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HOME INSPECTION REPORTInspector: Dave Taylor, Brinkman Home Inspections

Cover Page

2434 S Hopeful Ter , Inverness , FL 34450Inspection prepared for: Dave Taylor

Date of Inspection: 5/18/2018 Age of Home: 14yrs Size: 3439sqft under roof

This is four bedroom, three bath pool home in a quiet neighborhood in Inverness. It was built in 2004. Overall,the home is in move-in condition. Please read this Report carefully, because there are just a couple things that

need to be pointed out.

Inspector: Dave TaylorLicense # HI8104

Phone: 352-634-0631Email: [email protected]

www.brinkmanhomeinspections.com

Brinkman Home Inspections 2434 S Hopeful Ter , Inverness , FL

Page 1 of 21

REPORT OVERVIEW

REPORT OVERVIEWThe list in the Report Overview grid below is not intended to contain all of the comments andobservations found within the report. For a complete listing of all findings, please read the report inits entirety.ExteriorPage 4 Windows/Trim/Scree

nsOne or more window screens have holes in them.See photos.

Pool/LanaiPage 6 Pool Filter Note: The pump/filter timer should run, as a rule of thumb, one

hour for every ten degrees of water temperature.See photos.

Page 6 Pool Screens Some pool screens are torn.See photos.

HeatingPage 13 Filters Should be cleaned or replaced.

See photos.Page 13 General Comments WE CANNOT EMPHASIZE THIS ENOUGH: We recommend

that the system be serviced by a qualified Heating and Coolingcontractor if it has not been serviced within the past six months.Our inspection of the equipment did not include a measurement ofvoltage, measurement of refrigeration pressure, determination of airflow or balance, or tonnage calculations and a fee for these serviceswas not charged. These determinations and an explanation of theirconsequences are beyond the scope of the limited visual inspection.Recommendations: For this type of exhaustive analysis, a licensedHVAC contractor should be contacted. Our inspection of theequipment was a limited visual inspection of accessible components,a check to determine if the unit would respond to normal controlsand when appropriate, a determination of the temperaturedifferential at the time of the inspection.

Plumbing/Water HeaterPage 15 Fixtures/Kitchen The kitchen sink is chipped in three places. Small chips.Page 15 Fixtures/Bathrooms The pool bath hot water valve leaks when the water is turned on.Page 16 General Comments See photos for details concerning plumbing issues.AppliancesPage 18 Dryer Venting The dryer vent pipe goes through the attic and out the roof.

Recommend cleaning the vent out at least once annually, or whenthe dryer begins to take too long to dry efficiently.


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Scope of Inspection

Inspection and Site Details

TERMINOLOGY POSSIBLY USED IN THIS REPORT SATISFACTORY - Indicates the component is functionally consistent with its original purpose but may showsigns of normal wear and tear and deterioration. MARGINAL - Indicates the component will probably require repair or replacement anytime within five years. POOR - Indicates the component will need repair or replacement now or in the very near future. MAJOR CONCERNS - A system or component that is considered significantly deficient or is unsafe. SAFETY HAZARD/ISSUE - Denotes a condition that is unsafe and in need of prompt attention. STANDARDS All components designated for inspection in the FABI Standards of Practice are inspected. These Standards areavailable at this website-- http://www.fabi.org/why-fabi/standards-of-practice/It is the goal of this Inspector to put a home buyer in a better position to make a buying decision. Not allimprovements will be identified during this inspection. Unexpected repairs could still be a possibility. Theinspection should not be considered a guarantee or warranty of any kind. Please refer to the INSPECTIONAGREEMENT for a full explanation of the scope of the inspection.. This is a Visual Inspection Only. Observations in this report can only be held as valid at the time of theInspection. There is no way to know or foretell events, the effect that changing weather conditions will have ona home, or the internal makeup of the systems within the home that may change from the time of the Inspectionuntil the prospective buyer takes possession of the property. The use of, and/or payment for this Home Inspection Report constitutes acceptance of the INSPECTIONAGREEMENT even if the INSPECTION AGREEMENT is not signed.

Wind MitigationThis home is an excellent candidate for Home Owner’s Insurance deduction for Wind Mitigation. All pictureswere taken and will be kept in a file in case the homeowner chooses to apply for the discount.Note: Most likely, you can save money on your Homeowner's Insurance Premium by giving your Agent thefollowing information. The four things that the Insurance Agent should know are:The roof decking has been nailed with 8-D nails.The roof is new from 2004.The roof construction is Hip.The trusses are held by hurricane straps with more than three nails.

Main Entrance FacesEast

State of OccupancyVacant - Unfurnished

Weather ConditionsSunny


Page 3 of 21

Foundation

Roofing

Recent RainYes

Ground ConditionsDry

Deferred Cost ItemsAppliancesWater Heater 10+ years old.HVAC System 10+ years old.

FoundationSlab on grade.

ConditionSatisfactory. There were no apparent issues to report on the day of our inspection.

Roof MaterialSatisfactory.Architectural shingles. Typically these shingles have an average life expectancy of 20-22 years.There is a permit on file with Citrus County dated 2004.

Roof FlashingWhat can be seen is Satisfactory.

Roof Drainage SystemOverall, satisfactory.

Skylight/sSatisfactory.

Method of InspectionFrom on top of roof.

General CommentsThere were no visible issues to report on the day of our inspection.

Photos


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Exterior

On the ridges of the roof there is some age appropriategravel loss.

Front view of roof.

Wall CoveringConcrete block with Stucco. Very little stucco cracking.

Soffit/Fascia/EavesSatisfactory.

Front DoorSatisfactory.

Door BellSatisfactory.

Other Exterior Doors/Weather StrippingSatisfactory.

Windows/Trim/ScreensSatisfactory.Double pane windows present in whole house.One or more window screens have holes in them.See photos.

Garage Door(s)Satisfactory.There is no safety reverse on the garage door.See photo.

DrivewaySatisfactory.Typical settling cracks in the driveway.


Page 5 of 21

Entry Walkway and PatiosSatisfactory.

Trees/Vegetation Next To BuildingOverall, satisfactory.

Grade Around HomeSatisfactory.

General Comments

Cracks are sometimes found in the stucco on outside walls. These cracks in walls (and floors) are common inconcrete and frame construction. They are generally considered to be cosmetic.

Photos

The garage pulldown steps are damaged. Typical exterior window sill cracking.

The screen on the sliding door to the pool is torn. Vegetation up against the home.


Page 6 of 21

Pool/Lanai

There is water sitting in the gutters over the lanai area.

Pool DeckSatisfactory.Typical cracks visible.

Pool SurfaceSatisfactory.

Pool FilterPool filter ran during our inspection, appears satisfactory.Note: The pump/filter timer should run, as a rule of thumb, one hour for every ten degrees of watertemperature.See photos.

Pool ScreensSome pool screens are torn.See photos.

Lanai FlooringSatisfactory.

Lanai WallsSatisfactory.

Lanai CeilingSatisfactory.

Photos


Page 7 of 21

The screening on the north pool cage door is torn. There are holes in the pool screens.

Long view of pool. Chlorine is corrosive and the tabs should not be putdirectly into the pool skimmer.

The rule of thumb for the pool filter to run is one hourfor every ten degrees of water temperature. This filter

should run longer.

Pool filter, pump.


Page 8 of 21

Attic/Insulation/Ventilation

InsulationBlanket InsulationDepth average greater than 10 to 14 inches, R30.Average is approximately R 30.See photos.

Vapor RetardersOn back of blankets, appropriately placed.

Roof VentilationVentilation appears adequate.

Primary Attic Access LocationGarage/pull down stairs.

General CommentsCould not access all areas of the attic due to limited space.Note: There are many inaccessible and un-viewable areas in an attic space, due to location, trussconstruction, or insulation that is packed or blown tight out to the eaves.R30 insulation Value.See photos.

Photos

Loose insulation over the detached garage, R 30. Hurricane strap in attic, good for Wind Mitigation deduction on Homeowner's.


Page 9 of 21

Electrical

Blanket insulation in attic space, average approx R 30.

Size of Service200 Amp.Electrical panel is a Cutler Hammer.

Service DropUnderground.

Service Entrance ConductorsAluminum.

Service Equip/Main DisconnectSatisfactory.

Service GroundingSatisfactory.

Branch WiringCopper.

Sub-Panel(s)Satisfactory.Wired to today's electrical code.


Page 10 of 21

Ground Fault Interrupter OutletsToday's homes are being wired with Ground Fault Circuit Interrupter, or GFCI outlets in various places.GFCIs detect ground faults, which occur when current leaks from a hot (ungrounded) conductor to agrounded object as a result of a short circuit. This situation can be hazardous when a person unintentionallybecomes the current’s path to the ground. GFCIs function by constantly monitoring the current flow betweenhot and neutral (grounding) conductors, and activate when they sense a difference of 5 milliamps or more.Thus, GFCIs are intended to prevent personal injury due to electric shock.If GFCI outlets are not present in this home, in no way is it the intention of this report to suggest that theelectrical wiring in the home is not to code or deficient in any way. This section is merely a suggestion forsafety based on today's electrical understanding.Yes. All the recommended outlets are GFI protected.

Note:For safety, GFCI protected outlets are recommended within 6 feet of any water source, in kitchens,bathrooms, laundry rooms, within 20 feet of a pool or spa and in garages, as well as around the outside of thehome.Non-GFCI protected interior or exterior electrical outlets can be upgraded to GFCI outlets for improvedsafety.GFCI and AFCI outlets should be tested monthly to verify proper operation.

Smoke DetectorsSatisfactory.Note: Smoke detectors are recommend both at the entrance and in each bedroom in a home.

Non-GFI OutletsSatisfactory.

SwitchesSatisfactory.

LightsSatisfactory.

Definition

A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.

Definition

Arc-fault circuit interrupter: A device intended to provide protection from the effects of arc faults by recognizing characteristics unique to arcing and by functioning to de-energize the circuit when an arc fault is detected.


Page 11 of 21

General CommentsThere were no electrical issues to report on the day of our inspection.Note: Today's homes are also being wired with Arc Fault Circuit Interrupter, or AFCI breakers that cover theoutlets in bedrooms. Just as lightning can cause fires, arcs produced by domestic wiring are capable ofproducing high levels of heat that can ignite their surroundings and lead to structure fires. This type ofprotection is designed to detect electrical arcing, which is a potential fire hazard.Although AFCI protection was not required at the time the home was originally constructed, as generalknowledge of safe building practices has improved with the passage of time, building standards have changedto reflect current understanding. Consider updating the existing electrical to provide AFCI protection.Arc-fault protection can be provided using either of two methods:1. Arc Fault Circuit Interrupter (AFCI) electrical outlets which have this capability built in.2. AFCI circuit breakers installed at the main electrical panel which provide this protection to all non-AFCIoutlets on the circuit controlled by that AFCI breaker.If AFCI outlets are not present in this home, in no way is it the intention of this report to suggest that theelectrical wiring in the home is not to code or deficient in any way. This section is merely a suggestion forsafety based on today's electrical understanding.Note: Today's homes are also being wired with Arc Fault Circuit Interrupter, or AFCI breakers that cover theoutlets in bedrooms. Just as lightning can cause fires, arcs produced by domestic wiring are capable ofproducing high levels of heat that can ignite their surroundings and lead to structure fires. This type ofprotection is designed to detect electrical arcing, which is a potential fire hazard.Although AFCI protection was not required at the time the home was originally constructed, as generalknowledge of safe building practices has improved with the passage of time, building standards have changedto reflect current understanding. Consider updating the existing electrical to provide AFCI protection.Arc-fault protection can be provided using either of two methods:1. Arc Fault Circuit Interrupter (AFCI) electrical outlets which have this capability built in.2. AFCI circuit breakers installed at the main electrical panel which provide this protection to all non-AFCIoutlets on the circuit controlled by that AFCI breaker.If AFCI outlets are not present in this home, in no way is it the intention of this report to suggest that theelectrical wiring in the home is not to code or deficient in any way. This section is merely a suggestion forsafety based on today's electrical understanding.There are Arc-fault breakers in the electrical panel, the ones with the yellow, white or blue/green test buttonon them. These should be tested every month or so to trip and be reset. These protect the bedrooms againstshorts in the outlets that might lead to fires.See photos.

Photos


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Heating

Electrical sub panel in the detached garage, wired totoday's electrical code.

200 Amp service, main Cutler Hammer electrical panelwith cover off. The yellow breaker buttons are for the

AFCI breakers. They shut off if there is over heating inthe bedroom outlets.

Four of six bolts meant to hold the electrical panel doorin place are missing, this is a safety hazard.

By the pool equipment, the cover for this exterior outletis missing.

Energy SourceElectric.

System Type/AgeCentral. Air handler is a Ruud, 2004 model with heat pump.

Heat Distribution MethodsFlex duct in the attic.


Page 13 of 21

ThermostatThe thermostat was tested in the cooling mode and the temperature differential was found to be in thesatisfactory range.NOTE: By temperature differential we mean the difference in the temperature of the cool or hot air comingfrom the units, into the home, related to the temperature of the air that is returning to the units to be re-heatedor cooled.

FiltersShould be cleaned or replaced.See photos.

General CommentsThe heat pump was not tested due to the high ambient temperature. Operating some systems in the heatmode in warm ambient air temperatures could damage the equipment.

WE CANNOT EMPHASIZE THIS ENOUGH: It is recommended that this system be serviced by a qualifiedHeating and Cooling contractor if it has not been serviced within the past six months. Our inspection of theequipment did not include a measurement of voltage, measurement of refrigeration pressure, determination ofair flow or balance, or tonnage calculations and a fee for these services was not charged. Thesedeterminations and an explanation of their consequences are beyond the scope of the limited visualinspection.Recommendations: For this type of exhaustive analysis, a licensed HVAC contractor should be contacted.Our inspection of the equipment was a limited visual inspection of accessible components, a check todetermine if the unit would respond to normal controls and when appropriate, a determination of thetemperature differential at the time of the inspection.

Some Energy Companies will do a free audit and they may have other programs that they co-pay with thehomeowner to help with energy efficiency.WE CANNOT EMPHASIZE THIS ENOUGH: We recommend that the system be serviced by a qualifiedHeating and Cooling contractor if it has not been serviced within the past six months. Our inspection of theequipment did not include a measurement of voltage, measurement of refrigeration pressure, determination ofair flow or balance, or tonnage calculations and a fee for these services was not charged. Thesedeterminations and an explanation of their consequences are beyond the scope of the limited visualinspection.Recommendations: For this type of exhaustive analysis, a licensed HVAC contractor should be contacted.Our inspection of the equipment was a limited visual inspection of accessible components, a check todetermine if the unit would respond to normal controls and when appropriate, a determination of thetemperature differential at the time of the inspection.

Photos


Page 14 of 21

Cooling

Air handler, Ruud, model from 2004. The filter in the air handler in the garage needscleaning or replacement.

There is water bubbling in the bottom of the airhandler, recommend a licensed HVAC tech. evaluate

why.

Evidence of moisture beside the air handler in thegarage, possible related to the previous photo.

Energy SourceElectric.

System Type/AgeCentral.A/C unit is a Ruud, 2005 model.

House FansSatisfactory.

Definition

Abbreviation for air conditioner and air conditioning


Page 15 of 21

Plumbing/Water Heater

General CommentsThe temperature differential in the cooling mode was satisfactory.NOTE: By temperature differential we mean the difference in the temperature of the cool or hot air comingfrom the units, into the home, related to the temperature of the air that is returning to the units to be re-heatedor cooled.See above, HEATING, for recommendations.

Photos

A/C unit, Ruud, model from 2004.

Water supply sourceWell, Satisfactory.

Main shutoff locationOn the north outside wall of the home.See photo.

Water HeaterSatisfactory.Water heater is a Bradford White, 50gal, 2018 model.

Fixtures/KitchenSatisfactory.The kitchen sink is chipped in three places. Small chips.

Fixtures/BathroomsOverall, satisfactory.The pool bath hot water valve leaks when the water is turned on.

General CommentsNote: Anti-syphon valves are being put on all exterior hose bibs on new construction as a precaution againstbad water possible entering a home's water system through back-syphoning.See photos for details concerning plumbing issues.


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Photos

Bradford White water heater, 50gal, model year 2018. The circle is the whole home water shutoff on the northexterior. The arrow is pointing to a slow drip in this

water line.

Recommend anti-syphon valves for all exterior spigots.This one especially, since it is near the pool.

In the bathroom connected to the pool, the hot watervalve leaks when the water is turned on.


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Interior

The pool bath sink has no stopper. The pool bath shower head leaks here.

Walls/CeilingsSatisfactory.

FloorsSatisfactory.

WindowsSatisfactory.Windows are double pane throughout the home.

Interior DoorsSatisfactory.

Kitchen CountersSatisfactory.

Kitchen CabinetsSatisfactory.

Bathroom CountersSatisfactory.

Bathroom VanitiesSatisfactory.

Bathroom Shower/TubOverall, satisfactory.


Page 18 of 21

Appliances

General CommentsRecommend as routine; monitor all tile/tub, tile/shower, back splash/counter connections in bathrooms andkitchen for cracks that allow moisture behind the surface. Re-grout/caulk as needed.

We inspect a representative number of windows for function, excessive wear and general state of repair.

Dual pane windows are inspected for fogging, moisture and discoloration between the window panes due tofailed window seals. Window seals may have failed and not exhibit fogging or moisture depending on thehumidity and air temperature. Window treatments, dirty windows, sunscreens and furniture may prevent usfrom identifying windows with failed seals. For these reasons, we cannot guarantee that we will be able todetect all failed window seals.

Photos

The kitchen sink has three chips in the enamel.

WasherNone.

DryerNone.

Dryer VentingThe dryer vent pipe goes through the attic and out the roof. Recommend cleaning the vent out at least onceannually, or when the dryer begins to take too long to dry efficiently.

Note:The U.S. Consumer Product Safety Commission estimates that in 1998, clothes dryers were associated with15,600 fires, which resulted in 20 deaths and 370 injuries. Fires can occur when lint builds up in the dryer orin the exhaust duct. Lint can block the flow of air, cause excessive heat build-up, and result in a fire in somedryers. It is recommended that on all pre-owned homes, the dryer vent and exhaust be cleaned.It is recommended that rubber clothes washing machine supply line hoses be replaced with the flexible metalhoses for greater reliability.


Page 19 of 21

StoveSatisfactory.

OvenSatisfactory.

RefrigeratorSatisfactory.The water and ice delivery in the refrigerator door appeared to be off.

DishwasherSatisfactory.

MicrowaveNone.

Kitchen ExhaustSatisfactory.Vents into kitchen.

DisposalSatisfactory.

General CommentsOur inspection of the appliances consists of turning each unit “On” and “Off” and looking for a response. Ifthese operations produce successful results, the appliance will be reported as “satisfactory”. Checking cycles,options, phases, temperatures, pressures, timers, ranges of function, efficiency, “proper operation”, and allother exhaustive considerations is beyond the scope of this inspection and is not included in the fee for theinspection. If the appliances are no longer covered by a manufacturer’s warranty, consideration should begiven to purchasing a Home Buyer’s Warranty.Note:We do not test the oven’s self cleaning operation, clocks, timing devices, lights and thermostat accuracy.The microwave oven was not tested for radiation leaks.

Photos

View of kitchen, appliances. Another view of kitchen, appliances.


Page 20 of 21

There was no water or ice flowing from therefrigerator, these were possibly turned off.

A little hard to see, this is a view of the dryer vent onthe roof. Recommend cleaning. There is a small wasps'

nest in the opening, typical.


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GlossaryGlossary

Term Definition

A/C Abbreviation for air conditioner and air conditioningAFCI Arc-fault circuit interrupter: A device intended to provide

protection from the effects of arc faults by recognizingcharacteristics unique to arcing and by functioning to de-energizethe circuit when an arc fault is detected.

GFCI A special device that is intended for the protection of personnelby de-energizing a circuit, capable of opening the circuit wheneven a small amount of current is flowing through the groundingsystem.

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