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Accredited Building Consultants, Inc.Property Inspection ReportCover Page

0000 Any Street, Anytown, Florida 33XXXInspection prepared for: Bob Jones & Mary Jones

Real Estate Agent: -

Date of Inspection: 10/16/2015 Time: 8:00 AM > 4:00 PM 8 hrs on site Age of Home: 48 years Size: 3/2.5

Job #15-000-Jones-10-16-15Built 1967

Inspector: Fred SylvesterState of Florida License #HI-278

Phone: 239-936-7579 www.swflhomeinspection.comSAMPLE REPORT

Accredited Building Consultants, Inc. 0000 Any Street, Anytown, Florida

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INTRODUCTION We appreciate the opportunity to conduct this inspection for you! Please carefully read yourentire Inspection Report. Call us after you have reviewed your report, so we can go over anyquestions you may have. Remember, when the inspection is completed and the report isdelivered, we are still available to you for any questions you may have, throughout the entireclosing process. Prior to the inspection you were supplied with a copy of the State of Florida "Standards ofPractice" (SOP) in which this inspection will be in compliance with. As such, we inspect thereadily accessible, observable, installed systems and components of a home as designatedin the SOP. These Standards define the minimum scope of the inspection. Do not assumethat the inspection will include many things that are beyond the scope. We encourage youagain to review the SOP so that you clearly understand what is included in the inspection andreport. Properties being inspected do not "Pass" or "Fail.” - The following report is based on aninspection of the visible portion of the structure; inspection may be limited by vegetation andpossessions. Depending upon the age of the property, some items like GFCI outlets may notbe installed; this report will focus on safety and function, not current code. This report mayidentify non -code, cosmetic and or items not included in the SOP that in the inspectorsopinion may need further review, repair by a professional or might be a life safety issue. This inspection is intended to assist in evaluation of the overall condition of the property. Theinspection is based on observation of the visible and apparent condition of the building andits mechanical and physical components on the date and time of the inspection. The resultsof this inspection are not intended to make any representation regarding latent or concealeddefects that may exist. The inspector is not necessarily a professional with license authorizing the rendering ofdetailed opinions regarding any or all of the items or systems included in the inspection. Youmay wish to seek an opinion from appropriately licensed professional as to any defect orconcern mentioned in this report. VACANT PROPERTY- DRY SEASON: Defects can be present in a vacant/un -occupieddwelling that do not manifest symptoms until the dwelling has been occupied full -time.These symptoms may not have been present or visible to the inspector during the inspectionand could take several days or weeks to become apparent. Defects can also be present indwellings that do not manifest symptoms until the wet season when the rate of moisturebecomes greater than the rate of drying. Personal items, furniture or recent remodeling/renovations and recent painting can obscureevidence of hidden/concealed damage from visual inspection. Hidden defects/damage mayexist that only become apparent after personal property or obstructions have been removedfrom dwelling. Inspector cannot move owners/tenants, personal property during theinspection for liability reasons. Note that this report is a snapshot in time. It is STRONGLYADVISED that a walk through inspection be performed by the buyer prior to closing todetermine if conditions in the dwelling have changed since the original inspection and/orafter removal of any obstructions. The inspector, at the clients request, will return to inspectareas obstructed for an additional fee. Our job as your inspector is to point out defects and concerns, flag wave, if you will. We maynot render an opinion on what is causing the defect and or give estimated prices torepair/replace. We recommend that you hire a State of Florida licensed and insuredcontractor and or consultant to render those opinions and facts.

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ELEVATED INDOOR MOISTURE CONTENT(MC) &REMEDIATION It is generally accepted that wood rots when it contains more than 20% moisture content(MC). Therefore, any reading in the report at or above 20% MC in any organic buildingmaterial indicates wet or damp indoor building materials. Wet and damp indoor buildingmaterials are universally viewed as unhealthy indoor conditions. Generally, moisture contentbelow 19% inhibits growth of both destructive fungi and surface fungi. We recommendintrusive investigation in all areas showing elevated moisture content (20% or higher) and/orvisual water damage to identify the full extent of the areas requiring remedial treatment. AState Of Florida licensed mold assessor with ACAC and/or IICRC certified personnel who areexperienced with water damage and microbial investigations should be hired to assess theareas in question. Remediation solutions and work for all remedial intervention, includingintrusive investigation should be performed by a licensed mold remediator and performed inaccordance with the ICRC S 500 and the S520 standards. For areas below 20% MC andelevated over other like kind materials in the same area be carefully monitored on a weeklybases. Tenancy and use has a lot to do with how these areas are performing prior to theinspection. RODENTS, VERMIN, AND PESTS Vermin and other pests are part of the natural habitat and often invade buildings. Rats andmice have collapsible rib cages and can squeeze through even the tiniest crevices. And it isnot uncommon for them to establish colonies within basements, crawlspaces, attics, closets,and even the space inside walls, where they can breed and become a health- hazard.Therefore, it would be prudent to have an exterminator evaluate the structures to ensure thatit is rodent -proof, and to periodically monitor those areas that are not readily accessible.More information in the report will be given if there is visual evidence of a past and or presentinfestation of vermin, rodents and or other pests. CONTRACTORS AND 20-20 HINDSIGHT A common source of dissatisfaction with inspectors sometimes comes as a result of off -thecuff comments made by contractors (made after -the -fact), which often differ from ours.Don’t be surprised when someone says that something needed to be replaced when we saidit needed to be repaired, replaced, upgraded, or monitored. Having something replaced maymake more money for the contractor than just doing a repair. Contractors sometimes say, “Ican’t believe you had this building inspected and they didn’t find this problem.” There may beseveral reasons for these apparent oversights: Conditions during inspection -- It is difficult for clients to remember the circumstances in thesubject property at the time of the inspection. Clients seldom remember that there wasstorage everywhere, making things inaccessible, or that the air conditioning could not beturned on because it was 60° outside. Contractors do not know what the circumstances werewhen the inspection was performed. The wisdom of hindsight -- When a problem occurs, it is very easy to have 20/20 hindsight.Anybody can say that the roof is leaking when it is raining outside and the roof is leaking. Inthe midst of a hot, dry, or windy condition, it is virtually impossible to determine if the roofwill leak the next time it rains. Predicting problems is not an exact science and is not part ofthe inspection process. We are only documenting the condition of the property at the time ofthe inspection.

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Destructive or Invasive Examination -- The inspection process is non -destructive, and isgenerally non -invasive. It is performed in this manner because, at the time we inspected thesubject property, the Client did not own, rent, or lease it. A Client cannot authorize thedisassembly or destruction of what does not belong to them. Now, if we spent half an hourunder a sink, twisting valves and pulling on piping, or an hour disassembling a furnace, wemay indeed find additional problems. Of course, we could possibly CAUSE some problems inthe process. And, therein lies the quandary. We want to set your expectations as to what aninspection is, and what it is not. We are generalists -- We are not acting as specialists in any specific trade. The heating andcooling contractor may indeed have more heating expertise than we do. This is becauseheating and cooling is all he’s expected to know. Inspectors are expected to know heatingand cooling, plumbing, electricity, foundations, carpentry, roofing, appliances, etc. That’swhy we’re generalists. We’re looking at the forest, not the individual trees. The Inspection and report are performed and prepared for the sole and exclusive use andpossession of the Client. No other person or entity may rely on the report issued pursuant tothis Agreement. In the event that any person, not a party to this Agreement, makes any claimagainst Inspector, its employees or agents, arising out of the services performed by Inspectorunder the Agreement the Client has signed, the Client has agreed to indemnify, defend andhold harmless the Inspector from any and all damages, expenses, costs and attorney feesarising from such a claim. Thank You for the opportunity of conducting this inspection for you and your family. Shouldyou have any questions, please call or e-mail us. Sincerely,Fred SylvesterPresidentAccredited Building Consultants, Inc.239-936-7579www.swflhomeinspection.com

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COMMENT KEY DEFINITIONS On the left side of the report you will find five comment key boxes that the inspector will put acheck mark in that is applicable for the inspected item. All comments by the inspector shouldbe considered before purchasing this home. Any recommendations by the inspector to repairor replace suggests a second opinion or further inspection by a qualified licensed contractorspecializing in that trade or field. All costs associated with further inspection fees and repairor replacement costs of item(s), component(s) or unit(s) should be considered before youpurchase the property. Inspected (IN) = Inspector visually observed the item(s), component(s) or unit(s) and if noother comments were made it appeared to be functioning as intended allowing for normalwear and tear for the age of the structure with no major system(s) safety concerns noted attime of inspection. Deferred Maintenance (DM) = The practice of postponing maintenance and repairs on realproperty and or equipment leading to asset deterioration. All structures and equipmentexperience some degree of deferred maintenance and is to be expected on structures as theyage. Inspector thought it was prudent to bring this to the clients attention. As an example; astructure that needs painting or a door lock that does not latch would be considered,"deferred maintenance". Repair or Replace (RR) = The item(s), component(s) or unit(s) is not functioning as intended,or needs further inspection by a qualified licensed contractor. Item(s), component(s) orunit(s) that can be repaired to satisfactory condition may not need replacement. Not Inspected (NI) = Inspector did not inspect this item(s), component(s) or unit(s) and madeno representations of whether or not it was functioning as intended and will state a reason fornot inspecting. Not Present/Included (None) = This item or item(s), component(s) or unit(s) is/are not presentor included in this structure and/or inspection report.

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Inspection Details 1. Attendance

• Client(s) present• Buyer Agent present

2. Home Type• Single Family Home

3. Construction TypeMaterials:• CBS (Concrete Block & Stucco)

4. Occupancy• Occupied - Furnished• Access to some items such as: electrical outlets, windows, wall/floorsurfaces and cabinet interiors were restricted by furniture and large quantityof personal belongings. Any such items are excluded from this inspectionreport.

5. Garage/Carport• Two car attached

6. Year Built• 1967

7. Front of Home Faces• North

8. Bedrooms & Bathrooms• 3 -2 1/2

9. Weather Conditions• Clear

10. Temperature in Degrees F• 85

11. Humidity %• 52

12. Dew Point In Degrees F• 66

13. Rain in the Last Three Days• NOSAMPLE REPORT


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Grounds Grading and drainage are probably the most significant aspects of a property, simplybecause of the direct and indirect damage that moisture can have on structures. Moremoisture damage has resulted from moisture and expansive soils than from most naturaldisasters. If structure does not have gutters and downspouts we recommend they beinstalled with splash blocks or piping that discharge at least five feet away from the building. Vegetation that is too close to the home can contribute to damage through root damage tothe foundation, branches abrading the roof and siding, and leaves providing a pathway formoisture and insects into the home. Keep all plants and shrubbery cut away from structurewalls by at least 18" to 20". Monitor landscape mulch build up so that the exterior elevationdoes not become higher than the living floor elevation. This can occur when years of maturetree(s) debris/leaves etc. and landscape mulch are added to shrubbery and flower bedsincreasing the exterior grade by composting. The average difference between the living floorheight and the exterior grade should be no less than 5 inches and slope away from thefoundation at a 5% grade. At porches, patios and stoops hand rails are not required around drop -offs less than 30”,consider your own personal needs and those of your family and guests. By today’sstandards, spindles at decks and steps should be spaced no more than 4” apart for the safetyof children. Individual lawn irrigation sprinkler heads are not tested and or inspected due to timeconstraints. Inspection includes activation of only one zone of the system to confirmoperation and or the running of water from a faucet connected to the wells submersiblepump. System is tested using normal controls in manual mode only, and time clock/raindetectors are not verified. Buried solenoids,valves and piping are not inspected. Irrigationsystems require ongoing maintenance and adjustment for peak performance. Inspection doesnot determine the irrigation system uses well, reclaimed or municipal water supply and or isthe responsibility of an HOA. Never allow the irrigation system to spray onto any part of thestructures exterior walls. Storage Sheds/Out Buildings: Out buildings including but not limited to; tool sheds, pumphouses are not part of this inspection unless otherwise agreed upon between inspector andclient. Buyer should check with local building official to see if shed has been permitted and isnot encroaching on anyone's property, (see property survey.)Confirm structure has beenproperly tied down to resist hurricane force winds. Special gates and automatic gate openers and any fences and gates on property larger than1/4 acre are not part of this inspection process unless specified for in advance for anadditional fee.

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1. Driveway/WalkwayIN DM RR NI None

X XObservations:• Typical cracking was observed at the concrete driveway/walkways. Furtherdeterioration may occur and cracks may widen in cooler times of the year.Typical cracking is cracks that are up to 1/2" in horizontal and or verticaldisplacement and are commonly found on concrete slabs in the area. Monitorconditions: Cracks in concrete driveway/walkways that become more than1/2" in vertical and/or horizontal displacement can become a trip hazard.

• Uneven driveway/walkway. Typically caused by many defects such as butnot limited to; differences in materials, surface applications, sub soilconditions and or trees/shrubbery root systems causing one potion of thesurface to be higher/lower than the other by more than 1/2". This is apotential tripping hazard and cause for potential personal injury. Werecommend closely monitoring conditions and or repair as needed.• Large trees and other types of root systems can damage the look and feelof driveways and walkway surfaces. Root systems can easily displace, crackand or damage surfaces. These are/can become a trip hazard. Recommendhaving a landscape professional and or concrete/paving contractor evaluateconditions, see photos.

Typical Cracking Typical Cracking from large tree2. Grading

IN DM RR NI None

XObservations:• The exterior grading on the right front corner of the structure appears toslope towards the foundation. Ground water could possibly intrude into theinterior. Recommend creating the proper slope away from the foundation andor installation of a drainage system may be needed to allow for properdrainage. See foundation potion of this report for more comments. Consultwith a grading contractor for proper repairs.

High Grade/Mulch monitor conditions - front right side

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3. Vegetation ObservationsIN DM RR NI None

X XObservations:• Tree stumps observed on property. Stumps invite insect such as carpenterants, termites and other inspects which can invade structure. Recommendremoval, consult with arborist.• Tree and or shrubbery branches overhanging roof and/or against siding ofstructure. Trim trees and or shrubbery that are in contact or proximity tohome, as branches can abrade/scrub siding and damage roofing/structure.• There is large tree(s) close to the structure. The roots may causeproblems with the plumbing system, and the leaves and branches canpotentially fall onto the roof, clog the gutters and cause roofing damage andnot allow building materials to dry out. Consider having an arborist inspectand recommend solutions.

Stumps - Recommend Removal Too Close/Scrubbing/ Rubbing Vegitation4. Fencing & Gates

IN DM RR NI None

X XObservations:• Fence has trees and or shrubbery limiting the inspection of thefences/gates and or retaining wall(s). Trees and shrubbery can damagefence components and should be cut away and discouraged to grow near thefence. Evaluate conditions after removal.• Chain Link fence has damaged/rusted, line posts, top rails, tension barsetc. and needs to be fully evaluated by a professional.

vegetation inside metal fence cannot fully evaluate damaged metal fence frame at gates5. Well

IN DM RR NI None

XObservations:• Could not locate well pont. Recommend asking current owner were wellpoint is located and confirm proper operation.

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6. IrrigationIN DM RR NI None

X X XObservations:• DISCLOSURE: Individual zones and /or sprinkler heads are not tested orinspected.• IMPORTANT: Never let your irrigation system spray on the structures walls,windows or doors. Do not let it spray on equipment including but not limitedto: cooling & heating equipment, pool heaters and or pump motors, wellequipment, electoral boxes and/or any other exterior equipment. When therate of moisture become higher than the rate of drying deterioration ofequipment will be drastically accelerated.• The sprinkler system operates with a control panel/time clock located onthe Rear side of the structure.. Recommend buyer consults with currentowner, if applicable, for operation instructions and or location of operatorsmanual.• The inspector was unable to operate system using normal controls. Havecurrent owner confirm operation prior to closing. HOA--if system is suppliedwater through the HOA lake or other means of supply check with the HOA todetermine the supply is available.

irrigation timeclock and valves - rear elevation

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Exterior Areas At least twice a year, the client should carefully inspect the exterior walls, eaves, soffit, fasciaand or gutters and downspout(s) for signs of damage caused by machinery, weather, roofleaks, clogged gutters or trees and fasten or repair individual components, boards or panelsas necessary. Interface around doors and windows should be carefully examined and repaired and orcaulked. The exterior paint should be examined for chalking, blisters, peeling, and or thepresence of mildew like substance that might indicate moisture problems. Exterior wallsshould be touched up and or repainted as necessary. Paint is the first protection againstwater intrusion into the wall cavity in exterior walls. Typical life expectancy on exterior paintis 6 to 8 years. Always use the finest 100% Vinyl Acrylic Vapor Permeable grade paint whenpainting. Minor stucco cracking in block walls (Mass wall assembly)is more forgiving than those inwood frame walls with wire lath and stucco clad walls (Directed wall assembly). All crackingin wood frame walls with wire lath and stucco cladding should be addressed by a waterproofing/painting contractor. These types of walls leak slowly and may take years to manifestthemselves into a visual water intrusion issue and cause major structural damage. Noopinion will be rendered in this report regarding directed drainage planes, vapor barriers,flashing details etc. for they cannot be fully visually inspected and evaluated. In accordance with the State of Florida Standards of Practice, we test a representativenumber of windows in the home. Windows that are blocked by furniture, personal belongingsand or window treatments are not operated. Screens are inspected for torn, damaged ormissing panels and or bent frames. Minor tears, rips or small defects are not addressed. Doors and windows will also be investigated for damage and normal operation. Althoughexcluded from inspection requirements, we will inform you of obvious broken gas seals inwindows. Please realize that they are not always visible, due to temperature, humidity,window coverings, light source, etc. Your inspection will report visible damage, wear andtear, and moisture problems if seen or detected by using normal inspection practices. The 2010 Florida Building Code: R318.6 </B> recommends the following for protectionagainst decay and termites. Condensate lines, irrigation/sprinkler system risers for sprayheads and roof down spouts shall discharge at least one foot (305mm) away form thestructures sidewall ,whether by underground piping, tail extensions or splash blocks. Gutterswith down spouts are required on all buildings with eves less than 6 inches (152mm)horizontal projection except for gable end rakes or on roofs above another roof.

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1. StuccoIN DM RR NI None

X XObservations:• One or more areas of the exterior stucco wall surface was observed tohave minor cracking. Stucco cracks that are less than 3/32" are commonlyfound on most buildings in the area. These cracks can be repaired andsealed with proper crack bridging acrylic paints. Cracks that are larger shouldbe chased and filled with an elastomeric compounds prior to painting. Anycracks that are significant in the opinion of the inspector shall be discussedbelow and or in the structural portion of this report. Consult with your paintingcontractor for more information and/or visit our blog at:http://floridainspection.wordpress.com/2013/11/20/micro-cracking-on-stucco-type-surfaces-of-concrete-block-walls/ and/or check any of these otherweb sites:http://c.ymcdn.com/sites/www.nibs.org/resource/resmgr/BEST/BEST2_010_WB4-1.pdfhttp://brackenengineering.com/Portals/0/White%20Papers/White%20Paper%20-%20Hairline%20Cracking%20within%20Concrete%20Block%20Walls.pdf

Typical Stucco Micro Cracking Typical Stucco Micro Cracking2. Exterior Paint

IN DM RR NI None

X XObservations:• One or more areas of the exterior wall surfaces were found to have peelingpaint. Have license painting contractor Inspect, evaluate and repair asneeded

some areas of exterior wall surface paint peeling - monitor conditions3. Electric---Meter Can-Service Drop

IN DM RR NI None

XObservations:• Overhead service lateral/drop noted and the meter can is located on theRear side of the structure..

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Meter Can/Service Drop- rear elevation 200 amp main disconnect located in garagedistribution panel

4. Exterior ElectricalIN DM RR NI None

X X XObservations:• Photocell floodlights were found to have the photocells covered. Removecovering and test lights for proper operation.• Front covered lanai receptacle conduit is a list of the junction box needs tobe repaired, see photo.• One or more exterior outlets have no power, have a licensed electricalcontractor evaluate and repair as needed,the photo.• One or more exterior outlets are lazy, lazy receptacles will not hold a plugthe need to be evaluated by an electrical contractor, see photo.

taped photocells for exteriorlighting

covered front entryway-damaged electrical conduit at

receptacle

one or more exterior outlets haveno power

one or more exterior outlets are lazy - will not hold plugSAMPLE REPORT


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5. GFCI(s)IN DM RR NI None

X XObservations:• Since around 1973, Ground Fault Circuit Interrupter (GFCI) outlets wererequired for most outdoor receptacles in homes built to comply with theNational Electrical Code. No (GFCI) protection was provided in the home atthe time of inspection. Although GFCI protection may not have been requiredat the time the home was built, for safety reasons, consider upgrading theelectrical system to include GFCI protection. For a complete history of theGFCI and the NEC visit Mike Holt's Web Site here:http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdfand for more information on what a GFCI is:http://www.safeelectricity.org/information-center/library-of-articles/55-home-safety/317-ground-fault-circuit-interrupters-gfcis

one or more exterior outlets are not GFCI protected

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6. Plumbing Services ObservationsIN DM RR NI None

X X XObervations:• For more information about the plumbing systems see the "Utilities" andthe " Inside House" portion of this report.• Customers ask us about potable & drinking water contaminates and whatto do about them. If you are unsure what contaminants are present in yourwater, in the U.S. and some cities in Canada you can obtain a copy of awater quality report from your water provider. If not available in your area or ifyou have a private well, you may want to consider having your water tested.By identifying which contaminants are present, you can then choose a watertreatment system that is certified to address your major water qualityconcerns. For more information about public drinking water please visit thisCDC web site: http://www.cdc.gov/healthywater/drinking/public/• Structure is served by public water supply. Consult your Realtor or sellerfor utility supplier name and phone number and recommend asking for arecent water quality report. For more information about public drinking waterplease visit this CDC web site:http://www.cdc.gov/healthywater/drinking/public/• The structure is served with a private well or water supply system.Private water wells can produce water with high mineral content and ornegatively charge water. These types of conditions in the water quality candeteriorate copper pipes, toilet hardware, plumbing fixtures and waterheaters rapidly. Examination of wells depth and water quality is not includedin this inspection report. It is recommended that you have well waterchecked for purity by the local health authorities (web site:http://www.floridahealth.gov/%5C/environmental-health/private-well-testing/index.html) on an annual bases and if possible a check on the flow ofthe well in periods of drought. See any further comments about water wellsand filtration systems below. For more information about private well waterplease visit this CDC web site:http://www.cdc.gov/healthywater/drinking/private/wells/• Structure is served with public waste water treatment. Consult your Realtoror seller for utility supplier name and phone number.• Water meter located on Left side of the property.• Main water shut off located on Left Rear side of the structure. and shouldbe exercised at least twice a year.Observations:•Gray colored Schedule 40 electrical conduit is being used as potable watersupply pipe. You must use a pipe that carries the National SanitationFoundation (NSF) seal of approval for potable water applications and beingstrict conformance to ASTM F441. Have a licensed plumbing contractorinspect and repair as needed, see photo.

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Main Water Shut Off - rear elevation grey electric sch 40 pipe used as potable waterpipe - repair as needed

7. Exterior Faucets/Hose BibsIN DM RR NI None

X XObservations:• Normal PressureObservations:• One or more vacuum breaker on exterior Hose Bibbs arebroken and inneed of repair, consult a licensed plumbing contractor.

Typical Missing Vacuum Breaker8. Gutters

IN DM RR NI None

X XObservations:• Gutters are not present or the home has partial or poor installation. Werecommend full professional installation of gutters and down spouts in ourarea to keep water away from structures. Water can weaken the foundation,absorb into wall assembly and generally cause structure and or settlementdamage. Consider system installation to be sure to direct water away fromstructure including drain pipes to the lots perimeter if possible. Rain watershould be diverted a minimum 5 feet away from the foundation of your homeby using downspout extensions or an underground drain line at eachdownspout.• Keep gutters cleared of organic debris to prevent downspouts from beingclogged causing overflow at gutters, ensure that all downspouts have at leastextensions/splash blocks to carry water away from the foundation. The bestway to carry water away from a structure is to install underground piping. Ifgutters and downspouts are clogged they will over flow, and may potentiallycause roof leaks.• Lots of organic debris in gutters due to overhanging trees. Recommendinstalling gutter guards and or cutting back trees that over hang the structure.

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Dirty Gutters - clean as needed9. Fascia

IN DM RR NI None

X XObservations:• Wood• One or more areas of the wood fascia was observed to have minor woodrot/fungi, moisture damage. Typically the areas of concern on wood fasciawill be the corners and any mitered or butt joints. A complete analysis by aprofessional contractor should be performed and repairs made as necessary.

minor wood rot fungi found at mitered joints of facia boards - monitor conditions10. Soffit/Eaves

IN DM RR NI None

XObservations:• Stucco• Vented/Perforated/Strips or Inserts• Appears in satisfactory and functional condition with normal wear for theage, no major system safety concerns noted at time of inspection.

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11. Window DefectsIN DM RR NI None

XObservations:• PLEASE READ IMPORTANT: In this portion of the report we will describeWindow/Fenestration; style, frames and glazing types only. Defects anddeficiencies and a more complex inspection of windows and screens isdone in the "Inside House" and the "Room by Room" portions of this reportunless otherwise instructed below.• In accordance with InterNACHI Standards of Practice, we do not inspectevery window in the house, and particularly if it is blocked by furniture orwindow treatments. We do inspect every unimpeded window(s) in thebedroom(s) to ensure that at least one window provides an emergencyegress/exit in case of fire. We attempt to open and close windows usingnormal operating methods.• Window treatments are not part of our normal home inspection. Havecurrent owner verify that all window treatments are fuly intact and operationalprior to closing.• On and annual bases building owners should inspect and monitorconditions of window frames with wall interfaces. Seal (with approvedsealants) window frame(s) intersections with walls as part of routinemaintenance to prevent possible water intrusion issues. Note: window sillsor bottoms should never be sealed so that water can escape out the bottomof the window. Window(s) should be opened and closed to monitor operatingmechanics. Weather seals, gaskets and screens should also be inspected.NEVER let your irrigation system spray on your windows!• Aluminum frames• Annealed glassObservations:• IMPORTANT PLEASE READ: The check list box is checked as "NONE" inthis portion of the report because a more complex inspection of windows andscreens is done in the "Inside House” and the "Room by Room" portions ofthis report. There may be general comments about windows made below, butthe "Room by Room" potion of the report is where to locate windowdeficiencies if any.• Some or all windows do not meet modern standards and or are over 30years in age. Careful consideration should be given to upgrade the olderstyle windows to greatly enhance the overall comfort and energy efficiency.You may also consider upgrading to impact protected glazing at the sametime to enhance wind borne debris standards and receive mitigating creditstowards you wind portion of your Homeowners Insurance policy. Many of thewindows do not operate, have missing screens, defective operators and orhave holes drilled in the window sash and frames, see room by room portionof this report for more defects.

one or more windows have been screwed shut - holes in window sash

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12. Covered LanaiIN DM RR NI None

X X XObservations:• Splilled paint on the floor deck of the covered lanai, see photos.• MOUNTING DISCLOSURE: It is beyond the scope of the home inspectionto determine if the ceiling fans are mounted correctly. Ceiling fans generallyweigh more than ceiling lights and the motion of the blade creates morestress, it is very important that the ceiling box is securely mounted and israted for ceiling fans. Ceiling fan boxes rated for ceiling fans are marked withthe phrase “For ceiling fan support” and/or are supported by cross bracing. Ifyou’re existing ceiling box is not fan-rated or does not have proper crossbracing, replace it with one that is as well as to inspect the manner in whichthe box is mounted to make sure it is strong enough. Installation varies fromfan to fan, so be sure to follow the manufacturer’s instructions for eachmanufacture.• [DEFECTIVE]] Ceiling Fan does not operate as intended. Defects caninclude but not be limited to: out of Balance/wobbling, loose ceiling mountand or fan blades, has exposed or improper wiring, makes an irregular noise,has a shortened or broken pull chain, broken light globes and/or needs to beevaluated and repaired/replaced by a professional.

paint on floor damaged ceiling fan light fixtureglobe-repair as needed

one or more ceiling fans @covered lanai have bent blades

13. Covered Front EntrywayIN DM RR NI None

X X XObservations:• Prior repairs to the ceiling observed, monitor conditions.• Structural post has signs that the metal connector to the concrete slab maybe rusted and or deteriorated Oor compromised in some way. This is animportant connection to ensure that the portion of the lanai roofs load path isstructurally connected to the concrete slab. Recommend a full evaluation bya licensed general contractor.

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monitor rust at decorative covered front entrywaycontinuous load path columns

covered front entryway - past ceiling repairsobserved

14. Shutters/Impact ProtectionIN DM RR NI None

XObservations:• Verifying that hurricane protection meets or exceeds any standards formitigating credits on insurance policies is beyond the scope of a normalhome inspection. If you have ordered or are thinking of ordering or have paidfor a wind mitigation inspection as part of this home inspection we willaddress those issues with you. Please all our office to discuss our findingsprior to ordering the wind mitigation inspection.

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Garage The main area of inspection in the garage is the structural system. This means that all visiblewalls, ceilings and floors will be inspected. Doors and windows will also be investigated fordamage and normal operation. Personal items in the garage may prevent all areas to beinspected as the inspector will not move personal items. It is recommended that after currentowner removes stored items out of the garage that you perform a inspection or walk throughto determine if there are any visible defects that may not have been apparent during the initialinspection. Monitor your garage walls and foundation. Inspect interior and exterior walls and thefoundation twice a year for moisture and cracks. If you see discoloration or mold, moisture isseeping in from the roof or the walls call a water intrusion expert or building or roofingcontractor for an inspection and evaluation. Clean your garage floor garage floor as needed of fluids from automobiles to prevent sliphazards.. You may notice hairline cracks (not exceeding 1/4") in your concrete slab, but thoseare generally no cause for concern unless otherwise noted in the report. Experts disagree on whether to treat a garage slab with a sealant. Sealants can protect theconcrete, prevent discoloration, and are easier to clean than bare concrete. Do it yourselfsealants are available in home improvement stores but will need reapplication every three tofive years. One time, professional applications are also avaliable from professionalcontractors. Some building codes require the door allowing entry to your home to be fire rated and selfclosing. If the door is damaged or the self closing mechanism has failed, repair or replace it.Once a year, clean and inspect the interior door. Make sure the door is properly sealedaround the stiles, foot and head of the door. We recommend installing self closing devicesand weather strip and thresholds to prevent any carbon monoxide poisoning accidents. Watch for pest invasions. Insects like termites and carpenter ants can damage your garagewalls. Field mice and other small vermin can make nests in your garage. Inspect dark, cool,and moist spots, especially where garage walls meet the foundation. Call in pest controlexperts for an inspection and treatment. Overhead garage door is operated up and down twice to test self reverse features, once totest photo sensor eyes and again to test pressure switch. Garage door remote openers andkeypads are not tested or inspected. Recommend demonstration by current owner. Your overhead garage door is the largest moving part in your home. Keep your garage doorsrunning smoothly, most new garage doors come self lubricated or with plastic parts that needno oil. You’ll need to annually oil older doors with metal rollers, hinges, and tracks. Use a leafblower to blast all the grit, grime, dust, cobwebs, and dead bugs from the door’s parts. Occasionally check the rubber seal on the bottom and sides of your garage door. They canharden or chip away from wear and tear, allowing the elements to seep under through yourdoor. Your door may be hitting the ground too forcefully and jarring all the parts, crushing therubber seal, or allowing light to peek through at the bottom when the door is at rest. Tocorrect those problems use a screwdriver to alter the travel limit adjustment located on thedoor opener’s control box and or review the operator’s manual. If applicable, regularly test the garage door’s mechanical and infrared sensors to be sure theystill prevent it from closing if something like a child, pet or automobile is in the way, reviewyour operators manual. If your door does not have one seriously consider adding one orsimply update you opener.

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1. FloorsIN DM RR NI None

XObservations:• The garage is obstructed by a car and or excessive storage. Thisprevented us from inspecting the entire garage area. Nothing is known of theabsence or presence of any defects or the condition of the componentspresent in the garage. We recommend you perform a full review of thegarage prior to closing after current owner has moved all stored items out ofthe area.• Typical cracking was observed at the concrete surfaces. Furtherdeterioration will occur and cracks will widen in cooler times of the year.Cracks that are more or become more than than 1/2" in vertical and/orhorizontal displacement can become a trip hazard. These larger cracksshould be repaired to avoid injury and worsening conditions. Recommendconsulting a concrete restoration contractor for repairing surfaces that aredisplaced more than 1/2".

Typical Cracking2. Walls

IN DM RR NI None

XObservations:• The garage is obstructed by a car and or excessive storage. Thisprevented us from inspecting the entire garage area. Nothing is known of theabsence or presence of any defects or the condition of the componentspresent in the garage. We recommend you perform a full review of thegarage prior to closing after current owner has moved all stored items out ofthe area.• One or more areas in this room has evidence (stains) of past/present waterintrusion and should be analyzed by a professional. The inspector cannottest with moisture meters due to obstructions. The roof area directly over thestains had indications of a past roof repair, see photos in room portion of thisreport. Also see attic portion of this report for black stains.

monitors ceilings stains on right side wall & ceilings of the garage

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3. Ceiling ObservationsIN DM RR NI None

X XObservations:• The garage is obstructed by a car and or excessive storage. Thisprevented us from inspecting the entire garage area. Nothing is known of theabsence or presence of any defects or the condition of the componentspresent in the garage. We recommend you perform a full review of thegarage prior to closing after current owner has moved all stored items out ofthe area.• Drywall ceiling(s) damage observed in garage ceilings. Cause could befrom but limited to; drywall bed joint cracks, old brown board use, excessivestorage in attic space above, past roof leaks, past air conditioning leaks orany number of other causes. Cracks in ceilings of garages are fairlycommon. Recommend drywall repairs and painting as needed.

typical Brown board sealing cracks @ garage4. Windows

IN DM RR NI None

X XObservations:• One or more window in this room will not lock, binds in frame, will not open,will not close or will not stay open using normal controls. Have windowinspected and repaired by a licensed window repairman.• The smooth operation of these windows depends on the window operators(or cranks) and the windows operating arms to be in good condition and welllubricated. We attempt to open and close windows using normal operatingmethods. One or more window(s) in this room does not operate properly andneeds to be evaluated and or repaired by a window technician.• Window glass cracked/broken/chipped and will need to be replaced by aglazing contractor.• Window screens have damaged frames, torn screen panels and or panelsare deteriorating. Typical life span for window screen fabric is 7 to 8 years.

torn window screen broken window operators cracked glazing

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5. Exterior DoorIN DM RR NI None

X X XObservations:• Condition and operation of front and/or access door locks are notaddressed other than the comments listed below. Buyer should have all locksre-keyed or replaced by a licensed locksmith immediately after closing. Thisis for the health, safety and welfare of your family.• The door is supplied with a double cylinder deadbolt. Double cylinder lockswill accept a key on both sides and therefore do not require (and often do nothave) any twist knob. These can become problematic during an emergencysuch as a fire. We recommend that these types of locks not be used in areaswhere egress is important for life safety such as bedrooms or other areasthat provide access to the exterior of the structure.• Jalousie side door is damaged in and around the dead bolt area ( soft) andthe door is leaking intermittently at the threshold area, see photos. Repair asneeded.

monitor water intrusion issues around threshold-garage side door

garage side door loose around dead bolt

6. Egress Door to Living AreaIN DM RR NI None

XObservations:• RECOMMENDATION: Cars and other fossil fuel burning machinery mayrun inside the garage space at times producing deadly carbon dioxide gas.You may consider adding a self closing device to the door to be sure thedoor closes at all times preventing any life safety issues in regards to carbondioxide poisoning. We also recommend adding a carbon dioxide alarm insidethe living area at or near the egress door.• The door from the garage to the living area has a window insert and orappears inadequate. These inserts and or inadequate doors are notrecommended. This door should be configured as an insulated, exterior doorwith proper thresholds and weather stripping to keep the unwantedpoisonous gas and hot humid air from entering the living space from thegarage. Consider updating the door to a solid door for proper sealingcapabilities for the safety and wellbeing of the occupants. (Inadequate meanseither or all of these; hollow core, no weather stripping, none sealable or nothreshold)SAMPLE REPORT


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improper door - between living area and garage7. Garage Door Condition

IN DM RR NI None

X XMaterials:• One-16' Overhead sectional door• Steel Door• No pressure design rating labels observed.Observations:• If the overhead door is over twenty years in age consider upgrading to amore modern, safer, wind resistant and or impact protected style overheaddoor. If the door is glazed we recommend that you purchase a non glazeddoor to help on your home owners insurance wind rating. If the door is notinsulated you can consider upgrading.• Did you know that your overhead garage door is the largest moving objectin a residential structure. It imperative that you learn about how your dooroperates and how to keep you and your family safe . We recommend thatyou visit this web site to learn more about the largest moving object in yourhome and how to take care of it: http://www.garagedoorcare.com/index.html

• Bent, dented, wood decay, weathered and or damaged door panel(s).Recommend full review and or repair or replacement by a certified overheadgarage door contractor.

bent panels8. Garage Opener Status

IN DM RR NI None

X XObservations:• Overhead garage door openers which is loose at the wall, repair asneeded.SAMPLE REPORT


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loose overhead garage door switch9. Garage Door's Reverse Status

IN DM RR NI None

X XObservations:• No electric eye, auto reversing safety switch and or equipment areinstalled on this overhead garage door. This safety equipment, wheninstalled, will not allow the overhead door to close if something or someone isbreaking the light beam in the path of the descending door. These devicesare common safety device on newer doors. Some older operators were notrequired to have this safety feature. It is recommended that you update theopener or consult an overhead door technician for more information retrofitting this device.

10. ElectricalIN DM RR NI None

X XObservations:• The garage is obstructed by a car and or excessive storage. Thisprevented us from inspecting the entire garage area. Nothing is known of theabsence or presence of any defects or the condition of the componentspresent in the garage. We recommend you perform a full review of thegarage prior to closing after current owner has moved all stored items out ofthe area.• Reversed polarity, open ground, hot and neutral reversed, reveredpolarity, hot ground reversed and other terms used for electric receptaclesare usually easily corrected by minor wiring adjustments at the specifieditem. When these conditions are noted in this report, a licensed electricianshould be consulted for repairs/replacement as needed to ensure safety.Some receptacles in the*********were observed to have one or more of thesedefects. Have the entire room inspected by an electrician. Visit this web sitefor more information: http://www.thecircuitdetective.com/insp.htm

polarity issues-open ground

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11. GFCIIN DM RR NI None

X XObservations:• Electrical outlets in garage appeared to be in serviceable condition at thetime of the inspection but had no Ground Fault Circuit Interrupter (GFCI)protection.Since around 1978 GFCI outlets were required for garage outlets to complywith the National Electrical Code (NEC). If the property being inspected isolder than 1978 these devices were not required. Building younger than 1978are required to have these devices. Consider having GFCI protectioninstalled as a safety precaution for outlets within 6 feet of a plumbing fixture ifthey are not already installed. NOTE: For buildings that have had a remodelafter 1978 they are required. Recommend contacting a licensed electricianfor a full evaluation. For a complete history of the GFCI and the NEC visitMike Holt's Web Site here:http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdfand for more information on what a GFCI is:http://www.safeelectricity.org/information-center/library-of-articles/55-home-safety/317-ground-fault-circuit-interrupters-gfcis

all garage outlets are not GFCI protected12. Cabinets & Tops

IN DM RR NI None

XObservations:• The garage is obstructed by a car and or excessive storage. Thisprevented us from inspecting the entire garage area. Nothing is known of theabsence or presence of any defects or the condition of the componentspresent in the garage. We recommend you perform a full review of thegarage prior to closing after current owner has moved all stored items out ofthe area.• Cabinets,tops & work benches in garages are not throughly inspected dueto the location. Typically cabinets in garages are used left over interiorcabinets and reinstalled in the garage and used as storage for paints,automobile products and or lawn and garden chemicals. These products cancause all kinds of deteriorating problems for cabinets typically used inside ahome.Unless the garage has cabinets that are designed for this application theinspection and comments made here are cursory at best. Any other defectswill noted below.SAMPLE REPORT


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13. Wash BasinIN DM RR NI None

X XObservations:• Faucet handle(s) are damaged and or missing parts, have inspected andrepaired/replaced by repair technician.• Sink finish is damaged/cracked/rusted and or is damaged in a way that it ismore than cosmetic and may need to be replaced. Recommend repair orreplacement and or consult with a plumbing contractor. Sink has been usedas a paint and plaster cleaning tray and is in poor condition.

washbasin faucet - defective - leaking

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Pool DECKS: Cracks in concrete pool decks that are more than 1/2" in vertical or horizontaldisplacement can become a trip hazard and will eventfully get worse with erosion. Thesecracks should be repaired to avoid injury and worsening conditions. SCREEN ENCLOSURES: Screens are inspected for torn, damaged or missing panels. Minortears, rips or small defects are not addressed. Monitor screen enclosure base frame fastenersfor corrosion, guy wires for adjustment and screen splines for proper attachments to frames.Fiberglass screen panels under normal use can last between 6 to 12 years. Your enclosureshould be visually inspected at least twice a year. PUMPS: Determining if pool pump(s) are adequate for pool size and proper operation of poolpump time clock motors cannot be verified during a visual inspection. FILTERS &FILLERS: Pool filtering devices are not disassembled to determine the condition ofany installed filter elements or gaskets. Determining if the pool filter type/size is adequate forthe pool/spa is not addressed. Testing of back flush mechanisms is not performed andautomatic pool fill equipment is inspected for visual leakage, only. Determining if the systemsare functioning as designed is beyond the scope of a visual home inspection. LEAKS: Pools/spas are not inspected for leakage, unless it is from visually accessible valves,plumbing, equipment .Water leakage from underground piping, drains, or pool shell wouldnot be visually accessible and would be undetectable at the time of the inspection. This typeof leakage can only be determined by company skilled in leak detection using specializedequipment. HEATERS: This inspection does not warranty/guarantee operation, or the life expectancy ofpool heating equipment. As with any mechanical equipment, breakdown or failure can occurat anytime. Determining if the pool heating system is adequately sized to heat the pool/spa isbeyond the scope of a visual home inspection and is not addressed. Propane or Natural gasheaters are turned on by the readily available switches. No attempt to light pilot lights, turngate valves or check the amount of gas in the holding tank is made. Time does not allowinspector to heat pool water with an electric heat pump so turning it on and listening to it runfor five to ten minutes and feeling the exhaust air temperature difference is how the applianceis inspected. Any electric resistant pool heater can take up to 24 hours or more to raise thewater temperature of the pool noticeably. Heating time will be affected by the size of the pool,weather and other factors. Thermostatic temperature controls cannot be verified during avisual inspection. REMOTE-CONTROL SYSTEMS: Where applicable, are tested via the service panel located atexterior pool equipment. This panel over-rides the interior control panel that allows testing ofall components without altering the owner's current programming. The inspector does notuse the interior control panel. Recommend that buyer has current home owner or propertymanager review the proper operation of any special remote-control and/or all other auxiliarypool/spa equipment. Determining if the systems are functioning as designed is beyond thescope of a visual home inspection and is not addressed in this report. This includes the use,operation and condition of any remote controlled valve systems. PURIFICATION SYSTEMS: Any and all automatic pool purifications systems such as,chlorine, salt or electronic automatic purifications systems are not inspected for determiningif the systems are functioning as designed and is beyond the scope of a visual homeinspection and is not addressed in this report.

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CHILD SAFETY: Use layers of protection around your pool to insure small children cannotgain un supervised access to your swimming pool or spa. This means you have severalthings in place to keep children from getting to the water. Here are five ways to helpaccomplish that goal: FENCING AND GATES: Mesh fencing should be at least four feet high and have a self closing,self latching gate. All panels should remain in place when the pool is not in use. Fencingshould meet the ASTM F 1908 standardDOOR AND GATE ALARMS: Many devices are available that attached to pool/spa accessdoors and gates that will sound a loud alarm when opened and closed. Placing alarms onsliding doors, windows and all exit doors will alert you to children leaving the house. Alarmsshould meet the Underwriters Laboratories standard UL 2017 for residential water hazardalarm equipment.PERIMETER AND MOTION ALARMS: Infrared systems sound an alarm when the beam iscrossed, and can be installed around the perimeter of a pool or spa. Water motion alarms areplaced near or in the water and sound an alarm when the water is disturbed.LATCH AND LOCKS: Fence gates should have latches that automatically close and latchsecurely. Windows and doors that open to the pool or spa area should all be equipped withself-latching devices.SAFETY COVERS: Pool covers are available that completely cover the pool or spa, blockingaccess to water. Insist on a cover that has a label stating that it meets the ASTM F1346Standard for pool and spa covers. SUCTION &DRAIN SAFETY:Replace any broken covers; missing covers or uncertified covers with 2007 ASME A112.19.8certified drain covers. Older pools/spas have a single drain, consider retrofit it in accordancewith the ANSI/ APSP 7 standard. Options include converting the drain to a single unblockablesuction outlet or installing a cover/grate certified to the 2007 ASME A112.19.8 standard and atleast one of the following: an additional suction outlet(s), gravity flow system, vent system,safety vacuum release system (SVRS), converted suction outlet to return inlet, and/or disablethe suction outlet and provide a skimmer capable of the full system flow. Have a licensedpool professional inspect your pool to recommend the upgrade. Post a list of rules and require anyone entering the pool to read the rules. Remind everyonenot to play with drains and or any mechanical devices inside the pool/spa.Periodically have a licensed professional evaluate and, if necessary, maintain all drains andoutlets. LIGHTS:Lights are visually inspected only. A complete analysis of this important system is beyondthe scope of a home inspector. On pools/spas that are older than 20 years we highlyrecommend that the lighting system be fully inspected by a licensed electrical contractor andor updated to todays safety standards prior to the use of the swimming pool/spa.Underwater luminaire must be installed so the top of the lens is at least 18 in. below thenormal water level of the pool, unless it's listed and identified for use at lesser depths[680.23(A)(5)]. Transformers used to supply underwater luminaries must be listed as aswimming pool and spa transformer —and be of the isolating -winding type with a groundedmetal barrier between the primary and secondary windings [680.23(A)(2)]. Branch circuits thatsupply underwater luminaire greater than 15V must be GFCI protected [680.23(A)(3)]. In 680.2,the NEC defines three general categories of underwater luminaire. Specifics, such as thewiring methods allowed to the forming shell and bonding requirements, are included for eachtype as follows: Wet-niche [680.23(B)]. Dry-niche [680.23(C)]. No-niche [680.23(D)]. For moreinformation visit this web site: http://www.cpsc.gov/en/Newsroom/News-Releases/2003/Dont-Swim-With-Shocks---CPSC-American-Red-Cross-Warn-of-Electrocutions-in-Swimming-Pools-Hot-Tubs-and-Spas/

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1. Pool Screen Cage/Enclosures ObservationsIN DM RR NI None

X X XObservations:• Life expectancy for screen fabric is 6 to 8 years in the Florida climate. Tornor missing screen panels and or missing or loose screen splines wereobserved on the screen frames. Have fully inspected and repaired by aprofessional screen enclosure contractor.

• Life expectancy for screen fabric is 6 to 8 years in the Florida climate.When the screen fabric starts to turn white in color or show the Fiberglasthreading in the screen fabric it is nearing the end of its useful life. Monitorconditions and or budget yourself accordingly for replacement.

• One or more screen doors have; broken locks, loose or torn screens,bent or broken kick panels, bent frames, won't open and close properly andor have a faulty or missing hydraulic door closer. Have door(s) fully inspectedand repaired by a professional screen enclosure contractor.• Guide wires are missing, loose and or broken. Replace, tighten and or fullyinspect the attachments to the deck and or enclosure, turn buckles andwires so cage will be secure during high wind events.• Lower screen panel box frame extrusion are loose to the deck attachmentand/or fasteners are severely rusted. Repairs replace as necessary andconsider upgrading fasteners and repair replace any damaged aluminumframing. Visit this web site for a fastener that will not corrode:http://www.blue-tap.com/solutions.html.• Corroded fasteners observed on the screen cage framing. Have fullyanalyzed by a aluminum screen contactor, for more information visit this website: http://www.blue-tap.com/solutions.html.• Aluminum railing is not bonded, bond wire connection has deterioated andbroken away from enclosure. Screen cages should be bonded with No. 8AWG (8.4 mm2) solid copper conductor. The connection should be from theaccessible wire connector on the pool pump motor to all metal parts of theswimming pool, spa or hot tub structure and to all electrical equipment, metalconduit and metal piping within 5 feet (1.5 m) of the inside walls of aswimming pool spa or hot tub. see Photo. For more information aboutequipotential bonding visit this web site:https://www.dom.com/about/safety/pdf/pool_equi_bond.pdf

Typical Damaged Screen Door(s) Typical Torn/Damaged ScreenPanel (s) all

Typical Corroded Fasteners

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no screen cage bonding found - confirm location Typical Loose/Damaged Guide Wire2. Pool Structure Condition

IN DM RR NI None

XType:• Below ground ---For a complete list of web sites about pools visit this webpage: http://www.poolcenter.com/poolLibraryMaterials:• Gunite/Concrete super structure with aggregate finish.Observations:• Super structure and pool finish appear to be in serviceable condition for theage with no major system safety concerns noted at time of inspection.• : Minor stains observed on pool finish. Pool stains, or swimming poolstaining, usually refer to areas of discoloration on swimming pool walls,floors, steps, or any surface of the swimming pool in contact with pool water.There are two main causes of swimming pool stains; dissolved metals andalgae growth. For more information: http://www.poolforthought.com/glossary-term/pool-stains/

General Photo of swimming pool/spa.3. Timer

IN DM RR NI None

X XObservations:• Timer box is; rusted, deteriorated, damaged, does not operate and/orappears to be at the end of its useful life, consider replacement with a moremodern device.

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damaged pool pump timer - needs replacement4. Sub Panel

IN DM RR NI None

XObservations:• There is no subpanel only a circuit for the timer and pool pump.

5. Electrical @ Pool AreaIN DM RR NI None

X XObservations:• Since around 1971, Ground Fault Circuit Interrupter (GFCI) outlets wererequired for most receptacles in and around swimming pools built to complywith the National Electrical Code (NEC). No (GFCI) protection was providedin or around the pool at the time of this inspection. If the home is pre 1971construction GFCI protection may not have been required but for safetyreasons, however we highly recommend that a licensed electrical contractordo a full evaluation of all electrical receptacles and other connection in andaround the swimming pool area for the protection of your family. For acomplete history of the GFCI and the NEC visit Mike Holt's Web Site here:http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdfand for more information on what a GFCI is:http://www.safeelectricity.org/information-center/library-of-articles/55-home-safety/317-ground-fault-circuit-interrupters-gfcis

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6. Electrical BondingIN DM RR NI None

X XObservations:• LIFE SAFETY-IMPORTANT: All metal parts of the pool structure and theelectrical and circulating systems are required to be bonded together.Bonding requires at least #8 SOLID COPPER wire. The visible componentsrequired to be bonded include the electrical equipment associated with thecirculation system, including the pump motor, heaters, metal junction boxes,metal conduits,metal transformer, metal timer enclosures, and any metallonger than four inches within five feet of the pool. This includes but notlimited to; metal windows, shutter channels, railings, pool cages, metalcolumns, underwater lights (except low voltage lights listed as not requiringgrounding). One or more of these items was visually found to bedisconnected or not wired properly. We recommend a full evaluation of thebonding system by a licensed electrical contractor. For more information:http://www.erico.com/public/library/fep/LT1242.pdf

• Inspector could not "EASILY" locate the screen enclosure bond wire. Havecurrent owner located and or get screen cage bonded per NEC. NOTE: thesesmall wires can sometimes be hidden behind landscaping, mulch, decking,pavers etc. Be sure it is located and secure, they often corrode and becomedisconnected .• Pool pump is not bonded, the motor must be bonded with No. 8 AWG (8.4mm2) solid copper conductor. The connection should be from the accessiblewire connector on the pool pump motor to all metal parts of the swimmingpool, spa or hot tub structure and to all electrical equipment, metal conduitand metal piping within 5 feet (1.5 m) of the inside walls of a swimming poolspa or hot tub. For more information about equipotential bonding visit thisweb site: https://www.dom.com/about/safety/pdf/pool_equi_bond.pdf• The pool light junction box circuitry is housed in metal conduit. In this casethe junction box should be bonded an it is not. Have licensed electricalcontractor evaluate and repair as needed.

Pool Bonding Defect(s) -- pump not bonded

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7. PumpsIN DM RR NI None

X XObservations:• RECOMMENDATIONS: All equipment should be securely fastened to theequipment concrete slab. Equipment installation manuals normallyrecommend that all equipment be secured to their final resting place. Poolequipment can get blown around during a high wind event such as ahurricane. Equipment may not get blown very far, it may be far enough tocause damage. Pump in its current configuration is sitting at an odd angle.Consult with a swimming pool professional.

8. Valves, Jets , Drains & Visible PlumbingIN DM RR NI None

X XObservations:• It is recommended that all visible plumbing lines be clearly labeled for thedirection of water flow and that all valves be clearly labeled for what theyoperate. This will eliminate confusion in operation of the equipment and givethe new owner a better understanding of the circulation system and theintended function of the valves. Consider having a licensed pool contractorclearly mark pipes and valves with a labeling device.

General photo of pool equipment. Valves & pipe flow not identified9. Filter

IN DM RR NI None

XObservations:• Appears in satisfactory and functional condition with normal wear for theage, no major system safety concerns noted at time of inspection. Moreabout filters: http://www.poolcenter.com/filter• Sand Filter---More about these types of filters visit this web site:http://www.poolcenter.com/sandPoolFilter

10. PressureIN DM RR NI None

XObservations:• Appears in satisfactory and functional condition with normal wear for theage, no major system safety concerns noted at time of inspection.

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11. Purification ObservationsIN DM RR NI None

XType:• The most common type of chlorine feeder is the erosion feeder. Solid,compressed chlorine or bromine, (In the Chlorine stick or tablet form) areplaced into the feeder. Water flows over the chlorine pucks or tabs anddissolves it for a slow release. Chlorine or bromine in the form ofHypochlorous acid, is then released into the water. Erosion chlorine feedersare adjusted by a dial, to regulate the amount of sanitizer introduced into thepool water. We do not fully evaluate this device for proper operation we onlyreport leaking.

Observations:• Appears in satisfactory and functional condition with normal wear for theage, no major system safety concerns noted at time of inspection.• We highly recommend that you "Google" the make and model of yourpurification system so you can better understand the functionality of thesystem and to acquire the owner’s manual.

12. Deck ConditionIN DM RR NI None

X XMaterials:• Textured concrete spray coating.Observations:• The pool/patio deck is flaking, delaminating, discolored, cracked, stained,chipped and or is damaged in such a way that it needs attention by a deckcoating expert.• Typical cracking was observed at the concrete surfaces. Furtherdeterioration may occur and cracks may widen in cooler times of the year.Cracks that are more or become more than than 1/2" in vertical and/orhorizontal displacement can become a trip hazard. These larger cracksshould be repaired to avoid injury and worsening conditions. Recommendconsulting a concrete restoration contractor for repairing surfaces that aredisplaced more than 1/2".• Damaged, clogged, fasteners missing and or improper termination of pooldeck drains, have evaluated by pool deck professional.

drain covers not secured Typical Pool Deck/Patio CrackingSAMPLE REPORT


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13. Child Safety Barrier ObservationsIN DM RR NI None

X XType:• None, been removed or is not present at the time of the inspection--seebelowObservations:• On October 1, 2000 Florida Senate Bill 86 also known as the "Preston deIbern/McKenzie Merriam Residential Swimming Pool Safety Act" which inturn created Chapter 515 of the Florida Statute required all residentialswimming pools to be protected by at least one of several protective devicesor barriers. A) Be isolated by an approved barrier. B) Protected by anapproved cover. C) Provide approved alarms on all windows and doors to thepool area. D) All doors must have approved self closing device. This poolwas built prior to that date and was not required to meet those safetyrequirements. Consider consulting your homeowners insurance agentregarding any additional insurance premiums because it may not meet thoserequirements. More importantly consider upgrading your swimming pool toprotect small children from drowning.

14. Ladders Railings Swimouts ObservationsIN DM RR NI None

X XType:• Figure 4 Shallow end• Ladder Deep endObservations:• One or more ladders in the pool are; loose, missing/cracked parts,missing guards, steps and or is damaged in such a way that it cannot besafely used as intended. Consult with swimming pool contractor for repairs,see photos.

cracked deep end ladder bracket15. Water Condition

IN DM RR NI None

XObservations:• Appears to be in serviceable condition with no major defects ordeficiencies.• Water is not tested for chemistry and or temperature during this inspection.Visually the water chemistry appears to be normal.• Water is clearSAMPLE REPORT


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16. Coping ObservationsIN DM RR NI None

XMaterials:• Coping definition: Coping is the cap on the edge of a swimming pool or spawhich is mounted on the bond beam.Observations:• Coping appears in satisfactory and functional condition with normal wear forthe age, no major system safety concerns noted at time of inspection.

17. Water Line Tile ObservationsIN DM RR NI None

XObservations:• Water line tile appears in satisfactory and functional condition with normalwear for the age, no major system safety concerns noted at time ofinspection.

18. Skimmer ObservationsIN DM RR NI None

X XObservations:• Skimmer basket is missing, cracked and or deteriorated, recommendreplacement.

skimmer basket missing

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19. LightsIN DM RR NI None

XObservations:• IMPORTANT NOTICE: Lights are visually inspected only. A completeanalysis of this important system is beyond the scope of a home inspector.We highly recommend that this part of the swimming pool/spa be fullyinspected by a licensed electrical contractor prior to the use of the swimmingpool/spa.Underwater luminaire must be installed so the top of the lens is at least 18 in.below the normal water level of the pool, unless it's listed and identified foruse at lesser depths [680.23(A)(5)]. Transformers used to supply underwaterluminaries must be listed as a swimming pool and spa transformer — and beof the isolating -winding type with a grounded metal barrier between theprimary and secondary windings [680.23(A)(2)]. Branch circuits that supplyunderwater luminaire greater than 15V must be GFCI protected[680.23(A)(3)]. In 680.2, the NEC defines three general categories ofunderwater luminaire. Specifics, such as the wiring methods allowed to theforming shell and bonding requirements, are included for each type asfollows: Wet-niche [680.23(B)]. Dry-niche [680.23(C)]. No-niche [680.23(D)].

• Pool light transformer severely rusted. Water intrusion into the device couldcause wiring deficiencies. Recommend expert evaluation.• Junction box is an older style in ground style junction box and should becompletely analyzed by a swimming pool contractor and or electricalcontractor for safety (bonding).

damaged pool like transformer - needsreplacement

pool light in operation

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Slab Foundation Foundations should be examined at least twice a year for signs of cracking, insect and orvermin intrusion, moisture intrusion, or changes of any type (such as the appearance ofcracks, or the widening or lengthening of existing cracks). Foundations on Concrete Block and Stucco Homes (CBS Construction) and some woodframe homes are typically monolithic or stem wall (T-Shape) and slab construction. Insimplistic terms a monolithic slab is the type of slabs that are cast in place as one singlecomponent with the footer. A stem wall foundation (T-Shape) is separated into a footer, smallto medium height vertical wall and concrete reinforced slab. For more information aboutthese types of foundations visit this web site:http://www.concretenetwork.com/concrete/foundations.htm Monitor grade levels around structure to be sure the exterior grade does not become higherthan the living floor height. Be sure that ground water does not flow up against thefoundation and pond. This can occur when years of mature tree debris/leaves etc. andlandscape mulch are added to shrubbery and flower beds increasing the exterior grade bycomposting. The average difference between the living floor height and the exterior gradeshould be no less than 5 inches and slope away from the foundation at a 5% grade. If the structure is not fully guttered we recommend they be added. Monitor gutter, downspout,splash guards and consider adding pipes to channel water as far away from the foundationas possible. Inspect your gutter and drainage system twice a year and clean as needed. See"Exterior" introduction for more information.

1. Concrete Slab FoundationIN DM RR NI None

XObservations:• Appears in satisfactory and functional condition with normal wear for theage, no major system safety concerns noted at time of inspection. Moreinformation: http://inspectapedia.com/structure/Concrete_Floor_Cracks.htm

2. Concrete Slab PerimeterIN DM RR NI None

XObservations:• Appears in satisfactory and functional condition with normal wear for theage, no major system safety concerns noted at time of inspection. Moreinformation: http://inspectapedia.com/structure/Concrete_Floor_Cracks.htm

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Attic This inspection is made on the basis of what is visible and accessible on the day of theinspection and is not a warranty of any element in the attic space. Inspector tries not todisturbed any insulation and does not move any mechanical components such as ductwork. In accordance with industry and insurance standards, we will NOT attempt to enter an atticthat has; less than thirty-six inches of headroom and or when entering the area, in theinspector’s opinion, may be dangerous, may compromise the ceiling below, has restrictionsby any means or in which the insulation obscures the joists or any portion of the trusses,joists or rafters thereby making mobility hazardous. We we will inspect the attic as best wecan from the access point available with no comments or evaluations of areas not readilyviewed from the access area. If the access point is blocked and or hindered in any way noattempt will be made to clear access. Conditions such as but not limited to; insulation baffles, low pitch and or flat roof designs,soffit or eave lines, vaulted ceilings, insulation, configuration of the truss webbing and/or theinstallation of the HVAC ductwork, may hinder the inspectors visual inspection process.These conditions may prevent the inspector from inspecting the entire attic space of thestructure and limit access and observation of all components inside that space as well as theevidence of past or present roof leaks. Roof leaks cause plywood and roof sub-straights to turn black; when these are repaired theblack damage sub-straight is still evident however the actual water intrusion issue may berepaired. Inspector uses his best ability to determine if the affected area is active or inactive,however, in times of very dry weather or lack of rain fall this can be nearly impossible todetermine if the damaged area is an active or inactive leak. Insect, mice, rats or other vermin are not part of this inspection, however if the inspector seesany problems arising out of the presence of such, comments will be made. To learn whether to have a vented attic space or an unvented attic space visit this You TubeWeb Site: https://www.youtube.com/watch?v=Ld8pzIu45F8#t=751

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1. AccessIN DM RR NI None

X X XObservations:• 50 % of the attic space was not inspected. Due to low pitch areas of theroof design, vaulted ceilings, insulation, configuration of the truss webbingand/or the installation of the HVAC equipment and or ductwork. Theseconditions prevent the inspector from viewing the entire attic space of thestructure and limit the observation of such components as; wood trusses,roof sheathing, air conditioning and venting ductwork, electrical wiring,plumbing supply, venting piping and potential roof leaks.• The areas of the attic that were not inspected are but no limiteds to: theentire right side of the structure from the kitchen over to the right side exteriorwalls. RECOMMENDATION: Consider adding other access portals (masterbedroom closet) in other areas of the home that would give you access tothese inaccessible areas of the structure. This will provide the necessaryaccess that you would need to perform inspections and to add additionalbuilding components.• Garage pull down attic stairway has no pull chain, supply as needed.• Attic access or scuttle hole located in Garage.• Attic access or scuttle hole located front foyer hallway.• No luminair present, attic access should have luminaire available.

Attic Access Defect(s) - no pull

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2. StructureIN DM RR NI None

X X XObservations:• LIMITED ATTIC ACCESS: As stated in the “Access “portion of this reportand the “Attic Introduction” some areas of the attic could not be accessed.We cannot comment on any defects, if any that are not visible due to theseconditions.• The photo (s) below show altered and or cut pre-engineered roof trusses.Trusses are structural designed components designed by engineers to spanlong distances, cutting and or altering these components can compromisethe integrity and design and should only be done so under the supervision ofa structural engineer. If deflection or other conditions is present or not westill recommend that a structural engineer or general contractor evaluate thealteration. More information on this subject matter:http://www.ashireporter.org/HomeInspection/Articles/Inspecting-Wood-Trusses/1213• Black stained sub straights and or framing members observed in atticspace. Leaks through roof coverings turn roof framing and or sub-straightsblack. With proper access the inspector can visually find these conditions.The problem comes in identifying if these are active or inactive leaks. Forexample when a home has had a new roof covering installed the roofingcontractor may not cut out all the water stained plywood from the previouspoor roof coverings but the cause has been mitigated. The other problemcomes in the dry time of the year with the lack of rainfall and the heat fromthe attic space completely dries out the active roof leak rendering no sign ofmoisture. Inspector takes all these conditions into account, uses the toolsavailable such as moisture meters and thermal imaging equipment todetermine the actual status of stained areas. It is the inspector’s opinion thatthese areas are potentially inactive at the time of the inspection by the use ofmoisture meters and thermal imaging equipment. We do recommendmonitoring the areas for future leaking.

Black Stains- appears to beinactive leak

Black Stains- appears to beinactive leak

Black Stains- appears to beinactive leak --over garage area

Cut - Damaged Truss

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3. VentilationIN DM RR NI None

XObservations:• LIMITED ATTIC ACCESS: As stated in the “Access “portion of this reportand the “Attic Introduction” some areas of the attic could not be accessed.We cannot comment on any defects, if any that are not visible due to theseconditions. More information:http://www.buildingscience.com/documents/published-articles/pa-crash-course-in-roof-venting• Appears in satisfactory and functional condition with normal wear for theage, no major system safety concerns noted at time of inspection. Moreinformation: http://www.buildingscience.com/documents/published-articles/pa-crash-course-in-roof-venting

4. Duct WorkIN DM RR NI None

X X XObservations:• LIMITED ATTIC ACCESS: As stated in the “Access “portion of this reportand the “Attic Introduction” some areas of the attic could not be accessed.We cannot comment on any defects, if any that are not visible due to theseconditions. More information: http://www.hvac-for-beginners.com/hvac-duct.html• See HVAC portion of this report for more information about ductwork.• One or more areas of the HVAC ductwork was found to bedefective/damaged. Damaged/defective ductwork can be but not limited to:torn jackets, loose collars, loose tape, damaged insulation, condensatingductwork, damaged supports, unsupported mixing boxes, leaking air,collapsed and or in general is not performing as originally intended. Thesystem should be completely analyzed by a licensed HVAC contractor.• Flexible ductwork with ridged fiberglass mixing boxes and plenums.• Ridged Fiberglass Ductwork

damaged older style ridgedfiberglas ductwork observed




XObservations:• LIMITED ATTIC ACCESS: As stated in the “Access “portion of this reportand the “Attic Introduction” some areas of the attic could not be accessed.We cannot comment on any defects, if any that are not visible due to theseconditions.• Appears in satisfactory and functional condition with normal wear for theage, no major system safety concerns noted at time of inspection.

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6. Attic PlumbingIN DM RR NI None

XObservations:• LIMITED ATTIC ACCESS: As stated in the “Access “portion of this reportand the “Attic Introduction” some areas of the attic could not be accessed.We cannot comment on any defects, if any that are not visible due to theseconditions.• Appears in satisfactory and functional condition with normal wear for theage, no major system safety concerns noted at time of inspection..• For type of piping observed in attic space see the "Plumbing" portion of thisreport.

7. Insulation ConditionIN DM RR NI None

X XMaterials:• Loose fill insulation noted.Depth: The R-Factor or the Resistance to heat and cold rating of insulationis beyond the scope of a home inspector and not part of this report. •Insulation averages about 6-8 inches in depthObservations:• LIMITED ATTIC ACCESS: As stated in the “Access “portion of this reportand the “Attic Introduction” some areas of the attic could not be accessed.We cannot comment on any defects, if any that are not visible due to theseconditions.• Appears in satisfactory and functional condition with normal wear for theage, no major system safety concerns noted at time of inspection.• Found rat traps/dead rats and or rat droppings (scat) and or urine soakedinsulation. Rats carry disease and may damage structure with there gnawingand the leaving behind of their waste matter. This problem can be cured byextermination and by mitigating the waste matter. Keep all trees and plantscut well back off the structure and seal all holes over one inch in diameter inwalls and soffits to prevent infestation. Note: Rats may now be dead, butthey may have infected the home with waste and diseases. For moreinformation research the Center for Disease Control at this web site:http://www.cdc.gov/rodents/diseases/direct.html

Loaded Rat traps observed

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8. Exhaust VentIN DM RR NI None

XObservations:• LIMITED ATTIC ACCESS: As stated in the “Access “portion of this reportand the “Attic Introduction” some areas of the attic could not be accessed.We cannot comment on any defects, if any that are not visible due to theseconditions.• Appears in satisfactory and functional condition with normal wear for theage, no major system safety concerns noted at time of inspection.• For clothes dryer ductwork comments visit the "Laundry Room" portion ofthis report under "Dryer Vent".

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Roof This inspection is made on the basis of what is visible and accessible on the day of theinspection and is not a warranty of the roof system or how long it will be watertight in thefuture. Roof surfaces are walked-on where conditions permit without danger to the inspectoror to the potential of damaging to the roof covering(s), unless noted otherwise below. When the report indicates that the roof is good that means it is satisfactory for its age andgeneral usefulness. A roof, which is stated to be good, may show evidence of past or presentleaks or may soon develop leaks. However, such a roof can be repaired and give generallysatisfactory service within the limits of its age. For an accurate cost on what repairs orreplacement cost will be, a licensed and insured roofing contractor should be called. Self Inspection: Your roof covering should be checked after strong storms (tropical storms,tropical depressions, hurricanes, etc.) to ensure hip, ridge and leading edge roof perimetersare not damaged as well as any roof vents. Blocked vents can lead to condensation problemsin attic areas and damaged vents can lead to water penetration to the attic. If roof vents aredamaged, contact a roofing contractor for immediate repair to prevent interior damage.Periodic roof examinations are suggested, with attention to monitoring for missing ordamaged coverings, and deterioration over time. A visual examination of all roof surfacesshould be done as part of your twice yearly exterior maintenance activities. Keep organicdebris from collecting in valleys and flatter portions of your roof coverings as well as guttersand downspouts. Keep gutters and downspouts securely fastened to the structure.Gutter/downspout system should be serviced on an annual basis to ensure proper drainage.Install splash blocks where necessary to control erosion or underground piping is ideal. Concealed roof flashing and or flashing at vertical intersecting walls and roof surfaces arenot part of this inspection process due to the inability to visually inspect. We recommendmonitoring the perimeter, valleys and intersecting vertical wall areas of the roof coveringswhen performing your biannual exterior maintenance activities. Typically the first place thatroof coverings fail are at these designated areas. Any roof replacement history or permit information on this dwelling was obtained eitherthrough the local Property Appraisers website or documentation provided by seller and/orlisting realtor. Repair history is not addressed, unless documentation is provided by seller.

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1. Roof ObservationsIN DM RR NI None

X XProcess:• Roof was walked on and inspected from on top of the roof.Materials:• The pitched roof consists of Dimensional, asphalt fiberglass (composition)shingles approximately 17 years in age. The average life expectancy ofthese types of shingles in this area is eighteen to twenty-one years but canlast as long as twenty-five years if taken care of and under the rightconditions.• SINGLE PLY MODIFIED BITUMEN:Some portions of the roof (lowersloped/flat) consists of a either smooth (SBS) and/or granulated modifiedrubber (APP)flat roof membrane approximately 3 years in age. These typesof roof coverings can last 10 to 15 years if taken care of with properpreventive maintenance practices and coatings. More information of this typeof roof visit this web site:http://sweets.construction.com/Manufacturer/CertainTeed-Roofing---Low-Slope-NST18285/products/APP-and-SBS-Modified-Bitumen-Roofing-System-NST52025-PObservations:• Trees and or shrubbery limbs within 10 feet of roof should be trimmedaway to provide air and sunlight to roof coverings. It will also minimizebranches from scrubbing of roofing membranes, debris collection anddampness.• Satellite dishes mounted on the roof coverings. The installation of satellitedishes directly through roof membranes with lag bolts is not recommended.These installation types are known to leak and cause plywood sub straightdamage. If the dishes are abandoned the removal of the satellite dish andrepair of the roof membrane is recommended by a certified roofingcontractor.• Prior repairs observed predominantly between the house and the garageand the interface of the modified flat deck with the asphalt shingle pitchedroof. Closely monitor these conditions at all times.

General Roof Conditions:Scrubbing trees

past repairs over garage area Remove Satellite Dish & repairas needed.

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past repairs over covered lanaiareas.

General Roof Conditions General Roof Conditions

2. Flashing ObservationsIN DM RR NI None


3. Plumbing Boot ObservationsIN DM RR NI None


4. Vent StacksIN DM RR NI None

XObservations:• DEFINITION: Roof stacks for the purpose of this part of the report, will beany of the following: attic exhaust vents- passive or mechanical, bathroomvent stacks, kitchen vent stacks. NOTE: Any vent stack other that is a: B-Vent stack, chimney or clothes dryer vent stack. See respective portion of thereport for any of these conditions.• Ridge Vent Plug Missing/Damaged: Have ridge vent end plug installed toprevent vermin and insects from entering attic space, see illustrations andphotos.

ridge vent defects : rubber end plug missing sample photo of end cap

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Electrical General Observations &Suggestions: Any electrical repairs attempted by anyone other than alicensed electrician should be approached with caution. The power to the entire buildingshould be turned off prior to beginning any repair efforts, no matter how trivial the repair mayseem. Aluminum wiring (if any) requires periodic inspection and maintenance by a licensedelectrician. Operation of time clock motors is not verified. Inoperative light fixtures often lackbulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, anylight fixture(s) noted or found not be working should be checked dead bulbs first, if this doesnot repair the fixture then further investigation should be made by a professional. Due to timeconstraints there may be switches/receptacles in the home that cannot be identified as totheir service destination. Recommend having current owner (if available) to identify all switchdestinations. Some switches may be designated to half hot receptacles, floor receptacles andor exterior devices. Motion, timers, low voltage and or photo cell controlled lighting (if applicable) are notinspected. Recommend owner demonstrate operation prior to closing. This category includeslandscaping, coach and front pole lights. Operation/condition of auxiliary systems such as surge/lightning suppressors, generator,transfer switches and FPL/LCEC load managers are beyond the scope of a visual homeinspection and are not inspected. It is recommended that the main disconnect and circuit breakers be operated (turned “off”and “on”) periodically, to exercise these protective devices. Suggested frequency for thismaintenance activity is once or twice a year. Circuit breakers that are not periodicallyoperated may, over time, fail to operate to specifications. Inspector does not exercisebreakers during the inspection. It is recommended that if your main disconnect is located onthe exterior of the home that you install a small lock to protect the disconnect from vandals. Most electricians agree that breakers in your panel box have an expected life of about 20years. Therefore, if this home is 20 years or older, consider having the panel box andbreakers evaluated by a licensed electrician, as an overheated breaker can result in astructural fire. Any home that has a Bulldog Pushmatic, Zinsco, Sylvania Zinsco or FederalPacific Electric panel should have it evaluated by a licensed electrician, as these older typesof panels and breakers have been known to overheat and cause house fires and or may notbe accepted by your insurance company. Ground Fault Circuit Interrupters (GFCI): Since 1973, GFCI is required for most outdoorreceptacles in homes built to comply with the National Electrical Code. In 1975 that wasextended to bathroom receptacles and in 1978 garage wall outlets were added. It took untilaround 1987 for the code to include kitchen receptacles 6' from sinks and in 1996 all kitchencounter receptacles. In 19990 all receptacles in crawl spaces and unfinished basements wererequired to have GFCI outlets or breakers. GFCI outlets should be tested in accordance withmanufacturer’s recommendations, to confirm these devices are operable and providingprotection. Failure to operate periodically may result in the mechanical components of thesedevices becoming “sticky” or in operable, thus not providing the intended personalprotection. If uncertain about the frequency of testing, the suggested frequency of testing isonce per month. Note that only actual GFCI outlets are tested and tripped. Some baths mayhave non-GFCI outlets which are protected by a GFCI outlet in a remote area (garage, anotherbath, etc.). Confirm with owner that apparent non-GFCI outlets within 6’ of wet areas are thusprotected. For more information about GFCI's visit this web site:http://www.safeelectricity.org/information-center/library-of-articles/55-home-safety/317-ground-fault-circuit-interrupters-gfcis Arc Fault Circuit Interrupters (AFCI): Starting with the 1999 version of the National Electrical

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Code (NFPA 70) in the United States (US), the codes require AFCI’s in all circuits that feedoutlets in bedrooms of dwelling units. This requirement is typically accomplished by using akind of circuit-breaker (defined by UL 1699) in the breaker panel that provides combined arc-fault and overcurrent protection. Not all US jurisdictions have adopted the AFCI requirementsof the NEC as written. Circuit breakers should be tested in accordance with manufacturer’srecommendations, to confirm these devices are operable and providing protection. Failure tooperate periodically may result in the mechanical mechanisms of these circuit breakersbecoming “sticky” or in operable, thus not providing the intended personal protection. Ifuncertain about the frequency of testing the suggested frequency of testing is once permonth. For more information about AFCI please visit this web site:http://www.cpsc.gov/cpscpub/pubs/afcifac8.pdf SMOKE DETECTORS: fire detectors, and carbon monoxide detectors should be testedperiodically in accordance with manufacturer’s recommendations, to assure these devicesare operable and providing protection. Failure to perform periodic test reduces assurancethat the homes occupants will be alerted in the event of a hazardous event. If uncertain aboutthe frequency of testing, the suggested frequency of testing is once per month. If devices areoperated by or contain batteries as backup power, it is suggested that batteries be changedin accordance with manufacturer’s recommendations, or every six months if not specified.Smoke alarms are recommended by the manufacturer to be replaced if over 5 years old, asalarms can lose effectiveness with age. Newer building codes require smoke alarms to beinstalled in all living areas and bedrooms. Newer codes also require CO or carbon dioxidedetectors as well, consider updating the home to the new requirements for the safety of yourfamily. If security/fire alarm systems are present, smoke alarms are not tested due to possibleinterconnections with alarm systems and the possibility of notifying fire department, askcurrent owner to show you the system is operational prior to closing.Effective January 1, 2015 one and two family homes having a battery powered smoke alarmthat is newly installed or replaces an existing battery powered smoke alarm must now bepowered by a ten year, nonremovable sealed lithium battery or be powered by the homeselectrical system with battery back up. The battery requirements of this section do not applyto a fire alarm smoke alarm or ancillary component that is electronically connected as part ofa centrally monitored or supervised alarm system. The new rules can be found in the FloridaStatute 553.883. Surge protection, Southwest Florida is the lightning capital of the USA. We highlyrecommend adding a lightning surge protection system to your current electrical system toavoid any fire potential and to protect your valuable electronic appliances, televisions andcomputers. Consult an electrical contractor for the type and size of protection system. Ceiling fan mountings: Due to the amount of insulation or type of construction, it is difficultto determine the method of attachment to the ceiling framing. These units are heavy and dueto the designed movement, must have the proper style mounting boxes for correct and safeattachment. Recommend confirming the method of attachment prior to use. This may requirethe removal of the fan or insulation to visually verify proper support. Consider consultingwith a licensed electrician. SA

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1. Service disconnect locationLocations:• It is very important to know where your main electrical service disconnect islocated for safety purposes in case of a fire, be sure to make note and informother family members where this device is located.• Appears in satisfactory and functional condition with normal wear for itsage, no major system safety concerns noted at time of inspection.• Main service disconnect is located in the distribution panel. For moreinformation on type and location see the next two panels in this section of thereport.

2. Distribution panel manufactured byBrands:• Square D

Year Installed:• 1967

3. Distribution panel observationsIN DM RR NI None

X X XLocation/Size: Main distribution panel box located in the garage.200 ampObservations:• A small ineffective surge protection device observed. Southwest Florida isthe lighting capital of the United States, consider consulting with a licensedelectrical contractor about layering your home with both a better moremodern whole house surge protector and with point of use surge protectorsfor those important expensive appliances and electronics. For furtherinformation visit this web site: http://techomebuilder.com/emagazine-articles/home-automation/5-things-to-know-about-whole-house-surge-protection/• Panel cover screw(s) missing. Most panels depending on the size require 4to 6 fasteners.• Sharp- pointed metal screws hold panel cover in place. These are apotential hazard as they may puncture wire insulation and electrify panel box,becoming a shock or electrocution hazard. These screws should bereplaced with approved, flat- tipped screws designed for electrical panels.• Clamps, connectors or bushings are missing from around branch wire(s)entering panel box, see photos. All branch wiring must be secured andprotected as it enters the panel box. We recommend contacting a licensedelectrician to evaluate and repair the issues.• Open knockouts inside panel box, these need to be properly sealed toavoid shock hazard and from insects and vermin entering panel. Werecommend contacting a licensed electrician to evaluate and repair theissues.

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Distribution Panel With Cover Distribution Panel Without Cover wrong pointed fasteners in usefor panel cover

inadequate with surge protector open knockouts missing bushings/clamps4. Distribution panel wiring - breakers & bus bar(s) Observations

IN DM RR NI None

X X XMaterials:• Copper non-metallic sheathed (NM-B) cable noted.• Stranded High Voltage Copper NM-B cable noted.• Stranded High Coltage Aluminum NMB cable noted.Observations:• There are several twin or half breakers located inside the panel. Pleasefamiliars yourself with these locations.• Multiple conductors (wires) were found to be inserted under a single screwin your main distribution panel or your sub panels neutral bus bar. Thiscondition can cause overload or the conductors can work loose and causeoverheating. NOTE: Neutral and equipment grounding lugs for panelboards are oftensuitable for two and sometimes three wires. This information is contained onthe label affixed within the panelboard or on the packing container of theequipment ground lug. Often the instructions will identify the number ofconductors, the size of the conductors, the conductor material, as well as thetorque requirements. This examination is beyond the scope of a normalinspection. Have a qualified electrical contractor inspect and/or repair asneeded. For more information visit this web site:http://www.mikeholt.com/nec-questions-and-answers.php

• Loose, disconnected, unprotected, damaged and or questionable wiringdeficiencies observed inside panel box. We recommend contacting alicensed electrician to evaluate and repair the issues.

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double lugging neutral wires loose wires inside distribution panel5. Observations

IN DM RR NI None

X XLocation:• Sub Panel located on the Rear side of the structure. . Panel box appearsto be rated for exterior use.• Federal Pacific Electric (FPE)

Materials: 40Observations:• Monitor rust on electrical A/C disconnect/40 amp sub panel on the rearside of the structurer. If panel box rusts all the way through water can getinside these high voltage devices and or allow vermin and insects inside theboxes, repair as needed.

monitor rust at sub panel- A/C disconnect - and repair as needed

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HVAC Observations &Suggestions: The heating, ventilation, air conditioning and cooling system(often referred to as HVAC) is the climate control system for the structure. The goal of thesesystems is to keep the occupants at a comfortable level while maintaining indoor air quality,and ventilation while keeping maintenance costs at a minimum. The HVAC system is usuallypowered by electricity and/or natural gas, but can also be powered by other sources such asbutane, oil, propane, solar panels, or wood. The inspector will test the heating and airconditioner using the thermostat or other controls. A more thorough investigation of theheating system, including the heat (“firebox”) exchanger, should be conducted by a licensedHVAC service person every year. Most heaters in the area are electric heat strips (see below)however, failure to do so in fossil fuel type heating systems may result in carbon monoxideescaping through cracks in a heat exchanger or flue pipe, resulting in death. Hence werecommend fossil fuel type heat exchangers be inspected by a licensed professional. The best preventative measures for air conditioners and heaters is regular cleaning andchanging of air filters when necessary. Filters should be replaced on a ,"as needed" bases.Recommend using a paper pleated type HEPA filter for better air scrubbing with an 8 to 11MERV rating. These types of filters help reduce dust mites and other microorganisms and willprovide a healthier environment for you and your family to live in. Evaporator cooling/condenser coils periodically need cleaning by a licensed air conditioningcontractor to insure optimum performance and to minimize potential mold growth and insuregood IAQ (Indoor Air Quality). The primary drain line should also be flushed on a seasonalbases. These are all normal maintenance tips that should be followed anywhere in this areaand should be performed once a year at best. To ensure safe operation of the key components of the heating, cooling, and ventilationsystems we highly recommend hiring a licensed air conditioning contractor to do seasonalmaintenance on your system, you will get a far longer life expectancy out of your system. Werecommend when buying a used home to have the system serviced/cleaned prior to takingoccupancy. This will ensure that you know that the system is ready for service for the nextyear and will start you on a fresh slate for your annual service appointment (s). Recommend addition of a condensate drain emergency shut off float switch if air handler isnot equipped with one, to reduce risk of moisture damage from clogged condensate drain formore information visit this web site: http://www.rectorseal.com/Safe-T-Switch-SS103E.php .See your report we will tell you whether you have this device or not. Budget to replace HVAC system or components as it nears or exceeds typical life expectancyof 8-15 years depending on conditions. Consult with a licensed HVAC contractor to determinecost of options and replacing system or components. Life expectancy of HVAC equipmentdepends on many factors such as quality of equipment, usage and regular maintenance, etc.Useful life of installed equipment may be more or less than typical life expectancy stated. Visually accessible ductwork is inspected for open connections at the plenum(s) or for visibledamage only. Ductwork system is not leak tested or inspected for condensating or sweating.Interior of ductwork is not visually accessible and is not inspected for any defects. Thermostats are not tested for accuracy. Programmable thermostats are tested in the manualmode only. Refrigerant levels, head pressures and amperage tests are beyond the scope of ahome inspection and are not tested.

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Electric Heat Strip: The heat function is tested for 10 min. A burning smell will be noticedwhen operating unit for first time of season and may activate your smoke alarms. This isdust/dirt burning off the heat strip and is typical for equipment and will only last for a fewminutes. If burning smell persists, turn the system off and contact a licensed HVACcontractor to diagnose and correct. Heating component adequacy is beyond the scope of thisinspection. Temperature Differentials: Temperature differentials (TD or Delta T) allows the inspector tosomewhat determine the operational functions of the cooling system. The Delta T shouldtypically be at the ASHRAE (American Society of Heating, Refrigerating and Air ConditioningEngineers) average of 15°F to 22°F degrees when the interior temperature and relativehumidity is down to design levels. The TD may not fall within those guild lines if the outsidetemperature is not at those design levels. This is not an all inclusive test for proper operation. The operation and testing of portable cooling and or heating appliances (aka wall units/spaceheaters) is beyond the scope of the home inspection. These devices are not part of thisinspection process. Recommend having the current owner illustrate the proper operation ofthese appliances prior to closing.

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1. ThermostatsIN DM RR NI None

X XObservations:• Appears in satisfactory and functional condition with normal wear for theage, no major system safety concerns noted at time of inspection. For moreinformation on these devices:http://energy.gov/energysaver/articles/thermostats• DISCLOSURE: Thermostats are not checked for calibration and or anyprogrammable or timed functions. IMPORTANT: To determine if the systemis in proper operating condition please refer to the "Delta T" portion of thisreport. This is where we will indicate if the system is currently operatingproperly on the "cooling side" for both split systems and package systems.The "heating side" will be addressed in the "Air Handler" portion of the reportfor split system or "Package Unit" for package unit systems.• NOTE ZONE #1: If there is only one HVAC serving the structure it will beidentified as ZONE #1 for the purpose of this report.• Location(s): Zone#1: Formal dining room

• FYI---VACANT HOMES & HUMIDITY CONTROL: For humidity control,vacant homes need a small amount of air conditioning daily in the summer.Without daily air conditioning, high summer humidities can accumulateindoors and give rise to mold or mildew. Mold and mildew can grow nearlyanywhere if the relative humidity is consistently 70 % or higher. You shouldconsider using one of the following techniques to guard against mildewproblems.

1. Install a whole house de-humidifier, consult your HVAC technician forprices and set up. This provides the highest level of security against mildewgrowth but some consider it expensive.

2. Install a timer on the A/C system, and set it to cycle the A/C for two hoursevery day. This can provide a high level of security against mildew growth.

3. Set your air conditioning system to 80°F for detached homes and townhouses and 77°F for condos and apartments. These measures control therelative humidity (RH) in your vacant home by providing dehumidification tohelp prevent mold growth.

4. We DO NOT recommend a HUMIDISTAT however if you are insistent toinstall one,be sure to specify the device be set up in “Series” with the HVACequipment.WIRED IN SERIES INSTRUCTIONS: For occupied home: Set humidistat toon, set fan switch to auto, and set mode switch to cool or heat, as thesituation demands. Set thermostat to desired temperature (recommendedsettings are cool = 78°F and heat = 68°F).For vacant home: Set humidistat to 65 percent, set fan switch to auto, andset mode switch to cool. Set thermostat to 80°F

• Zone # 1 Digital, non -programmable.• Zone # 1 Analog and/or Non- programmable thermostats have no energysaving capabilities as do digital setback- type thermostats. Recommend anupgrade to a modern, digital programmable thermostat. This could yield asaving of up to $180 per year in energy costs. For more information:http://energy.gov/energysaver/articles/thermostats

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digital Zone # 12. AC Condenser Condition

IN DM RR NI None

X XCompressor Type:• ElectricLocation:• Zone # 1 condenser is located on the Rear side of the structure. and ismanufactured in: 2004Observations:• Rheem• RPMD-048JAZ• Zone # 1 Organic debris observed inside the cabinet of the of thecondenser. Recommend clearing all debris from inside the appliance.Organic debris can accelerate rusting inside the appliance and cut down onthe efficency of the system.

Condenser Zone # 1 Condenser Data Plate Zone # 1 Condenser Zone # 1 _ Debrisinside appliance

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3. Air Handler ConditionIN DM RR NI None

X XLocation & Age:• Zone # 1 air Handler located in the garage in the vertical position andmanufactured in: 2002Type & Temp:• Heat Pump with back up electric resistant heat strip, forced air. Equipmenttested using normal operating controls. As with all mechanical equipment,the unit may fail at anytime without warning. Inspectors cannot determinefuture failures. See below for operating temperatures and any defectsobserved. NOTE: Heat pumps are slow to raise the operating temperaturebut are economical to run.• Zone # 1 Heat is tested on a 10 minute run time. Photo below shows thetemperature at: 87.0°FObservations:• Rheem• RBHK-24J06NFD• Zone # 1 Last service date on appliance is 9/15/2014. Although applianceappears to be operating properly from using normal controls there are areaswhich cannot be seen without specialized equipment and/or training. Werecommend to all our clients that the system should be serviced prior totaking possession unless current owner can show proof of a service withinthe last year. We also recommend that HVAC systems be inspected andserviced annually at best.• Zone # 1 AIR HANDLER IN GARAGE: In its current configuration theHVAC system has the air handler located in the garage with a return air duct.Although allowed by building codes it is a practice that can have negativeimplications for several reasons. We thought that it might be prudent for youto visit this web site to be made more aware of the implications of thisplacement of the air handler and what you can do to protect you and yourfamily: Please visit this web site: http://www.energyvanguard.com/blog-building-science-HERS-BPI/bid/56495/Want-Bad-Air-Put-a-Heating-Cooling-System-in-Your-Attached-Garage

Air Handler Zone # 1 Air Handler Data Plate Zone # 1 Air Handler last service date9/15/14

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Heat 10 Minute Run Time Zone # 1 (emergency heat)4. Refrigerant Lines Observations

IN DM RR NI None

X XObservations:• Zone # 1 Note that the line set insulation has evidence of organic growthand algae. This is a sign that the air flow across the coil may be too low andor other problems with the system. Have all systems fully evaluated by anHVAC contractor.

5. Condensation Pumps & Drain Line ObservationsIN DM RR NI None

X XObservations:• FYI---HOW TO CLEAN---For more information about the care and use ofthe primary condensate line visit this web site:http://inspectapedia.com/aircond/Condensate_Drain_Cleanout.htm• Great information about "Condensation" in HVAC Systems:http://www.ashireporter.org/HomeInspection/Articles/Let-s-Concentrate-on-Condensate/1648• Zone # 1 COVERED IN DIRT: Observed that the condensate drain line hadbeen extended past the P-trap and into the landscape bedding and wasfound covered in dirt. This line should be kept clear and free of obstruction atall time and checked regularly for proper drainage

plugged primary condensate drain line (lying in dirt)

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6. Delta T ObservationsIN DM RR NI None

XDifferences:• TEMPERATURE DIFFERENTIALS: The following temperature differentials(TD or Delta T) were taken. Keep in mind that several factor unknown to theinspector can affect these temperatures making the readings, “falsepositives". TD’s allow the inspector to somewhat determine the operationalfunctions of the cooling system. The Delta T should typically be at theASHRAE average of 15°F to 22°F degrees when the interior temperatureand relative humidity is down to design levels. The TD may not fall within thatrange if design levels are no met. The differentials are as follows:• Zone 1: Ambient temperature: 72.0°F• Zone 1: Operating temperature: 54.0°F• Zone 1: Delta T: 18.0°FObservations:• Delta T appears to be satisfactory and functional. No major system safetyconcerns noted at time of inspection. These readings may sometimes beaffected by dirty filters and or other underlying problems and give falsepositives. It is always recommend to have the equipment cleaned andserviced prior to taking possession of any home.

Ambient Temperature Zone # 1 Operating Temperature Zone # 17. Filters

IN DM RR NI None

XObservations:• How often do I change my filters: The air filter(s) should be inspected atleast monthly and cleaned or replaced, " as needed". There are two types offilters commonly used: (1) Washable filters, (constructed of aluminum mesh,foam, or reinforced fibers, aka Electrostatic) these may be cleaned bysoaking in mild detergent and rising with water. Or (2) Disposable pleatedcloth filter that must be REPLACED before they become clogged. Dirty filtersare the most common cause of inadequate heating or cooling performanceand poor indoor air quality. We recommend using a disposable pleated clothfilter rated at least 8 to 11 MERV rating and replace when needed for betterair scrubbing and premium indoor air quality. These types of filters reducedust mites, other microorganisms and optimize the return air flow.

• Zone # 1 Hallway---Filter(s) dirty need replacement. We recommend usinga disposable pleated cloth filter rated at least 8 to 11 MERV rating andreplace when needed for better air scrubbing. This helps reduce dust mitesand other microorganisms and optimize return air flow.SAMPLE REPORT


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filter dirty (hallway return air)8. Registers

IN DM RR NI None

XObservations:• Appears in satisfactory and functional condition with normal wear for theage, no major system safety concerns noted at time of inspection.• FYI: Mechanical and or adjustable portions registers are not exercised andor inspected. Recommend lubricating and or exercising these components.

9. Ductwork ObservationsIN DM RR NI None

X XObservations:• : See "Attic Ductwork" portion of this report for overall brach ductwork. Theductwork comments made in this portion of the report are those that areconsidered plenum style or ductwork directly connected to the air handler.• FYI--We get asked by clients often about whether to get the ductscleaned. Here are two web site to visit so that you are more educated aboutduct cleaning services.http://www.pbcgov.com/coextension/FACS/housing/cleanair.htm &http://www.epa.gov/iaq/pdfs/airducts.pdf• Return air Plenum in formal living room cannot be inspected due to furniturein the way. Never block a return air Plenum with furniture. Recommend afterfurniture is removed to inspect the filter and the return air Plenum for dirt andgrime.

do not blocked return air do not blocked return air

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Water Heater Water Heaters: Life expectancy on a water heater is anywhere between 6 to 15 yearsdepending on many factors, grade of heater, water conditions, where the appliance isinstalled etc. The older the heater the less efficient it will become. Flushing of sedimentshould occur as a preventive maintenance practice once a year. If your heater is 10 years orolder budget yourself accordingly. Inspection of water circulation pumps, energy conservation devices and or time clocks arebeyond the scope of the home inspection and are not inspected. Recommend current ownerdemonstrate proper operation prior to closing and warrant proper operation. According to the Consumer Safety Commission; At 120°F it takes five minutes of constantcontact to produce a third degree burn. At 130°F, the exposure time is reduced to 30 seconds.At 140°F, the exposure time is reduced to 5 seconds. At 150°F, the exposure time is reducedto 1.5 seconds. Lowering the temperatures can reduce the risk of burns, and save on yourenergy bill. See your report for what temperature your water heater is functioning at andmake necessary thermostat adjustments that fit your lifestyle. Temperature and Pressure Relief Valves (aka-TPRV) and tank drains are not tested oroperated by the inspector. WHAT IS A TPRV: The TPRV is a valve on the water heater that willrelease water if excessive pressure builds up inside the tank of the appliance. Because thewater released from the TPRV is very hot, it must be contained and discharged to a safelocation by means of a properly positioned pipe extension and termination point. Thesevalves are rarely used and may leak or fail when tested/operated. Refer to the appliancesmanufacturers instructions for test procedures or have licensed plumbing contractor orcurrent owner demonstrate operation prior to closing. Discharge pipes must be of proper sizeand pipe should extend from TPRV to within 6” off floor or to an external discharge point. Water heater size: Sizing and or making comments on the size or adequacy of a water heateris beyond the scope of this inspection. However if you visit the web site listed below it willgive you an understanding of what size appliance will fit your needs. Simply click here------->http://energy.gov/energysaver/articles/sizing-new-water-heater Tankless (point-of-use) water heaters have become increasingly popular in recent years forheating potable water in residential homes in the U.S. There are several major factors in thetrend of installing tankless water heaters. One is an increasing demand for continuous,unlimited streams of hot water for simultaneous operation of hot water-consumingappliances and fixtures. Another is a desire to save floor space and to conserve energy byreducing standby losses. There are many different models of fuel-gas and electric tanklesswater heaters, each having a specific rating. Tankless water heaters are rated at gallons perminute (gpm) and degree of water temperature rise.

1. LocationLocation:• Heater is located in the garage.Size & Age:• Electric----More Information:http://inspectapedia.com/plumbing/Electric_Hot_Water.htm• 4 years in ageSAMPLE REPORT


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2. Electrical ConnectionsIN DM RR NI None

X XObservations:• Appears in satisfactory and functional condition with normal wear for theage, no major system safety concerns noted at time of inspection. NOTE:inspector observed a lot of black electricians tape around the electrical whipfor the hot water heater, monitor conditions.

3. Water Heater Condition/ObservationsIN DM RR NI None

XObservations:• General Electric• PE50M09AA• Appears in satisfactory and functional condition with normal wear for theage, no major system safety concerns noted at time of inspection.• The hot water in the house is between 110°F and 115°F. HOT WATERWARNING: According to the Consumer Safety Commission., at 120°F ittakes five minutes of constant contact to produce a third degree burn. At130°F, the exposure time is reduced to 30 seconds. At 140°F, the exposuretime is reduced to 5 seconds. At 150°F, the exposure time is reduced to 1.5seconds. Recommended temp should be set at 118-122 °F. Lowering thetemperatures can extend the life of the heater, reduce the risk of burns, andimprove energy efficiency and conservation.

Water Heater #1 Water Heater #1 Data Plate hot water temperature @ 111°F4. Drain Pan/Base Observations

IN DM RR NI None


5. TPRVIN DM RR NI None

XObservations:• WHAT IS A TPRV: TPRV stands for Temperature Pressure Relief Valve.The TPRV is a valve on the water heater that will release water if excesspressure is built up within the tank of the appliance. Because the waterreleased from the TPRV is very hot, it must be contained and discharged to asafe location by means of a properly positioned pipe extension andtermination point. More Information:http://inspectapedia.com/plumbing/Water_Heater_Relief_Valves.php• Appears in satisfactory and functional condition with normal wear for theage, no major system safety concerns noted at time of inspection.SAMPLE REPORT


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Plumbing Observations &Suggestions: Main water shut off valves are inspected for leakage, corrosionand damage only. Main shut off valves are not operated during the inspection. Water shut offvalves are infrequently operated and are prone to leak or malfunction when operated.Recommend current owner demonstrate operation prior to closing and exercise at least twicea year. Inspection of water distribution piping is limited to what is visually accessible. Piping mayonly be visible at fixtures such as sinks, toilets and water heaters. Determination of pinholeleakage at water supply lines in an attic or structure is limited to areas where pipes are visibleand accessible and are actually leaking causing damage to surrounding building materials.Angle stop valves are not exercised. Operate all fixture angle shut off valves (if equipped) atleast twice a year to ensure valves operate and to prevent the valve mechanisms from seizingover time. Note that if in a rural location, sewer service and/or water service might be provided byprivate waste disposal system and/or well. Inspection, testing, analysis, or opinion ofcondition and function of private waste disposal systems and wells is not within the scope ofa home inspection. Recommend consulting with seller concerning private systems andinspection, if present, by appropriate licensed professional familiar with such privatesystems. If a Septic System is on the property, pumping is generally recommended prior topurchase, and then every three years. Reverse Osmosis water filters are not inspected. Be sure to keep the cellulose acetatemembrane (filter). The filters need replacement about every two years under normalhousehold use. Ask current owner for a maintenance record or simply change out the filterwhen you move in and keep your own records. Water softener equipment is visually checked for leaks, corrosion and or dirt. More detailedtesting and re calibrating the equipment is outside the scope of the home inspection. On sitetreatment equipment should be cleaned, calibrated and lubricated annually by a licensedprofessional familiar with this type of equipment. Water Heaters: Life expectancy on a water heater is anywhere between 6 to 15 yearsdepending on many factors, grade of heater, water conditions, where the appliance isinstalled etc. The older the heater the less efficient it will become. Flushing of sedimentshould occur as a preventive maintenance practice once a year. If your heater is 10 years orolder budget yourself accordingly. Inspection of water circulation pumps and time clocks are beyond the scope of the homeinspection and are not inspected. Recommend current owner demonstrate proper operationprior to closing.

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Bathroom Bathrooms can consist of many features from lavatories, jacuzzi tubs and showers to toiletsand bidets. Because of the many plumbing supply, waste and venting connections involved itis a important area of the house to inspect. Within this area the inspector is performing avisual inspection and will report visible damage and moisture problems if seen. All walls,ceilings and floors will be visually inspected. A representative number of doors, windows andelectrical devices will also be investigated for damage and/or normal operation. Personalitems stored or placed in the area and/or closets may prevent all areas to be inspected as theinspector will not move personal items. Small defects in floor coverings, walls, doors andstanding and running trim will be considered normal wear and tear and not reported. Paintingdefects are not part of this inspection process. Shower pans, curbs, waste connections and tub and shower surrounds are visuallyinspected. Visual signs of leaks to walls, flooring and other building materials are checkedwith moisture meters and thermal imaging devices. No destructive testing, flooding of theshower pan and or filling the tub up to the emergency overflow is part of this inspectionprocess. Inspector runs the tub/shower for approximately 10 minutes during the inspectionprocess to try and detect major leaks and or deficiencies however slow leaking, shower pans,curbs, waste connections and tub and shower surrounds many times do not manifestthemselves. It may take from up to a week to a couple of months after constant use if thestructure has not been in dailey use. In stacked multiple floor and or unit structures if any plumbing fixture(s) are not in use on adaily bases it will have a effect on the inspection process and finding of fact. Wasteconnections, tub overflows, supply lines and connections that are hidden in the floor, slab orwalls cannot be visually inspected. Remember this inspection is a “snap shot in time” and isonly as good as the conditions at the time of the inspection. Be sure to monitor conditionsafter occupancy on these types of structures that have been vacant. Moisture in the air and leaks can cause mildew, wallpaper and paint to peel, and otherproblems. The home inspector will identify as many issues as possible but some problemsmay be undetectable due to problems within the walls or under the flooring.

1. LocationsLocations:• Master Bathroom• Half bathroom• Guest Bathroom # 1

2. DoorsIN DM RR NI None

XObservations:• All bathroom area locations appear in satisfactory and functional conditionwith normal wear for the age, no major system safety concerns noted at timeof inspection.• Guest Bath: towel bars have been removed and or torn off the back ofegress door.SAMPLE REPORT


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3. WindowsIN DM RR NI None

X XObservations:• Master bathroom & Guest Bathroom # 1: The smooth operation of thesewindows depends on the window operators (or cranks) and the windowsoperating arms to be in good condition and well lubricated. We attempt toopen and close windows using normal operating methods. One or morewindow(s) in this room does not operate properly and needs to be evaluatedand or repaired by a window technician.


XObservations:• All bathroom floors appear in satisfactory and functional condition withnormal wear for the age, no major system safety concerns noted at time ofinspection.

5. WallsIN DM RR NI None

X XObservations:• Master Bathroom GREATER THAN 20% MOISTURE PRESENT: A ****%Moisture Content (MC) reading was observed on one or more areas of theroom. Evidence was gathered by use of a GE-Surveymaster –Protomiter ™-Moisture meter and/or thermal imaging equipment. Building materials thatcontain a MC of over 20% are considered wet and can be known to growmold like substances. Client may entertain exploratory/destructiveinvestigation by a licensed professional proficient in water intrusion and moldremediation protocol. NOTE: Immediate weather conditions and tenancyhave an effect on how readings can be interpolated. Inspector will only notethis finding if the percentage of MC is significantly higher than the basereading of other like kind building components. NOTE: ROOMS WITH WETAREAS: Water damaged drywall, wood moldings and other buildingmaterials can be commonly found at the intersection of walls & floors justoutside; bathtubs, shower curbs and pans. Commonly found and caused byshower curtains or glass enclosures leaking water intermittently into the walland /or onto the floor. Over years of use, water intrusion into the buildingmaterials can becomes damaged/ swollen and unsightly with a chance ofmold like growth. See photos below for locations and findings.• Master Bathroom LESS THAN 20% MOISTURE PRESENT: A ****%Moisture Content (MC) reading was observed on one or more areas of theroom. Evidence was gathered by use of a GE-Surveymaster –Protomiter ™-Moisture meter and/or thermal imaging equipment. Unfortunately whenreadings are below 20% we cannot ascertain if the area has an active or aninactive issue. Since the inspection is a snap shot in time we highlyrecommend that the area be closely monitored at all times until a definitiveclarification has been accomplished by licensed professionals and or by thetenant of the property by means of use. NOTE: Immediate weatherconditions and tenancy have an effect on how readings can be interpolated.Inspector will only note this finding if the percentage of MC is significantlyhigher than the base reading of other like kind building components. Seephotos below for locations and findings. NOTE: (Wet Areas) Water damageddrywall and or baseboards can be commonly found just off the floor at theintersection of the wall, bathtub side and/or shower curb and floor. This iscommonly found and is caused by shower curtains or glass enclosuresleaking water intermittently into the wall and /or floor. Over years of use andwater intrusion into the building materials they can becomes damaged/swollen and unsightly.

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master bath: shower leaking(affected area) -see MC readings

Moisture Reading Location GE-Surveymaster™- Moisturemeter Reading 37.5% MC

Master bath: Out side wall 21.1 % MC ---wet6. Ceilings

IN DM RR NI None

XObservations:• All bathroom locations appear in satisfactory and functional condition withnormal wear for the age, no major system safety concerns noted at time ofinspection. Minor stains, blemishes, cracks, small holes and nicks that maybe observed can easily be repaired with spackling and or joint compound andpainted to match.

7. ClosetsIN DM RR NI None

XObservations:• All interior locations appear in satisfactory and functional condition withnormal wear for the age, no major system safety concerns noted at time ofinspection. See "walls" portion of the report for moisture content readings inmaster bath closet due to leaking shower surrounds.

8. CabinetsIN DM RR NI None

X XObservations:• Master Bathroom: Due to the age of the home and the cabinets appear tobe the original cabinets, consider upgrading.

9. CountersIN DM RR NI None

X XObservations:• Master BathroomAppears in satisfactory and functional condition withnormal wear for the age, no major system safety concerns noted at time ofinspection.• Master Bathroom : Due to the age of the home and the counter topsappear to be the original tops, consider upgrading.

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10. Mirrors/Med CabinetsIN DM RR NI None

XObservations:• All bathroom locations appear in satisfactory and functional condition withnormal wear for the age, no major system safety concerns noted at time ofinspection.

11. SinksIN DM RR NI None

X XObservations:• All Bathrooms: [ POP UP]] Lavatory pop-up drain assembly is missing thestopper, drain assembly arm is disconnected or damaged and is inoperableor will not hold water inside the lavatory, have repaired or replaced.

12. ToiletsIN DM RR NI None

X XObservations:• Master & Half bathrooms: Water closet tank is; loose, crack, leaking, tankbolts corroded/rusted, and /or the lid is cracked, broken and or missing. Havelicensed plumbing contractor evaluate and repair as needed.

13. ShowersIN DM RR NI None

X XObservations:• Guest bath & Master bathroom: Diverter is; not functioning, missing,broken, not diverting the full volume of water to the designated fixture(shower head) resulting in poor water distribution, and or damaged in a waythat the device cannot function as it was designed. Recommend contacting aqualified contractor to evaluate and repair.• Guest Bathroom 1: Fixture and or fixture handle is loose. For loosehandles simply tighten set screw (if available) to secure handle to fixture. Forfixtures you will need a faucet wrench to tighten nuts under sink to securefixture to counter top/sink. If this does not work call a plumbing contractor forrepair/replacement.• Master Bathroom : The fixture is: Missing parts, Binding or difficult tooperate, broken, leaking, dripping, loose, has reduced flow from otherfixtures, inoperable and or damaged in such a way that the fixture is not ableto perform its functions as it was designed. Have licensed plumbingcontractor inspect and repair/replace as needed.

• Master bathroom: Tub drain waste stop is, corroded, broken , missing ordisconnected from the strainer body and not functional.

guest bathroom #1: faulty shower diverter & loosefixture handle

master bath: shower fixture trim - missing piece

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14. Tub/Shower SurroundsIN DM RR NI None

X X XObservations:• Master Bathroom: Dated and worn tub/shower surround observed andappears to be at the end of its useful life, consider replacement.

master bathroom damaged tile surround15. Electrical

IN DM RR NI None

X XObservations:• Master Bathroom: Light fixture has broken globe, missing bulbs, burnedout bulbs, broken bulbs and or does not function. Have fixtures analyzed by aprofessional for proper operation and function to be certain it is the fixtureand not any other electrical deficiency.


X XObservations:• All Bathrooms : Electrical outlets in this bathroom appeared to be inserviceable condition at the time of the inspection but had no Ground FaultCircuit Interrupter (GFCI) protection.Since around 1975 GFCI outlets were required for bathroom outlets tocomply with the National Electrical Code (NEC). If the property beinginspected is older than 1975 these devices were not required. Buildingyounger than 1975 are required to have these devices. Consider havingGFCI protection installed as a safety precaution for outlets within 6 feet of aplumbing fixture if they are not already installed. NOTE: For buildings thathave had a remodel after 1975 they are required. Recommend contacting alicensed electrician for a full evaluation. For a complete history of the GFCIand the NEC visit Mike Holt's Web Site here:http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdfand for more information on what a GFCI is:http://www.safeelectricity.org/information-center/library-of-articles/55-home-safety/317-ground-fault-circuit-interrupters-gfcis

17. Exhaust FanIN DM RR NI None

X XObservations:• Master Bathroom : Exhaust fan is inoperable, reason unknown,recommend full evaluation by an electrical contractorSAMPLE REPORT


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Laundry This part of the inspection includes the interior laundry room, if applicable. Within this areathe inspector is performing a visual inspection and will report visible damage and moistureproblems if seen. All walls,cabinets,ceilings and floors will be visually inspected. Arepresentative number of doors, windows, cabinet doors and drawers and electrical deviceswill also be investigated for damage and/or normal operation. Personal items stored or placedin the area and/or closets may prevent all areas to be inspected as the inspector will notmove personal items. Small defects in floor coverings, walls, doors and standing and runningtrim will be considered normal wear and tear and not reported. Painting defects are not partof this inspection process. If laundry is located in the garage or closet only the applianceswill be addressed in this portion of the report, see garage or room that closet is in for otherinformation. This inspection does not warranty/guarantee future operation, or life expectancy of a washeror dryer. If appliance(s) are no longer covered by manufacturers warranty, then buyer isadvised to purchase an extended warranty or service contract. DEFERRED COST means itemis operational, but is approaching or past typical life expectancy. Major repairs orreplacement of the equipment should be anticipated in the near future. Appliance(s) are not tested for efficiency or capacity. The equipment is operated on normalload settings hot/cold temperature cycle only. Washer is run in a normal (cold-cold ) full cyclewith no laundry load. Some defects may be apparent only when equipment is operated withfull laundry load. Appliances are inspected at a minimum of two times during cycle. Ifappliance(s) have clothes inside the appliance(s) will not be tested and noted in the report. If the washing machine(s) has rubber supply side hoses we highly recommend upgrading tobraided stainless steel or burst proof water supply hoses to reduce risk of water damagefrom burst hoses. Ensure that the drain hose is secured by strap or zip tied to prevent drainhose from becoming dislodged from the waste outlet. Washing machines are not diagnosed in regards to the presence of mold like substances andor mold like smells. Front load washing machines are noted for such symptoms for moreinformation Google, "Front load washing machines and mold". On average 2,900 residential house fires are caused by a clothes dryer and 34% of those firesare caused by a failure to clean the appliance and or venting system. Those fires account for about 5 deaths per year, 100 injuries and $35 Million Dollars in propertyloss. A dirty venting system can also contribute to excessive drying time, dryer operatingcosts, moisture damage, decay, rot, insect attack and structure mold contamination. If the current owner has no record of duct cleaning the ductwork in the last year we highlyrecommend that you have it professionally cleaned prior to taking possession of the home.The inspection of the inside of the ductwork is beyond the scope of a normal homeinspection. Plastic flexible ductwork is unsafe and not recommend by all manufactures, in fact the largestmanufacture of clothes dryers in the world voids their warranty when plastic venting is used.Always follow the manufactures recommend procedures for proper installation and use. For more information about dyer vents visit this web site:http://www.inspectapedia.com/ventilation/Clothes_Dryer_Venting.php

1. LocationsLocations:• Laundry area located inside the home.

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XObservations:• All laundry floors appear in satisfactory and functional condition with normalwear for the age, no major system safety concerns noted at time ofinspection.


XObservations:• All walls in this room appear in satisfactory and functional condition withnormal wear for the age, no major system safety concerns noted at time ofinspection. Minor stains, blemishes, cracks, small holes and nicks that maybe observed can easily be repaired with spackling and or joint compound andpainted to match.

4. CeilingsIN DM RR NI None

XObservations:• Ceilings appear in satisfactory and functional condition with normal wear forthe age, no major system safety concerns noted at time of inspection. Minorstains, blemishes, cracks, small holes and nicks that may be observed caneasily be repaired with spackling and or joint compound and painted tomatch.


XObservations:• All laundry locations appear in satisfactory and functional condition withnormal wear for the age, no major system safety concerns noted at time ofinspection.


XObservations:• Due to the age of the home and the cabinets appear to be the originalcabinets, consider upgrading.• Loose cabinet valance, see photo.

loose cabinet valance7. Plumbing

IN DM RR NI None

X XObservations:• Have plumbing contractor evaluate drain for washing machine and theconnection to the wash basin in the garage. The standpipe for the washingmachine is secured to the wall with a makeshift device, see photo.

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washing machines stand pipe- rig8. Clothes Washer

IN DM RR NI None

XObservations:• Whrilpool• WTW4900• Clothes washers are inspected by running through a "normal cold watercycle" only. The appliance is visually inspected at least twice during thatrunning cycle.• Appears in satisfactory and functional condition with normal wear for theage, no major system safety concerns noted at time of inspection. (seeplumbing)

9. Dryer ObservationsIN DM RR NI None

X X XObservations:• Amana• LE3402• The life expectancy of a typical appliance depends to a great extent on theuse it receives. Moreover, appliances are often replaced long before they areworn out because changes in styling, technology and consumer preferencesmake newer products more desirable. Of the major appliances in a home,gas ranges have the longest life expectancy: 15 years. Dryers andrefrigerators last about 13 years. Some of the appliances with the shortestlifespan are: compactors (6 years), dishwashers (9 years) and microwaveovens (9 years). The appliance appears to be at the end of its useful life,consider upgrading.• Appliance control knobs were either missing, cracked, loose and or insome way broken and cannot control the appliance. Have appliancetechnician inspect and repair as needed. Appliance was not operated due tothis condition.

deferred cost - clothes dryer - selection knob not legible

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10. Dryer Vent ObservationsIN DM RR NI None

X X XObservations:• Dryer vent ductwork is vented to the exterior thorough the exterior wall.• We recommend cleaning your dryer vent before taking occupancy ifcurrent owner has no records of the last cleaning. Have ductwork cleaned onan annual bases to increase dryer performance and to limit dryer vent fires.For more information about this subject matter visit this web site:http://www.nfpa.org/~/media/Files/Research/NFPA%20reports/Appliances%20and%20equipment/oswashersdryers.pdf• Dryer vent termination is into the garage space depositing lint all aroundthe HVAC air handler. This and inferior termination point and needs to bererouted. Consult with a licensed HVAC contractor for repairs andrecommendations for proper termination point.• Improper flexible dryer ductwork observed. Common Mylar (foil) and whiteplastic spiral flexible ducts contribute to poor dryer performance and areknown to cause of dryer vent fires. These spiral ducts are not recommendedand will void the warranty of most (if not all) dryers. Recommend using onlyapproved materials such as semi- ridged or rigid aluminum or rigidgalvanized steel duct (especially if concealed). Clothes dryer exhaust ductsshould always be installed in accordance with the manufacturer’sinstructions. Dryer manufacture installation instruction provide guidance onhow exhaust systems should be configured. For more information about thissubject matter visit this web site:http://www.nfpa.org/~/media/Files/Research/NFPA%20reports/Appliances%20and%20equipment/oswashersdryers.pdf

Dryer vent inside garage --must be relocated Improper flexible dryer duct, recommendreplacement

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Kitchen This part of the inspection includes the interior kitchen. Within this area the inspector isperforming a visual inspection and will report visible damage and moisture problems if seen.All walls,cabinets,ceilings and floors will be visually inspected. A representative number ofdoors, windows, cabinet doors and drawers and electrical devices will also be investigatedfor damage and/or normal operation. Personal items stored or placed in the area and/orclosets may prevent all areas to be inspected as the inspector will not move personal items.Small defects in floor coverings, walls, doors and standing and running trim will beconsidered normal wear and tear and not reported. Painting defects are not part of thisinspection process. An inspection does not include the identification of, or research for, appliances and otheritems that may have been recalled or have had a consumer safety alert issued about it unlesswe are suppling you with our ReCall Chek Service which is an ancillary inspection service.Please visit our web site home page: http://www.swflhomeinspection.com for moreinformation. Any comments made in the report are regarding well known notices and areprovided as a courtesy only. Product recalls and consumer product safety alerts are addedalmost daily by the Consumer Product Safety Commission. We recommend visiting thefollowing Internet site if recalls are a concern to you: http://www.cpsc.gov. Self-cleaning functions, timers, alarms, clocks and convection bake modes in ovens (ifapplicable) are not tested due to the length of time required for operation. Accuracy ofstove/oven temperature settings and or the accuracy of thermostats is not addressed. Microwave are tested and operated on high mode only for one minute. Programmablefeatures, timers, clocks and alarms (if applicable) are not tested. Radiation leak detection isnot part of this inspection process. Dishwasher is tested and operated only in normal wash mode only. Unit was inspected forwater leakage at a minimum of three times during operation. Programmable features (ifapplicable) are not tested. Water supply/drain lines, loops and connections that are obscuredbehind equipment is not inspected. Water supply lines and connections that are obscured behind equipment are not inspected.Refrigerator/freezer must be turned on a minimum of 12 hours prior to inspection in order todetermine proper function. Ice makers that have been turned off cannot be inspected forproper operation during the time frame of the inspection. In door dispensers are tested only ifwater and ice are available at the time of the inspection. Garbage disposals are inspected by simply turning on and off and checked for leaks anddamaged rubber gaskets. Rust inside disposals is normal but should always be monitored. Ifany unusual noises are observed they will be reported on. Disposals that have been sittingunused for long periods of time sometimes rust closed and make a humming noise, they canbe simply fixed by freeing loose with a disposal wrench.


XObservations:• All kitchen floors appear in satisfactory and functional condition with normalwear for the age, no major system safety concerns noted at time ofinspection.

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XObservations:• All walls in this room appear in satisfactory and functional condition withnormal wear for the age, no major system safety concerns noted at time ofinspection. Minor stains, blemishes, cracks, small holes and nicks that maybe observed can easily be repaired with spackling and or joint compound andpainted to match.


XObservations:• Ceilings appear in satisfactory and functional condition with normal wear forthe age, no major system safety concerns noted at time of inspection. Minorstains, blemishes, cracks, small holes and nicks that may be observed caneasily be repaired with spackling and or joint compound and painted tomatch.


X XObservations:• Loose outlets noted, loose outlets need to be secure to the work boxinside the wall cavity. Be sure the actual work box is secure tom the wallframing. A certified electrician should inspect and repair to sure the properrepair is completed. Inspector marked all affected outlets with a reds dot foreasy identification.• Missing ,Worn, Loose, Cracked or damaged receptacle cover platesobserved, recommend, install, repair and or replace for safety purposes. (behind refrigerator)


XObservations:• All GFCI circuits in the kitchen around the sink only were tested andfunctioned properly. No major system safety concerns noted at time ofinspection.


X X XObservations:• One or more cabinet drawer(s) do not operate as intended. The drawerand or drawer front may be; damaged, off track, missing hardware, off track,need adjusting, etc. Consult with cabinet contractor for properrepair/replacement options.• Typically a piece of cabinet trim or board is used to house the exhaust fanductwork as it passes through the upper cabinet. This piece of trim is missingin the upper cabinet over the range vent. Under the current conditions hothumid air from the attic can now escape into the kitchen area, recommendsealing around duct and then installing shroud.

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open cabinet shroud above microwave - repairsneeded

cabinet drawer off-track - repair as needed

7. Counter TopsIN DM RR NI None


8. Sink 1 (Primary)IN DM RR NI None


9. Hand SprayIN DM RR NI None

XObservations:• Hand Spray appears in satisfactory and functional condition with normalwear for its age. No major system safety concerns noted at time ofinspection.

10. DishwasherIN DM RR NI None

XObservations:• Bosch• SHE44C• Appliance operated in normal settings only and found operational with nodeficiencies at the time of the inspection. Dishwashers most commonly failinternally at the pump, motor or seals. We do not disassemble these units toinspect these components.• Appliance is not properly secured to the cabinets and or cabinet top.Recommend securing to cabinet and or counter top using the appropriatefasteners to prevent the appliance moving and or tipping out of its restingplace. Consult with a licensed plumbing contractor for proper installation.

loose connection to granite top - missing fastener

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11. Garbage DisposalIN DM RR NI None

XObservations:• Operated - appeared functional at time of inspection. For how a disposalworks visit this web site: http://home.howstuffworks.com/garbage-disposal3.htm

12. MicrowaveIN DM RR NI None

X X XObservations:• GE• JVM234W• The life expectancy of a typical appliance depends to a great extent on theuse it receives. Moreover, appliances are often replaced long before they areworn out because changes in styling, technology and consumer preferencesmake newer products more desirable. Of the major appliances in a home,gas ranges have the longest life expectancy: 15 years. Dryers andrefrigerators last about 13 years. Some of the appliances with the shortestlifespan are: compactors (6 years), dishwashers (9 years) and microwaveovens (9 years). The appliance appears to be at the end of its useful life,consider upgrading.• Appliance has a broken handle and a cracked cabinet, repair or replace asneeded.

broken handle cracked appliance frame13. Ventilation

IN DM RR NI None

XObservations:• Ventilation hood/ fan is functional and operated normally when tested. Nomajor system safety concerns noted at time of inspection.• Ventilation is part of the Microwave appliance that is directly over the top ofthe range top, see "Microwave" portion of this report for any defects and orcomments.

14. Cook top conditionIN DM RR NI None

XObservations:• Appears in satisfactory and functional condition with normal wear for theage, no major system safety concerns noted at time of inspection.Information about cook tops visit this web site:http://www.consumersearch.com/cooktops/review• Electric Smooth infrared halogen cook top noted. For more information onthese types of cook tops visit this web site:http://www.explainthatstuff.com/halogenhobs.html• The Cook Top is part of "Oven 1" in this report and in this application isconsidered a "Range/Oven".

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15. Oven 1IN DM RR NI None

XObservations:• Maytag• MER6755• Fuel source is Electricity.• Appliance needs cleaning, inspector could not view condition of seals dueto this condition.• Anti-tip bracket is missing from range installation. All free-standing, slide-inranges include an anti-tip device and is essential in the safe operation of therange. It provides protection when excess force or weight is applied to anopen oven door. You can purchase these devices at local home buildingcenters. Anti-Tip devises became a UL (Underwriters Laboratories) safetystandard requirement in 1991.

Oven very dirty - needs cleaning16. Refrigerator Observations

IN DM RR NI None

XObservations:• Kenmore• 106.56932600• Appliance appears in satisfactory and functional condition with normal wearfor the age, no major system safety concerns noted at time of inspection.

17. Ancillary Appliances/FixturesIN DM RR NI None

XObservations:• The central vacuum system is tested and is found NOT to be operationaland or not plugged in. Recommend you confirm functional operation of alldevices connected with this appliance with current owner prior to closing.

central vac unplugged - not inspectedSAMPLE REPORT


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Main Living Areas The Interior section covers areas of the house that are not considered part of the Bathrooms,Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist ofhallways, foyer, and other open areas. Within these areas the inspector is performing a visualinspection and will report visible damage and moisture problems if seen. All walls, ceilingsand floors will be visually inspected. A representative number of doors, windows andelectrical devices will also be investigated for damage and/or normal operation. Personalitems stored or placed in the interior areas and/or closets may prevent all areas to beinspected as the inspector will not move personal items. Small defects in floor coverings,walls, doors and standing and running trim will be considered normal wear and tear and notreported. Painting defects are not part of this inspection process. This inspection does not include testing for wood destroying organisms, radon, mold orother hazardous materials unless specifically requested. This inspection does not include TESTING for defective drywall products (commonly referredto as Chinese drywall). Testing for the defective drywall products entails removal of drywallsamples, which are then sent to an accredited laboratory for analysis. Testing for ordetermining if this product is installed in this house is beyond the scope of a visual homeinspection and is not addressed. If visual evidence of defective drywall, consistent withguidelines defined by the Florida Department of Health is observed, then the buyer or therepresentative will be advised to seek further evaluation. Further information can be obtainedat the Florida Department of Health website: http://www.doh.state.fl.us/ No lead contamination or lead testing reports are included in this inspection. Any structurebuilt prior to 1978 and prior to any renovation will need to be tested for lead paint. Go towww.epa.gov/lead to learn more. Also be aware that if you are considering renting out roomsin a building that was built prior to 1978 there are federal laws that need to be adhered to andthey can be found at this web site:http://portal.hud.gov/hudportal/HUD?src=/program_offices/healthy_homes/enforcement/disclosure SMOKE DETECTORS: Effective January 1, 2015 one and two family homes having a batterypowered smoke alarm that is newly installed or replaces an existing battery powered smokealarm must now be powered by a ten year, nonremovable sealed lithium battery or bepowered by the homes electrical system with battery back up. The battery requirements ofthis section do not apply to a fire alarm smoke alarm or ancillary component that iselectronically connected as part of a centrally monitored or supervised alarm system. Thenew rules can be found in the Florida Statute 553.883. Also see "Electrical" portion of thisreport for more information.

1. LocationsLocations:• Foyer• Family Room• Formal Living Room• Formal Dinning Room• Breakfast Nook• Hallway(s)

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2. Front Entry DoorIN DM RR NI None

X XObservations:• Condition and operation of front and/or access door locks are notaddressed other than the comments listed below. Buyer should have all locksre-keyed or replaced by a licensed locksmith immediately after closing. Thisis for the health, safety and welfare of your family.• Wood deterioration and or water staining observed on the door, doorjamb, side light jamb and or door casing . Determine cause and suggestrepairs/replacement as needed.

wood rot fungi - right side of front entry doors sidelight frame3. Doors

IN DM RR NI None

XObservations:• All main living area door locations appear in satisfactory and functionalcondition with normal wear for the age, no major system safety concernsnoted at time of inspection.

4. Patio DoorsIN DM RR NI None

X XObservations:• Formal Dinning Room One or more of the sliding glass doors in the roomhas one or more of the following defects: out of adjustment, does not lockproperly, is difficult to open and or close, needs lubrication, is at the end of itsuseful life and or does not operate as the device was intended. Recommenda full evaluation by a qualified technician. NOTE: ancillary locks are not partof this inspection and doors that operate properly but "rattle" and or are"bumpy" need new rollers and or new tracks.


X XObservations:• Hallway(s) Window screens have been removed or are not present at thetime of the inspection. Check with seller to determine if they are on theproperty.


X XObservations:• NOTE: all main living area terrazzo floors have cracks and or past carpetstrip damage. Client has indicated that they will be installing laminateflooring over terrazzo.SAMPLE REPORT


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typical terrazzo floor conditions typical terrazzo floor conditions7. Walls

IN DM RR NI None

XObservations:• All main living area locations appear in satisfactory and functional conditionwith normal wear for the age, no major system safety concerns noted at timeof inspection. Minor stains, blemishes, cracks, small holes and nicks thatmay be observed can easily be repaired with spackling and or jointcompound and painted to match. NOTE: small piece of baseboard missingat breakfast nook cabinet area.

baseboard missing @ breakfast nook8. Ceilings

IN DM RR NI None

XObservations:• All main living area locations appear in satisfactory and functional conditionwith normal wear for the age, no major system safety concerns noted at timeof inspection. Minor stains, blemishes, cracks, small holes and nicks thatmay be observed can easily be repaired with spackling and or jointcompound and painted to match.


X X XObservations:• Hallway(s): Closet has exposed incandescent light bulbs without globes orcovers should not be in storage closets that have stored items within twelveinches from the fixture. This keeps hot bulbs from coming into direct contactwith a flammable material like a blankets or clothing. It also allows asafeguard for breaking bulbs. For more information about this condition visitthis web site: http://electrical.about.com/od/electricalsafety/qt/Clothes-Closet-Lighting-Dos-And-Do-Nots.htmSAMPLE REPORT


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closet typical keyless light fixture - no bulb protection10. Electrical

IN DM RR NI None

X X XObservations:• Breakfast Nook: Loose outlets noted, loose outlets need to be secure tothe work box inside the wall cavity. Be sure the actual work box is secure tomthe wall framing. A certified electrician should inspect and repair to sure theproper repair is completed. Inspector marked all affected outlets with a redsdot for easy identification.• Family Room: Loose outlets noted, loose outlets need to be secure to thework box inside the wall cavity. Be sure the actual work box is secure tom thewall framing. A certified electrician should inspect and repair to sure theproper repair is completed. Inspector marked all affected outlets with a redsdot for easy identification.• Family Room: Reversed polarity, hot and neutral reversed, reveredpolarity, hot ground reversed and other terms used for electric receptaclesare usually easily corrected by minor wiring adjustments at the specifieditem. When these conditions are noted in this report, a licensed electricianshould be consulted for repairs/replacement as needed to ensure safety.Some receptacles in the*********were observed to have one or more of thesedefects. Have the entire room inspected by an electrician. Visit this web sitefor more information: http://www.thecircuitdetective.com/insp.htm• Family Room: Painted receptacles observed in the structure. The NationalElectric Code NEC.- 110.12 reads that the Integrity of Electrical Equipmentand Connections and Internal parts of electrical equipment, shall not bedamaged or contaminated by foreign materials such as paint, plaster,cleaners, abrasives, or corrosive residues. If the paint is inside the actualarea where the plug makes contact with the metal connection inside thedevice the device should be replaced, recommend consulting with licensedelectrician.

Family room receptacle - defective -painted -looseetc.

open ground @ family room receptacle

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11. Smoke Detectors/CO DetectorsIN DM RR NI None

X X XObservations:• All Main Living Areas : Smoke detector in this room did not function whentested, has been removed, is disconnected, has battery back up removedand or is not functioning as intended. Analyze device and repair/replace asneeded prior to taking occupancy. For more information about smokedetectors please visit this web site: http://www.nfpa.org/safety-information/for-consumers/fire-and-safety-equipment/smoke-alarms

typical inoperable smoke detectors12. Ceiling Fans

IN DM RR NI None

XObservations:• MOUNTING DISCLOSURE: It is beyond the scope of the home inspectionto determine if the ceiling fans are mounted correctly. Ceiling fans generallyweigh more than ceiling lights and the motion of the blade creates morestress, it is very important that the ceiling box is securely mounted and israted for ceiling fans. Ceiling fan boxes rated for ceiling fans are marked withthe phrase “For ceiling fan support” and/or are supported by cross bracing. Ifyou’re existing ceiling box is not fan-rated or does not have proper crossbracing, replace it with one that is as well as to inspect the manner in whichthe box is mounted to make sure it is strong enough. Installation varies fromfan to fan, so be sure to follow the manufacturer’s instructions for eachmanufacture.• Family Room Ceiling fan remote controls are NOT part of this inspectionprocess. We recommend that you consult with the current owner on thelocation of the remote(s) and confirm their functionality.

• Appears in satisfactory and functional condition with normal wear for theage, no major system safety concerns noted at time of inspection.


XObservations:• All main living area cabinets appear in satisfactory and functional conditionwith normal wear for the age, no major system safety concerns noted at timeof inspection.• Family Room: Due to the age of the home and the cabinets appear to bethe original cabinets, consider upgrading.SAMPLE REPORT


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Bedrooms/Den/Study This part of the inspection includes all bedrooms and dens/studies. Within this area theinspector is performing a visual inspection and will report visible damage and moistureproblems if seen. All walls, ceilings and floors will be visually inspected. A representativenumber of doors, windows and electrical devices will also be investigated for damage and/ornormal operation. Personal items stored or placed in the area and/or closets may prevent allareas to be inspected as the inspector will not move personal items. Small defects in floorcoverings, walls, doors and standing and running trim will be considered normal wear andtear and not reported. Painting defects are not part of this inspection process. Arc Fault Circuit Interrupters (AFCI): Starting with the 1999 version of the National ElectricalCode (NFPA 70) in the United States (US), the codes require AFCI’s in all circuits that feedoutlets in bedrooms of dwelling units. This requirement is typically accomplished by using akind of circuit-breaker (defined by UL 1699) in the breaker panel that provides combined arc-fault and overcurrent protection. Not all US jurisdictions have adopted the AFCI requirementsof the NEC as written. Circuit breakers should be tested in accordance with manufacturer’srecommendations, to confirm these devices are operable and providing protection. Failure tooperate periodically may result in the mechanical mechanisms of these circuit breakersbecoming “sticky” or in operable, thus not providing the intended personal protection. Ifuncertain about the frequency of testing the suggested frequency of testing is once permonth. For more information about AFCI please visit this web site:http://www.cpsc.gov/cpscpub/pubs/afcifac8.pdf SMOKE DETECTORS: fire detectors, and carbon monoxide detectors should be testedperiodically in accordance with manufacturer’s recommendations, to assure these devicesare operable and providing protection. Failure to perform periodic test reduces assurancethat the homes occupants will be alerted in the event of a hazardous event. If uncertain aboutthe frequency of testing, the suggested frequency of testing is once per month. If devices areoperated by or contain batteries as backup power, it is suggested that batteries be changedin accordance with manufacturer’s recommendations, or every six months if not specified.Smoke alarms are recommended by the manufacturer to be replaced if over 5 years old, asalarms can lose effectiveness with age. Newer building codes require smoke alarms to beinstalled in all living areas and bedrooms. Newer codes also require CO or carbon dioxidedetectors as well, consider updating the home to the new requirements for the safety of yourfamily. If security/fire alarm systems are present, smoke alarms are not tested due to possibleinterconnections with alarm systems and the possibility of notifying fire department, askcurrent owner to show you the system is operational prior to closing.Effective January 1, 2015 one and two family homes having a battery powered smoke alarmthat is newly installed or replaces an existing battery powered smoke alarm must now bepowered by a ten year, nonremovable sealed lithium battery or be powered by the homeselectrical system with battery back up. The battery requirements of this section do not applyto a fire alarm smoke alarm or ancillary component that is electronically connected as part ofa centrally monitored or supervised alarm system. The new rules can be found in the FloridaStatute 553.883. Ceiling fan mountings: Due to the amount of insulation or type of construction, it is difficultto determine the method of attachment to the ceiling framing. These units are heavy and dueto the designed movement, must have the proper style mounting boxes for correct and safeattachment. Recommend confirming the method of attachment prior to use. This may requirethe removal of the fan or insulation to visually verify proper support. Consider consultingwith a licensed electrician.

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1. LocationsLocations:• Master bedroom• Guest bedroom # 1 - left front• Guest bedroom # 2 - left rear

2. DoorsIN DM RR NI None

XObservations:• All bedroom locations appear in satisfactory and functional condition withnormal wear for the age, no major system safety concerns noted at time ofinspection. NOTE: small damage to foot of door and guest bedroom #2,client indicates they will be replacing all interior doors.

3. Patio DoorsIN DM RR NI None

X XObservations:• Guest 2 Bedroom : One or more of the sliding glass doors in the room hasone or more of the following defects: out of adjustment, does not lockproperly, is difficult to open and or close, needs lubrication, is at the end of itsuseful life and or does not operate as the device was intended. Recommenda full evaluation by a qualified technician. NOTE: ancillary locks are not partof this inspection and doors that operate properly but "rattle" and or are"bumpy" need new rollers and or new tracks.


X X XObservations:• Master Bedroom The smooth operation of these windows depends on thewindow operators (or cranks) and the windows operating arms to be in goodcondition and well lubricated. We attempt to open and close windows usingnormal operating methods. One or more window(s) in this room does notoperate properly and needs to be evaluated and or repaired by a windowtechnician.• Guest 1 BedroomIMPORTANT WINDOW LIFE SAFETY ISSUE--MEANSOF EGRESS: Bedroom windows shall have the following minimumrequirement in regard to egress. One or more windows in this room does notmeet one or more of these requirements. This may or may have not beenthe code requirements when the structure was built but we recommend thatthese be met for the safety and wellbeing of the occupants: A). Sill heightshall not exceed 44 inches above the floor. B). Minimum net clear openingshall be 5.7 square feet.

master bedroom- window does not open close

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X XObservations:• NOTE: all bedroom terrazzo floors have cracks and or past carpet stripdamage. Guest bedroom #number one has had holes drilled in the terrazzofloor from a possible floor safe. Client has indicated that they will be installinglaminate flooring over terrazzo.

typical cracks terrazzo floor conditions guest bedroom #1: holes drilled in terrazzo floor6. Walls

IN DM RR NI None

X XObservations:• Guest Bedroom # 1: the wall adjacent to the guest bathroom #1 hasevidence of past water intrusion issues. The wall tested dry at the time of thisinspection however evidence of past water damage is present. Blisteredplastering, soft baseboard and shoe molding as well as water intrusionevidence behind the baseboard in this area. See Photos.• Guest bedroom #1: some shoe mold has been removed in this room, repairor replace as needed.

guest bedroom #1: past water damage from guestbath #1-shower leak

past water damage guests bedroom #1


XObservations:• All bedroom locations appear in satisfactory and functional condition withnormal wear for the age, no major system safety concerns noted at time ofinspection. Minor stains, blemishes, cracks, small holes and nicks that maybe observed can easily be repaired with spackling and or joint compound andpainted to match.SAMPLE REPORT


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X XObservations:• Guest 1 Bedroom & Guest bedroom # 2 : Closet door and or door trim ismissing, out of adjustment, off its tracks, broken, cracked, loose, damaged,has broken latch and or hardware or does not open and close properly. Havequalified contractor inspect and repair. Bi-pass doors are missing the floorguides.


XObservations:• All bedroom locations appear in satisfactory and functional condition withnormal wear for the age, no major system safety concerns noted at time ofinspection.

10. Smoke Detectors/CO DetectorsIN DM RR NI None

XObservations:• All Bedrooms : Observed no smoke detectors installed in one or morebedrooms in the structure at time of inspection. When the structure was builtit may not have been mandatory to have a detector inside these rooms. Nomatter what age the structure is we highly recommend that these devices beinstalled and be functional prior to taking occupancy for your familiesprotection. We recommend hard wired devices with battery backups but ifthis is not financially feasible at least install the battery powered type with a 5year battery life. For up to date requirements for smoke detectors please visitthis web site: http://www.ajfire.org/uploads/smoke_alarm_requirements.pdf

11. Ceiling FansIN DM RR NI None

XObservations:• MOUNTING DISCLOSURE: It is beyond the scope of the home inspectionto determine if the ceiling fans are mounted correctly. Ceiling fans generallyweigh more than ceiling lights and the motion of the blade creates morestress, it is very important that the ceiling box is securely mounted and israted for ceiling fans. Ceiling fan boxes rated for ceiling fans are marked withthe phrase “For ceiling fan support” and/or are supported by cross bracing. Ifyou’re existing ceiling box is not fan-rated or does not have proper crossbracing, replace it with one that is as well as to inspect the manner in whichthe box is mounted to make sure it is strong enough. Installation varies fromfan to fan, so be sure to follow the manufacturer’s instructions for eachmanufacture.• All Bedrooms Ceiling fan remote controls are NOT part of this inspectionprocess. We recommend that you consult with the current owner on thelocation of the remote(s) and confirm their functionality.

• All bedrooms fans appear in satisfactory and functional condition withnormal wear for the age, no major system safety concerns noted at time ofinspection.SAMPLE REPORT


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Report SummaryReport Summary

IMPORTANT NOTE: This page reflects a brief summary of the significant deficiencies orcritical concerns which are important to highlight as they relate to function or safety. This isonly a summary and is provided as a courtesy, it should not be considered to be thecomplete report. The complete list of issues, concerns, deficiencies and important detailspertaining to this property is found throughout the body of the inspection report. Your entirereport must be carefully read to fully assess all of the findings and benefit from therecommendations, maintenance advice, tips and other important resource information.GroundsPage 8 Item: 4 Fencing & Gates • Chain Link fence has damaged/rusted, line posts, top rails,

tension bars etc. and needs to be fully evaluated by aprofessional.

Page 9 Item: 6 Irrigation • The inspector was unable to operate system using normalcontrols. Have current owner confirm operation prior toclosing. HOA--if system is supplied water through the HOAlake or other means of supply check with the HOA todetermine the supply is available.

Exterior AreasPage 11 Item: 2 Exterior Paint • One or more areas of the exterior wall surfaces were found

to have peeling paint. Have license painting contractorInspect, evaluate and repair as needed

Page 12 Item: 4 Exterior Electrical • Front covered lanai receptacle conduit is a list of the junctionbox needs to be repaired, see photo.• One or more exterior outlets have no power, have a licensedelectrical contractor evaluate and repair as needed,the photo.• One or more exterior outlets are lazy, lazy receptacles willnot hold a plug the need to be evaluated by an electricalcontractor, see photo.

Page 14 Item: 6 Plumbing ServicesObservations

•Gray colored Schedule 40 electrical conduit is being used aspotable water supply pipe. You must use a pipe that carriesthe National Sanitation Foundation (NSF) seal of approval forpotable water applications and being strict conformance toASTM F441. Have a licensed plumbing contractor inspect andrepair as needed, see photo.

Page 16 Item: 9 Fascia • One or more areas of the wood fascia was observed tohave minor wood rot/fungi, moisture damage. Typically theareas of concern on wood fascia will be the corners and anymitered or butt joints. A complete analysis by a professionalcontractor should be performed and repairs made asnecessary.

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Page 17 Item: 11 Window Defects • Some or all windows do not meet modern standards and orare over 30 years in age. Careful consideration should begiven to upgrade the older style windows to greatly enhancethe overall comfort and energy efficiency. You may alsoconsider upgrading to impact protected glazing at the sametime to enhance wind borne debris standards and receivemitigating credits towards you wind portion of yourHomeowners Insurance policy. Many of the windows do notoperate, have missing screens, defective operators and orhave holes drilled in the window sash and frames, see roomby room portion of this report for more defects.

Page 18 Item: 12 Covered Lanai • [DEFECTIVE]] Ceiling Fan does not operate as intended.Defects can include but not be limited to: out ofBalance/wobbling, loose ceiling mount and or fan blades, hasexposed or improper wiring, makes an irregular noise, has ashortened or broken pull chain, broken light globes and/orneeds to be evaluated and repaired/replaced by aprofessional.

Page 18 Item: 13 Covered FrontEntryway

• Structural post has signs that the metal connector to theconcrete slab may be rusted and or deteriorated Oorcompromised in some way. This is an important connection toensure that the portion of the lanai roofs load path isstructurally connected to the concrete slab. Recommend a fullevaluation by a licensed general contractor.

GaragePage 22 Item: 4 Windows • One or more window in this room will not lock, binds in

frame, will not open, will not close or will not stay open usingnormal controls. Have window inspected and repaired by alicensed window repairman.• The smooth operation of these windows depends on thewindow operators (or cranks) and the windows operating armsto be in good condition and well lubricated. We attempt toopen and close windows using normal operating methods.One or more window(s) in this room does not operate properlyand needs to be evaluated and or repaired by a windowtechnician.• Window glass cracked/broken/chipped and will need to bereplaced by a glazing contractor.• Window screens have damaged frames, torn screen panelsand or panels are deteriorating. Typical life span for windowscreen fabric is 7 to 8 years.

Page 23 Item: 6 Egress Door toLiving Area

• The door from the garage to the living area has a windowinsert and or appears inadequate. These inserts and orinadequate doors are not recommended. This door should beconfigured as an insulated, exterior door with properthresholds and weather stripping to keep the unwantedpoisonous gas and hot humid air from entering the livingspace from the garage. Consider updating the door to a soliddoor for proper sealing capabilities for the safety andwellbeing of the occupants. (Inadequate means either or all ofthese; hollow core, no weather stripping, none sealable or nothreshold)

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Page 24 Item: 7 Garage DoorCondition

• Bent, dented, wood decay, weathered and or damaged doorpanel(s). Recommend full review and or repair or replacementby a certified overhead garage door contractor.

Page 25 Item: 9 Garage Door'sReverse Status

• No electric eye, auto reversing safety switch and orequipment are installed on this overhead garage door. Thissafety equipment, when installed, will not allow the overheaddoor to close if something or someone is breaking the lightbeam in the path of the descending door. These devices arecommon safety device on newer doors. Some older operatorswere not required to have this safety feature. It isrecommended that you update the opener or consult anoverhead door technician for more information retro fitting thisdevice.

Page 25 Item: 10 Electrical • Reversed polarity, open ground, hot and neutral reversed,revered polarity, hot ground reversed and other terms usedfor electric receptacles are usually easily corrected by minorwiring adjustments at the specified item. When theseconditions are noted in this report, a licensed electricianshould be consulted for repairs/replacement as needed toensure safety. Some receptacles in the*********were observedto have one or more of these defects. Have the entire roominspected by an electrician. Visit this web site for moreinformation: http://www.thecircuitdetective.com/insp.htm

Page 26 Item: 11 GFCI • Electrical outlets in garage appeared to be in serviceablecondition at the time of the inspection but had no GroundFault Circuit Interrupter (GFCI) protection.Since around 1978 GFCI outlets were required for garageoutlets to comply with the National Electrical Code (NEC). Ifthe property being inspected is older than 1978 these deviceswere not required. Building younger than 1978 are required tohave these devices. Consider having GFCI protectioninstalled as a safety precaution for outlets within 6 feet of aplumbing fixture if they are not already installed. NOTE: Forbuildings that have had a remodel after 1978 they arerequired. Recommend contacting a licensed electrician for afull evaluation. For a complete history of the GFCI and theNEC visit Mike Holt's Web Site here:http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf and for more information on what a GFCI is:http://www.safeelectricity.org/information-center/library-of-articles/55-home-safety/317-ground-fault-circuit-interrupters-gfcis

Page 27 Item: 13 Wash Basin • Faucet handle(s) are damaged and or missing parts, haveinspected and repaired/replaced by repair technician.• Sink finish is damaged/cracked/rusted and or is damaged ina way that it is more than cosmetic and may need to bereplaced. Recommend repair or replacement and or consultwith a plumbing contractor. Sink has been used as a paint andplaster cleaning tray and is in poor condition.

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Page 30 Item: 1 Pool ScreenCage/EnclosuresObservations

• Life expectancy for screen fabric is 6 to 8 years in theFlorida climate. Torn or missing screen panels and or missingor loose screen splines were observed on the screen frames.Have fully inspected and repaired by a professional screenenclosure contractor.

• Life expectancy for screen fabric is 6 to 8 years in theFlorida climate. When the screen fabric starts to turn white incolor or show the Fiberglas threading in the screen fabric it isnearing the end of its useful life. Monitor conditions and orbudget yourself accordingly for replacement.

• One or more screen doors have; broken locks, loose ortorn screens, bent or broken kick panels, bent frames, won'topen and close properly and or have a faulty or missinghydraulic door closer. Have door(s) fully inspected andrepaired by a professional screen enclosure contractor.• Guide wires are missing, loose and or broken. Replace,tighten and or fully inspect the attachments to the deck and orenclosure, turn buckles and wires so cage will be secureduring high wind events.• Lower screen panel box frame extrusion are loose to thedeck attachment and/or fasteners are severely rusted.Repairs replace as necessary and consider upgradingfasteners and repair replace any damaged aluminum framing.Visit this web site for a fastener that will not corrode:http://www.blue-tap.com/solutions.html.• Corroded fasteners observed on the screen cage framing.Have fully analyzed by a aluminum screen contactor, for moreinformation visit this web site: http://www.blue-tap.com/solutions.html.• Aluminum railing is not bonded, bond wire connection hasdeterioated and broken away from enclosure. Screen cagesshould be bonded with No. 8 AWG (8.4 mm2) solid copperconductor. The connection should be from the accessible wireconnector on the pool pump motor to all metal parts of theswimming pool, spa or hot tub structure and to all electricalequipment, metal conduit and metal piping within 5 feet (1.5m) of the inside walls of a swimming pool spa or hot tub. seePhoto. For more information about equipotential bonding visitthis web site:https://www.dom.com/about/safety/pdf/pool_equi_bond.pdf

Page 31 Item: 3 Timer • Timer box is; rusted, deteriorated, damaged, does notoperate and/or appears to be at the end of its useful life,consider replacement with a more modern device.SA

MPLE REPORT


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Page 32 Item: 5 Electrical @ PoolArea

• Since around 1971, Ground Fault Circuit Interrupter (GFCI)outlets were required for most receptacles in and aroundswimming pools built to comply with the National ElectricalCode (NEC). No (GFCI) protection was provided in or aroundthe pool at the time of this inspection. If the home is pre 1971construction GFCI protection may not have been required butfor safety reasons, however we highly recommend that alicensed electrical contractor do a full evaluation of allelectrical receptacles and other connection in and around theswimming pool area for the protection of your family. For acomplete history of the GFCI and the NEC visit Mike Holt'sWeb Site here:http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf and for more information on what a GFCI is:http://www.safeelectricity.org/information-center/library-of-articles/55-home-safety/317-ground-fault-circuit-interrupters-gfcis

Page 33 Item: 6 Electrical Bonding • LIFE SAFETY-IMPORTANT: All metal parts of the poolstructure and the electrical and circulating systems arerequired to be bonded together. Bonding requires at least #8SOLID COPPER wire. The visible components required to bebonded include the electrical equipment associated with thecirculation system, including the pump motor, heaters, metaljunction boxes, metal conduits,metal transformer, metal timerenclosures, and any metal longer than four inches within fivefeet of the pool. This includes but not limited to; metalwindows, shutter channels, railings, pool cages, metalcolumns, underwater lights (except low voltage lights listed asnot requiring grounding). One or more of these items wasvisually found to be disconnected or not wired properly. Werecommend a full evaluation of the bonding system by alicensed electrical contractor. For more information:http://www.erico.com/public/library/fep/LT1242.pdf

• Inspector could not "EASILY" locate the screen enclosurebond wire. Have current owner located and or get screencage bonded per NEC. NOTE: these small wires cansometimes be hidden behind landscaping, mulch, decking,pavers etc. Be sure it is located and secure, they oftencorrode and become disconnected .• Pool pump is not bonded, the motor must be bonded withNo. 8 AWG (8.4 mm2) solid copper conductor. Theconnection should be from the accessible wire connector onthe pool pump motor to all metal parts of the swimming pool,spa or hot tub structure and to all electrical equipment, metalconduit and metal piping within 5 feet (1.5 m) of the insidewalls of a swimming pool spa or hot tub. For more informationabout equipotential bonding visit this web site:https://www.dom.com/about/safety/pdf/pool_equi_bond.pdf• The pool light junction box circuitry is housed in metalconduit. In this case the junction box should be bonded an it isnot. Have licensed electrical contractor evaluate and repairas needed.

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Page 34 Item: 7 Pumps • RECOMMENDATIONS: All equipment should be securelyfastened to the equipment concrete slab. Equipmentinstallation manuals normally recommend that all equipmentbe secured to their final resting place. Pool equipment can getblown around during a high wind event such as a hurricane.Equipment may not get blown very far, it may be far enough tocause damage. Pump in its current configuration is sitting atan odd angle. Consult with a swimming pool professional.

Page 35 Item: 12 Deck Condition • The pool/patio deck is flaking, delaminating, discolored,cracked, stained, chipped and or is damaged in such a waythat it needs attention by a deck coating expert.• Typical cracking was observed at the concrete surfaces.Further deterioration may occur and cracks may widen incooler times of the year. Cracks that are more or becomemore than than 1/2" in vertical and/or horizontal displacementcan become a trip hazard. These larger cracks should berepaired to avoid injury and worsening conditions.Recommend consulting a concrete restoration contractor forrepairing surfaces that are displaced more than 1/2".• Damaged, clogged, fasteners missing and or impropertermination of pool deck drains, have evaluated by pool deckprofessional.

Page 36 Item: 13 Child Safety BarrierObservations

• On October 1, 2000 Florida Senate Bill 86 also known asthe "Preston de Ibern/McKenzie Merriam ResidentialSwimming Pool Safety Act" which in turn created Chapter 515of the Florida Statute required all residential swimming poolsto be protected by at least one of several protective devices orbarriers. A) Be isolated by an approved barrier. B) Protectedby an approved cover. C) Provide approved alarms on allwindows and doors to the pool area. D) All doors must haveapproved self closing device. This pool was built prior to thatdate and was not required to meet those safety requirements.Consider consulting your homeowners insurance agentregarding any additional insurance premiums because it maynot meet those requirements. More importantly considerupgrading your swimming pool to protect small children fromdrowning.

Page 36 Item: 14 Ladders RailingsSwimoutsObservations

• One or more ladders in the pool are; loose,missing/cracked parts, missing guards, steps and or isdamaged in such a way that it cannot be safely used asintended. Consult with swimming pool contractor for repairs,see photos.

Page 37 Item: 18 SkimmerObservations

• Skimmer basket is missing, cracked and or deteriorated,recommend replacement.

Page 38 Item: 19 Lights • Pool light transformer severely rusted. Water intrusion intothe device could cause wiring deficiencies. Recommendexpert evaluation.• Junction box is an older style in ground style junction boxand should be completely analyzed by a swimming poolcontractor and or electrical contractor for safety (bonding).

Attic

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Page 42 Item: 2 Structure • The photo (s) below show altered and or cut pre-engineeredroof trusses. Trusses are structural designed componentsdesigned by engineers to span long distances, cutting and oraltering these components can compromise the integrity anddesign and should only be done so under the supervision of astructural engineer. If deflection or other conditions is presentor not we still recommend that a structural engineer or generalcontractor evaluate the alteration. More information on thissubject matter:http://www.ashireporter.org/HomeInspection/Articles/Inspecting-Wood-Trusses/1213• Black stained sub straights and or framing membersobserved in attic space. Leaks through roof coverings turnroof framing and or sub-straights black. With proper accessthe inspector can visually find these conditions. The problemcomes in identifying if these are active or inactive leaks. Forexample when a home has had a new roof covering installedthe roofing contractor may not cut out all the water stainedplywood from the previous poor roof coverings but the causehas been mitigated. The other problem comes in the dry timeof the year with the lack of rainfall and the heat from the atticspace completely dries out the active roof leak rendering nosign of moisture. Inspector takes all these conditions intoaccount, uses the tools available such as moisture meters andthermal imaging equipment to determine the actual status ofstained areas. It is the inspector’s opinion that these areas arepotentially inactive at the time of the inspection by the use ofmoisture meters and thermal imaging equipment. We dorecommend monitoring the areas for future leaking.

Page 43 Item: 4 Duct Work • One or more areas of the HVAC ductwork was found to bedefective/damaged. Damaged/defective ductwork can be butnot limited to: torn jackets, loose collars, loose tape, damagedinsulation, condensating ductwork, damaged supports,unsupported mixing boxes, leaking air, collapsed and or ingeneral is not performing as originally intended. The systemshould be completely analyzed by a licensed HVACcontractor.• Flexible ductwork with ridged fiberglass mixing boxes andplenums.• Ridged Fiberglass Ductwork

RoofPage 48 Item: 4 Vent Stacks • Ridge Vent Plug Missing/Damaged: Have ridge vent end

plug installed to prevent vermin and insects from entering atticspace, see illustrations and photos.

Electrical

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Page 51 Item: 3 Distribution panelobservations

• Panel cover screw(s) missing. Most panels depending onthe size require 4 to 6 fasteners.• Sharp- pointed metal screws hold panel cover in place.These are a potential hazard as they may puncture wireinsulation and electrify panel box, becoming a shock orelectrocution hazard. These screws should be replaced withapproved, flat- tipped screws designed for electrical panels.• Clamps, connectors or bushings are missing from aroundbranch wire(s) entering panel box, see photos. All branchwiring must be secured and protected as it enters the panelbox. We recommend contacting a licensed electrician toevaluate and repair the issues.• Open knockouts inside panel box, these need to be properlysealed to avoid shock hazard and from insects and verminentering panel. We recommend contacting a licensedelectrician to evaluate and repair the issues.

Page 52 Item: 4 Distribution panelwiring - breakers &bus bar(s)Observations

• Multiple conductors (wires) were found to be inserted undera single screw in your main distribution panel or your subpanels neutral bus bar. This condition can cause overload orthe conductors can work loose and cause overheating. NOTE: Neutral and equipment grounding lugs forpanelboards are often suitable for two and sometimes threewires. This information is contained on the label affixed withinthe panelboard or on the packing container of the equipmentground lug. Often the instructions will identify the number ofconductors, the size of the conductors, the conductor material,as well as the torque requirements. This examination isbeyond the scope of a normal inspection. Have a qualifiedelectrical contractor inspect and/or repair as needed. Formore information visit this web site:http://www.mikeholt.com/nec-questions-and-answers.php

• Loose, disconnected, unprotected, damaged and orquestionable wiring deficiencies observed inside panel box.We recommend contacting a licensed electrician to evaluateand repair the issues.

Page 53 Item: 5 Observations • Monitor rust on electrical A/C disconnect/40 amp sub panelon the rear side of the structurer. If panel box rusts all theway through water can get inside these high voltage devicesand or allow vermin and insects inside the boxes, repair asneeded.

HVACPage 59 Item: 5 Condensation

Pumps & DrainLine Observations

• Zone # 1 COVERED IN DIRT: Observed that thecondensate drain line had been extended past the P-trap andinto the landscape bedding and was found covered in dirt.This line should be kept clear and free of obstruction at alltime and checked regularly for proper drainage

Page 61 Item: 9 DuctworkObservations

• Return air Plenum in formal living room cannot be inspecteddue to furniture in the way. Never block a return air Plenumwith furniture. Recommend after furniture is removed toinspect the filter and the return air Plenum for dirt and grime.

Bathroom

SAMPLE REPORT


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Page 65 Item: 2 Doors • Guest Bath: towel bars have been removed and or torn offthe back of egress door.

Page 66 Item: 3 Windows • Master bathroom & Guest Bathroom # 1: The smoothoperation of these windows depends on the window operators(or cranks) and the windows operating arms to be in goodcondition and well lubricated. We attempt to open and closewindows using normal operating methods. One or morewindow(s) in this room does not operate properly and needsto be evaluated and or repaired by a window technician.

Page 67 Item: 5 Walls • Master Bathroom GREATER THAN 20% MOISTUREPRESENT: A ****% Moisture Content (MC) reading wasobserved on one or more areas of the room. Evidence wasgathered by use of a GE-Surveymaster –Protomiter ™-Moisture meter and/or thermal imaging equipment. Buildingmaterials that contain a MC of over 20% are considered wetand can be known to grow mold like substances. Client mayentertain exploratory/destructive investigation by a licensedprofessional proficient in water intrusion and mold remediationprotocol. NOTE: Immediate weather conditions and tenancyhave an effect on how readings can be interpolated. Inspectorwill only note this finding if the percentage of MC issignificantly higher than the base reading of other like kindbuilding components. NOTE: ROOMS WITH WET AREAS:Water damaged drywall, wood moldings and other buildingmaterials can be commonly found at the intersection of walls& floors just outside; bathtubs, shower curbs and pans.Commonly found and caused by shower curtains or glassenclosures leaking water intermittently into the wall and /oronto the floor. Over years of use, water intrusion into thebuilding materials can becomes damaged/ swollen andunsightly with a chance of mold like growth. See photos belowfor locations and findings.• Master Bathroom LESS THAN 20% MOISTURE PRESENT:A ****% Moisture Content (MC) reading was observed on oneor more areas of the room. Evidence was gathered by use ofa GE-Surveymaster –Protomiter ™- Moisture meter and/orthermal imaging equipment. Unfortunately when readings arebelow 20% we cannot ascertain if the area has an active or aninactive issue. Since the inspection is a snap shot in time wehighly recommend that the area be closely monitored at alltimes until a definitive clarification has been accomplished bylicensed professionals and or by the tenant of the property bymeans of use. NOTE: Immediate weather conditions andtenancy have an effect on how readings can be interpolated.Inspector will only note this finding if the percentage of MC issignificantly higher than the base reading of other like kindbuilding components. See photos below for locations andfindings. NOTE: (Wet Areas) Water damaged drywall and orbaseboards can be commonly found just off the floor at theintersection of the wall, bathtub side and/or shower curb andfloor. This is commonly found and is caused by showercurtains or glass enclosures leaking water intermittently intothe wall and /or floor. Over years of use and water intrusioninto the building materials they can becomes damaged/swollen and unsightly.

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Page 68 Item: 11 Sinks • All Bathrooms: [ POP UP]] Lavatory pop-up drain assemblyis missing the stopper, drain assembly arm is disconnected ordamaged and is inoperable or will not hold water inside thelavatory, have repaired or replaced.

Page 68 Item: 12 Toilets • Master & Half bathrooms: Water closet tank is; loose, crack,leaking, tank bolts corroded/rusted, and /or the lid is cracked,broken and or missing. Have licensed plumbing contractorevaluate and repair as needed.

Page 68 Item: 13 Showers • Guest bath & Master bathroom: Diverter is; not functioning,missing, broken, not diverting the full volume of water to thedesignated fixture (shower head) resulting in poor waterdistribution, and or damaged in a way that the device cannotfunction as it was designed. Recommend contacting aqualified contractor to evaluate and repair.• Guest Bathroom 1: Fixture and or fixture handle is loose.For loose handles simply tighten set screw (if available) tosecure handle to fixture. For fixtures you will need a faucetwrench to tighten nuts under sink to secure fixture to countertop/sink. If this does not work call a plumbing contractor forrepair/replacement.• Master Bathroom : The fixture is: Missing parts, Binding ordifficult to operate, broken, leaking, dripping, loose, hasreduced flow from other fixtures, inoperable and or damagedin such a way that the fixture is not able to perform itsfunctions as it was designed. Have licensed plumbingcontractor inspect and repair/replace as needed.

• Master bathroom: Tub drain waste stop is, corroded, broken, missing or disconnected from the strainer body and notfunctional.

Page 69 Item: 14 Tub/ShowerSurrounds

• Master Bathroom: Dated and worn tub/shower surroundobserved and appears to be at the end of its useful life,consider replacement.

Page 69 Item: 15 Electrical • Master Bathroom: Light fixture has broken globe, missingbulbs, burned out bulbs, broken bulbs and or does notfunction. Have fixtures analyzed by a professional for properoperation and function to be certain it is the fixture and notany other electrical deficiency.

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Page 69 Item: 16 GFCI • All Bathrooms : Electrical outlets in this bathroom appearedto be in serviceable condition at the time of the inspection buthad no Ground Fault Circuit Interrupter (GFCI) protection.Since around 1975 GFCI outlets were required for bathroomoutlets to comply with the National Electrical Code (NEC). Ifthe property being inspected is older than 1975 these deviceswere not required. Building younger than 1975 are required tohave these devices. Consider having GFCI protectioninstalled as a safety precaution for outlets within 6 feet of aplumbing fixture if they are not already installed. NOTE: Forbuildings that have had a remodel after 1975 they arerequired. Recommend contacting a licensed electrician for afull evaluation. For a complete history of the GFCI and theNEC visit Mike Holt's Web Site here:http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf and for more information on what a GFCI is:http://www.safeelectricity.org/information-center/library-of-articles/55-home-safety/317-ground-fault-circuit-interrupters-gfcis

Page 69 Item: 17 Exhaust Fan • Master Bathroom : Exhaust fan is inoperable, reasonunknown, recommend full evaluation by an electricalcontractor

LaundryPage 71 Item: 6 Cabinets • Loose cabinet valance, see photo.Page 71 Item: 7 Plumbing • Have plumbing contractor evaluate drain for washing

machine and the connection to the wash basin in the garage.The standpipe for the washing machine is secured to the wallwith a makeshift device, see photo.

Page 72 Item: 9 Dryer Observations • Appliance control knobs were either missing, cracked, looseand or in some way broken and cannot control the appliance.Have appliance technician inspect and repair as needed.Appliance was not operated due to this condition.

Page 73 Item: 10 Dryer VentObservations

• Dryer vent termination is into the garage space depositinglint all around the HVAC air handler. This and inferiortermination point and needs to be rerouted. Consult with alicensed HVAC contractor for repairs and recommendationsfor proper termination point.• Improper flexible dryer ductwork observed. Common Mylar(foil) and white plastic spiral flexible ducts contribute to poordryer performance and are known to cause of dryer vent fires.These spiral ducts are not recommended and will void thewarranty of most (if not all) dryers. Recommend using onlyapproved materials such as semi- ridged or rigid aluminum orrigid galvanized steel duct (especially if concealed). Clothesdryer exhaust ducts should always be installed in accordancewith the manufacturer’s instructions. Dryer manufactureinstallation instruction provide guidance on how exhaustsystems should be configured. For more information aboutthis subject matter visit this web site:http://www.nfpa.org/~/media/Files/Research/NFPA%20reports/Appliances%20and%20equipment/oswashersdryers.pdf

Kitchen

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Page 75 Item: 4 Electrical • Loose outlets noted, loose outlets need to be secure to thework box inside the wall cavity. Be sure the actual work box issecure tom the wall framing. A certified electrician shouldinspect and repair to sure the proper repair is completed.Inspector marked all affected outlets with a reds dot for easyidentification.• Missing ,Worn, Loose, Cracked or damaged receptaclecover plates observed, recommend, install, repair and orreplace for safety purposes. ( behind refrigerator)

Page 75 Item: 6 Cabinets • One or more cabinet drawer(s) do not operate as intended.The drawer and or drawer front may be; damaged, off track,missing hardware, off track, need adjusting, etc. Consult withcabinet contractor for proper repair/replacement options.• Typically a piece of cabinet trim or board is used to housethe exhaust fan ductwork as it passes through the uppercabinet. This piece of trim is missing in the upper cabinet overthe range vent. Under the current conditions hot humid airfrom the attic can now escape into the kitchen area,recommend sealing around duct and then installing shroud.

Page 76 Item: 10 Dishwasher • Appliance is not properly secured to the cabinets and orcabinet top. Recommend securing to cabinet and or countertop using the appropriate fasteners to prevent the appliancemoving and or tipping out of its resting place. Consult with alicensed plumbing contractor for proper installation.

Page 77 Item: 12 Microwave • Appliance has a broken handle and a cracked cabinet, repairor replace as needed.

Page 78 Item: 15 Oven 1 • Anti-tip bracket is missing from range installation. All free-standing, slide-in ranges include an anti-tip device and isessential in the safe operation of the range. It providesprotection when excess force or weight is applied to an openoven door. You can purchase these devices at local homebuilding centers. Anti-Tip devises became a UL (UnderwritersLaboratories) safety standard requirement in 1991.

Page 78 Item: 17 AncillaryAppliances/Fixtures

• The central vacuum system is tested and is found NOT tobe operational and or not plugged in. Recommend youconfirm functional operation of all devices connected with thisappliance with current owner prior to closing.

Main Living AreasPage 80 Item: 2 Front Entry Door • Wood deterioration and or water staining observed on the

door, door jamb, side light jamb and or door casing .Determine cause and suggest repairs/replacement asneeded.

Page 80 Item: 4 Patio Doors • Formal Dinning Room One or more of the sliding glassdoors in the room has one or more of the following defects:out of adjustment, does not lock properly, is difficult to openand or close, needs lubrication, is at the end of its useful lifeand or does not operate as the device was intended.Recommend a full evaluation by a qualified technician.NOTE: ancillary locks are not part of this inspection and doorsthat operate properly but "rattle" and or are "bumpy" need newrollers and or new tracks.

Page 80 Item: 5 Windows • Hallway(s) Window screens have been removed or are notpresent at the time of the inspection. Check with seller todetermine if they are on the property.

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Page 81 Item: 9 Closets • Hallway(s): Closet has exposed incandescent light bulbswithout globes or covers should not be in storage closets thathave stored items within twelve inches from the fixture. Thiskeeps hot bulbs from coming into direct contact with aflammable material like a blankets or clothing. It also allows asafeguard for breaking bulbs. For more information about thiscondition visit this web site:http://electrical.about.com/od/electricalsafety/qt/Clothes-Closet-Lighting-Dos-And-Do-Nots.htm

Page 82 Item: 10 Electrical • Family Room: Loose outlets noted, loose outlets need to besecure to the work box inside the wall cavity. Be sure theactual work box is secure tom the wall framing. A certifiedelectrician should inspect and repair to sure the proper repairis completed. Inspector marked all affected outlets with a redsdot for easy identification.• Family Room: Reversed polarity, hot and neutral reversed,revered polarity, hot ground reversed and other terms usedfor electric receptacles are usually easily corrected by minorwiring adjustments at the specified item. When theseconditions are noted in this report, a licensed electricianshould be consulted for repairs/replacement as needed toensure safety. Some receptacles in the*********were observedto have one or more of these defects. Have the entire roominspected by an electrician. Visit this web site for moreinformation: http://www.thecircuitdetective.com/insp.htm• Family Room: Painted receptacles observed in the structure.The National Electric Code NEC.- 110.12 reads that theIntegrity of Electrical Equipment and Connections and Internalparts of electrical equipment, shall not be damaged orcontaminated by foreign materials such as paint, plaster,cleaners, abrasives, or corrosive residues. If the paint is insidethe actual area where the plug makes contact with the metalconnection inside the device the device should be replaced,recommend consulting with licensed electrician.

Page 83 Item: 11 SmokeDetectors/CODetectors

• All Main Living Areas : Smoke detector in this room did notfunction when tested, has been removed, is disconnected,has battery back up removed and or is not functioning asintended. Analyze device and repair/replace as needed priorto taking occupancy. For more information about smokedetectors please visit this web site: http://www.nfpa.org/safety-information/for-consumers/fire-and-safety-equipment/smoke-alarms

Bedrooms/Den/StudyPage 85 Item: 3 Patio Doors • Guest 2 Bedroom : One or more of the sliding glass doors in

the room has one or more of the following defects: out ofadjustment, does not lock properly, is difficult to open and orclose, needs lubrication, is at the end of its useful life and ordoes not operate as the device was intended. Recommend afull evaluation by a qualified technician. NOTE: ancillary locksare not part of this inspection and doors that operate properlybut "rattle" and or are "bumpy" need new rollers and or newtracks.

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Page 85 Item: 4 Windows • Master Bedroom The smooth operation of these windowsdepends on the window operators (or cranks) and thewindows operating arms to be in good condition and welllubricated. We attempt to open and close windows usingnormal operating methods. One or more window(s) in thisroom does not operate properly and needs to be evaluatedand or repaired by a window technician.• Guest 1 BedroomIMPORTANT WINDOW LIFE SAFETYISSUE--MEANS OF EGRESS: Bedroom windows shall havethe following minimum requirement in regard to egress. Oneor more windows in this room does not meet one or more ofthese requirements. This may or may have not been the coderequirements when the structure was built but we recommendthat these be met for the safety and wellbeing of theoccupants: A). Sill height shall not exceed 44 inches abovethe floor. B). Minimum net clear opening shall be 5.7 squarefeet.

Page 86 Item: 6 Walls • Guest Bedroom # 1: the wall adjacent to the guest bathroom#1 has evidence of past water intrusion issues. The walltested dry at the time of this inspection however evidence ofpast water damage is present. Blistered plastering, softbaseboard and shoe molding as well as water intrusionevidence behind the baseboard in this area. See Photos.• Guest bedroom #1: some shoe mold has been removed inthis room, repair or replace as needed.

Page 87 Item: 8 Closets • Guest 1 Bedroom & Guest bedroom # 2 : Closet door and ordoor trim is missing, out of adjustment, off its tracks, broken,cracked, loose, damaged, has broken latch and or hardwareor does not open and close properly. Have qualified contractorinspect and repair. Bi-pass doors are missing the floor guides.

Page 87 Item: 10 SmokeDetectors/CODetectors

• All Bedrooms : Observed no smoke detectors installed inone or more bedrooms in the structure at time of inspection.When the structure was built it may not have been mandatoryto have a detector inside these rooms. No matter what agethe structure is we highly recommend that these devices beinstalled and be functional prior to taking occupancy for yourfamilies protection. We recommend hard wired devices withbattery backups but if this is not financially feasible at leastinstall the battery powered type with a 5 year battery life. Forup to date requirements for smoke detectors please visit thisweb site:http://www.ajfire.org/uploads/smoke_alarm_requirements.pdf

SAMPLE REPORT

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Transcript of Accredited Building Consultants, Inc. · areas in question. Remediation solutions and work for all...