They work
together to provide both the air
conditioning and the heating. If they need
to be replaced they are now replaced as a
match set. The diagram shows how a
HVAC system works. Ask your inspector if
you need further information on their
operation.
AIR HANDLER
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Garage HVAC System (E)
Air Handler Note:
Acceptable
Air Handler Type:
Acceptable
Acceptable
Area Served:
Entire Home
Unit Operation: Operating to Specification
Acceptable
Starts Unit
Acceptable
Acceptable
Thermostat (P):
Heat Pump
Thermostat Test Set Point (P):
Age of Unit:
4-7 yrs
80 degrees
Not Observed
AC Supply Duct Temperature (P): The supply temperatures in the AC mode should range
from mid 40's to high 50's depending on outside temperature. Also the swing between the supply temperature and the return
temperature should be in the range of 18-20 degrees of differential. Not check due to outside temperature
Acceptable
Heat Supply Duct Temperature (P): Normal acceptable heat ranges
should be in the high 90's to 140 degrees when both the heat pump and the heat coils are on. Heat
output is less if the unit is a straight cool unit as opposed to a heat pump.
Operating per normal parameters-acceptable range (N) (P)
Acceptable
Heat Strips: Heat strips generally are activated when the outside air drops below 40 degrees.
They provide a secondary back up heat to the heat pump when heat can not be extracted from the outside air. The EM on the
thermostat generally means the heat strips or emergency heat mode is in effect. The output on the heat strips depend on the
wattage and the number installed. Tested
Acceptable
Return Duct (P) (See air supply duct): Acceptable range (N) (P)
Acceptable
Return Plenum: (P): In good shape
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Acceptable
Float/Pan Switch (P): Float switches are required after 2006. They
provide a safety shut down in case the PVC Condensate line clogs. Float switches are always
recommended if the air handler is inside or in the attic. If the AH is in the attic as second float switch
installed in the catch pan is also a sound idea.
Installed, not tested
Acceptable
Condensate line has trap (PVC lines should be cleaned out with 50% water and 50% bleach
or use vinegar several times a year) Yes
Acceptable
Filter:
Installed in unit
Acceptable
Refrigerant Lines:
Acceptable
Distribution:
Insulated,good condition
Insulated duct board
CONDENSER
This inspection is to determine whether the unit is working or not. It is not a service diagnostic as to why it does not work. Any
opinion by the inspector should be confirmed by a licensed HVAC contractor.
Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or even distribution of air throughout the
building can not be addressed by visual inspection. Electronic air cleaners and the humidifiers are beyond the scope of this
inspection. The inspector does not perform pressure tests on coolant systems therefore no representation is made regarding
coolant charge or line integrity.
Right of house HVAC System (E)
Area Served:
Entire Home
Approximate Age:
16-19 yrs
Acceptable
Thermostat Operation: Turned on unit
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Acceptable
Acceptable
Unit Operation: Operating
Exterior Housing: Good condition
Acceptable
Fan: Balanced
Acceptable
Visible Coil: Good condition
Acceptable
Acceptable
Drain: In place
Refrigerant Lines (P): In good condition
Acceptable
Service Pads: Level
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Garage
Garage (E)
Notice: Determining the heat resistance rating of fire walls is beyond the scope of this inspection. Flammable materials should
not be installed within closed garage areas. Garage door automatic reverse function and balance should be tested regularly to
insure safe use. CAUTION: Adjustment of replacement of overhead door springs should only be performed by a qualified
contractor. Door springs are extreme pressure and can cause severe injury or death if adjusted by unqualified persons.
Note: If the room or area was furnished or cluttered during the time of the inspection, areas that are not visible behind or
under furniture, moving boxes, storage areas and window coverings will not be inspected. It is the responsibility of the buyer
to inspect these areas on the final walk through before closing when the obstructions have been removed.
Garage (E)
Room Condition:
Acceptable
Structure: Attached
Acceptable
Filled with storage items
Garage door construction: Aluminum w/ hurricane supports
Acceptable
Door to living space: Fire Rated The 2007 Florida Building Code Book-Residential
Section R309 Garages and Carports, R309.1, Opening Protection....Openings between garage and residence shall be
equipped with a solid wood door not less than 1 3/8th inches ( 35mm) thickness, solid or honeycomb steel doors not
less than 1 3/8th inches (35mm) thick, OR 20 minute fire rated doors.
Acceptable
Electrical Outlets (A representative quantity inspected)
110 Volts-GFCI, installed and operating
Acceptable
Garage Door Operation: Mechanized
Acceptable
Ceiling: Good condition
Acceptable
Walls: Good condition
Acceptable
Floor Good condition
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Water Heater
The temperature pressure relief valve (TPRV) , at the upper portion of the water heater is a required safety valve
which should be connected to a drain line of proper size terminating above the floor evaluation. Testing of the TPR
valve is done based on the discretion of the inspector. The steam caused by blow-off can cause scalding. Improper
installation should be corrected.
Note: Proper water temperatures should be no greater than 125 degree F. Temperatures that exceed this level can
cause burns to the skin etc. This can easily be changed by removing the plate on the front and resetting the
temperature screw.
Water Heater (E)
Acceptable
Water Heater Operation:
Acceptable
Acceptable
Acceptable
Type (P):
Electric
Age:
16-19 yrs.
Area Served:
Entire Home
Operating to Standards
Acceptable
Plumbing Type:
PVC
Preventive Maintenance Water Condition from the tank:
Normal water temperatures are 115-125 degrees. Any
temperatures that exceed 125 degrees should be turned down at the water heater to avoid scalding. Good condition
Has met its normal life expectancy of 15 to 20 years. However it is operating good at time of inspection.
Acceptable
TPRV Valve:
The temperature pressure relief (TPR) valve is a safety device that is designed to:
prevent the water in the tank from exceeding 212 F, and prevent the water pressure in the tank from exceeding 150 pounds/square inch
(psi). The valve should be tested once a year. Note: WHEN TESTED AT THE INSPECTION WATER WIL BE EXPELLED EITHER TO
THE PAN, FLOOR OR EXTERIOR OF THE HOME. UNLESS NOTED ON THE REPORT DO NOT INTERPRET THAT THE TANK WAS
LEAKING. Installed Not tested
Acceptable
Drain Tube:
Installed A discharge tube is a tube or pipe that is attached to the TPR valve
that directs the superheated water down to the floor and away from anyone in the discharge area to prevent scalding or
burning.
The pipe itself must be made of a material that is rated for both high temperature and pressure, which includes most rigid wall
copper or iron. Also, the size of the pipe must match the opening size of the TPR valve discharge (usually inch).
The drain/drip tube must extend to within 6" to 12" of a flush type floor drain.
Acceptable
Tank Condition:
Acceptable
Incoming Water Valve:
In good condition
Installed
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Water Heater (Continued)
Acceptable
Electrical Connection to Tank:
Installed Properly
How does an electric hot water heater work?
Electrical Panel
Electrical Panel (E)
The electrical system of the home was inspected and reported on with the above information. While the inspector makes
every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only
visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that
the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase.
It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in
this inspection report.
Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to
the house should be turned off prior to beginning any repairs. Inoperative light fixtures often have dead bulbs installed. Light
bulbs are not changed during an inspection. Smoke alarms and carbon monoxide detectors should be installed with 15 ft. of
all bedrooms if a gas furnace is present.
Telephone,security, cable systems,intercoms or ancillary wiring that is not a part of the primary electrical distribution system is
not part of the scope of this inspection.
Acceptable
Main Panel (P): Inside
Acceptable
Inside panel condition (P): Good Condition
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Electrical Panel (Continued)
Acceptable
Inside Panel Size (P): Adequate size for the home
Acceptable
Main breaker size (P): 200 amps
Acceptable
Type: Breaker
Acceptable
Wiring Condition (P): Good condition
Acceptable
Conductor Type: Romex
Acceptable
Do any of the wires have melted insulation? No
Maintenance
Are there any double tapped breakers? Yes
Double tapped wires should be separated and have its own breaker.
Acceptable
Acceptable
Are their any broken or damaged parts? No
Are there any grounding issues? No
Not Observed
AFCI (P): Arc Fault Circuit Interrupters were
designed to prevent fires. They are normally for bedrooms. There should be
pigtail wired to the neutral bar with normal hot and neutral wires.
Not Installed Not required for this age home
Attic
Garage Attic (E)
Attic Space: This inspection does not include inspecting areas that can not be entered into due to obstructions. Most
inspections will call out the % of the attic that was not inspected for those reasons. This inspections also does not inspect
under the insulation, the eaves and under HVAC ducts. This inspection also does not inspect for any rodents, insects or other
living animals unless specified to do so.
Note: If the ATTIC is cluttered during the time of the inspection, areas that are not visible behind or under furniture, moving
boxes, storage areas and window coverings will not be inspected. It is the responsibility of the buyer to inspect these areas on
the final walk through before closing when the obstructions have been removed.
Acceptable
Acceptable
Access Door:
Pulled down stairs
Method of attic inspection:
In attic
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Attic (Continued)
Acceptable
Overall pictures of Attic (P):
Good condition
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Attic (Continued)
Overall pictures of Attic (P): (continued)
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Attic (Continued)
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Attic (Continued)
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Attic (Continued)
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Attic (Continued)
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Attic (Continued)
Not Observed
Unable to inspect due to access
30% of attic was not inspected. The Inspector is not
required to enter or traverse the attics. It his sole determination whether to enter limited access areas. Traversing in
non accessible areas can cause potential damage to the attic materials or the ceiling below. It is not the inspectors
responsibility to move insulation or determine the presence of stinging inspects, dead or live animals etc. The
percentage not inspected was due to lack of a safe or reasonable access.
Not Observed
Area in attic not inspected
(P-area not inspected) A sticker has been affixed to the truss
or joist to show how far the inspector went into the attic. This
was decided by the inspector and it was his/her discretion
not to enter further due to safety or space constraints. Any
issues in this portion of the attic will not be part of this home
inspection. To have this area inspected call a licensed roofer.
Acceptable
Acceptable
Acceptable
Acceptable
Areas of concern (P):
Roof Framing:
Engineered trusses
Sheathing:
OSB
Insulation Depth:
8-10" Batten
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Attic (Continued)
Acceptable
Ventilation (Proper ventilation is shown
in diagram):
Ridge and soffit vent
Structure
Structure-PC
Acceptable
Acceptable
Acceptable
Foundation: Slab
Structure Type: Block
Roof Framing Type: Engineered Trusses
Laundry Room
Laundry Room (E)
The washer/dryer are not inspected with this inspection.
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Floors: In good condition
Doors:
Electric Outlets: Most Tested
Acceptable
Plumbing and Traps: No leaks
Acceptable
Maintenance
Dryer Electrical: Electrical is functioning
Dryer Vent: Vented through roof Needs cleaning.
Acceptable
Acceptable
Washer Electric Tested
Washer Valves: Valves are functional
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Kitchen
Kitchen (E)
Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be
considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues
as it relates to the comments in this inspection report.
Cabinets,under or over lights and counter tops are not inspected with a Economy Inspection
All appliances are inspected without loads in them. The inspections are limited to the cycling of the units and the leaking of
the units. Inspections of ovens and stoves are tested with an infrared temperature gun and temperatures are noted in the
report. It is not the intent of this inspection to verify whether the appliances will properly perform the functions when utilized
under load.
Acceptable
Room Condition: Furnished
Acceptable
Acceptable
Acceptable
Acceptable
Window: All tested, all functioned properly
Electrical
Acceptable
Acceptable
Counter Electrical (A representative number of outlets were inspected): 110 Volts
Room Lights (P) (Inspectors do not carry light bulbs) Operational
Plumbing
Acceptable
Sink (P): Drained well
Repair or Replace
Faucets: Filtered water faucet inoperable.
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Kitchen (Continued)
Acceptable
Water Temperature (P): Water temperature should not exceed 125
degrees. since Hot water heater section. Within normal range
Repair or Replace
Garbage Disposal: Not operational Tried reset button
Acceptable
Plumbing and Traps (P): No leaks Properly installed
Appliances
Acceptable
Acceptable
operation
Dishwasher: Ran through full cycle
Microwave: Ran through full cycle Light from meter indicates proper
Acceptable
Ventilator: Light Operable All speeds operable
Acceptable
Stove Top (P): Electric
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Kitchen (Continued)
Acceptable
Oven-Range (P): Reached set point at 350
Oven-Range Anti-Tip Bracket: Without properly installed anti-tip hardware provided by the
manufacturer, a free-standing
or slide-in kitchen range can tip forward accidentally if the oven door is used as a step stool or makeshift seat. Unattended
children and the elderly are most likely to be involved in these accidents. Not Installed
Acceptable
Refrigerator (P): (Ice not tested) Temperatures tested Water line tested
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Kitchen (Continued)
Living Spaces
Living Room Living Space (E)
The CONDTIONS OF WALLS BEHIND WALL COVERINGS,SHEET ROCK,PANELING,FURNITURE AND FURNISHINGS
ARE NOT INSPECTED AND NOT WITHIN THE SCOPE OF A HOME INSPECTION. Only the general condition of visible
portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear
and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering
damage or stains may be hidden by furniture or appliances. The condition of floors under the floor coverings, wall to wall rugs,
throw rugs is not inspected, Determining the condition of insulated glass windows is not always possible due to temperature,
weather and lighting conditions. THE INSPECTOR IS NOT REQUIRED AND WILL NOT MOVE FURNITURE OR
FURNISHINGS.
Acceptable
Room Condition (P): Not Furnished
Acceptable
Acceptable
Acceptable
Acceptable
Light switches: We test only light switches that have an appliance associated with their
operation. Any light switch that has an empty plug is not tested for. All work that could be tested
Acceptable
Electric Outlets (A representative number of outlets inspected) Most Tested
Acceptable
Smoke Detector: Installed in hallway, not tested
Study Bedrooms (E)
Acceptable
Room Condition (P): Furnished
Acceptable
Acceptable
Interior Doors: Shut & lock properly
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Smoke Detector: Smoke Detectors are not tested due to pushing the button only tells whether or not the battery is good or
not. Smoke tests are the only way to accurately test and that is not in the scope of this inspection.
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Living Spaces (Continued)
Not installed
Fireplace
Fireplace
The fireplace inspection in this report is visual nature only therefore we recommend that a professional fireplace technician
thoroughly checks the fireplace function prior to use. All fireplaces should be cleaned and inspected on a regular basis to
make sure no cracks have developed. This should be done by a professional fireplace service.
Not covered by 90 warranty
Type:
Acceptable
Not Observed
Acceptable
Gas line stubbed in
Acceptable
Not Observed
Fireplace Construction- exterior surface: Tile
Operational: No gas. However is plumbed.
Fuel: Gas
Flue: Ventless
Controls:
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Bathroom
Master Bathroom Bathroom (E)
Shower pans are visually checked for leakage, but leaks often do not show except when the shower is in actual use.
Determining whether shower pans, tubs/shower surrounds, are water tight is beyond the scope of this inspection. It is very
important to maintain all grouting and caulking in the bathroom areas. Very minor imperfections can allow water to get into the
wall or floor areas and cause damage. Bathroom fans are inspected for operation not for termination points.
Note: AS LONG AS WE HAVE PERMISSION FROM THE HOMEOWNER WE WILL RUN THE SHOWERS FOR AT LEAST
20 MINUTES TO SIMULATE A NORMAL SHOWER AND THEREFORE IDENTIFY ANY POTENTIAL WATER LEAKS.
Bathroom was ran for 20 minutes to check for leaks: Yes it was run
Room Condition
Acceptable
Acceptable
Exterior Door: Single Door
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Counter Tops: In good condition
Cabinet: Cabinets secure to wall
Light switches: All work
Room Lights: Operational
Counter Electrical: 110 Volts-GFCI, installed and operating
Ventilation Fan: Installed and operating
Plumbing Items
Acceptable
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Bathroom (Continued)
Acceptable
Acceptable
Acceptable
Acceptable
temperature
Faucets: Does not leak, good pressure
Toilets: Flushed properly, Secure to the floor, Did not leak
Shower Surround (P): Ran cold water for 20 minutes Drained Well, good pressure &
Hallway Bathroom (E)
Bathroom was ran for 20 minutes to check for leaks: Yes it was run
Room Condition
Acceptable
Acceptable
Skylight: No visible leaks
Acceptable
Acceptable
Cosmetic
Floors: In good condition Grout looks like it has been redone.
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Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Counter Tops: In good condition
Cabinet: Cabinets secure to wall
Light switches: All work
Room Lights: Operational
Counter Electrical: 110 Volts-GFCI, installed and operating
Ventilation Fan: Installed and operating
Plumbing Items
Acceptable
Acceptable
Faucets: Does not leak, good pressure
Acceptable
Acceptable
Toilets: Flushed properly, Secure to the floor, Did not leak
Acceptable
Tub-Shower Combo (P): Ran cold water for 20 minutes
Drained Well, good pressure & temperature
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Bedrooms
Master Bedroom Bedrooms (E)
The CONDTIONS OF WALLS BEHIND WALL COVERINGS,SHEET ROCK,PANELING,FURNITURE AND FURNISHINGS
ARE NOT INSPECTED AND NOT WITHIN THE SCOPE OF A HOME INSPECTION. Only the general condition of visible
portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear
and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering
damage or stains may be hidden by furniture or appliances. The condition of floors under the floor coverings, wall to wall rugs,
throw rugs is not inspected, Determining the condition of insulated glass windows is not always possible due to temperature,
weather and lighting conditions. THE INSPECTOR IS NOT REQUIRED AND WILL NOT MOVE FURNITURE OR
FURNISHINGS.
Acceptable
Acceptable
Closet: In good condition
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
operation. Any light switch that has an empty plug is not tested for.
Acceptable
not. Smoke tests are the only way to accurately test and that is not in the scope of this inspection. Installed, not tested
Bedroom 2 Bedrooms (E)
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Electric Outlets: Most Tested Due to Obstructions
not. Smoke tests are the only way to accurately test and that is not in the scope of this inspection.
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Bedrooms (Continued)
Installed, not tested
Bedroom 3 Bedrooms (E)
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Electric Outlets: All Tested
not. Smoke tests are the only way to accurately test and that is not in the scope of this inspection. Installed, not tested
Inspection Guarantee
House2Home 100% Guarantee
The House2Home 100% guarantee is a full money back guarantee for the original cost of the Home Inspection.
If the client is not satisfied with the quality of the inspection at the time of the inspection or 2 days following the inspection or is
not pleased with the quality of the report in the same time frame House2Home will return the monies paid for Inspection.
Any additional services like the warranty, WDO,4Pt, Wind mitigation or mold costs will not be refunded.
This guarantee is not intended for any future events that may occur with the home after the
inspection. The inspection is intended to be used a snap shot of the home the day of the
inspection. Mechanical breakdowns or leaking roofs can not be predicted in the future therefore
they do not apply to the guarantee.
Final Comments
Thank you for your business and trust you placed in our company to inspect your property. Please read the
report carefully and truly understand what a Home Inspection is and what we look for. Most of your inspection
will be related to maintenance recommendations and minor imperfections. However the issues that really
matter will fall into four categories:
"Major defects: An example would be a structural failure
"Things that lead to major defects: Small roof flashing for example
"Things that may hinder your ability to finance, legally occupy, or insure your home
"Safety Hazards: Such as exposed wiring or incorrect electrical boxes.
Please keep in mind the seller is under no obligation to repair everything mentioned in the report. Cosmetic
issues are not generally covered under the FBAR contract. Please consult with your real estate professional
as to the nature of your contract in this matter.
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Final Comments (Continued)
Remember, all properties have issues even new ones. Al though our reports are the most detailed in the
industry we may miss small items that are normally not in the scope of what inspect. If your report says the
item was acceptable then it was at the time of the inspection. Please also review the information above each
category in the inspection. It explains we do and do not do for that part of the house.
If you want to verify that SOP (standard of procedure) for home inspections go on our web site at
www.homeinspection-palmcoast.com or www.homeinspection-StAugustine.com and search for the
comparison sheet which outlines the protocol from our association of Home Inspectors- Internachi. It is
comparison of what we are recommended to do and what we actually do on our various services.
Please also remember that the inspection and the reported condition of the home were done at the time of the
inspection. A home inspection does not include predictions of future events. Future events (such a roof leaks,
water intrusion, plumbing drips, heating or cooling failures and appliance failures are not in the scope of a
home inspection and are not the responsibility of the home inspector. If you chose the Platinum Inspection,
we commend you, as it does cover many of these issues. Please read the warranty in your report so you know
what it does cover and what it does not.
We always suggest that you do a walk through before you close on the property. Use the inspection report as
a guideline so you can make sure that the condition of the home has not changed since the inspection. If it
has, bring it up with your real estate agent so they can bring to the sellers attention before your closing. If you
are not able to do this or will not be at the closing lets us know and we can do a mini inspection at the
walkthrough for a reduced fee.
As a courtesy to you we will sometimes go back to inspect repairs that were done on the original report. In
most cases there will be fee associated with this.
We wish you the best of luck with your new purchase and can recommend competent contractors to assist
you with any project you may need.
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Cosmetic Summary
Items identified in this classification are items that are decorative or superficial and do not pose any structural issues in the opinion of the inspector.
Interpretation of the rating as to the contract should be determined by others, not the inspector or inspection company.
1. Exterior Surface Driveway: Normal surface cracks
Bathroom
2. Hallway Bathroom (E) Floors: In good condition Grout looks like it has been redone.
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Preventive Maintenance Summary
This describes areas that the inspector felt could use preventive maintenance to avoid a problem occurring or because it would be good practice to
observe. This category is an opinion of the inspector based on his/her experience. In addition PM may actually help the function of the area or unit.
Interpretation of the rating as to the contract should be determined by others, not the inspector or inspection company.
Roof
1. Roof Overall Roof (P): First course adhesive is secure Overall roof is In good condition Some stones beginning to show wear.
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Roof (Continued)
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Roof (Continued)
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Roof (Continued)
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Roof (Continued)
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Roof (Continued)
2. Roof Wall flashing (P): Wall flashing is a common source of leaking. Regular visual checks are important in the attic to
catch future leaks. See diagram for proper flashing. keep an eye on this area, there could be potential water intrusion.
should not affect the interior (over eves).
3. Exterior Surface Drain: Culvert Call the city to have the culvert dug out.
4. Exterior Surface Exterior Surface: Stucco-Hard Coat over block Stucco cracking has been noted on the surface of the
home. Although stucco cracks are not a structural crack they can allow water to penetrate into the surface and
eventually into the inside of the home. To prevent this we recommend to seal with elastomeric caulk and
elastomeric paint.
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Water Heater
5. Water Heater (E) Water Condition from the tank: Good condition Has met its normal life expectancy of 15 to 20 years.
However it is operating good at time of inspection.
Kitchen
6. Kitchen (E) Oven-Range Anti-Tip Bracket: Not Installed
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Maintenance Summary
This describes areas that the inspector is recommending maintenance to be performed to allow the item to perform with better efficiency and safety.
The item is working at the time of the inspection however maintenance needs to be performed. Unlike preventative maintenance which is used to
identify a suggestion for good practice this category needs for maintenance at this time for the item to operate safely and efficiently.. This category is
an opinion of the inspector based on his/her experience. Interpretation of the rating as to the contract should be determined by others, not the
inspector or inspection company.
Outdoor Plumbing
1. Outdoor Plumbing (E) Hose Bibs/PSI (P): Angle of hose bib may make use difficult.
Electrical Panel
2. Electrical Panel (E) Are there any double tapped breakers? Yes Double tapped wires should be
separated and have its own breaker.
Laundry Room
3. Laundry Room (E) Dryer Vent: Vented through roof Needs cleaning.
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Repair or Replace Summary
Repair or Replace items require immediate attention at this time. The item is not working to its maximum efficiency, operating safely or not working at
all, therefore it needs to be repaired or replaced by a licensed contractor specializing in the field required to fix it. Interpretation of the rating as to the
contract should be determined by others, not the inspector or inspection company.
Roof
1. Roof Areas of roof that need maintenance,repair or
replacing (P-Specific): Ridge vents need caps
Sprinkler System
2. Sprinkler System (E) Zone 2 (P): Functional Broken Heads
Kitchen
3. Kitchen (E) Faucets: Filtered water faucet inoperable.
4. Kitchen (E) Garbage Disposal: Not operational Tried reset button
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Not Observed Summary
Either the area was not working at the time of inspection or it was in a spot that was not accessible therefore, could not be observed.
Roof
1. Roof Roof encroachments: No issues noted
Septic
2. Septic Drain Cap:
HVAC System
3. Right of house HVAC System (E) AC Supply Duct Temperature (P): Not check due to outside temperature
Electrical Panel
4. Electrical Panel (E) AFCI (P): Not Installed Not required for this age home
Attic
5. Garage Attic (E) Unable to inspect due to access 30% of attic was not inspected. The Inspector is not required to
enter or traverse the attics. It his sole determination whether to enter limited access areas. Traversing in non
accessible areas can cause potential damage to the attic materials or the ceiling below. It is not the inspectors
responsibility to move insulation or determine the presence of stinging inspects, dead or live animals etc. The
percentage not inspected was due to lack of a safe or reasonable access.
6. Garage Attic (E) Area in attic not inspected (P-area not
inspected) A sticker has been affixed to the truss or
joist to show how far the inspector went into the attic.
This was decided by the inspector and it was his/her
discretion not to enter further due to safety or space
constraints. Any issues in this portion of the attic will
not be part of this home inspection. To have this area
inspected call a licensed roofer.
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Not Observed Summary (Continued)
Fireplace
7. Fireplace Operational: No gas. However is plumbed.
8. Fireplace Controls:

House2 Home Economy Inspection

Transcription

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