Florida Standards of Practice: Click here to read the requirements of a a Florida home inspection. Please contact us if you have any questions.

All items in the report should be considered before close of escrow. All indications of needed repairs should be further evaluated by the appropriate professional, as multiple issues and repairs may be involved. If the report indicates notes of prior repairs, the seller and appropriate persons should be contacted to discuss their findings. We do not evaluate prior repairs. All and any estimates of life expectancy are only estimates and barring any unusual circumstances. Proper maintenance and monitoring of all systems is always necessary.

The inspector(s) are not required to inspect: Window and door screening, shutters, awnings, and similar seasonal or protective accessories and devices; Fences; Recreational facilities; Outbuildings (with the exception of garages and carports); Swimming pools, seawalls, break-walls, boat lifts and/or docks. The inspector(s) are not required to move furniture, appliances, lawn and garden equipment, tools, stored items, wall decorations, floor covering, clothing or any items that block the view and access to components or structures or drywells, Determine the integrity of the thermal window seals or damaged glass. The exterior was inspected and reported on, based on this standard.

The inspector(s) are not required to enter or traverse any under-floor crawl space or attic if, in the opinion of the inspector: An unsafe or unsanitary condition exists; An inadequate clearance exists to allow the inspector safe entry or traversing; The potential exists to cause damage to insulation, ductwork, other components or stored items. The inspector is not required to provide any engineering or architectural services or offer an opinion as to the adequacy of any structural system or component.

The inspector is not required to inspect: Components or systems that are not readily accessible; Antenna or other installed accessories; Interiors of flues or chimneys which are not readily accessible.  The inspector is not required to walk on the roof surface when, in the opinion of the inspector, the following conditions exist: Roof slope is excessive to safely walk on; There is no safe access to the roof; Climatic conditions render the roof unsafe to walk on; Condition of the roofing material or roof decking renders the roof unsafe to walk on; Walking on the roof may cause damage to the roof covering materials; and walking will place any liability or danger to anyone. The roof was inspected based on these standards. While the inspector(s) makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and dry conditions. Our inspection makes an attempt to find a leak, but sometimes it cannot. Please be aware that the inspector(s) has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified professionals be used in your further inspection, or repair issues, as it relates to the comments in this inspection report.

The inspector(s) are not required to enter or attic if, in the opinion of the inspector: An unsafe or unsanitary condition exists; An inadequate clearance exists to allow the inspector safe entry or traversing; The potential exists to cause damage to insulation, ductwork, other components or stored items. The inspector is not required to provide any engineering or architectural services or offer an opinion as to the adequacy of any structural system or component.

The inspector is not required to inspect: Interiors of flues or chimneys which are not readily accessible; Heat exchangers; Humidifiers or dehumidifiers; Electronic air filters, sanitizers, or UV lights; Solar space heating systems; Internal components such as coils and pans Humidistats; Automatic HVAC zoned systems, dampers, controls, that are not readily accessible; Removable window air conditioning systems. The inspector is not required to: Determine Air/heat supply adequacy or distribution balance; Operate A/C or heat pump systems when ambient temperatures pose the potential for damage to the air conditioning system; Determine cooling supply adequacy, distribution balance or indoor air quality; Operate the air conditioning system when ambient temperatures pose the potential for damage to the air conditioning system.

State SOP's do not require the inspector to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment. 

The inspector is not required to inspect: Wells or water storage related equipment; Water conditioning systems; Solar water heating systems; Fire sprinkler systems; Private waste disposal systems; Irrigation system(s). The inspector is not required to: Test shower pans, tub and shower surround for leakage; Operate safety valves or shut-off valves; Determine whether water supply and waste disposal systems are public or private; Determine the quantity or quality of the water supply, or if the function flow at the time of the inspection (or thereafter) will meet the client’s needs

The inspector is not required to inspect: Paint, wallpaper, window treatments, and other specialty finish treatments; Carpeting; Window treatments; Central vacuum systems; Recreational facilities; Fire screens and doors, if not permanently attached; Seals and gaskets on fireplaces; Automatic fuel feed devices; Mantles and fireplace surrounds; Combustion make-up air devices; Heat distribution assists whether gravity controlled or fan assisted in fireplaces. The inspector is not required to: Open or operate any windows, doors, and/or access covers that are permanently or temporarily secured by mechanical means, are painted shut, or are blocked by stored items or furniture; Ignite or extinguish fires; Light gas fireplaces or heaters, or other unlit pilot light devices; Determine draft characteristics for fireplaces and chimneys; Move fireplace inserts, stoves, or firebox contents; Disturb insulation; Activate any system or appliance that is shut down, disconnected, or otherwise rendered inoperable; Operate or evaluate any system, component or appliance that does not respond to normal user controls; Operate any gas appliance that requires the manual lighting of a pilot light or burner device; Operate any system, appliance or feature that requires the use of special codes, keys, combinations, or devices or where user manual reference is required.

FL Standards do not require inspectors to Activate any system or appliance that is shut down, disconnected, or otherwise rendered inoperable; (b) Operate or evaluate any system, component or appliance that does not respond to normal user controls; (c) Operate any gas appliance that requires the manual lighting of a pilot light or burner device; (d) Operate any system, appliance or feature that requires the use of special codes, keys, combinations, or devices or where user manual reference is required; (e) Operate any system, component, or appliance where in the opinion of the inspector, damage may occur; (f) Determine thermostat(s) calibration, adequacy of heating elements, operate or evaluate self cleaning cycles, door seals, indicator lights, timers, clocks or timed features, defrost cycles or frost free features, or other specialist features as it applies to the appliance device; (g) Determine leakage from microwaves ovens; (h) Determine the presence or operation of back draft damper devices in exhaust devices; (I) Move any appliance; (J) Confirm operation of every control or feature of a system or appliance.

Pools are fun, but children and adults can lose their life quickly. Over 4000 lives annually are lost with one-third under the age of 14. A child can drown in the time it takes to answer a phone. A swimming pool is 14 times more likely than a motor vehicle to be involved in the death of a child age 4 and under. An estimated 5,000 children ages 14 and under are hospitalized due to near-drownings each year; 15 percent die in the hospital and as many as 20 percent suffer severe, permanent brain damage. Of all preschoolers who drown, 70 percent are in the care of one or both parents at the time of the drowning and 75 percent are missing from sight for five minutes or less. Drowning surpasses all other causes of death to children age 14 and under in Arizona, California, Florida, Hawaii, Montana, Nevada, Oregon, Utah and Washington.

A pool alarm with a loud speaker system to sound outside as well as inside the home could save a life. Even if you do not have children you should be concerned. 35% of children that drowned did so in someone else's pool. For more info, do an Internet search on pool safety or visit this website: http://www.poolsafely.gov/

Sprinkler systems were inspected as a courtesy. The system was examined for general operation and function. We cannot determine if the coverage was complete or proper for your landscaping. We did check a representative number of zones, and of sprinkler heads. It is common and easy for sprinklers to be damaged even after an inspection.