Company Information

Fogarty Inspection Services

321-506-5125
fogartyinspectionservices@gmail.com
http://Fogartyinsepctionservices.com

Inspected by: Sean Fogarty

Inspector #: HI-8351 MRSA2330

Published Report

The Scope and Purpose of a Home Inspection

Dear Client,

By relying on this inspection report you have agreed to be bound by the terms, conditions and limitations as set forth in the INSPECTION AGREEMENT, which has already been sent to your for review. If you did not receive an agreement for review contact us immediately. In the event you do not agree to be bound by our INSPECTION AGREEMENT in its entirety, you must contact Fogarty Inspection Services immediately upon receipt of this completed report. In addition, all electronic and paper copies of the inspection report must be deleted and destroyed, and may not be used in whole or in part for consideration in a real estate transaction.

 The inspection report is an unbiased opinion or assessment of the property for the day it was created. It is essential you read this report in its entirety and determine what you feel is important in regards to corrections needed. It is not intended to reflect the value of the property, or to make any representation as to the advisability of purchase. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. This inspection is not a guarantee or warranty of any kind. If you desire to have a warranty included, there are third parties that provide warranty services for homes.

Fogarty Home Inspection Services performs all inspections in substantial compliance with the State of FL Standards. As such, we inspect the readily accessible, visually observable, installed systems and components of a home as designated. This Property Inspection Report contains observations of those systems and components that, in the professional judgment of the inspector, are not functioning properly, significantly defective, unsafe, or are near the end of their service lives. If the cause for the deficiency is not readily apparent, the suspected cause or reason why the system or component is at or near end of expected service life is reported, and recommendations for correction or monitoring are made as appropriate.

State standards define the scope of a home inspection. Clients sometimes assume that a home inspection will include many things that are beyond the scope. We encourage you to read the FL Standards of Practice so that you clearly understand what things are included in the home inspection and report.

A General Assessment: Home Inspectors are generalists. Our position is to discover basic visible defects with the home and either suggest action or recommend further evaluation by a specialist in the appropriate field. In many cases generalists can not diagnose conditions with major components or systems, due to the lack of specific licenses. Only individuals who carry the proper credentials can make proper assessments.  

Any repairs or work suggested in this report should only be performed by qualified licensed individuals. We will not be responsible for any and all repairs made by sellers or unqualified individuals. While the inspector makes every effort to thoroughly inspect all aspects, so areas can be overlooked due to human error, or the event that areas are inaccessible. Some areas that are accessible can prohibit full view because objects or items that block or hinder full view of the space. Certain repairs may need to be performed, then an additional inspection may be needed to fully inspect an area. 

The report has been prepared for your exclusive use, as our client. No use by third parties is intended. We will not be responsible to any parties for the contents of the report, other than the party named herein. The report itself is copyrighted, and may not be used in whole or in part by any 3rd parties without the report owners express written permission.

Again, thanks very much for the opportunity of conducting this inspection for you. We are available to you throughout the entire real estate transaction process. Should you have any questions, please call or email us.

Cordially Yours,

Sean Fogarty

321-506-5125

How to Read This Report

Getting the Information to You

This report is designed to deliver important and technical information in a way that is easy for anyone to access and understand. If you are in a hurry, you can take a quick look at our "Summary Page” and quickly get critical information for important decision making. However, we strongly recommend that you take the time to read the full Report, which includes digital photographs, captions, diagrams, descriptions, videos and hot links to additional information.

The best way to get the layers of information that are presented in this report is to read your report online, which will allow you to expand your learning about your house. You will notice some words or series of words highlighted in blue and underlined – clicking on these will provide you with a link to additional information.

This report can also be printed on paper or to a PDF document.

Chapters and Sections

This report is divided into chapters that parcel the home into logical inspection components. Each chapter is broken into sections that relate to a specific system or component of the home. You can navigate between chapters with the click of a button on the left side margin.

Most sections will contain some descriptive information done in black font. Observation narrative, done in colored boxes, will be included if a system or component is found to be significantly deficient in some way or if we wish to provide helpful additional information about the system or the scope of our inspection. If a system or component of the home was deemed to be in satisfactory or serviceable condition, there may be no narrative observation comments in that section and it may simply say “tested,” or “inspected.”

Observation Labels

All narrative observations are colored, numbered and labeled to help you find, refer to, and understand the severity of the observation. Observation colors and labels used in this report are:

  • Defective:
    Repair items that may cost significant money to correct now or in the near future, or items that require immediate attention to prevent additional damage to the building or eliminate safety hazards.
  • Recommended Repair:
    Repair items noted during inspection that aren't causing immediate damage or prevent habitability. Please note, repairs could include a wide range of issues and expense to correct.
  • Additional Evaluation:
    The item or system in this category will require a secondary inspection to further evaluate concerns. This can include environmental concerns, tradesman service/evaluation of aged equipment, or requiring a structural evaluation based on visible observations.
  • Monitor:
    Items that should be watched for future issues or conditions, due to concerns with general wear or age.
  • Recommended Maintenance:
    These are repair items that should be considered "routine home ownership items," such as servicing the furnace, cleaning the gutters or changing the air filters in the furnace.
  • Safety Improvement:
    Items or issues found that pose a health risk for injury.
  • Suggested Improvement:
    Observations for improvements associated with aged features or upgrades of the building. Suggested improvements should not be expected or requested repairs for the current owner, and were generally not required for period construction.
  • Due Diligence:
    Observation that are outside the general scope of an inspection, and are the responsibility of the client.
  • General Information:
    General Client Information
  • Description:
    Detailed description of various aspects of the property noted during the inspection.

Summary Page

The Summary Page is designed as a bulleted overview of all the observations noted during inspection. This helpful overview is not a substitution for reading the entire inspection report. The entire report must be read to get a complete understanding of this inspection report as the Summary Page does not include photographs or photo captions.

Summary

Defective

  • SAC-3 ◾ Structural Attic Components:

    Active roof leaks or evidence of roof leaks were found in multiple locations, including the garage and above the rear living room windows.

    Several roof stains were also noted in the report, which showed signs of leaking also, but tested dry.

    The truss located at the source of the living room leak also showed excess damage, and may require repairs.

    Refer to the interior section for documented ceiling stains.

  • IRH2-2 ◾ Interior Rooms and Hallways:

    Moisture staining visible and elevated moisture detected at the ceiling, inside the upstairs bathroom closet. This is suspected to be from sweating/condensation at the duct work above this location.

    Moisture staining was visible at other ceiling areas in the home (master bedroom and living room) and are suspected to be from roof leaks and sweating duct work. These areas tested dry at the time of inspection.

  • IRH2-4 ◾ Interior Rooms and Hallways:

    Moisture damage visible at baseboards of the master bedroom, master bathroom, and downstairs front bedroom. These areas adjoined the exterior wall, right side of the home. These areas did test dry at the time of inspection but due to visible damage, some hidden damage and fungal growth should be expected when repairs are made.

    Also, flooring was moisture damaged at the front bedroom and is suspected to be from leaking at the fore mentioned wall area.

    A noticeable musty odor in the home was also observed downstairs.

  • L-1 ◾ Laundry:

    The dryer duct was separated or damaged in the attic, causing lint debris or build up.

Recommended Repairs

  • BE-3 ◾ Building Exterior:

    Cracking or separation was found under the upstairs windows at the front and rear. Underlying moisture issues may exist.

  • BE-4 ◾ Building Exterior:

    Some fading paint, or paint that could be rubbed off by your hand was noted. This is a general indication that siding may be due for paint in the near future.

  • BE-5 ◾ Building Exterior:

    A glass pane was broken/missing at the front entry door.

    A crack was noted at the inside pane.

  • BE-6 ◾ Building Exterior:

    A rear patio door (master bedroom) rubbed the frame/threshold when tested.

  • BE-7 ◾ Building Exterior:

    A concrete window sill was damaged at the left rear corner. Separations could allow for water intrusion.

  • RC-2 ◾ Roof Coverings:

    Exposed bitumen roofing at the dead valley area (between garage and front entry) was showing wear and deterioration.

  • RC-3 ◾ Roof Coverings:

    Metal bird stop had corrosion build up in a few locations. A section above the front entry showed excess rusting or damage.

  • SAC-5 ◾ Structural Attic Components:

    Side wall insulation in the lower attic had visible gaps or was displaced.

    Both attic spaces also had areas where insulation was minimal or the drywall was visible.

  • G1-2 ◾ Garage:

    The garage door would not stay open/up when opened manually. This can indicate a worn spring.

  • IRH2-5 ◾ Interior Rooms and Hallways:

    Cracked/separated grout noted between tiles at the upstairs bathroom and kitchen. Examples are pictured.

  • IRH2-6 ◾ Interior Rooms and Hallways:

    Broken balance springs were found at the downstairs front bedroom window.

  • PS-3 ◾ Plumbing System:

    Tub faucet bypass leaked at downstairs hall bathroom.

    Faucets were not sealed at the shower walls, both hall bathrooms.

  • PS-4 ◾ Plumbing System:

    Corrosion/pitting visible at both sink faucets, upstairs bathroom.

  • PS-5 ◾ Plumbing System:

    Corrosion build up was noted on valves and connected fittings.

  • PS-6 ◾ Plumbing System:

    The expansion tank appeared water logged, and was leaning or adding stress to the copper pipe.

  • PS-7 ◾ Plumbing System:

    Areas of cracked/missing grout noted at corners and tub edges of the upstairs shower surround.

  • ES-1 ◾ Electrical System:

    Metal band clamp for the service panel was corroded.

  • ES-2 ◾ Electrical System:

    Buss bars and components inside the main exterior panel had excess corrosion build up in places.

  • ES-3 ◾ Electrical System:

    The AFCI breakers or breakers with the blue test buttons are known to be problematic and had previous recalls. Having these replaced is recommended.

  • ES-4 ◾ Electrical System:

    A circuit breaker in the garage panel is a different brand or mismatched to the panel. Use of mismatched or non-approved breakers will void the warranty and may cause electrical issues in the panel. Non-compliant breakers need replacing.

  • ES-5 ◾ Electrical System:

    Recessed lights added upstairs were not professionally installed. Wiring was not secured, missing grommets at fixtures, and one wire splice was found exposed.

  • ES-6 ◾ Electrical System:

    The front entry light fixture or trim was loose.

  • ES-7 ◾ Electrical System:

    The rear patio lights did not operate when tested, check bulbs first.

  • ES-8 ◾ Electrical System:

    Cover was missing at the light fixture inside the stairwell closet.

  • ES-9 ◾ Electrical System:

    Outlet covers were not installed at some outlets, an upstairs bedroom and the laundry room.

  • CAS-3 ◾ Central Air/Heat System (2):

    Visible condensation or sweating of ductwork was observed in both attic spaces, and may be a result of humidity issues.

    An active moisture stain was found under ducting in the upstairs bathroom closet, and other ceiling stairs appeared to be caused by moisture or sweating.

    Both attic spaces would require improvements or changes to effectively change the dew point issue being created.

  • CAS-4 ◾ Central Air/Heat System (2):

    The thermostat was difficult to operate, or the touch screen may need repairs/replacement.

  • CAS-3 ◾ Central Air/Heat System (3):

    Sharp bends or kinks were noted in the attic ducting, which can restrict airflow. Condensation issues were also observed, and described in further detail for unit 2

  • SPS2-4 ◾ Swimming Pools and Spas:

    Fasteners were driven through the gable siding to secure the screened enclosure framing. Keeping fasteners sealed where the penetrate the stucco will prevent future leaks or issues.

  • SPS2-5 ◾ Swimming Pools and Spas:

    Metal fasteners used to secure the enclosure had corroded or were missing in places. Repair/re-install as needed.

    A couple of holes or damage were also noted at lower screens.

  • SPS2-7 ◾ Swimming Pools and Spas:

    The existing heater had been removed or abandoned. Wiring for the heater was exposed and needs capped/secured.

  • SPS2-8 ◾ Swimming Pools and Spas:

    The bonding wire was not secured at the screened enclosure.

  • SPS2-10 ◾ Swimming Pools and Spas:

    The electrical panel had some corrosion build up at the top flange and lower front cover.

  • LS-2 ◾ Lawn Sprinklers:

    Though functional, excess corrosion was noted at the irrigation pump.

Additional Evaluations

  • PS-8 ◾ Plumbing System:

    The main gas meter had excess corrosion. The service provider can review.

Monitor

  • BE-2 ◾ Building Exterior:

    Exterior stucco over the wood framing was an older installation that does not meet modern compliance. As long as the stucco is painted and maintained in areas, you are less likely to have future moisture intrusion issues or repairs.

    Keeping penetrations, transitions and windows sealed will help prevent future moisture issues. Also keeping the home painted will help prevent unwanted cracks or damage.

    Annual inspection and maintenance of stucco should be done to prevent issues. We cannot guarantee hidden damage could already exist.

Safety Improvements

  • ES-10 ◾ Electrical System:

    Detectors in the home were estimated over 10 years of age. The NFPA (National Fire Protection Association) recommended detectors are replaced every 10 years to ensure safe operation. Replacing all detectors in the home is recommended for safety reasons.

  • SPS2-3 ◾ Swimming Pools and Spas:

    A baby gate, door alarms or self closing doors were not visible or present. One of these safety features is now required on newer construction to prevent death or injury of persons, mainly small children. 

    Regardless of code requirements, we recommend retrofitting direct pool access for obvious reasons.

  • SPS2-6 ◾ Swimming Pools and Spas:

    The pool and spa drain covers are either recalled or not safe for use with due to entrapment concerns.  Having the covers replaced with compliant ones is recommended.  You can review recall information at  www.cspc.gov

  • SPS2-9 ◾ Swimming Pools and Spas:

    The pump breakers had no GFCI protection. While not required, retrofitting is advised.

Property Condition Report

◾ Information and General Limitations

Type of Building: Single Family 2 story

Estimated Building Age: 2004

Temperature: 75-85 deg

Weather: Cloudy

Ground Conditions: Dry

Prior rain within a week: Yes

Utility Status: All utilities on during the inspection

Environmental Disclaimer! The following lists some common items that can exist in a building, but are outside the scope of our general inspection.

Mold, Radon, Chinese Drywall, Asbestos, Rodent, bat or pests including their feces/urine, Buried tanks or soil contamination.

Specific inspections intended to confirm or deny that any of the noted concerns are present during the inspection are not performed. These would require additional testing or an evaluation for positive conformation of their existence. In the event common signs or the potential presence are suspected by the inspector, we will report it and suggest further investigation. Mold would be a secondary result of moisture related building issues, and active visible moisture evidence would be documented if it found.

If additional testing is desired you can contact us to refer or perform these services.

Permit information is obtained so we can complete any needed insurance forms. Any permits on record for this building can be obtained or viewed by going online or contacting the local municipality.

Any additional construction or replacement of major systems that is not listed on the accessible permit information, may have been completed without one. A permit may exist but requires additional homework to obtain this information.

Our inspection is not intended to ensure permit enforceability, and evaluation of any un-permitted construction or additions can only be inspected by what is visibly deficient or incorrect. Hidden defects cannot be determined.

Our general inspection disclaims any permit related construction issues and we will not be responsible for any future permit or code related issues for un-permitted applications. If the inspection or sellers disclosure has documented any updated appliances, retrofits or upgrades to the structure, we advise you consult with the local municipality to ensure lack of permits will not impact you in the future. In some cases additional fines or removal of un-permitted structures may be required.  

◾ Grounds

Roof and Lot Drainage

Gutter Locations: Front and rear

Gutter and Downspout Materials: Aluminum or Metal

Downspout Discharge: Above grade

Observed Grading/ Drainage: Flat or Minimal Slope

Driveways and Walkways

Driveway and Walkway Materials: Brick Pavers, Tile

(G-1) Recommended Maintenance:

Minor cracking was noted at the front entry tile.

(G-2) Suggested Improvement:

Edge pavers along the walkway had some visible separation.

◾ Building Exterior

Overview Photos

Siding and Trim

Siding Materials: Cement Stucco

(BE-2) Monitor:

Exterior stucco over the wood framing was an older installation that does not meet modern compliance. As long as the stucco is painted and maintained in areas, you are less likely to have future moisture intrusion issues or repairs.

Keeping penetrations, transitions and windows sealed will help prevent future moisture issues. Also keeping the home painted will help prevent unwanted cracks or damage.

Annual inspection and maintenance of stucco should be done to prevent issues. We cannot guarantee hidden damage could already exist.

(BE-3) Recommended Repair:

Cracking or separation was found under the upstairs windows at the front and rear. Underlying moisture issues may exist.

(BE-4) Recommended Repair:

Some fading paint, or paint that could be rubbed off by your hand was noted. This is a general indication that siding may be due for paint in the near future.

Exterior Doors

Door Materials: Wood, Fiberglass

(BE-5) Recommended Repair:

A glass pane was broken/missing at the front entry door.

A crack was noted at the inside pane.

(BE-6) Recommended Repair:

A rear patio door (master bedroom) rubbed the frame/threshold when tested.

Patios and Porches

Materials: Covered patio

Exterior Window Surrounds

(BE-7) Recommended Repair:

A concrete window sill was damaged at the left rear corner. Separations could allow for water intrusion.

Glazed Opening Protection

Impact Protection for Glazed Openings: Some Openings Not Protected

(BE-8) General Information:

The front entry door had no shutter or impact rating.

If you wish to make improvements, or obtain additional insurance discounts, then all openings would require specific protection. Consulting with your insurance provider would give you more information. 

◾ Roof Coverings

Overview Photos

ROOFING MATERIALS (Visible Only)

Roof Style: Gable and Hip Features

Roof Covering Materials: Concrete Tiles

Roof Covering Age (estimated): 2003

Inspection Methods: Roof Accessible (no limitations)

(RC-2) Recommended Repair:

Exposed bitumen roofing at the dead valley area (between garage and front entry) was showing wear and deterioration.

EAVES, SOFFITS AND FASCIAS

Covering Materials: Vinyl and Metal

(RC-3) Recommended Repair:

Metal bird stop had corrosion build up in a few locations. A section above the front entry showed excess rusting or damage.

FLASHINGS, VENTS AND ROOF PENETRATIONS

Skylights: None Present

◾ Structural Attic Components

General Overview Photos


Attic Hatches or Stairs

Attic Access Design: Scuttle hole, Pull Down stairs

Attic Access Locaiton(s): Garage, Bedroom Closet

(SAC-2) Recommended Maintenance:

The attic ladder covering was separated on one side.

Roof Structure and Attic Spaces (Visible and Accessible only)

Roof and Ceiling Structure: Combination Engineered Trusses and Wood Framing

(SAC-3) Defective:

Active roof leaks or evidence of roof leaks were found in multiple locations, including the garage and above the rear living room windows.

Several roof stains were also noted in the report, which showed signs of leaking also, but tested dry.

The truss located at the source of the living room leak also showed excess damage, and may require repairs.

Refer to the interior section for documented ceiling stains.

Roof Anchorage or Strapping

Roof Structure Attachments: Clips, Straps

Attic ventilation

Attic Ventilation Features: Combination Ridge and Soffit Vents

Attic Insulation

Insulation Type(s): Blown(Loose Fill), Fiberglass

Insulation Thickness: Roughly R-25 (9-10 inches)

(SAC-4) Suggested Improvement:

The Insulation was roughly 9-10 inches thick which does not exceed an R-25 rating. Some areas had also been flattened due to prior entry.

Insulation thickness met the requirements for period construction, but additional fill may improve efficiency of the building.

(SAC-5) Recommended Repair:

Side wall insulation in the lower attic had visible gaps or was displaced.

Both attic spaces also had areas where insulation was minimal or the drywall was visible.

◾ Garage

Limitations and Overview Photos

Interior Entry Door

Door Design: Solid or Fire Rated (required)

Garage Door (S)

Type of Doors Present: One automatic

Door Materials: Metal

Impact Protection: Wind Rated Door

(G1-2) Recommended Repair:

The garage door would not stay open/up when opened manually. This can indicate a worn spring.

Garage Door Operator

Opener Manufacturer: LIFT-MASTER

Safety Feature Testing: Basic safety features working

◾ Interior Rooms and Hallways

General Overview and Photos

Ceilings

Materials: Drywall

(IRH2-2) Defective:

Moisture staining visible and elevated moisture detected at the ceiling, inside the upstairs bathroom closet. This is suspected to be from sweating/condensation at the duct work above this location.

Moisture staining was visible at other ceiling areas in the home (master bedroom and living room) and are suspected to be from roof leaks and sweating duct work. These areas tested dry at the time of inspection.

Walls

Materials: Drywall

(IRH2-3) Recommended Maintenance:

Minor drywall damage at wall/ledge of the stairwell.

(IRH2-4) Defective:

Moisture damage visible at baseboards of the master bedroom, master bathroom, and downstairs front bedroom. These areas adjoined the exterior wall, right side of the home. These areas did test dry at the time of inspection but due to visible damage, some hidden damage and fungal growth should be expected when repairs are made.

Also, flooring was moisture damaged at the front bedroom and is suspected to be from leaking at the fore mentioned wall area.

A noticeable musty odor in the home was also observed downstairs.

Floors

Floor Coverings: Ceramic or Porcelain Tile, Laminate Flooring, Carpet

(IRH2-5) Recommended Repair:

Cracked/separated grout noted between tiles at the upstairs bathroom and kitchen. Examples are pictured.

Doors (accessible only)

Materials: Hollow core

Windows (accessible only)

Materials: Aluminum Frame-Single Pane

(IRH2-6) Recommended Repair:

Broken balance springs were found at the downstairs front bedroom window.

Stairs and Railings

Stair Coverings: Carpet

Handrail Design: Wood

◾ Appliances

Appliance Overview Photos

Dishwasher

Manufacturer: WHIRLPOOL

Ranges and Ovens

Type of Range(s): Electric

Manufacturer: WHIRLPOOL

Garbage Disposal

Manufacturer: BADGER

Microwave

Manufacturer: WHIRLPOOL

Refridgerator

Manfacturer: WHIRLPOOL

◾ Kitchen and Bath

Countertops and Cabinets

Countertop Materials: Granite, Cultured marble

Cabinet Materials: Wood

Bathroom Exhaust Fans

Location and Termination: Ceiling Installed

◾ Laundry

Appliance Connection Location

Washer/Dryer Locations: Laundry Room

Washer and Dryer

Washer/Dryer Evaluation: None Present

Dryer Vent Ducting

Dryer Power Source: 240 volt Electrical Plug, Natural Gas

Dryer Vent Termination: Ran vertically through the roof

Dryer Vent Material: Rigid metal

Safety Recommendation! Dryers and vents will accumulate lint, which can create a fire hazard if not cleaned periodically. Having the vent and any existing appliance cleaned should be performed immediately, unless recent cleaning can be verified.  For more information about dryer vents from the Consumer Product Safety Commission click here.

(L-1) Defective:

The dryer duct was separated or damaged in the attic, causing lint debris or build up.

◾ Structural Components

General Overview and Limitations

Disclaimer! Hidden structural defects or damage are impossible to locate or document, unless secondary obvious signs or indications are present. Personal storage or attempts to cover existing damage can also conceal defects. Any hidden or concealed damage that would require removal of building materials or moving items is disclaimed. This includes discovered problems found at a later date by remodeling.

Structural Walls (visible only)

Wall Construction Materials: Masonry Block, Wood Framed

Concrete Slab Foundation (visible only)

Slab Design: Combined Structural or Monolithic

Structural Flooring (Visible Ony)

Floor Construction Materials : Engineered floor trusses, Concrete

◾ Plumbing System

Overview Photos and General Limitations

Plumbing materials installed below slab foundations will not be visible for inspection. Therefore any damage or leaks below the structure cannot be found unless other conditions exist to indicate potential issues. Direct under slab or buried pipes are disclaimed in their entirety.

Water Shut Off

Shut Off Location: Right Side of Building

(PS-1) Suggested Improvement:

The shut off valve is a type known to fail with age, and had some corrosion build up. Replacing this valve is suggested.

Water Supply and Distribution (VISIBLE ONLY)

Water Source: Public Utility

Supply Materials: Copper

Interior Distribution Pipes: CPVC

Drain, Waste and Venting System (VISIBLE ONLY)

Drain Pipe Materials (visible) : PVC

Waste Connection: Could not Determine

Interior Plumbing Fixtures, Valves and Drains

(PS-2) Recommended Maintenance:

Corrosion build up on aged shut off valves indicates end of service life. Leaks can develop if aged valves are operated. While no immediate leaks were observed, operating the valves may cause leaks or failure.

You should have these repacked or replaced to ensure future function.

(PS-3) Recommended Repair:

Tub faucet bypass leaked at downstairs hall bathroom.

Faucets were not sealed at the shower walls, both hall bathrooms.

(PS-4) Recommended Repair:

Corrosion/pitting visible at both sink faucets, upstairs bathroom.

Water Heating System

Heating Source: Natural Gas or Propane (tank style)

Manufacturer: RHEEM

Water Capacity: 75 Gallon

Manufacturer Date: 2015

Location: Garage

(PS-5) Recommended Repair:

Corrosion build up was noted on valves and connected fittings.

(PS-6) Recommended Repair:

The expansion tank appeared water logged, and was leaning or adding stress to the copper pipe.

Shower and Tub Surrounds

Materials: Tile (15 years or older)

(PS-7) Recommended Repair:

Areas of cracked/missing grout noted at corners and tub edges of the upstairs shower surround.

Fuel Gas System

Supply Pipe Materials: Galvanized Steel

(PS-8) Additional Evaluation:

The main gas meter had excess corrosion. The service provider can review.

◾ Electrical System

General Photos and Limitations

Only visible electrical wires, devices and connections can be inspected. Any electrical wiring behind walls, dropped ceilings or hidden under insulation cannot be fully evaluated. All electrical below grade or under slabs is also disclaimed. Please note that we are limited due to obstructions, and hidden issues could go unnoticed.

Service Entrance Equipment and Wiring

Amperage Rating: 225 AMP

(ES-1) Recommended Repair:

Metal band clamp for the service panel was corroded.

Electrical Panels

Main Panel/Disconnect Location: Exterior Left

Main Panel/Disconnect Manufacturer: SQUARE D

Auxiliary Panel Location: Garage

Auxiliary Panel Brand: SQUARE D

(ES-2) Recommended Repair:

Buss bars and components inside the main exterior panel had excess corrosion build up in places.

(ES-3) Recommended Repair:

The AFCI breakers or breakers with the blue test buttons are known to be problematic and had previous recalls. Having these replaced is recommended.

(ES-4) Recommended Repair:

A circuit breaker in the garage panel is a different brand or mismatched to the panel. Use of mismatched or non-approved breakers will void the warranty and may cause electrical issues in the panel. Non-compliant breakers need replacing.

Electrical Grounding

Ground Rod Conformation: Hidden or Buried

Branch Circuit Wiring

Wiring Type: NM-B ( Romex)

Single Strand Wiring Material : Copper

Attic Electric Wiring and Connections (Visible Only)

(ES-5) Recommended Repair:

Recessed lights added upstairs were not professionally installed. Wiring was not secured, missing grommets at fixtures, and one wire splice was found exposed.

Exterior Outlets, Fixtures and Wiring

(ES-6) Recommended Repair:

The front entry light fixture or trim was loose.

(ES-7) Recommended Repair:

The rear patio lights did not operate when tested, check bulbs first.

Interior Outlets and Fixtures

Ground Fault Receptacles (GFCI): GFCI Protection installed

(ES-8) Recommended Repair:

Cover was missing at the light fixture inside the stairwell closet.

(ES-9) Recommended Repair:

Outlet covers were not installed at some outlets, an upstairs bedroom and the laundry room.

Smoke and Carbon Monoxide Alarms

Detector Locations: Detectors Estimated 10 years +

(ES-10) Safety Improvement:

Detectors in the home were estimated over 10 years of age. The NFPA (National Fire Protection Association) recommended detectors are replaced every 10 years to ensure safe operation. Replacing all detectors in the home is recommended for safety reasons.

◾ Central Air/Heat System (1)

General Overview and Photos


Return Filter Location(s)

Filter Type: Disposable

Filter Location: At the air handler/furnace

Central Cooling Equipment

System Design: Split System (inside and outside equipment)

Cooling Equipment Type: Electric

Manufacturer: TRANE

Equipment Manufacture Date: 2014

Equipment Size: 3 Ton Unit

Cooling Refrigerant: R-410A

The thermal or picture image(s) showed the temperature reading at the supply vents. Temperatures splits between supply and return reached or exceeded 14 degrees, which is considered satisfactory.

Condensate Drainage

Condensate Drain Termination: Beside the A/C Condenser

Heating Equipment

Heat Source: Electric

Manufacturer: TRANE

Manufacture Date: 2014

Equipment Size: 5kw heat strip

Ducting and Distribution Systems

Duct Materials: Flexible duct, Fiberglass Insulated Duct Board

◾ Central Air/Heat System (2)

General Overview and Photos


Return Filter Location(s)

Filter Type: Disposable

Filter Location: Interior wall

Central Cooling Equipment

System Design: Split System (inside and outside equipment)

Cooling Equipment Type: Electric

Manufacturer: TRANE

Equipment Manufacture Date: 2014

Equipment Size: 3 Ton Unit

Cooling Refrigerant: R-410A

The thermal or picture image(s) showed the temperature reading at the supply vents. Temperatures splits between supply and return reached or exceeded 14 degrees, which is considered satisfactory.

Condensate Drainage

Condensate Drain Termination: Beside the A/C Condenser

Heating Equipment

Heat Source: Electric

Manufacturer: TRANE

Manufacture Date: 2014

Equipment Size: 5kw heat strip

Ducting and Distribution Systems

Duct Materials: Flexible duct, Fiberglass Insulated Duct Board

(CAS-3) Recommended Repair:

Visible condensation or sweating of ductwork was observed in both attic spaces, and may be a result of humidity issues.

An active moisture stain was found under ducting in the upstairs bathroom closet, and other ceiling stairs appeared to be caused by moisture or sweating.

Both attic spaces would require improvements or changes to effectively change the dew point issue being created.

Electrical Connections, Safety Features and Controls

(CAS-4) Recommended Repair:

The thermostat was difficult to operate, or the touch screen may need repairs/replacement.

◾ Central Air/Heat System (3)

General Overview and Photos


Return Filter Location(s)

Filter Type: Disposable

Filter Location: Hallway ceilings

Central Cooling Equipment

System Design: Split System (inside and outside equipment)

Cooling Equipment Type: Electric

Manufacturer: TRANE

Equipment Manufacture Date: 2014

Equipment Size: 3 Ton Unit

Cooling Refrigerant: R-410A

The thermal or picture image(s) showed the temperature reading at the supply vents. Temperatures splits between supply and return reached or exceeded 14 degrees, which is considered satisfactory.

Condensate Drainage

Condensate Drain Termination: Beside the A/C Condenser

Safety Features and Shut off's: Float Shut Off Switch

Heating Equipment

Heat Source: Electric

Manufacturer: TRANE

Manufacture Date: 2014

Equipment Size: 5kw heat strip

Ducting and Distribution Systems

Duct Materials: Flexible duct, Fiberglass Insulated Duct Board

(CAS-3) Recommended Repair:

Sharp bends or kinks were noted in the attic ducting, which can restrict airflow. Condensation issues were also observed, and described in further detail for unit 2

◾ Swimming Pools and Spas

Overview Photos


General Info and Limitations

(SPS2-2) Due Diligence:

Pool inspections are performed by visually inspecting above water items only. Evaluation of some aspects or equipment was not possible without review of a trade specialist. This includes:

  • Water testing
  • Leak testing
  • Performance of pump equipment
  • Control boxes or Timing Mechanisms
  • Performance check of Salt Chlorine Generators
  • Disassembly of Pool Filters
  • Worn or cracking plaster not easily visible

All noted items would be outside the scope of a basic pool evaluation, and therefore disclaimed.

Safety Features for Direct Pool Access

Safety Features Present: No Safety Features

(SPS2-3) Safety Improvement:

A baby gate, door alarms or self closing doors were not visible or present. One of these safety features is now required on newer construction to prevent death or injury of persons, mainly small children. 

Regardless of code requirements, we recommend retrofitting direct pool access for obvious reasons.

Screened Enclosure or Fence

Design: Full Screened Enclosure

(SPS2-4) Recommended Repair:

Fasteners were driven through the gable siding to secure the screened enclosure framing. Keeping fasteners sealed where the penetrate the stucco will prevent future leaks or issues.

(SPS2-5) Recommended Repair:

Metal fasteners used to secure the enclosure had corroded or were missing in places. Repair/re-install as needed.

A couple of holes or damage were also noted at lower screens.

Pool Structure, Surfaces and Entry

Design Structure: Concrete or Gunite

Surface Coating: Diamond Brite or Marcite Plaster

2 Points of Entry Present: Yes

Skimmers, Jets and Drains

(SPS2-6) Safety Improvement:

The pool and spa drain covers are either recalled or not safe for use with due to entrapment concerns.  Having the covers replaced with compliant ones is recommended.  You can review recall information at  www.cspc.gov

Filters, Plumbing and Valves

Filter Type: Cartridge

Water treatment Method: Chlorine

Pool Heater(s)

Water Heating : None Present

(SPS2-7) Recommended Repair:

The existing heater had been removed or abandoned. Wiring for the heater was exposed and needs capped/secured.

Bonding of Equipment and Components

(SPS2-8) Recommended Repair:

The bonding wire was not secured at the screened enclosure.

Electrical, Lights and Pumps

Safety Features: Pump Breaker had no GFCI Protection

(SPS2-9) Safety Improvement:

The pump breakers had no GFCI protection. While not required, retrofitting is advised.

(SPS2-10) Recommended Repair:

The electrical panel had some corrosion build up at the top flange and lower front cover.

◾ Lawn Sprinklers

LIMITATIONS

(LS-1) General Information:

Please Note!

The irrigation system is checked as a courtesy only, and is not intended to be a comprehensive evaluation. Basic components are operated, and obvious issues are noted.

We do not evaluate on coverage, performance, pipe sizing or functional design of these systems.

If a comprehensive evaluation is desired, we advise you to hire an irrigation professional.

SPRINKLER OPERATION

Water Source: Private Well

IRRIGATION PUMP

(LS-2) Recommended Repair:

Though functional, excess corrosion was noted at the irrigation pump.

ZONE CONTROL DEVICES

Control Valve Design: Manual Index Valve

Signed Contracts