Whirlpool E2F80HD045V Specifications

Inspection Date:
Prepared For:
Prepared By:
Florida Building Inspector
10380 SW Village Center Drive, Suite 123
Port Saint Lucie, FL 34987
772.345.2300
Fax: 772.345.FAX.1 (3291)
MyFBI@live.com
Report Number:
Inspector: John Alcorn
© 2013 Florida Building Inspector
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© 2013 Florida Building Inspector
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Rear view
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Right side
Left side
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TABLE OF CONTENTS
REPORT
7
RECEIPT/INVOICE
8
GROUNDS
9
ROOF
12
EXTERIOR
14
GARAGE
15
KITCHEN/LAUNDRY
18
BATHROOMS
22
ROOMS
26
INTERIOR
29
PLUMBING
30
ELECTRIC
31
SUMMARY
39
© 2013 Florida Building Inspector
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REPORT OVERVIEW
THE HOUSE IN PERSPECTIVE
CONVENTIONS USED IN THIS REPORT
SATISFACTORY - Indicates the component is functionally consistent with its original purpose but may show signs 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 - Denotes a condition that is unsafe and in need of prompt attention.
THE SCOPE OF THE INSPECTION
All components designated for inspection in the ASHI Standards of Practice are inspected, except as may be noted in the
“Limitations of Inspection” sections within this report.
It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all improvements will
be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be considered
a guarantee or warranty of any kind.
Please refer to the pre-inspection contract for a full explanation of the scope of the inspection.
BUILDING DATA
Approximate Age:
2005
Style:
Single Family
Finished Living Area:
2487 Sq. Ft.
State of Occupancy:
Vacant
Weather Conditions:
Sunny
Recent Rain:
No
Ground cover:
Damp
© 2013 Florida Building Inspector
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RECEIPT / INVOICE
Florida Building Inspector
10859 SW Village Center Drive, Suite 123
Port Saint Lucie, FL 34987
Office: 772.345.2300
Date:
Inspection Number:
Name:
Inspection:
 Check
 Cash
 Credit Card
 Wind Mitigation
 Roof Condition Cert
 4-Point Insurance Inspection
 Termite Inspection
 Outbuilding(s)
 Mold Assessment
 Swimming Pool
 Septic System
 Bacteria Test of Well Water
 Chinese Drywall Threshold Inspection
Inspected By: John Alcorn
Florida Home Inspector License #: HI286
© 2013 Florida Building Inspector
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 Public sidewalk needs repair
SERVICE WALKS  None
Material:
 Concrete
 Flagstone
 Gravel
 Satisfactory
 Marginal
 Poor
Condition:
 Pitched towards home
 Settling cracks
 Brick
 Trip Hazard
 Not visible
 None
DRIVEWAY/PARKING
Material:
 Concrete
 Asphalt
 Satisfactory
 Marginal
Condition:
 Pitched towards home
 Gravel/Dirt
 Poor
 Trip hazard
 Brick
 Other
 Fill cracks and seal
 Settling Cracks  Typical crack
PORCH (covered entrance)  None
Support Pier:  Concrete
 Wood
 Satisfactory
 Marginal
Condition:
 Satisfactory
 Marginal
Floor:
 Not visible
 Poor
 Poor
 Other
 Railing/Balusters recommended
 Safety Hazard
 Other
 Typical cracks
 None one
 Uneven risers Uneven risers
STOOPS/STEPS
Material:
 Concrete
 Wood
 Other
 Railing/Balusters recommended
 Satisfactory
 Marginal
 Poor
 Cracked
 Settled
Condition:
 Rotted/Damaged
 Safety Hazard
DECK/PATIO/PORCH SCREENED AREA
 None
 Satisfactory
 Marginal
 Poor
 Posts/Supports need Repair
Condition:
 One screen needs to be replaced  Improper attachment to house
Recommend:
 Satisfactory  Door(s) need adjustment & repair
Screen door(s):  N/A
FENCE/WALL
 Not evaluated
 Brick/Block
 Wood
Type:
 Satisfactory
 Marginal
Condition:
 N/A
 Satisfactory
Gate:
 None
 Metal
 Poor
 Marginal
 Chain Link  Rusted  Other
 Loose Blocks/Caps
 Typical cracks
 Poor
 Planks missing/damaged
LANDSCAPING AFFECTING FOUNDATION
(See remarks page)
 West
 North
 South
 Satisfactory
Negative Grade:  East
 Recommend additional backfill
 Recommend window wells/covers
 Trim back trees/shrubberies
 Wood in contact with/improper clearance to soil  Yard drains observed - not tested
HOSE BIBS
Operates:
 None
 Yes
 No anti-siphon valve
 No
 Not tested
 Not on
GENERAL COMMENTS
Mulch on left side is too high/thick
Tear in one roof screen panel – left rear
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Driveway is a little wavy due to settling
Tear in screen panel – left rear
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Recommend painting bolts that hold screen enclosure to concrete
Screen door enclosure is missing – left rear door to pool area
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ROOF VISIBILITY
 All
 Partial
INSPECTED FROM
 Roof
 Ladder at eaves
STYLE OF ROOF
 Gable
Type:
 Low
Pitch:
ROOF COVERING
Roof:
Type: Clay tile
 Hip
 Medium
Condition:
VALLEYS
Material:  Galv/Alum
Condition:
 Not visible
 Satisfactory
 Separated from chimney/roof
 N/A
 Not visible
 Rusted
 Ground (Inspection Limited)  With Binoculars
 Mansard
 Steep
Material:
 Satisfactory
 Holes
 Ridge
 Turbine
 N/A
 Satisfactory
PLUMBING VENTS
 Yes
 Recommend roofer evaluate
 Shed
 Flat
 Flat
 Other
 Gable
 Powered
 Roof
 Other
 Asphalt
 Not visible
 Copper
 Foam
 Marginal  Poor
 Recommend Sealing
 Rubber
 Other
 Rusted
 Other
 Galv/Alum  Asphalt
 Not visible  Other
 Marginal  Poor
 Recommend Sealing
 Lead
CONDITION OF ROOF COVERINGS
 Satisfactory
 Curling
 Cracking
 Ponding
Condition:
 Nail popping
 Granules missing  Alligatoring
 Moss buildup
 Exposed felt  Cupping
SKYLIGHTS
Condition:
 Limited by:
Estimated Layers: 1 Layer Approximate age of cover: 2005
VENTILATION SYSTEM
 Soffit
Type:
 Yes
 No
Appears Adequate:
(See Interior remarks page) (See Attic section)
FLASHING
 None
 Marginal
 Lead
 Copper
 Poor
 Burn Spots
 Broken/Loose Tiles/Shingles
 Blistering
 Missing Tabs/Shingles/Tiles
 Incomplete/Improper Nailing
 Cracked/Broken
 Not visible
 Marginal
 Poor
 No
 Satisfactory
 Not Visible
 Marginal
 Poor
Conditions reported above reflect visible portion only
GENERAL COMMENTS
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Hurricane straps properly hold trusses to wall for hurricane protection
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GUTTERS/SCUPPERS/EAVESTROUGH
 None
 Copper
 Vinyl/Plastic
Material:
 Satisfactory
 Marginal
Condition:
 Loose
 Missing spikes
Attachment:
 South
Extension needed:  North
SIDING
Material:
Condition:
(*See remarks page EIFS)
 Stone
 Slate
 Block/Brick  Fiberboard  Fiber-cement  Stucco
 Typical cracks  Monitor
 Wood rot
 Peeling paint  Loose/Missing/Holes
 Satisfactory
 Marginal
 Poor
 Recommend repair/painting
TRIM, SOFFIT, FASCIA, FLASHING
 Wood
 Fiberboard
Material:
 Satisfactory
 Marginal
Condition:
CAULKING
Condition:
 Needs to be cleaned
 Downspouts needed
 Galvanized/Aluminum
 Other
 Poor
 Rusting
 Improperly sloped (See remarks page)
 East
 West
 Aluminum/Steel
 Poor
 Fiber Cement
 Stucco
 Satisfactory
 Marginal
 Poor
 Recommend around windows/doors/masonry ledges/corners/utility penetrations
WINDOWS & SCREENS
 Wood
Material:
 Torn
Screens:
 Satisfactory
Condition:
 Failed/fogged insulated glass
 Metal
 Vinyl
 Aluminum/Vinyl Clad
 Bent
 Not installed
 Glazing/caulk needed
 Marginal
 Poor
 Wood rot  Recommend repair/painting
SLAB-ON-GRADE/FOUNDATION
 N/A (See Basement/Crawl Space)
 Post tensioned  Poured concrete  Other
Slab:
 Satisfactory
 Marginal
 Poor
(See comments page)
Condition:
BUILDING(S) EXTERIOR WALL CONSTRUCTION
 Not visible
 Framed
 Masonry
Type:
 Satisfactory
 Marginal
 Poor
Condition:
DOOR BELL
Condition:
 Satisfactory
EXTERIOR DOORS
Weatherstripping:  Satisfactory
Door Condition:  Satisfactory
 Other
 Not visible
 N/A
 Repair/Replace
Patio
 Marginal
 Marginal
Storm
Entrance
 Poor
 Poor
 Missing
 Replace
TERMITE INSPECTION
 None
Massey Services performed a termite inspection.
 Satisfactory. No evidence of live termites at this time of inspection.
Condition:
 Evidence of live termites was found at time of inspection. Recommend you contact Massey Services.
 Massey Services recommends that you protect your home against future damage caused by termites and
prevent unwanted & unhealthy pests, plus make your lawn and landscape greener, healthier and
beautiful by contacting them at 772-871-0203. Chris Franklin (772-985-0535) did the inspection.
GENERAL COMMENTS
Many white-footed ants in house and attic.
See: http://edis.ifas.ufl.edu/in098 which says: How Do I Treat A White-footed Ant Problem? The white-footed ant is
difficult to control because it has such large colonies. In most cases a professional pest control company should be hired to
treat infestations.
Recommend power washing of exterior of house
© 2013 Florida Building Inspector
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TYPE
 Attached
 None
 Detached
AUTOMATIC OPENER
 Yes
 1-car
 2-car
 3-car
 4-car
 No
 Operable
 Inoperable
 Remote not available
SAFETY REVERSE
 Pressure reverse
Operable:
 Electric eye
 Need(s) adjusting
GUTTERS / EAVESTROUGH
 Satisfactory
Condition:
 None
 Marginal
 Poor
SIDING / TRIM
 Same as house
Siding:
 Stucco
 Same as house
Trim:
 Wood
 Masonry
 Wood
 Metal
 Slate
 Aluminum
ROOFING
Material:
 Safety hazard
 Same as house
FLOOR
 Concrete
 Gravel
Material:
 Satisfactory  Typical cracks
Condition:
Burners less than 18” above garage floor:  N/A
 Asphalt
 Dirt
 Large settling cracks
 Yes
 No
 Vinyl
 Fiberboard
 Vinyl
 Other
 Recommend evaluation/repair
 Safety hazard
OVERHEAD DOOR(S)
 N/A
 Wood
 Fiberglass
 Masonite
 Metal
 Recommend repair
Material:
 Satisfactory  Marginal
 Poor
 Overhead door hardware loose
Condition:
Recommend Priming/Painting Inside & Edges:  Yes  No  Recommend lubrication  Weatherstripping missing/damaged
EXTERIOR SERVICE DOOR
 Satisfactory
Condition:
 None
 Marginal
ELECTRICITY PRESENT
Reverse polarity:  Yes  No
GFCI Present:  Yes  No
 Yes  No
 Poor
 Not visible
Open ground:  Yes
 No
Operates:
 Yes
 No
 Damaged/Rusted
 Safety hazard
 Handyman/extension cord wiring
(Between garage & living area)
FIRE SEPARATION WALLS & CEILING
 N/A
 Present
 Missing
 Satisfactory  Safety hazard(s)  Recommend repair
 Holes walls/ceiling
Condition:
 Not verifiable  Not a fire door
 Needs repair
 Satisfactory
Fire door:
 N/A
 Inoperative
 Missing
 Needs repair
Typical Cracks:
 Yes
 No
Moisture Stains Present:  Yes  No
GENERAL COMMENTS
© 2013 Florida Building Inspector
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Storm shutters are stored in the garage
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Garage door meets hurricane requirements
© 2013 Florida Building Inspector
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COUNTERTOPS
 Satisfactory
 Marginal
 Recommend repair/caulking
CABINETS
 Satisfactory
 Marginal
 Recommend repair/adjustment
PLUMBING COMMENTS
 Yes
Faucet Leaks:
 Satisfactory
Sink/Faucet:
Functional Drainage:  Adequate
WALLS & CEILING
 Satisfactory
Condition:
 No
Pipes leak/corroded:  Yes
 Corroded  Chipped
 Cracked
 Poor
Functional Flow:  Adequate
 Marginal
HEATING / COOLING SOURCE
 Yes
FLOOR
Condition:
 Satisfactory
APPLIANCES
 Disposal
 Oven
 Range
 Dishwasher
 Other
(See remarks page)
Operates:  Yes
 No
Operates:  Yes
 No
Operates:  Yes
 No
Operates:  Yes
 No
Operates:  Yes
 No
 Marginal
Outlets Present:
 Yes
 No
 Yes
 No
G.F.C.I.:
Open ground/Reverse polarity within 6’ of water:
 Poor
 No
 Recommend repair
 Poor
 Typical cracks
 Moisture stains
 Sloping
 Squeaks
 No
 Poor
 Trash compactor
 Exhaust fan
 Refrigerator
 Microwave
Operable:
Operable:
 Yes  No
Operates:
Operates:
Operates:
Operates:
 Yes
 Yes
 Yes
 Yes
 No
 No
 No
 No
 Yes  No
 Yes  No
 Potential safety hazard(s)
GENERAL COMMENTS
Kitchen
© 2013 Florida Building Inspector
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Corrosion on fittings under kitchen sink
Small amount of rust on refrigerator door under water/ice dispenser
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Laminate is lifting on one kitchen cabinet upper door
© 2013 Florida Building Inspector
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LAUNDRY ROOM
ROOM COMPONENTS
 N/A
Faucet leaks:
 Yes  No Pipes leak:
 Yes  No
Laundry sink:
 Yes
 No Heat source present:  Yes  No Room vented:  Yes  No
Cross connections:
 N/A  Wall
 Ceiling
 Floor
 Not vented
Dryer vented:
 Not vented to Exterior
 Recommend repair
 Safety hazard
 Yes  No
 Safety hazard
Electrical:
Open ground/reverse polarity within 6’ of water:
 Yes
 No Operates:  Yes  No
G.F.C.I. present:
 Washer
 Dryer
 Water heater
 Furnace
Appliances:
 Leaking
 Corroded
 Not visible
Washer hook-up lines/valves:
 Yes  No
 Cap Needed
 Safety hazard  Not visible
Gas Shut-off Valve:  N/A
GENERAL COMMENTS
Recommend annual cleaning of entire air duct and clean the lint filter after each use.
© 2013 Florida Building Inspector
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BATH: LEFT - HALLWAY
SINKS / TUBS / SHOWERS
 Yes  No
Faucet leaks:
Fixture(s) Condition:
Loose:
 Yes
 Satisfactory
TOILET
Bowl Loose:
Operates:  Yes  No
 Yes  No
 No
 Marginal
Pipes leak:
 Yes  No
 Poor
 Toilet leaks
 Cracked bowl/tank
 Cross connection
SHOWER / TUB AREA / SINK(S)
 Ceramic/Plastic
 Fiberglass
 Masonite
 Other
Material:
 Satisfactory  Marginal
 Poor
 Rotted floors
Condition:
 Yes
 No
Where:
Caulk/Grouting Needed:
 Adequate
 Poor
Functional Flow:  Adequate
 Poor
Functional Drainage:
 N/A  Yes
 No
Access panel to pump/motor:
 Yes  No
Whirlpool Operable:
WALLS / CEILING / CABINETS
 Yes
 No
Moisture stains present:
 Yes
 No
G.F.C.I. Present:
Open ground/Reverse polarity within 6’ of water:
Outlets present:  Yes
 No
Operates:
 Yes
 No
 Yes  No Potential safety hazards present:
HEATING / COOLING SOURCE
 Yes
Window/Door:  Yes  No  Satisfactory
Operates:
Exhaust Fan:  Yes  No
 No
 Marginal
 Yes  No
 Yes  No
 Poor
Noisy:
 Yes  No
GENERAL COMMENTS
Laminate on lower cabinet door is chipped
© 2013 Florida Building Inspector
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Mold at tub – both ends
© 2013 Florida Building Inspector
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BATH: MASTER BEDROOM
SINKS / TUBS / SHOWERS
 Yes  No
Faucet leaks:
Fixture(s) Condition:
Loose:
 Yes
 Satisfactory
TOILET
Bowl Loose:
Operates:  Yes  No
 Yes  No
 No
 Marginal
 Toilet leaks
SHOWER / TUB AREA / SINK(S)
 Ceramic/Plastic
 Fiberglass
Material:
 Satisfactory  Marginal
 Poor
Condition:
 Yes
 No
Where:
Caulk/Grouting Needed:
 Adequate
 Poor
Functional Drainage:
 Yes
 No
Soaking Tub Operable:
WALLS / CEILING / CABINETS
 Yes
 No
Moisture stains present:
 Yes
 No
G.F.C.I. present:
Open ground/Reverse polarity within 6’ of water:
HEAT / COOLING SOURCE
Window/Door:  Yes  No
Exhaust Fan:  Yes  No
 Yes  No
 Satisfactory
Operates:
Pipes leak:
 Yes  No
 Poor
 Cracked bowl/tank
 Masonite
 Rotted floors
 Other
Functional Flow:  Adequate
Outlets present:  Yes
 No
Operates:
 Yes
 No
 Yes  No Potential safety hazards present:
 Marginal
 Yes  No
 Cross connection
 Poor
 Yes  No
 Poor
Noisy:
 Yes  No
GENERAL COMMENTS
Many dead White-footed ants in bathroom
Both toilet seats are loose
Four ceiling lights do not work
Mold in shower
© 2013 Florida Building Inspector
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BATH: HALLWAY – RIGHT SIDE
SINKS / TUBS / SHOWERS
 Yes  No
Faucet leaks:
Fixture(s) Condition:
Loose:
 Yes
 Satisfactory
TOILET
Bowl Loose:
Operates:  Yes  No
 Yes  No
 No
 Marginal
Pipes leak:
 Yes  No
 Poor
 Toilet leaks
 Cracked bowl/tank
 Cross connection
SHOWER / TUB AREA / SINK(S)
 Ceramic/Plastic
 Fiberglass
 Masonite
 Other
Material:
 Satisfactory  Marginal
 Poor
 Rotted floors
Condition:
 Yes
 No
Where:
Caulk/Grouting Needed:
 Adequate
 Poor
Functional Flow:  Adequate
 Poor
Functional Drainage:
 N/A  Yes
 No
Access panel to pump/motor:
 Yes  No
Whirlpool Operable:
WALLS / CEILING / CABINETS
 Yes
 No
Moisture stains present:
 Yes
 No
G.F.C.I. present:
Open ground/Reverse polarity within 6’ of water:
HEAT / COOLING SOURCE
Window/Door:  Yes  No
Exhaust Fan:  Yes  No
 Yes  No
 Satisfactory
Operates:
Outlets present:  Yes
 No
Operates:
 Yes
 No
 Yes  No Potential safety hazards present:
 Marginal
 Yes  No
 Yes  No
 Poor
Noisy:
 Yes  No
GENERAL COMMENTS
© 2013 Florida Building Inspector
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LOCATION: LIVING ROOM
 Marginal
Walls & Ceiling:  Satisfactory
 Yes
Moisture stains:
 Satisfactory
 Marginal
Floor:
 Yes
Typical cracks:
 N/A
 Satisfactory
Ceiling Fan:
 No
Outlets:
Electrical:
Switches:  Yes
 Yes
Open ground/Reverse polarity:
 No
Holes:
Heating/Cooling Source:  Yes
 Yes
 No
Bedroom Egress Restricted:  N/A
 No
Doors & Windows:
Operational:  Yes
Locks/Latches Operable:
 Yes
 Poor
 No
Where:
 Poor
 Squeaks
 Slopes
 No
 Marginal
 Poor
 Yes
 No Operates:  Yes  No
 No  Coverplates missing  Safety Hazard
 Doors  Walls  Ceilings
 No
 Missing  Cracked Glass
GENERAL COMMENTS
LOCATION: DINING ROOM
 Marginal
Walls & Ceiling:  Satisfactory
 Yes
Moisture stains:
 Satisfactory
 Marginal
Floor:
 Yes
Typical cracks:
 N/A
 Satisfactory
Ceiling Fan:
 No
Outlets:
Electrical:
Switches:  Yes
 Yes
Open ground/Reverse polarity:
 No
Holes:
Heating/Cooling Source:  Yes
 Yes
 No
Bedroom Egress Restricted:  N/A
 No
Doors & Windows:
Operational:  Yes
Locks/Latches Operable:
 Yes
 Poor
 No
Where:
 Poor
 Squeaks
 Slopes
 No
 Marginal
 Poor
 Yes
 No Operates:  Yes  No
 No  Coverplates missing  Safety Hazard
 Doors  Walls  Ceilings
 No
 Missing  Cracked Glass
GENERAL COMMENTS
LOCATION: FAMILY ROOM/NOOK
 Marginal
Walls & Ceiling:  Satisfactory
 Yes
Moisture stains:
 Satisfactory
 Marginal
Floor:
 Yes
Typical cracks:
 N/A
 Satisfactory
Ceiling Fan:
 No
Outlets:
Electrical:
Switches:  Yes
 Yes
Open ground/Reverse polarity:
 No
Holes:
Heating/Cooling Source:  Yes
 Yes
 No
Bedroom Egress Restricted:  N/A
 No
Doors & Windows:
Operational:  Yes
Locks/Latches Operable:
 Yes
 Poor
 No
Where:
 Poor
 Squeaks
 Slopes
 No
 Marginal
 Poor
 Yes
 No Operates:  Yes  No
 No  Coverplates missing  Safety Hazard
 Doors  Walls  Ceilings
 No
 Missing  Cracked Glass
© 2013 Florida Building Inspector
Page 27 of 52
LOCATION: RIGHT BEDROOM
 Marginal
Walls & Ceiling:  Satisfactory
 Yes
Moisture stains:
 Satisfactory
 Marginal
Floor:
 Yes
Typical cracks:
 N/A
 Satisfactory
Ceiling Fan:
 No
Outlets:
Electrical:
Switches:  Yes
 Yes
Open ground/Reverse polarity:
 No
Holes:
Heating/Cooling Source:  Yes
 Yes
 No
Bedroom Egress Restricted:  N/A
 No
Doors & Windows:
Operational:  Yes
Locks/Latches Operable:
 Yes
 Poor
 No
Where:
 Poor
 Squeaks
 Slopes
 No
 Marginal
 Poor
 Yes
 No Operates:  Yes  No
 No  Coverplates missing  Safety Hazard
 Doors  Walls  Ceilings
 No
 Missing  Cracked Glass
GENERAL COMMENTS
LOCATION: LEFT CENTER BEDROOM
 Marginal
Walls & Ceiling:  Satisfactory
 Yes
Moisture stains:
 Satisfactory
 Marginal
Floor:
 Yes
Typical cracks:
 N/A
 Satisfactory
Ceiling Fan:
 No
Outlets:
Electrical:
Switches:  Yes
 Yes
Open ground/Reverse polarity:
 No
Holes:
Heating/Cooling Source:  Yes
 Yes
 No
Bedroom Egress Restricted:  N/A
 No
Doors & Windows:
Operational:  Yes
Locks/Latches Operable:
 Yes
 Poor
 No
Where:
 Poor
 Squeaks
 Slopes
 No
 Marginal
 Poor
 Yes
 No Operates:  Yes  No
 No  Coverplates missing  Safety Hazard
 Doors  Walls  Ceilings
 No
 Missing  Cracked Glass
GENERAL COMMENTS
LOCATION: LEFT FRONT BEDROOM
 Marginal
Walls & Ceiling:  Satisfactory
 Yes
Moisture stains:
 Satisfactory
 Marginal
Floor:
 Yes
Typical cracks:
 N/A
 Satisfactory
Ceiling Fan:
 No
Outlets:
Electrical:
Switches:  Yes
 Yes
Open ground/Reverse polarity:
 No
Holes:
Heating/Cooling Source:  Yes
 Yes
 No
Bedroom Egress Restricted:  N/A
 No
Doors & Windows:
Operational:  Yes
Locks/Latches Operable:
 Yes
 Poor
 No
Where:
 Poor
 Squeaks
 Slopes
 No
 Marginal
 Poor
 Yes
 No Operates:  Yes  No
 No  Coverplates missing  Safety Hazard
 Doors  Walls  Ceilings
 No
 Missing  Cracked Glass
GENERAL COMMENTS
© 2013 Florida Building Inspector
Page 28 of 52
Electrical wall outlet cover is missing in left front bedroom
LOCATION: MASTER BEDROOM
 Marginal
Walls & Ceiling:  Satisfactory
 Yes
Moisture stains:
 Satisfactory
 Marginal
Floor:
 Yes
Typical cracks:
 N/A
 Satisfactory
Ceiling Fan:
 No
Outlets:
Electrical:
Switches:  Yes
 Yes
Open ground/Reverse polarity:
 No
Holes:
Heating/Cooling Source:  Yes
 Yes
 No
Bedroom Egress Restricted:  N/A
 No
Doors & Windows:
Operational:  Yes
Locks/Latches Operable:
 Yes
 Poor
 No
Where:
 Poor
 Squeaks
 Slopes
 No
 Marginal
 Poor
 Yes
 No Operates:  Yes  No
 No  Coverplates missing  Safety Hazard
 Doors  Walls  Ceilings
 No
 Missing  Cracked Glass
GENERAL COMMENTS
© 2013 Florida Building Inspector
Page 29 of 52
INTERIOR WINDOWS / GLASS
 Satisfactory
 Marginal
 Poor
 Needs repair
Condition:
 Representative number of windows operated
 Painted shut (See remarks page)
Safety Glazing Needed:
 Yes
 No
 Glazing compound needed  Cracked glass  Hardware missing
 Broken counter-balance mechanism
STAIRS / STEPS / BALCONIES
 Satisfactory
Handrail:
 Satisfactory
Risers/Treads:
 Satisfactory
 Marginal
 Marginal
 Marginal
 Poor
 Poor
SMOKE / CARBON MONOXIDE DETECTORS
(See remarks page)
 Yes  No
Operates:
Present:
Smoke Detector:
 Yes  No
Operates:
CO Detector:
 Poor
 None
 Safety hazard
 Risers/Treads uneven
 Yes  No
 Yes  No
 Not tested
 Not tested
GENERAL COMMENTS
Recommend changing smoke detector batteries annually
ATTIC/STRUCTURE/FRAMING/INSULATION
 N/A
 Stairs
 Pulldown
 Scuttlehole/Hatch
 No access
 Other
Access:
 In the attic
 Other
Inspected From:  Access panel
 Bedroom hall
 Bedroom closet
 Garage
 Other
Location:
 Complete
 Partial
 None
Flooring:
 Batts
 Loose
Insulation:
 Damaged  Displaced
 Missing  Compressed  Recommend Baffles @ Eaves
 Rafters
 Walls
 Between ceiling joists
 Not visible
Installed In:
 Ventilation appears adequate  Recommend additional ventilation
Ventilation:
Attic:  Yes  No
Outside:  Yes  No  Not visible
Fans Exhausted To:  N/A
 Satisfactory  Damaged
 Split
 Disconnected  Leaking
 Repair/Replace
HVAC Duct:
 Recommend Structural Engineer
Structural Problems Observed:  Yes  No  Recommend repair
 Rafters
 Trusses
 Wood
 Metal
 Other
Roof Structure:
 OSB
 lx Wood
 Rotted
 Stained
 Delaminated
Roof Sheathing:  Plywood
 Yes
 No (See remarks page)
Evidence of Condensation/Moisture Leaking:
 Wood
 Metal
 Other
 Not visible
Ceiling Joists:
 Plastic
 Not visible  Improperly installed
Vapor Barriers:  Kraft/foil faced
Firewall Between Units:  N/A  Yes  No  Needs repair/sealing (See remarks page)
 Open junction box(es)
 Handyman wiring
 Visible knob-and-tube
Electrical:
GENERAL COMMENTS
White-footed live ants in attic
Insulation was sufficient for homes in this area.
© 2013 Florida Building Inspector
Page 30 of 52
Main Shut-off Location: On the side exterior wall
WATER SERVICE
 Copper/Galv.  Plastic* (PVC, CPVC, Polybutylene, PEX)  Unknown
Water Entry Piping:  Not visible
Visible Water Distribution Piping:  Copper  Galvanized  Plastic* (PVC, CPVC, Polybutylene, PEX)  Unknown
 Satisfactory  Marginal
 Poor
Condition:
 Unknown
 Service entry
Lead Other Than Solder Joints:  Yes  No
 Adequate
 Poor
 Water pressure over 80 psi
Functional Flow:
 Leaking
 Valves broken/missing
 Dissimilar metal
Pipes, Supply/Drain:  Corroded
 Cast iron
 Galvanized  PVC
 ABS
Drain/Waste/Vent Pipe:  Copper
 Satisfactory  Marginal
 Poor
Cross connection:  Yes  No
Condition:
 Poor
 Recommend plumber evaluate
Functional Drainage:  Adequate
WATER HEATER
 N/A
Condition:  Satisfactory  Marginal
Brand name:
Whirlpool
Model #: E2F80HD045
 Gas
 Electric
 Oil
 Other
Type:
 Yes  No  N/A
 Tank/Piping corroded/leaking
Unit Elevated:
Capacity:
80 gallons
Approximate age: 2012
Combustion Air Venting Present:  Yes  No  N/A
 Yes
 No Extension proper:  Yes  No  Missing
Relief Valve:
 N/A  Satisfactory  Pitch proper  Improper
 Rusted
Vent Pipe:
 Poor
 Recommend repair
 Recommend repair
GENERAL COMMENTS
© 2013 Florida Building Inspector
Page 31 of 52
SERVICE ENTRY
 Underground  Overhead
 Weather head/mast needs repair
Condition:  Sat.  Marginal  Poor
 No Operative:  Yes
 No
 Overhead wires too low
Exterior outlets:  Yes
 No Operative:  Yes
 No
 Less than 3’ from balcony/deck/windows
GFCI present:  Yes
 Reverse polarity
 Open ground
 Safety Hazard
 Yes
 No
 Ground rod  Cold water line
Ground rod visible:
 60 Amps  100 Amps
 150 Amps
 200 Amps
 Other ____________
Capacity of the Service:
MAIN PANEL Location: Garage
 Satisfactory  Marginal
 Poor
Condition:
 Breakers
 Fuses
Adequate Clearance To Panel:  Yes  No
 No  Not visible
Appears Grounded:  Yes
 Yes
 No
Operative:  Yes  No
G.F.C.I. present:
 Yes
 No
Operative:  Yes  No
A.F.C.I. present:
 Copper
 Aluminum
 Copper clad aluminum
 Not visible
MAIN WIRE:
 Tapping before the main breaker
 Double tapping of the main wire
 Satisfactory
 Poor
 Federal Pacific Panel Stab Lok® (See remarks page)*
Condition:
Above main panel the electrical outlet’s cover is missing
© 2013 Florida Building Inspector
Page 32 of 52
Electrical panel
© 2013 Florida Building Inspector
Page 33 of 52
ELECTRICAL FIXTURES
A representative number of installed lighting fixtures, switches, and receptacles located inside the house, garage, and exterior
walls were tested and found to be:
 Satisfactory
 Marginal
 Poor
Condition:
 Open grounds  Reverse polarity  GFCIs not operating
 Solid conductor aluminum branch wiring circuits*
(See remarks page)
 Ungrounded 3-prong outlets
 Recommend electrician evaluate/repair*
GENERAL COMMENTS
Electrical outlet on the left side of the house (by exterior electric panel) does not work – Recommend repair/replace
© 2013 Florida Building Inspector
Page 34 of 52
COOLING/HEATING SYSTEM
COOLING/HEATING SYSTEM
 Central system  Wall Unit Location: In the hallway
Brand Name:
Lennox
Approximate age: 2005  Unknown
Model #: CB30M-51-2P
 Electric
 Gas
 Water
 Other
Energy Source:
 Leak
 Damage
 Insulation missing
 Satisfactory
Refrigerant lines:
 To pump
 Floor drain
 Other
Condensate Line/Drain:  To exterior
When Turned On By Thermostat:  Fired  Did not fire
 Exterior temperature
 Other
System Not Operated Due To:
 Yes
 No
 Not tested
Proper Operation:
Differential 4F
Operation:
Difference in temperature (split) should be 12-22 Fahrenheit (See remarks page)
 Satisfactory
 Marginal
 Poor
System Condition:
 Recommend HVAC technician examine/clean/service
 Standard
 Electrostatic
 Satisfactory  Needs cleaning/replacement  Missing
Filter:
GENERAL COMMENTS
Recommend 20 X 24 X 1 air filter be replaced now and every 3 months
Recommend having HVAC system serviced now and semi-annually
EXTERIOR A/C UNIT
UNIT:
 N/A
Brand: Lennox
 No
Outside Disconnect:  Yes
 Yes
 No
Level:
Condenser Fins:  Damaged
Condition:  Satisfactory
Refrigerant Insulation:
Location: On the front exterior wall
Model #: HP26-048-14P
Approximate age: 2005
 Cabinet/housing rusted
 Need cleaning
 Marginal
 Poor
 Satisfactory  Marginal
 Improperly sized fuses/breakers
 Damaged base/pad
 Poor - replace
GENERAL COMMENTS
Refrigerant insulation – Recommend that it be replaced
© 2013 Florida Building Inspector
Page 35 of 52
CHINESE DRYWALL THRESHOLD INSPECTION
Sentinel Indicators of Drywall Associated Corrosion
Symptoms of a house with Chinese drywall include a sulfur- like (rotten eggs) smell, discoloration and deterioration of
plumbing fixtures, etc.
Condition:
 Satisfactory
 Evidence of a sulfur-like smell and a discoloration and deterioration of
copper plumbing lines, etc.
Recommendation:
 None
 Contact a trained professional to perform a home assessment to determine if
there is Chinese Drywall present.
There was no evidence of a sulfur-like smell or blackening of copper plumbing lines
© 2013 Florida Building Inspector
Page 36 of 52
SWIMMING POOL
DESCRIPTION OF SWIMMING POOL
Pool Type:
Heater:
Filters:
Pumps:
Valves:
Electrical Components:
Decking / Coping:
Fencing:
Self-latching locking device(s):
Semi-permanent mesh safety barrier:
Below Ground
None
Cartridge Filter
Jet Pump
Pentair
Breaker at Equipment
Concrete
Screened enclosure
 Installed
 Installed
 Recommend installing
 Recommend installing one
SWIMMING POOL OBSERVATIONS
Swimming pool
© 2013 Florida Building Inspector
Page 37 of 52
Semi-permanent mesh safety barrier(s) are stored in garage
© 2013 Florida Building Inspector
Page 38 of 52
RECOMMENDATIONS / OBSERVATIONS
Recommend having pool interior walls cleaned
LIMITATIONS OF SWIMMING POOL INSPECTION
As prescribed in the pre-inspection contract, this is a visual inspection only. Inspection of pool components were limited by
(but not restricted to) the following conditions:
Components beneath the water level are not inspected.
Chemical composition of the water is not inspected as part of the inspection.
Underground piping or electrical components are not inspected.
Effectiveness of the filter(s) and heating system(s) are not inspected.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
© 2013 Florida Building Inspector
Page 39 of 52
ITEMS NOT OPERATING
None apparent
MAJOR CONCERNS
Item(s) that have failed or have potential of failing soon.
HVAC system should be checked by a qualified company
White-footed ants should be removed
POTENTIAL SAFETY HAZARDS
None apparent
DEFERRED COST ITEMS
Items that have reached or are reaching their normal life expectancy or show indications that they may require repair or
replacement anytime during the next five (5) years.
A/C that is 7+ years.
* Items listed in this report may inadvertently have been left off the Summary Sheet. Customer should read the
entire report, including the Remarks.
© 2013 Florida Building Inspector
Page 40 of 52
REMARKS
SERVICE WALKS/DRIVEWAYS
Spalling concrete cannot be patched with concrete because the new will not bond with the old. Water will freeze between the
two layers, or the concrete will break up from movement or wear. Replacement of the damaged section is recommended.
Walks or driveways that are close to the property should be properly pitched away to direct water away from the foundation.
Asphalt driveways should be kept sealed and larger cracks filled so as to prevent damage from frost.
Patios that have settled towards the structure should be mudjacked or replaced to assure proper pitch. Improperly pitched
patios are one source of wet basements.
EXTERIOR WOOD SURFACES
All surfaces of untreated wood need regular applications of paint or special chemicals to resist damage. Porch or deck
columns and fence posts which are buried in the ground and made of untreated wood will become damaged within a year or
two.
Decks should always be nailed with galvanized, stainless steal or aluminum nails. Decks that are not painted or stained
should be treated with a water sealer.
GRADING AND DRAINAGE
Any system of grading or landscaping that creates positive drainage (moving water away from the foundation walls) will help
to keep a basement dry. Where negative grade exists and additional backfill is suggested, it may require digging out around
the property to get a proper pitch. Dirt shall be approximately 6” below the bottom sill and should not touch wood surfaces.
Flower beds, loose mulched areas, railroad ties and other such landscaping items close to the foundation trap moisture and
contribute to wet basements. To establish a positive grade, a proper slope away from the house is 1” per foot for
approximately 5-6 feet. Recommend ground cover planting or grass up to foundation.
ROOF AND SURFACE WATER CONTROL
Roof and surface water must be controlled to maintain a dry basement. This means keeping gutters cleaned out and
aligned, extending downspouts, installing splashblocks, and building up the grade so that roof and surface water is
diverted away from the building.
RETAINING WALLS
Retaining walls deteriorate because of excessive pressure buildup behind them, generally due to water accumulation.
Conditions can often be improved by excavating a trench behind the retaining wall and filling it with coarse gravel. Drain
holes through the wall will then be able to relieve the water pressure.
Retaining walls sometime suffer from tree root pressure or from general movement of topsoil down the slope. Normally,
these conditions require rebuilding the retaining wall.
RAILINGS
It is recommended that railings be installed for any stairway over 3 steps and porches over 30” for safety reasons. Balusters
for porches, balconies, and stairs should be close enough to assure children cannot squeeze through.
© 2013 Florida Building Inspector
Page 41 of 52
REMARKS
Valleys and Flashings that are covered with shingles and/or tar or any other material are considered not visible and are not
part of the inspection.
Tar and Gravel Roofs are a type of covering on a pitched roof requires ongoing annual maintenance. We recommend that a
roofing contractor evaluate this type of roof. Infra-red photography is best used to determine areas of potential leaks.
Flat roofs are very vulnerable to leaking. It is very important to maintain proper drainage to prevent the ponding of water. We
recommend that a roofing contractor evaluate this type of roof.
ROOF TYPE
LIFE EXPECTANCY
SPECIAL REMARKS
Asphalt
Shingles
15-20 years
Used on nearly 80% of all residential roofs; requires
little maintenance
Asphalt
Multi-Thickness Shingles*
20-30 years
Heavier and more durable than regular asphalt
shingles
Asphalt
Interlocking Shingles*
15-25 years
Especially good in high-wind areas
Asphalt Rolls
10 years
Used on low slope roofs
Built-up
Roofing
10-20 years
Used on low slope roofs; 2 to 3 times as costly as
asphalt shingles
Wood Shingles*
10-40 years1
Treat with preservative every 5 years to prevent
decay
Clay Tiles*
Cement Tiles*
20 + years
20 + years
Durable, fireproof, but not watertight, requiring a
good subsurface base
Slate Shingles*
30-100 years2
Extremely durable, but brittle and expensive
Asbestos
Cement Shingles*
30-75 years
Durable, but brittle and difficult to repair
Metal
Roofing
15-40 + years
Comes in sheets & shingles; should be well
grounded for protection from lightning; certain
metals must be painted
Single Ply
Membrane
Polyurethane
with Elastomenic
Coating
15-25 years
(mfgr’s claim)
New material; not yet passed test of time
5-10 years1
Used on low slope roofs.
* Not recommended for use on low slope roof
1
2
Depending on local conditions and proper installation
Depending on quality of slate
Roof coverings should be visually checked in the spring and fall for any visible missing shingles, damaged coverings or other
defects. Before re-roofing, the underside of the roof structure and roof sheathing should be inspected to determine that the
roof structure can support the additional weight of the shingles.
Wood shakes and shingles will vary in aging, due to the quality of the material, installation, maintenance, and surrounding
shade trees. Ventilation and drying of the wood material is critical in extending the life expectancy of the wood. Commercial
preservatives are available on the market, which could be applied to wood to impede deterioration.
© 2013 Florida Building Inspector
Page 42 of 52
REMARKS
CHIMNEYS
Chimneys built of masonry will eventually need tuckpointing. A cracked chimney top that allows water and carbonic acid to
get behind the surface brick/stone will accelerate the deterioration. Moisture will also deteriorate the clay flue liner. Periodic
chimney cleaning will keep you apprised of the chimney’s condition. The flashing around the chimney may need resealing
and should be inspected every year or two. Fireplace chimneys should be inspected and evaluated by a chimney professional
before using. Chimneys must be adequate height for proper drafting. Spark arrestors are recommended for a wood burning
chimney, and chimney caps for fossil fuels.
NOT EVALUATED
The flue was not evaluated due to inaccessibility such as roof pitch, cap, cleanout not accessible, etc.
CRICKET FLASHING
Small, sloped structure made of metal and designed to drain moisture away from a chimney. Usually placed at the back of a
chimney.
GUTTERS AND DOWNSPOUTS
This is an extremely important element in basement dampness control. Keep gutters clean and downspout extensions in place
(4’ or more). Paint the inside of galvanized gutters, which will extend the life. Shortly after a rain or thaw in winter, look for
leaks at seams in the gutters. These can be recaulked before they cause damage to fascia or soffit boards. If no gutters exist, it
is recommended that they be added.
SIDING
Wood siding should not come in contact with the ground. The moisture will cause rotting to take place and can attract
carpenter ants. See page 34 for siding that have known problems, but are not always recognizable. EIFS This type of siding is
a synthetic stucco and has experienced serious problems. It requires a certified EIFS inspector to determine condition.
Brick and stone veneer must be monitored for loose or missing mortar. Some brick and stone are susceptible to spalling. This
can be caused when moisture is trapped and a freeze/thaw situation occurs. There are products on the market that can be used
to seal out the moisture. This holds true for brick and stone chimneys also.
Metal siding will dent and scratch. Oxidation is a normal reaction in aluminum. There are good cleaners on the market and it
is recommended that they be used occasionally. Metal siding can be painted.
DOORS AND WINDOWS
These can waste an enormous amount of energy. Maintain the caulking around the frames on the exterior. Check for drafts in
the winter and improve the worst offenders first. Windows that have leaky storm windows will usually have a lot of sweating.
Likewise, well-sealed storms that sweat indicate a leaky window. It is the tighter unit that will sweat (unless the home has
excess humidity to begin with).
Wood that exhibits blistering or peeling paint should be examined for possible moisture sources: roof leaks, bad gutters,
interior moisture from baths or laundry or from a poorly vented crawl space. Some paint problems have no logical
explanation, but many are a symptom of an underlying problem. A freshly painted house may mask these symptoms, but after
you have lived in the home for a year or two, look for localized paint blistering (peeling). It may be a clue.
New glazing will last longer if the raw wood is treated with boiled linseed oil prior to glazing. It prevents the wood from
drawing the moisture out of the new glazing.
CAULKING
Many different types of caulk are available on the market today. Check with a paint or hardware store for the kind of
application you need.
© 2013 Florida Building Inspector
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REMARKS
OVERHEAD DOOR OPENERS
We recommend that a separate electrical outlet be provided. Openers that do not have a safety reverse are considered a
safety hazard. Small children and pets are especially vulnerable. We recommend the operating switches be set high enough so
children cannot reach them. If a electric sensor is present, it should be tested occasionally to ensure it is working.
GARAGE SILL PLATES should be elevated or treated lumber should be used. If this is not the case, try to direct water
away to prevent rotting.
A/C COMPRESSORS
They should not become overgrown with foliage. Clearance requirements vary, but 2’ on all sides should be considered
minimal with up to 6’ of air discharge desirable. If a clothes dryer vent is within five to ten feet, either relocate the vent or do
not run when the A/C is running. The lint will quickly reduce the efficiency of the A/C unit.
BURNERS
Any appliance such as a water heater, furnace, etc. should have the flame a minimum of 18" above the floor. Any open flame
less than 18" from the floor is a potential safety hazard. The appliance should also be protected from vehicle damage.
© 2013 Florida Building Inspector
Page 44 of 52
KITCHEN REMARKS
PLASTER ON WOOD LATH
Plaster on wood lath is an old technique and is no longer in general use. Wood lath shrinks with time and the nails rust and
loosen. As a result, the plaster may become fragile and caution is needed in working with this type of plastering system.
Sagging ceilings are best repaired by laminating drywall over the existing plaster and screwing it to the ceiling joists.
PLASTER ON GYPSUM LATH (ROCK LATH)
Plaster on gypsum lath will sometimes show the seams of the 16” wide gypsum lath, but this does not indicate a structural
fault. The scalloping appearance can be leveled with drywall joint compound and fiberglass mesh joint tape or drywall can be
laminated over the existing plaster on the ceiling.
WOOD FLOORING
Always attempt to clean wood floors first before making the decision to refinish the floor. Wax removers and other mild
stripping agents plus a good waxing and buffing will usually produce satisfactory results. Mild bleaching agents help remove
deep stains. Sanding removes some of the wood in the floor and can usually be done safely only once or twice in the life of
the floor.
NAIL POPS
Drywall nail pops are due to normal expansion and contraction of the wood members to which the drywall is nailed and are
usually of no structural significance.
CARPETING
Where carpeting has been installed, the materials and condition of the floor underneath cannot be determined.
APPLIANCES
(If report indicated appliances were operated, the following applies) Dishwashers are tested to see if the motor operates and
water sprays properly. Stoves are tested to see that burners are working and oven and broiler get hot. Timer and controls are
not tested. Refrigerators are not tested.
No representation is made to continued life expectancy of any appliance.
ASBESTOS AND OTHER HAZARDS
Asbestos fibers in some form are present in many homes, but are often not visible and cannot be identified without testing.
If there is reason to suspect that asbestos may be present and if it is of particular concern, a sample of the material in question
may be removed and analyzed in a laboratory. However, detecting or inspecting for the presence or absence of asbestos is not
a part of our inspection.
Also excluded from this inspection and report are the possible presence of, or danger from, radon gas, lead-based paint, urea
formaldehyde, toxic or flammable chemicals and all other similar or potentially harmful substances and environmental
hazards.
WINDOWS
A representative number of windows are inspected.
© 2013 Florida Building Inspector
Page 45 of 52
REMARKS
STALL SHOWER
The metal shower pan in a stall shower has a potential or probable life of 10-20 years depending on quality of the pan
installed. Although a visible inspection is made to determine whether a shower pan is currently leaking, it cannot be stated
with certainty that no defect is present or that one may not soon develop. Shower pan leaks often do not show except when
the shower is in actual use.
CERAMIC TILE
Bathroom tile installed in a mortar bed is excellent. It is still necessary to keep the joint between the tile and the tub/shower
caulked or sealed to prevent water spillage from leaking through and damaging the ceilings below. Ceramic tile is often
installed in mastic. It is important to keep the tile caulked or water will seep behind the tile and cause deterioration in the
wallboard. Special attention should be paid to the area around faucets and other tile penetrations.
EXHAUST FANS
Bathrooms with a shower should have exhaust fans when possible. This helps to remove excess moisture from the room,
preventing damage to the ceiling and walls and wood finishes. The exhaust fan should not be vented into the attic. The proper
way to vent the fan(s) is to the outside. Running the vent pipe horizontally and venting into a gable end or soffit is preferred.
Running the vent pipe vertically through the roof may cause condensation to run down the vent pipe, rusting the fan and
damaging the wallboard. Insulating the vent pipe in the attic will help to reduce this problem.
SLOW DRAINS on sinks, tubs, and showers are usually due to build up of hair and soap scum. Most sink popups can be
easily removed for cleaning. Some tubs have a spring attached to the closing lever that acts as a catch for hair. It may require
removing a couple of screws to disassemble. If you cannot mechanically remove the obstruction, be kind to your pipes. Don’t
use a caustic cleaner. There are several bacteria drain cleaners available. They are available at hardware stores in areas
where septic tanks are used. These drain cleaners take a little longer to work, but are safe for you and your pipes.
SAFETY HAZARDS
Typical safety hazards found in bathrooms are open grounds or reverse polarity by water.
Replacing these outlets with G.F.C.I.’s are recommended.
WHIRLPOOL TUBS
This relates to interior tubs hooked up to interior plumbing. Where possible, the motor will be operated to see that the jets are
working. Hot tubs and spas are not inspected.
© 2013 Florida Building Inspector
Page 46 of 52
ROOMS REMARKS
DOOR STOPS
All swinging doors should be checked for door stops. Broken or missing door stops can result in door knobs breaking through
drywall or plaster.
CLOSET GUIDES
Sliding closet doors should be checked to see that closet guides are in place. Missing or broken closet guides can cause
scratches and damage to doors.
COLD AIR RETURNS
Bedrooms that do not have cold air returns in them should have a 3/4” gap under the doors to allow cold air to be drawn into
the hall return.
AN INSPECTION VERSUS A WARRANTY
A home inspection is just what the name indicates, an inspection of a home...usually a home that is being
purchased. The purpose of the inspection is to determine the condition of the various systems and structures of the
home. While an inspection performed by a competent inspection company will determine the condition of the
major components of the home, no inspection will pick up every minute latent defect. The inspector’s ability to
find all defects is limited by access to various parts of the property, lack of information about the property and
many other factors. A good inspector will do his or her level best to determine the condition of the home and to
report it accurately. The report that is issued is an opinion as to the condition of the home. This opinion is arrived
at by the best technical methods available to the home inspection industry. It is still only an opinion.
A warranty is a policy sold to the buyer that warrants that specific items in the home are in sound condition and
will remain in sound condition for a specified period of time. Typically, the warranty company never inspects the
home. The warranty company uses actuarial tables to determine the expected life of the warranted items and
charges the customer a fee for the warranty that will hopefully cover any projected loss and make a profit for the
warranty seller. It is essentially an insurance policy.
The service that we have provided you is an inspection. We make no warranty of this property. If you desire
warranty coverage, please see your real estate agent for details about any warranty plan to which their firm may
have access.
© 2013 Florida Building Inspector
Page 47 of 52
REMARKS
WINDOW FRAMES AND SILLS
Window frames and sills are often found to have surface deterioration due to condensation that has run off the window and
damaged the varnish. Usually this can be repaired with a solvent style refinisher and fine steel wool. This is sometimes a sign
of excess humidity in the house.
See comments regarding caulking doors and windows.
FIREPLACES
It is important that a fireplace be cleaned on a routine basis to prevent the buildup of creosote in the flue, which can cause a
chimney fire.
Masonry fireplace chimneys are normally required to have a terra cotta flue liner or 8 inches of masonry surrounding each
flue in order to be considered safe and to conform with most building codes.
During visual inspections, it is not uncommon to be unable to detect the absence of a flue liner either because of stoppage at
the firebox, a defective damper or lack of access from the roof.
WOODBURNERS
Once installed, it can be difficult to determine proper clearances for woodburning stoves. Manufacturer specifications, which
are not usually available to the inspector, determine the proper installation. We recommend you ask the owner for paperwork,
verifying that it was installed by a professional contractor.
VENTILATION
Ventilation is recommended at the rate of one square foot of vent area to 300 square feet of attic floor space, this being
divided between soffit and rooftop. Power vents should ideally have both a humidistat and a thermostat, since ventilation is
needed to remove winter moisture as well as summer heat. Evidence of condensation such as blackened roof sheathing, frost
on nail heads, etc. is an indication that ventilation may have been or is blocked or inadequate.
INSULATION
The recommended insulation in the attic area is R-38, approximately 12”. If insulation is added, it is important that the
ventilation is proper.
SMOKE DETECTORS
Smoke detectors should be tested monthly. At least one detector should be on each level. CO detectors are not required by
most states, but for safety reasons, are highly recommended.
VAPOR BARRIERS
The vapor barrier should be on the warm side of the surface. Most older homes were built without vapor barriers. If the vapor
barrier is towards the cold side of the surface, it should be sliced or removed. Most vapor barriers in the attic are covered by
insulation and therefore, not visible.
SAFETY GLAZING
Safety glazing requirements vary depending on the age of the home. Every attempt is made to identify areas where the lack of
safety glazing presents an immediate safety hazard, such as a shower door. In some older homes it is difficult to determine if
safety glazing is present, since the glass is not marked. Therefore, no representation is made that safety glazing exists in all
appropriate areas.
INSULATED GLASS
Broken seal in thermopane/insulated windows are not always visible nor detectible due to humidity and temperature changes
during the day. Other factors such as window covering, dirty windows, and lack of accessibility, personal property placed in
front of the windows all effect the view of the windows at the time of the inspection.
© 2013 Florida Building Inspector
Page 48 of 52
REMARKS
WELLS
Examination of wells is not included in this visual inspection. It is recommended that you have well water checked for purity
by the local health authorities and, if possible, a check on the flow of the well in periods of drought. A well pit should have a
locked cover on it to prevent anyone from falling into the pit.
SEPTIC SYSTEMS
The check of septic systems is not included in our visual inspection. You should have the local health authorities or other
qualified experts check the condition of the septic system.
In order for the septic system to be checked, the house must have been occupied within the last 30 days.
WATER PIPES
Galvanized water pipes rust from the inside out and may have to be replaced within 20 to 30 years. This is usually done in
two stages: horizontal piping in the basement first, and vertical pipes throughout the house later as needed. Copper pipes
usually have more life expectancy and may last as long as 60 years before needing to be replaced.
HOSE BIBS
During the winter months it is necessary to make sure the outside faucets are winterized. This can be done by means of a
valve located in the basement. Leave the outside faucets open to allow any water standing in the pipes to drain, preventing
them from freezing. Hose bibs cannot be tested when winterized.
WATER HEATER
The life expectancy of a water heater is 5-10 years. Water heaters generally need not be replaced unless they leak. It is a good
maintenance practice to drain 5-10 gallons from the heater several times a year. Missing relief valves or improper extension
present a safety hazard.
WATER SOFTENERS
During a visual inspection it is not possible to determine if water is being properly softened.
PLUMBING
The temperature/pressure valve should be tested several times a year by lifting the valve’s handle. Caution: very hot water
will be discharged. If no water comes out, the valve is defective and must be replaced.
SHUT-OFF VALVES
Most shut-off valves have not been operated for long periods of time. We recommend operating each shut-off valve to: toilet
bowl, water heater, under sinks, main shut-off, hose faucets, and all others. We recommend you have a plumber do this, as
some of the valves may need to be repacked or replaced. Once the valves are in proper operating order, we recommend
opening and closing these valves several times a year.
POLYBUTYLENE PIPING
This type of piping has a history of problems and should be examined by a licensed plumber and repaired or replaced as
necessary.
MECHANICAL DEVICES MAY OPERATE AT ONE MOMENT AND LATER MALFUNCTION;
THEREFORE, LIABILITY IS SPECIFICALLY LIMITED TO THOSE SITUATIONS WHERE IT
CAN BE CONCLUSIVELY SHOWN THAT THE MECHANICAL DEVICE INSPECTED WAS
INOPERABLE OR IN THE IMMEDIATE NEED OF REPAIR OR NOT PERFORMING THE
FUNCTION FOR WHICH IS IT WAS INTENDED AT THE TIME OF INSPECTION.
CSST
Corrugated Stainless Steel Tubing is an alternative to traditional black iron gas piping. It is a continuous, flexible, stainless
steel pipe with an exterior PVC covering.
© 2013 Florida Building Inspector
Page 49 of 52
REMARKS
HEATING AND AIR CONDITIONING units have limited lives. Normal lives are:
GAS-FIRED HOT AIR…………………..15-25 years
OIL-FIRED HOT AIR…………………... 20-30 years
CAST IRON BOILER…………………... 30-50 years
(Hot water or steam)
or more
STEEL BOILER………………………… 30-40 years
(Hot water or steam)
or more
COPPER BOILER………………………. 10-20 years
(Hot water or steam)
CIRCULATING PUMP (Hot water)……. 10-15 years
AIR CONDITIONING COMPRESSOR…8-12 years
HEAT PUMP……………………………..8-12 years
Gas-fired hot air units that are close to or beyond their normal lives have the potential of becoming a source of
carbon monoxide in the home. You may want to have such a unit checked every year or so to assure yourself that it
is still intact. Of course a unit of such an age is a good candidate for replacement with one of the new, high
efficiency furnaces. The fuel savings alone can be very attractive.
Boilers and their systems may require annual attention. If you are not familiar with your system, have a heating
contractor come out in the fall to show you how to do the necessary thing Caution: do not add water to a hot boiler!
Forced air systems should have filters changed every 30 to 60 days of the heating and cooling season. This is
especially true if you have central air conditioning. A dirty air system can lead to premature failure of your
compressor - a $1,500 machine.
Oil-fired furnaces and boilers should be serviced by a professional each year. Most experts agree you will pay for
the service cost in fuel saved by having a properly tuned burner.
Read the instructions for maintaining the humidifier on your furnace. A malfunctioning humidifier can rust out a
furnace rather quickly. It is recommended that the humidifier be serviced at the same time as the furnace, and be
cleaned regularly. During a visual inspection it is not possible to determine if the humidifier is working.
Have HVAC technician examine - A condition was found that suggests a heating contractor should do a further
analysis. We suggest doing this before closing.
Heat exchangers cannot be examined nor their condition determined without being disassembled. Since this
is not possible during a visual, non-technically exhaustive inspection, you may want to obtain a service
contract on the unit or contact a furnace technician regarding a more thorough examination.
Testing pilot safety switch requires blowing out the pilot light. Checking safety limit controls requires
disconnecting blower motor or using other means beyond the scope of this inspection. If the furnace has not been
serviced in last 12 months you may want to have a furnace technician examine.
CO Test This is not part of a non-technical inspection. If a test was performed, the type of tester is indicated on the Heating
System page.
Combustible Gas Detector If a gas detector was used during the inspection of the furnace and evidence of
possible combustible gases was noted, we caution you that our test instrument is sensitive to many gases and not a
foolproof test. None-the-less, this presents the possibility that a hazard exists and could indicate that the heat
exchanger is, or will soon be, defective.
© 2013 Florida Building Inspector
Page 50 of 52
REMARKS
Every effort has been made to evaluate the size of the service. Three wires going into the home indicate 240 volts. The total
amperage can be difficult to determine. We highly recommend that ground fault circuit interrupters (G.F.C.I.) be connected
to all outlets around water. This device automatically shuts the circuit off when it senses a current leak to ground. This device
can be purchased in most hardware stores. G.F.C.I.’s are recommended by all outlets located near water, outside outlets, or
garage outlets. Pool outlets should also be protected with a G.F.C.I.
See diagram below:
If you do have G.F.C.I.’s, it is recommended that you test
(and reset) them monthly. When you push the test button, the
reset button should pop out, shutting off the circuit. If it
doesn’t, the breaker is not working properly. If you don’t test
them once a month, the breakers have a tendency to stick and
may not protect you when needed.
Knob and tube wiring found in older homes should be
checked by an electrician to insure that the wire cover is in
good condition. Under no circumstances should this wire be
covered with insulation. Recess light fixtures should have a
baffle around them so that they are not covered with
insulation. The newer recessed fixtures will shut off if they
overheat. (no representation is made as to proper recess
lighting fixtures).
Federal Pacific Stab-Lok® Electrical panels may be unsafe. See www.google.com (Federal Pacific)
Aluminum wiring in general lighting circuits has a history of over heating, with the potential of a fire. If this
type of wiring exists, a licensed electrical contractor should examine the whole system.
ARC FAULTS
In some areas arc faults are required in new homes, starting in 2002 and these control outlets in the bedrooms.
REVERSE POLARITY
A common problem that surfaces in many homes is reverse polarity. This is a potentially hazardous situation in which the hot
and neutral wires of a circuit are reversed at the outlet, thereby allowing the appliance to incorrectly be connected. This is an
inexpensive item to correct.
Each receptacle has a brass and silver screw. The black wire should be wired to the brass screw and the white wire should go
to the silver screw. When these wires are switched, this is called “reverse polarity.” Turning off the power and switching
these wires will correct the problem.
Main service wiring for housing is typically 240 volts. The minimum capacity for newer homes is 100 amps though many
older homes still have 60 amp service. Larger homes or all electric homes will likely have a 200 amp service.
Main service wiring may be protected by one or more circuit breakers or fuses. While most areas allow up to six main
turnoffs, expanding from these panels is generally not allowed.
COOLING
Testing A/C System and Heat Pump- The circuit breakers to A/C should be on for a minimum of 24 hours and the outside
temperature at least 60 degrees for the past 24 hours or an A/C system cannot be operated without possible damage to the
compressor. Check the instructions in your A/C manual or on the outside compressor before starting up in the summer. Heat
pump can only be tested in the mode it’s running in. Outside temperature should be at least 65° for the past 24 hours to run in
cooling mode.
Temperature differential, between 12°-22°, is usually acceptable. If out of this range, have an HVAC contractor examine it. It
is not always feasible to do a differential test due to high humidity, low outside temperature, etc.
© 2013 Florida Building Inspector
Page 51 of 52
COSTS OF REMODELING OR REPAIR
The prices quoted below include a range of prices based on a typical metropolitan area. Individual prices from contractors
can vary substantially from these ranges. We advise that several bids be obtained on any work exceeding $500 dollars. DO
NOT RELY ON THESE PRICES... GET FURTHER ESTIMATES.
ITEM
Masonry fireplace
Install prefab fireplace
Insulate attic
Install attic ventilating fan
Install new drywall over plaster
Install new warm air furnace
Replace central air conditioning/heat pump
Install humidifier
Install electrostatic air cleaner
Increase electrical service to 200 amps
Run separate elec. line for dryer
Run separate elec. line for A/C
Install hardwired smoke detector
Install new disposal
Install new dishwasher
Install new hot water boiler
Install new 30-50 gallon water heater
Install new 75 gallon water heater
Dig and install new well
Install new septic system
Re-grade around exterior
Install new sump pump
Build new redwood or pressuretreated deck
Install storm windows
Install wood replacement windows
Install aluminum or vinyl
replacement window
Install new gutters and downspouts
Install asphalt shingle o/existing
Tear off existing roof and install
new asphalt shingle roof
Install 1-ply membrane rubberized roof
Install new 4-ply built-up tar & gravel
Remove asbestos from pipes in basement
Concrete drive or patio
Plus removal of old
Clean chimney flue
Add flue liner for gas fuel
Add flue liner for oil or wood
UNIT
Each
Each
Square foot
Each
Square foot
Each
Per ton
Each
Each
Each
Each
Each
Each
Each
Each
Each
Each
Each
Each
Each
Each
Each
Square foot
ESTIMATED PRICE
$4,000 - $8,000
2,000 - 4,000
.75 - 1.25
200 - 300
1.75 - 2.75
1,800 - 3,500
1,000 – 1,500
300 - 500
800 - 1,500
1,000 – 1,500
125 - 200
135 - 200
100 - 180
150 - 250
500 – 1,000
2,000 - 4,000
350 - 650
750 – 1,000
get estimate
get estimate
get estimate
150 - 300
15 - 30
Each
Each
Each
60 - 150
400 - 800
150 - 400
Lineal foot
Square foot
Square foot
4.50 – 8.00
1.20 - 1.70
2.50 - 4.00
Square foot
Square foot
Lineal foot
Square foot
Square foot
Each
Each
Each
get estimate
get estimate
get estimate
4.50 – 9.00
1.50 - 3.00
100 - 200
900 - 1,200
2,800 - 3,500
Deferred Costs - It is impossible to determine how long these items will last before needing replacement. The report
addresses most of these items from a “condition” standpoint.
© 2013 Florida Building Inspector
Page 52 of 52
PREVENTIVE MAINTENANCE TIPS
I.
FOUNDATION & MASONRY: Basements, Exterior Walls: To prevent seepage and condensation problems.
a. Check basement for dampness & leakage after wet weather.
b. Check chimneys, deteriorated chimney caps, loose and missing mortar.
c. Maintain grading sloped away from foundation walls.
II.
ROOFS & GUTTERS: To prevent roof leaks, condensation, seepage and decay problems.
a. Check for damaged, loose or missing shingles, blisters.
b. Clean gutters, leaders, strainers, window wells, drains. Be sure downspouts direct water away from
foundation. Cut back tree limbs.
c. Check flashings around roof stacks, vents, skylights, chimneys, as sources of leakage. Check vents,
louvers and chimneys for birds nests, squirrels, insects.
d. Check fascias and soffits for paint flaking, leakage & decay.
III.
EXTERIOR WALLS: To prevent paint failure, decay and moisture penetration problems.
a. Check painted surface for paint flaking or paint failure. Cut back shrubs.
b. Check exterior masonry walls for cracks, looseness, missing or broken mortar.
IV.
DOORS AND WINDOWS: To prevent air and weather penetration problems.
a. Check caulking for decay around doors, windows, corner boards, joints. Recaulk and weatherstrip as
needed. Check glazing, putty around windows.
V.
ELECTRICAL: For safe electrical performance, mark & label each circuit.
a. Trip circuit breakers every six months and ground fault circuit interrupters (G.F.C.I.) monthly.
b. Check condition of lamp cords, extension cords & plugs. Replace at first sign of wear & damage.
c. Check exposed wiring & cable for wear or damage.
d. If you experience slight tingling shock from handling or touching any appliance, disconnect the appliance
& have it repaired. If lights flicker or dim, or if appliances go on and off unnecessarily, call a licensed electrician.
VI.
PLUMBING: For preventive maintenance.
a. Drain exterior water lines, hose bibs, sprinklers, pool equipment in the fall.
b. Draw off sediment in water heaters monthly or per manufacturer’s instructions.
c. Have septic tank cleaned every 2 years.
VII.
HEATING & COOLING: For comfort, efficiency, energy conservation and safety.
a. Change or clean furnace filters, air condition filters, electronic filters as needed.
b. Clean and service humidifier. Check periodically and annually.
c. Have oil burning equipment serviced annually.
VIII.
INTERIOR: General house maintenance.
a. Check bathroom tile joints, tub grouting & caulking. Be sure all tile joints in bathrooms are kept well
sealed with tile grout to prevent damage to walls, floors & ceilings below.
b. Close crawl vents in winter and open in summer.
c. Check underside of roof for water stains, leaks, dampness & condensation, particularly in attics and
around chimneys.
IX.
KNOW THE LOCATION OF:
• Main water shutoff valve.
• Main electrical disconnect or breaker.
• Main emergency shutoff switch for the heating system.
© 2013 Florida Building Inspector