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House2 Home Platinum Inspection

House 2 Home Inspection Services2 Pinecone Dr.Palm Coast, FL 32137LHI,LMA,CIAQ,CIT,CIA,CAM,CETI386-439-7432/904-438-3852

123 Platinum Way St. Augustine FL 32080

Table of Contents

Definitions 2

General Information 2

Platinum 90 Day Warranty 5

Platinum Recall Check 7

Weather & Temperature 8

Roof 9

Lots, Grounds & Exterior 15

AC Condenser 17

Outdoor Plumbing 19

Lanai (Pool) 20

Sprinkler System 23

Pool & Equipment 24

Air Handler 27

Garage 31

Water Heater 32

Electrical Panel 34

Attic 35

Structure 38

Laundry Room 40

Kitchen 41

Living Spaces 45

Bathroom 47

Bedrooms 51

Inspection Guarantee 53

Summary 55

House 2 Home Inspection Services08:48 December 16, 2013 Page 1 of 63

EXAMPLE PHI 2013.inspx

Palm-Tech Inspector, Copyright © 1998-2013, PDmB, Inc.

DefinitionsHouse 2 Home Inspections Because of the visual nature of this home inspection, it is not possible to inspect or report on conditions in areas that are inaccessible, obstructed or concealed from view. We can only address those areas that are readily accessible at the time of the inspection. The inspector is not required, and should not be expected , to move furnishings or other items during the inspection, dissemble equipment or open wall coverings. A home inspection is a "snapshot" of the home at the time of the inspection; it is designed to educate a buyer about the home,not to replace the obligation of a home seller to disclose known defects. A home inspection is not a guarantee or warranty of the condition of the home or property; neither is it a guarantee that conditions will change in the future. We strongly recommend that the buyer perform a thorough pre-closing walk-through inspection in order to confirm the condition of the house, systems and appliances therein, and to check areas that may have been obstructed from view at the time of the home inspection. We also recommend a thermal imaging of the home to uncover hidden issues a visual inspection may not uncover. House2Home has been trained to and strictly follows the recommendations of the International Association of Home Inspectors which state: "THE OBJECT OF AN INSPECTION IS TO PROVIDE WRITTEN COMMUNICATION DESCRIBING THE ISSUES DISCOVERED FROM VISUAL OBSERVATIONS MADE AND RESEARCHED BY THE INSPECTOR AND IN THE OPINION OF THE INSPECTOR ARE LIKELY TO BE OF INTEREST TO HIS/HER CLIENT, AND TO ENHANCE THE CLIENT'S INFORMATION AND KNOWLEDGE ABOUT THE PROPERTY TO IMPROVE DECISION-MAKING FOR BUYING,SELLING MAINTAINING OR IMPROVING THE PROPERTY. THE CLIENT SHOULD UNDERSTAND THAT THE INSPECTION REPORT IS, TO A LARGE DEGREE, THE SUBJECTIVE OPINION OF THE INSPECTOR BASED ON HIS/HER OBSERVATIONS AND RESEARCH WITHIN THE LIMITS OF ACCESS,TIME AND BUDGET AND WITHOUT DISMANTLING,PROBING MOVING, TESTING OR TROUBLESHOOTING, REPAIR AND WITHOUT DETAILED KNOWLEDGE OF THE PROPERTY, ITS COMPONENTS OR ITS SYSTEMS. THE INSPECTION IS FOR THE PERIOD OF TIME THAT IT WAS CONDUCTED AND SHOULD NOT BE INTERPRETAED THAT THE PROPERTY WILL CHANGE DUE TO EXTENUATING CIRCUMSTANCES." We can not be expected to predict the future.

Acceptable Functional with no obvious signs of defect. There is no level of functionality only the fact that the item inspected is performing or up to its intended design.

Cosmetic Items identified in this classification are items that are decorative or superficial. Interpretation of the rating as to the contract should be determined by others, not the inspector or inspection company.

Preventative Maintenance This describes areas that the inspector felt could use preventative maintenance to avoid a problem occurring or because it would be good practice to observe. This category is an opinion of the inspector based on his/her experience. In addition PM may actually help the function of the area or unit. Interpretation of the rating as to the contract should be determined by others, not the inspector or inspection company.

Repair or Replace Repair or Replace items require attention at this time. The item may be working just not its maximum efficiency therefore it may need repair or it has been compromised in its performance and needs replacing. Interpretation of the rating as to the contract should be determined by others, not the inspector or inspection company.

Deficient- Licensed Contractor Required The area or unit observed is not functioning to its designed capacity or simply not working at all.. Because of its nature a licensed contractor needs to evaluate and if needed carry out all repairs. Interpretation of the rating as to the contract should be determined by others, not the inspector or inspection company.

Not Observed Either the item in question was not working at the time of inspection or it was in a spot that was not accessible therefore, could not be observed or it could not be found. Interpretation of the rating as to the contract should be determined by others, not the inspector or inspection company.

General Information

PROPERTY INFORMATION

Property Address City State Zip Buyers Realtor Realtors Phone

CLIENT INFORMATION

Client name Client's Phone Client's E-Mail




General Information (Continued)INSPECTION COMPANY

Inspector Name Richard Van Dort Company Name House 2 Home Inspection Services Inspector: Brad Jaques Richard J. Van Dort Address 2 Pinecone Dr.

City Palm Coast State FL Zip 32137 Phone 386-439-7432 Fax 386-439-5764 Company Email: [email protected]

CONDITIONS

Inspection Date Others Present Property Occupied: No

Property Furnished: No See Note Below Estimated Age Start Time End Time Electric On? Yes Water On? Yes Soil Conditions: Dry Building Type: Single Family Home Below Grade: Slab

Type of Inspection: Platinum See Note Below WDO Requested? No Wind Mitigation Requested? No 4 Point Inspection requested? No

Mold (Visual only) Requested? We will visually look for signs of mold. However this visual inspection will not detect Condition 2 mold which is invisable to the nakled eye. (For more information visit our web site at www.inspectionsmold.com) No

Mold (Air or Tape Lift Test)) Requested? (Testing is sent to a lab and processed. A separate report will be provided usually 2 days after the inspection) No

Thermal Imaging Requested? No 90 day Inspection Coverage Requested? Yes Recall Check Requested? Yes Energy Inspection Requested? No




General Information (Continued)Note: If the room or area was furnished or cluttered during the time of the inspection, areas that are not visible behind or under furniture, moving boxes, storage areas and window coverings will not be inspected. It is the responsibility of the buyer to inspect these areas on the final walk through before closing when the obstructions have been removed.

Note: Platinum Inspection: You have chose Platinum Inspection. Please read the Platinum warranties so you fully understand its limitations and time frames. Validating Your Home Warranty: We will validated your home warranty at http://90daywarrantyvalidation.com within 15 days of your inspection with your name, the address of the property, and your inspectors name. Please go to www.internachi.org and check the section on residential standards to fully understand inspection protocols.

Note: (P) is an internal note and does not pertain to the report. All pictures are positioned below the text in the report.




Platinum 90 Day Warranty 90 Warranty

Mechanical Coverage Summary: Plumbing: Water lines, faucets, water heaters, drain lines, gas lines. Electrical: Main service panel, secondary service panel, and wiring. Appliances: Kitchen Appliances including and limited to oven, range, dishwasher, built-in microwave, trash compactor, and garbage disposal. Heating/Air (HVAC): Furnace, Air Conditioner, and Thermostats. Structural Coverage Summary: Poured Concrete & Block Wall Foundations. Floor joists, bottom & top plates, and wall members. Roof leak repair (does not include replacement of bad shingles), load bearing walls, attached garage doors. Coverage Terms This service contract covers only those items specifically listed and excludes all others. This contract does not cover consequential or secondary damages. This contract only covers those items that were confirmed to be in good working order at time of inspection and excludes all others, regardless of their condition at the time of inspection or if they were repaired. This contract does not cover water damage, cosmetic repairs, or items that are inaccessible without the removal of drywall, concrete, or any other permanently installed covering. This is not a maintenance contract. In order for an item to be covered, it must be maintained in accordance with the manufacturers standards or be maintained within reasonable standards where no such standards exist. This contract excludes all appliances, climate control systems, and fixtures over 10 years old. This contract does not cover plumbing stoppages, regardless of reason. This contract does not cover well or septic systems or any related components. RWS is not responsible for upgrading failed systems to meet current codes or local ordinances. This contract does not cover chimneys, fireplaces, or brick failures of any kind. This contract does not cover cracking or scaling concrete. Roof repair is for leaks only, to rolled, composition, or asphalt shingle roof only, and is limited to the repair of the leak only. This contract does not cover pest damage, including that caused by any and all wood destroying insects and pests. All mechanical coverage is limited to those items within the homes foundation, and limited to an aggregate maximum of $500.00. All structural coverage is limited to issues within the homes foundations and is limited to an aggregate maximum of $2000.00. RWS is not an insurer. Any damage caused by any peril is not covered by this contract, which includes but is not limited to; war, riot, civil commotion, earthquake, hurricane, any and all acts of god, or any other outside cause or neglect. All claims on this policy shall be made by the buyer of record only after they have taken possession of the home. All claims must be received within 90 days of the inspection or within 22 days of closing, whichever comes later. The coverage under this policy shall come after any and all other warranties in place. Validating Your Home Warranty: It is important that we have your information prior to any claims being made. Please be sure to validate your home warranty at http://90daywarrantyvalidation.com within 15 days of your inspection with your name, the address of the property, and your inspectors name. Claims Procedures Written Notification of claim must be received by RWS prior to the expiration of the policy (which is defined as noon, the 91st day after the inspection is completed). The following information must be contained in the claim: a. Your Name b. Your Inspectors Name c. Your Full Address d. A Phone Number Where You Can Be Reached e. A Brief description of the Claim




Platinum 90 Day Warranty (Continued)2. An itemized repair estimate must be submitted for every approved claim, including the breakdown of parts & labor, as well as a specific cause for the failure in writing from a licensed or properly certified repair person. RWS reserves the right to request up to two (2) additional estimates. The estimate must include contact information for the repairperson. 3. A copy of your home inspection must be submitted with the repair estimate, or at least those pages pertaining to the affected items. 4. Claims will be processed after we are in receipt of items 1,2, & 3. You will be contacted by a RWS representative within 72 hours of all items being submitted. Residential Warranty Services, Inc. P.O. Box 797 Carmel, IN 46082 800-544-8156 Fax 317-218-0315 [email protected] 90daywarranty.com




Platinum Recall Check REcall Check

Residential Warranty Services Inspector Group (RWS) will research and report to you directly, any and all potential manufacturer recall issues that have been reported to the US Federal Government including to the CPSC, inclusive of all reports as of the day of the inspection to January 1st, 1974. RWS is not responsible for inaccurately reported data, either from the field inspector or from the manufacturer, and furthermore shall only be held liable for any claims made by any party up to the cost of the report. The limit of liability shall extend to the field inspector as well. All reports will be submitted to the client within two business days of receipt of the appliance list.




Weather & Temperature

Weather & Temperature

Weather Cool Cold Fair Warm Hot Weather Sunny Cloudy Raining Humid Outside Temperature: 75-80 degrees 80-85 degrees 85-90 degrees 90+ degrees Humidity Outside: 40-50% RH 50-55% RH 55-60% RH 60%-80% 80+ % RH

Thermostat setting when entering: Auto Position Cooling on Heat on Unit was set in off position

Set point at beginning of inspection: 65-68 degrees 68-71 degrees 71-74 degrees 74-77 degrees 77-80 degrees

Temperature at beginning of inspection: 65-68 degrees 68-71 degrees 71-74 degrees 74-77 degrees 77-80 degrees

Number of zones for thermostat: One Two




Weather & Temperature (Continued)

Roof

The foregoing is an opinion of the general quality and condition of the roofing material only. It is not a guarantee on how the roof functions in a storm. WE CAN ONLY VISUALLY EVALUATE THE ROOF ATTHE TIME OF THE INSPECTION! THE INSPECTOR CAN NOT AND DOES NOT OFFER AN OPINION OR GUARANTEEE AS TO WHETHER THE ROOF LEAKS OR MAYBE SUBJECT TO LEAK IN THE FUTURE. IF THERE IS NO EVIDENCE OF A PREVIOUS LEAK DENOTED BY CRACKED TILES, MISSING OR CUPPED SHINGLES OR WORN SHINGLE MATERIAL, STAINED SHEATHING IN THE ATTIC OR STAINED CEILINGS IN THE HOUSE AT THE TIME OF THE INSPECTION IT IS IMPOSSIBLE TO DETERMINE THERE WOULD BE A PROBLEM WITH THE ROOF AT A LATER DATE. This report is issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is absolutely tight is to observe it during a prolonged rain fall. Many times this situation is not present during the inspection. We are unable to determine the condition of underlying materials. Any age determination of the roof by the Inspector is an educated guess and should not be used as a determining factor when attempting to confirm or refute a contractual age dispute.

Roof

Method of Inspection for Roof: Inspectors are trained on how to walk on all roof types. However there is no guarantee that the material could be damaged when walked on. On Roof Percentage Inspected: Fully inspected Roof Style (P): Gable Roof Material (P): Architectural Shingle Approximate Roof Age: Roof longevity is not within the scope of this report. The approximate age of the roof is: 2003

Acceptable Status of Roof: Appears to be original roof

Preventative Maintenance Gutters (P): Partially Installed Recommend installing to keep water away from the foundation. Lack of gutters have caused a land wash out. Standing water can be the harbinger for insects.




Roof (Continued)Preventative Maintenance Overall Roof (P): The inspector visually checks the roof. If there is a

second roof there is no way to tell visually if there are any problems with the first layer. If the inspector can walk on the roof he will only walk on a limited portion of the roof, therefore soft spots may not be noted. Walking on the entire roof is not part of this inspection because it will require more time that this inspection will allow. Therefore that is why we are recommending a license roofing contractor to perform this service. First course adhesive is secure Overall roof is In good condition Previous repairs are subject to leaks as the repair material normally wears out or cracks. Recommend tarring the exposed nail heads on the ridge cap.




Roof (Continued)Acceptable Roof encroachments: No issues noted

Acceptable Rof atria Cndtio Shnge rof)(P) Eniresufae i godcoditin

Acceptable Electrical Mast In good shape




Roof (Continued)Acceptable Wall flashing (P): Wall flashing is a common source of leaking. Regular

visual checks are important in the attic to catch future leaks. See diagram for proper flashing. Properly installed

Acceptable Valley's (P): We walk on all shingle valleys to determine sheathing integrity. We do not walk on tile or slate valleys as this is an that will break when walked on. Tile valleys can be a source of leaks. Only during a prolonged rain this can be found. In good condition

Repair or Replace House Venting (P): Ridge Vents Ridge cap nails need sealing

Preventative Maintenance Dryer Vent (P): Needs Cleaning




Roof (Continued)Acceptable Bathroom Fan Vent (P): Installed on roof

Acceptable Waste Stack: Properly installed




Roof (Continued)




Lots, Grounds & Exterior

Lots& Grounds: This inspection is not intended to address or include any geological conditions or site stability information. For information these conditions a geologist or soils engineer should be consulted. Any reference to grade is limited to only areas the exterior of the exposed areas of the foundation or exterior walls. This inspection is visual in nature and does not attempt to determine drainage performance of the sight or the condition of any underground piping including municipal water and sewer service piping or septic systems. Decks and porches are often built close to the ground where no viewing or access is possible. These areas as well as others are to low to enter or in some other manner not accessible are excluded from the inspection and are not addressed in the report. We routinely recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs.

Lots & Grounds-Exterior Surface

Acceptable Grading: Minor Slope Acceptable Drain: Culvert Preventative Maintenance Vegetation: Needs cutting back

Acceptable Driveway: Good condition Acceptable Sidewalks: Good condition

Exterior Surfaces: Areas hidden from view by finished walls or stored items can not be judged and are not part of the inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks are present along with bowing we routinely recommend further evaluation be made by a qualified structural engineer. Al exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage during the dry process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting or other floor coverings are installed the material and conditions of the flooring underneath can not be determined.

Lots & Grounds-Exterior Surface

Acceptable Entry Doors: In good condition

Acceptable Entry Way Ceiling: In good condition Acceptable Front Door Bell: Operating Acceptable Exterior Lighting: Inspectors do not carry light bulbs. Operational

Bulb most likely out. Can not test.

Acceptable Electric Outlets: All Tested




Lots, Grounds & Exterior (Continued)Acceptable Exterior Surface: Stucco-Hard Coat over block

Acceptable Insect Tubes: Installed, not tested

Cosmetic Trim, Fascia & Soffits: Needs pressure washing

Acceptable Window Exteriors: In good condition Acceptable Window Screens: Installed




Lots, Grounds & Exterior (Continued)

AC Condenser

Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or even distribution of air throughout the building can not be addressed by visual inspection. Electronic air cleaners and the humidifiers are beyond the scope of this inspection. The inspector does not perform pressure tests on coolant systems therefore no representation is made regarding coolant charge or line integrity. This inspection is to determine whether the unit works or not. It is not a service diagnostic as to why it does not work. Any opinion by the inspector should be confirmed by a licensed HVAC contractor.

Facing House: On left AC Condenser

Area Served: Entire Home Approximate Age: 2002

Acceptable Unit is (P): Operational

A Heat Pump Condenser is a mechanical system that uses a vapor compression refrigeration cycle to both cool and heat a house, a heat pump can be thought of as a reverse cycle air conditioner. These systems, in the cooling mode, move heat from the indoors to the outdoors. In the winter the heat pump extracts heat from the outside and delivers it indoors. Most heat pumps have a supplemental heat ( usually heat element strips) that kick in at approximately 45 degrees outside ambient temperature. Depending on the outside temperature we will only operate the heat pump in one mode. If it falls below 65 degrees F the unit will be tested in the heating mode. If above 65 degrees the unit will be run in the cooling mode. Generally satisfactory performance in one mode is an indication of expected satisfactory performance in the other mode. Operating the heat pump outside these parameters may cause damage to the compressor.

Acceptable Manufacturer Carrier Acceptable Model & Serial # (P)

Acceptable Thermostat Operation: Turned on unit Acceptable Exterior Housing: Good condition

Acceptable Fan: Balanced

Not Observed FPL Control Panel: The FPL panel if installed is an option for the homeowner. The panel enable FPL to shut down the usage of the unit if there is a power outage or shortage Not Installed




AC Condenser (Continued)Acceptable Electric Disconnect: Checked

Acceptable Visible Coil: Good condition

Acceptable Coalescing filter (P): Coalescer cartridges are used primarily to coalesce emulsified water and remove particles from hydrocarbon fluids. If not found outside many are install on the air handler inside. Observed & in good condition

Acceptable Drain: In place Preventative Maintenance Refrigerant Lines (P): Cracking Missing in spots

Acceptable Means of Access: Access is good Acceptable Service Pads: Level




AC Condenser (Continued)

Outdoor Plumbing

Water quality or hazardous materials (lead) testing is available from local testing labs. House2Home can provide this service if so requested. All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping can not be detected by a visual inspection. Deep water wells need to be inspected by a well specialist.

Outdoor Plumbing

Acceptable Water Supply: City Acceptable Main Water Shutoff (P): In front yard

Acceptable Meter: One meter for main water Acceptable Hose Bibs/PSI (P): 50-75 psi- Normal

Acceptable Main Drain Line Cap: Installed

Acceptable House Shut Off (P): In garage




Outdoor Plumbing (Continued)

Lanai (Pool)

The ceiling condition of the lanai or porch is based on the weather condition of the day and it is visual. If no visible stains are present or if the ceiling is a metal panel and it is not raining it will be impossible to tell if the ceiling leaks.

Lanai- (Pool)

Acceptable Enclosure: Pool Enclosure Enclosure not grounded

Preventative Maintenance Screen Cage: In good condition Bottom plates need to be secured in areas.

Acceptable Screen Cage Ground (P): (Required with pool) Installed

Repair or Replace Screening: Rip in one spot.

Repair or Replace Cage Super Gutter: Needs cleaning The gutter is plugged.

Acceptable Cables: Tight Acceptable Screen Door: Closing properly Cosmetic Deck Material: Normal settlement cracks Needs cleaning.




Lanai (Pool) (Continued)Deck Material: (continued)

Acceptable Deck Drainage: (Deck is not tested with water to see actual drainage. This is a visual opinion only and does not represent actual conditions if a heavy rain occurs.) Drains away from pool Drains away from house Deco-drain installed

Acceptable Lanai Walls: In good shape Acceptable Hose Bibs/PSI Acceptable Lanai Ceiling: In good shape Acceptable Ceiling Fan: Installed

Acceptable Exterior Door from house: Opens & Locks Properly Acceptable Exterior Lighting: Inspectors do not carry light bulbs.

Operational

Repair or Replace Electric Outlets: Missing waterproof cover

Acceptable Child fence holes drilled: Yes

Acceptable Child Fence or Alarms: On site Note: Florida requires a door alarm system or a gate around the pool since 2006




Lanai (Pool) (Continued)




Sprinkler System

Sprinkler System

Sprinkler systems are checked for operation. The inspection does evaluate the the design of the system for coverage. This needs to be done by a licensed sprinkler company. In addition since the inspector does not know the design therefore it will be impossible to know whether some heads are buried or broken. For a full diagnostic contact a licensed sprinkler company. WE DO NOT CHECK EVERY HEAD, ONLY IF THE ZONE IS FUNCTIONING OR NOT.

Acceptable Sprinkler Water Source: Well Acceptable Sprinkler Controls (P): Controller operates

Acceptable Pump (only on well systems) (P): Installed

Acceptable Rain Sensor (P): Installed

Acceptable Vacuum Breaker (P): Installed

Acceptable Sprinkler Valves Rotary valve

Acceptable Zone 1 (P): Functional




Sprinkler System (Continued)Acceptable Zone 2 (P): Functional

Preventative Maintenance Zone 3 (P): Functional Heads need adjusting Appears it was hitting the home.

Acceptable Zone 4 (P): Functional

Pool & Equipment

Pool & Equipment

The pool inspection includes inspecting the working mechanisms of the pool. It does not include the chemistry of the pool. The pool may drastically change by the time of closing so inspect the pool prior to your closing day. In addition if a heater is installed the inspection includes whether it was functioning not the maximum output of the heat because of time constraints of the inspection. If this is a concern have your agent turn the pool heater on a day before your walk through to check on final heat output.

Acceptable Pool Type (P): In ground

Acceptable Current Status: Operational Preventative Maintenance Water Level (P): Level is high Acceptable Water Condition-Visual (P): Clear




Pool & Equipment (Continued)Repair or Replace Pool Chemistry (P): Chorine Tower, not tested Active leak.

Acceptable Pool Surface (P): Gunite Acceptable Coping: Concrete Acceptable Skimmer (P): Strainer Basket

Preventative Maintenance Pool Jets: All operating The pressure at the jets seems to be lower than normal.

Acceptable Pool Light (P): Operational

Acceptable Handrail: Installed Sturdy

Pool & Equipment

Acceptable Controls (P): Operating to specifications

Not Observed Inside/Remote Controls (P):

Preventative Maintenance Pump Motor (P): Operating to specifications Air noticed in the pump.

Not Observed Self Cleaning Robot (P): Not installed




Pool & Equipment (Continued)Acceptable Filter (P): Cartridge

Acceptable Gauges-PSI (P): Operating Less then 20 psi Proper Pressure: The proper pressure will vary from pool system to system, from DE versus cartridge. The proper way to determine the right pressure is to clean or replace the filter and mark the gauge at clean. It should not exceed that psi by 5 psi. Once it does clean or service.

Acceptable Valves (P): Manual

Acceptable Pool Heat: Operated by electric

Acceptable Heater Exterior Condition (P): Exterior in good shape

Acceptable Heater Read Out (P): Operating Unit did turn on.

Acceptable Heater Operation (P) (Inspectors note-take picture of system in off position when finished) All heater controls were shut off at the: Operating




Air Handler

The inspector is not equipped to inspect furnace heat exchangers, if the system is a gas system, for evidence of cracks or holes as this can only be done by dismantling the unit. This is beyond the scope of this inspection. Some air handlers are designed in a way that inspection is almost impossible. The inspector can not light pilot lights. Safety devices are not tested by the inspector. NOTE: Asbestos materials have been commonly used in heating systems. Determining the presence of asbestos can ONLY be performed by laboratory testing and is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgement of system capacity is not a part of the inspection. Normal service and maintenance is recommended on a yearly basis. Determining the condition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which is sometimes costly to remedy.

Garage Air Handler

Air Handler Note:

Acceptable Manufacturer (P): Carrier Acceptable Model & Serial Number (P):

Acceptable Air Handler Type: Heat Pump




Air Handler (Continued)Acceptable Area Served: Entire Home Acceptable Unit Operation: Operating to Specification

Acceptable Last Serviced: Within one year

Acceptable Thermostat (P): Starts Unit

Acceptable Thermostat Test Set Point (P): 65 degrees Not Observed Seer: Seasonal Energy Efficiency Ratio (SEER): This is a measure of

equipment energy efficiency over the cooling season. It represents the total cooling of a central air conditioner or heat pump (in Btu) during the normal cooling season as compared to the total electric energy input (in watt-hours) consumed during the same period. Unknown

Acceptable Age of Unit: 2002

Acceptable Accessibility:

Acceptable AC Supply Duct Temperature (P): The supply temperatures in the AC mode should range from mid 40's to high 50's depending on outside temperature. Also the swing between the supply temperature and the return temperature should be in the range of 18-20 degrees of differential. Acceptable range (N) (P)

Not Observed Heat Supply Duct Temperature (P): Normal acceptable heat ranges should be in the high 90's to 140 degrees when both the heat pump and the heat coils are on. Heat output is less if the unit is a straight cool unit as opposed to a heat pump. Not check due to outside temperature

Acceptable Pictures of Supplies throughout house: Supply Temperatures are all within range




Air Handler (Continued)Pictures of Supplies throughout house: (continued)

Acceptable Return Duct (P) (See air supply duct): Acceptable range (N) (P)

Acceptable Pictures of return registers throughout house: Return Temperatures are all within range

Preventative Maintenance Blower Inspection (P): Needs cleaning Balanced

Acceptable Coil (P): Rusting at copper loops Rusting can cause pin holes in the copper which in return can cause leaking. Small leaks can drain out your gas making the temperature lower.

Preventative Maintenance Cabin Condition (P): Surface mold present Needs cleaning

Acceptable Return Plenum: (P): In good shape Acceptable Condensate line has trap (PVC lines should be

cleaned out with 50% water and 50% bleach or use vinegar several times a year) Yes

Not Observed Float Switch (P): Float switches are required after 2006. They provide a safety shut down in case the PVC Condensate line clogs. Float switches are always recommended if the air handler is inside or in the attic. If the AH is in the attic as second float switch installed in the catch pan is also a sound idea.




Air Handler (Continued)Not Installed

Repair or Replace Filter: Missing

Not Observed Heat Strips: Heat strips generally are activated when the outside air drops below 40 degrees. They provide a secondary back up heat to the heat pump when heat can not be extracted from the outside air. The EM on the thermostat generally means the heat strips or emergency heat mode is in effect. The output on the heat strips depend on the wattage and the number installed. Not Tested due to heat

Acceptable Refrigerant Lines: Insulated,good condition Acceptable Distribution: Insulated duct board Acceptable FPL Control Panel (P): If an FPL panel has been installed FPL has the right

to temporarily discontinue service if there is a brown or black out in the area. They will provide a disconnect on your bill for this service. Installed Appears that it is connected with water heater.




Garage

Notice: Determining the heat resistance rating of fire walls is beyond the scope of this inspection. Flammable materials should not be installed within closed garage areas. Garage door automatic reverse function and balance should be tested regularly to insure safe use. CAUTION: Adjustment of replacement of overhead door springs should only be performed by a qualified contractor. Door springs are extreme pressure and can cause severe injury or death if adjusted by unqualified persons. Note: If the room or area was furnished or cluttered during the time of the inspection, areas that are not visible behind or under furniture, moving boxes, storage areas and window coverings will not be inspected. It is the responsibility of the buyer to inspect these areas on the final walk through before closing when the obstructions have been removed.

Garage

Room Condition: Acceptable

Structure: Attached Car Spaces: Two (2) Car Acceptable Garage door construction:

Aluminum w/ hurricane supports

Acceptable Door to living space: Fire Rated Acceptable Electrical Outlets: 110 VAC GFCI Acceptable Garage Door Operation: Mechanized Acceptable Garage door support brackets (P): Properly lagged to wood Acceptable Garage Door Spring/Roller Condition (P): Good Condition Acceptable Door Sensors: Operating Acceptable Reversing Mechanism: Operating Acceptable Ceiling: Good condition Cosmetic Walls: Settlement cracks

Acceptable Window: Acceptable Floor Good condition




Water Heater

The temperature pressure relief valve (TPRV) , at the upper portion of the water heater is a required safety valve which should be connected to a drain line of proper size terminating above the floor evaluation. This inspection does not test the TPR valve. The steam caused by blow-off can cause scalding. Improper installation should be corrected.

Note: Proper water temperatures should be no greater than 125 degree F. Temperatures that exceed this level can cause burns to the skin etc. Garage Water Heater

Acceptable Water Heater Operation: Operating to Standards

Acceptable Type (P): Electric Acceptable Age: 2003 Acceptable Area Served: Entire Home Acceptable Capacity: 50-55 gallons

Acceptable Plumbing Type: Copper Not Observed Shut Off Switch: Not Installed Acceptable Water Condition from the tank: Normal water temperatures are 115-125

degrees. Any temperatures that exceed 125 degrees should be turned down at the water heater to avoid scalding. Good condition

Acceptable FPL Control Panel: The FPL panel if installed is an option for the homeowner. The panel enable FPL to shut down the usage of the unit if there is a power outage or shortage Installed

Acceptable TPRV Valve: The temperature pressure relief (TPR) valve is a safety device that is designed to: prevent the water in the tank from exceeding 212 F, and prevent the water pressure in the tank from exceeding 150 pounds/square inch (psi). The valve should be tested once a year. Note: WHEN TESTED AT THE INSPECTION WATER WIL BE EXPELLED EITHER TO THE PAN, FLOOR OR EXTERIOR OF THE HOME. UNLESS NOTED ON THE REPORT DO NOT INTERPRET THAT THE TANK WAS LEAKING. Installed Not tested

Acceptable Drain Tube: Installed A discharge tube is a tube or pipe that is attached to the TPR valve that directs the superheated water down to the floor and away from anyone in the discharge area to prevent scalding or burning. The pipe itself must be made of a material that is rated for both high temperature and pressure, which includes most rigid wall copper or iron. Also, the size of the pipe must match the opening size of the TPR valve discharge (usually inch). The drain/drip tube must extend to within 6" to 12" of a flush type floor drain.

Acceptable Tank Condition: In good condition




Water Heater (Continued)Acceptable Expansion Tank: Installed When water is heated in

a closed system it expands. Water is not compressible, therefore, the additional water volume created has to go someplace. When an expansion tank is installed the excess water enters the pre-pressurized tank. The temperature and pressure reaches its maximum, the diaphragm flexes against an air cushion (air is compressible) to allow for increased water expansion. When the system is opened again or the water cools, the water leaves the tank and returns to the system.

Acceptable Incoming Water Valve: Installed

Acceptable Electrical Connection to Tank: Installed Properly

How does an electric hot water heater work?




Electrical Panel

Electrical Panel Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to the house should be turned off prior to beginning any repairs. Inoperative light fixtures often have dead bulbs installed. Light bulbs are not changed during an inspection. Smoke alarms and carbon monoxide detectors should be installed with 15 ft. of all bedrooms if a gas furnace is present.

Acceptable Main Panel (P): Inside

Acceptable Inside panel condition (P): Good Condition Inside Panel Size (P): Adequate size for the home Panel have 36 " in front for service? Yes Yes Is the panel bonded? Acceptable Yes

Acceptable Main breaker size (P): 200 amps

Acceptable Type: Breaker Acceptable Breaker condition: Not overheated

Acceptable Are the main lines coming into the panel tight? (P): The lines are secure Acceptable Wiring Condition (P): Good condition Acceptable Buss Bar Condition: Good condition Acceptable Conductor Type: Romex Acceptable Does the incoming Aluminum feed have

anti-oxidant past? Yes

Acceptable Do any of the wires have melted insulation? No Acceptable Are there any double tapped breakers? No Acceptable Are their any broken or damaged parts? No Acceptable Are there any grounding issues? No Acceptable Are there any missing knockouts? No




Electrical Panel (Continued)Acceptable Surge Protector (P): A surge protector (or surge

suppressor) is an appliance designed to protect electrical devices from voltage spikes. A surge protector attempts to limit the voltage supplied to an electric device by either blocking or by shorting to ground any unwanted voltages above a safe threshold. Installed

Acceptable GFCI (P): Ground Fault Circuit Interrupter outlets and circuit breakers are designed to protect you from shock when using an electric appliance in damp location or near a source of water. The dwelling may have GFCI devices in some of these locations or may have no GFCI's at all due to the age of the home. Although not required upgrading by installing these rather inexpensive devices in areas such as bathrooms, kitchens,lanai's is a good idea. GFCI's can be gang connected so even though it appears only one outlet is protected other outlets may control others. Installed in house & Garage

Acceptable AFCI (P): Arc Fault Circuit Interrupters were designed to prevent fires. They are normally for bedrooms. There should be pigtail wired to the neutral bar with normal hot and neutral wires. Tested

Attic

Attic

Attic Space: This inspection does not include inspecting areas that can not be entered into due to obstructions. Most inspections will call out the % of the attic that was not inspected for those reasons. This inspections also does not inspect under the insulation, the eaves and under HVAC ducts. This inspection also does not inspect for any rodents, insects or other living animals unless specified to do so. Note: If the ATTIC is cluttered during the time of the inspection, areas that are not visible behind or under furniture, moving boxes, storage areas and window coverings will not be inspected. It is the responsibility of the buyer to inspect these areas on the final walk through before closing when the obstructions have been removed.

Attics will be inspected whenever there is an opening through the truss webbing (passageways) with dimensions of at least 48 in height and 22 in width (See Fig 1). Inspections of truss tails and soffit areas should be included to the extent they are accessible under the conditions existing in the interior attic space at the time of the inspection. Areas of the attic space may be considered inaccessible for inspection purposes if traversal of the interior attic space is obstructed by insulation which conceals the ceiling joists and no other means of traversal exists. Areas to be inspected that are concealed or blocked by insulation, HVAC equipment, electrical or other utility lines, stored items, pipe and chimney chases are considered inaccessible.




Attic (Continued)Fig 1. Cross section of attic space.

Not Observed Unable to inspect due to access 30% of attic was not inspected. The Inspector is not required to enter or traverse the attics. It his sole determination whether to enter limited access areas. Traversing in non accessible areas can cause potential damage to the attic materials or the ceiling below. It is not the inspectors responsibility to move insulation or determine the presence of stinging inspects, dead or live animals etc. The percentage not inspected was due to lack of a safe or reasonable access.

Not Observed Area in attic not inspected (P-area not inspected): Over right of home

Picture of area not able to enter: Not Observed

Acceptable Access Door: Pulled down stairs Acceptable Method of attic inspection: In attic

Acceptable Moisture Penetration: No moisture observed in the area inspected. In the area noted by % "not inspected"we could not not visually see if moisture was present or not.

Acceptable Roof Framing: Engineered trusses




Attic (Continued)Acceptable Sheathing: Plywood

Acceptable Insulation Depth: 8-10" Batten Acceptable Dryer Vent (if in attic) Installed Properly

Not Observed Sheathing Heat Barrier: Not installed Acceptable Wiring/Lighting: 110 volt light switch Acceptable Distribution: Insulflex Duct

Acceptable Ventilation (Proper ventilation is shown in diagram): Ridge and soffit vent

Acceptable Bathroom Fan: Note: Fans are turned on when inspecting the roof or outside of the home to try and identify their location. This however is no guarantee the termination point will be found. Ducted through roof




Attic (Continued)

Structure

Structure Our inspectors are not licensed professional engineers or architects. This inspection is not to be used as such. We do not calculate structural loads or span calculations. Our evaluations are based solely on external visual information. We always suggest if the problem is beyond a normal settlement issue that you hire a PE or Architect.

Acceptable Foundation Type (See diagram for proper installation) Slab

Preventative Maintenance Structure Type (See diagram for proper installation): Block: Block Condition: Stucco cracking has been noted on the surface of the home. Although stucco cracks are not a structural crack they can allow water to penetrate into the surface and eventually into the inside of the home. To prevent this we recommend to seal with elastomeric caulk and elastomeric paint.

Acceptable Roof Framing Type (P): Engineered Trusses Acceptable Joist Hold Down Method (P): Single wrap

Acceptable Differential Movement: No movement noted.




Structure (Continued)




Laundry Room

Laundry Room/Area

The washer/dryer are inspected without loads in them. The inspections are limited to the cycling of the units and the leaking of the units. It is not the intent of this inspection to verify whether the appliances will properly perform the functions when utilized under load.

Acceptable Ceiling: Good condition Acceptable Walls: Good condition Acceptable Floors: In good condition Acceptable Doors: Acceptable Electric Outlets: All Tested

Acceptable Sink: Drained well

Acceptable Plumbing and Traps: No leaks Properly installed

Acceptable Dryer: To stay with the home

Acceptable Model-Serial Number:

Acceptable Dryer Electrical: Electrical is functioning Acceptable Dryer Vent: Vented through roof

Acceptable Washer: To stay with the home Ran through cycle




Laundry Room (Continued)Acceptable Model-Serial Number:

Acceptable Washer Electric Operational Acceptable Washer Valves: Valves are functional

Kitchen

Kitchen All appliances are inspected without loads in them. The inspections are limited to the cycling of the units and the leaking of the units. Inspections of ovens and stoves are tested with an infrared temperature gun and temperatures are noted in the report. It is not the intent of this inspection to verify whether the appliances will properly perform the functions when utilized under load.

Room Condition: Not Furnished Acceptable Ceiling: Good condition Acceptable Supply Temperature: Temperature is good Acceptable Supply/Duct Condition: Grill is clean Duct is clean Acceptable Walls: Good condition

Acceptable Closet: Closet checked Acceptable Floors: In good condition Acceptable Window:

Acceptable Cabinet: Cabinets secure to wall Doors hung properly Drawers operate

Acceptable Counter Tops: In good condition

Electrical

Acceptable Counter Electrical: 110 Volts-GFCI




Kitchen (Continued)Acceptable Room Lights (P) (Inspectors do not carry light bulbs) Operational

Plumbing

Acceptable Sink (P): Drained well

Repair or Replace Faucets: Leaks Good pressure

Acceptable Water Temperature (P): Water temperature should not exceed 125 degrees. since Hot water heater section. Water Temperature within proper range 105+ degrees

Acceptable Garbage Disposal: Operational

Acceptable Plumbing and Traps (P): No leaks Properly installed




Kitchen (Continued)Acceptable Venting System:

Properly installed

Appliances

Acceptable Dishwasher: Ran through full cycle


Acceptable Microwave: Ran through full cycle


Preventative Maintenance Ventilator: Light Operable All speeds operable Some exhaust escaping into the cabinet




Kitchen (Continued)Acceptable Stove Top (P): Electric

Repair or Replace Oven-Range (P): Reached set point at 350 Door is not closing completely and the light is staying on.

Preventative Maintenance Oven-Range Anti-Tip Bracket: Without properly installed anti-tip hardware provided by the manufacturer, a free-standing or slide-in kitchen range can tip forward accidentally if the oven door is used as a step stool or makeshift seat. Unattended children and the elderly are most likely to be involved in these accidents. Not Installed


Acceptable Refrigerator (P): (Ice not tested) Temperatures tested Water line tested





Kitchen (Continued)

Living Spaces

Living Room Living Space The CONDTIONS OF WALLS BEHIND WALL COVERINGS,SHEET ROCK,PANELING,FURNITURE AND FURNISHINGS ARE NOT INSPECTED AND NOT WITHIN THE SCOPE OF A HOME INSPECTION. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture or appliances. The condition of floors under the floor coverings, wall to wall rugs, throw rugs is not inspected, Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. THE INSPECTOR IS NOT REQUIRED AND WILL NOT MOVE FURNITURE OR FURNISHINGS. Note: If the room or area was furnished or cluttered during the time of the inspection, areas that are not visible behind or under furniture, moving boxes, storage areas and window coverings will not be inspected. It is the responsibility of the buyer to inspect these areas on the final walk through before closing when the obstructions have been removed.

Acceptable Room Condition (P): Not Furnished

Acceptable Closet: In good condition Acceptable Ceiling: Good condition Acceptable Supply Temperature: Temperature is good Acceptable Supply/Duct Condition: Grill is clean Duct is clean Not Observed Ceiling Fan: Not Installed Acceptable Walls: Good condition Acceptable Floors: Acceptable Light switches: We test only light switches that have an appliance

associated with their operation. Any light switch that has an empty plug is not tested for. Some work, others not identified Acceptable Light Fixtures: (Inspectors do not carry light bulbs) All work

Acceptable Electric Outlets: All Tested Acceptable Window: All tested

Smoke Detector: Installed, not tested Dining Room Living Space





Living Spaces (Continued)Acceptable Ceiling: Good condition Acceptable Supply Temperature: Temperature is good Acceptable Supply/Duct Condition: Grill is clean Duct is clean Acceptable Walls: Good condition Acceptable Floors: In good condition Acceptable Light switches: We test only light switches that have an appliance

associated with their operation. Any light switch that has an empty plug is not tested for. All work that could be tested Acceptable Light Fixtures: (Inspectors do not carry light bulbs)

All work

Acceptable Electric Outlets: All Tested Acceptable Window: All tested

Smoke Detector: Not installed Family Room Living Space


Acceptable Ceiling: Good condition Acceptable Supply Temperature: Temperature is good Acceptable Supply/Duct Condition: Grill is clean Duct is clean Acceptable Ceiling Fan: Installed

Acceptable Walls: Good condition Acceptable Floors: In good condition Acceptable Light switches: We test only light switches that have an appliance

associated with their operation. Any light switch that has an empty plug is not tested for. All work that could be tested Acceptable Light Fixtures: (Inspectors do not carry light bulbs) All work Acceptable Electric Outlets: All Tested Acceptable Window: All tested

Smoke Detector: Not installed




Bathroom

Master Bathroom Bathroom Shower pans are visually checked for leakage, but leaks often do not show except when the shower is in actual use. Determining whether shower pans, tubs/shower surrounds, are water tight is beyond the scope of this inspection. It is very important to maintain all grouting and caulking in the bathroom areas. Very minor imperfections can allow water to get into the wall or floor areas and cause damage. Bathroom fans are inspected for operation not for termination points. Note: AS LONG AS WE HAVE PERMISSION FROM THE HOMEOWNER WE WILL RUN THE SHOWERS FOR AT LEAST 20 MINUTES TO SIMULATE A NORMAL SHOWER AND THEREFORE IDENTIFY ANY POTENTIAL WATER LEAKS.

Bathroom was ran for 20 minutes to check for leaks: Yes it was run

Cosmetic Ceiling: Seam crack.

Acceptable Supply Temperature: Temperature is good Acceptable Supply/Duct Condition: Grill is clean Duct is clean Acceptable Interior Doors: Shut & lock properly Acceptable Walls: Good condition Cosmetic Floors: Cracked tiles

Acceptable Window: Acceptable Counter Tops: In good condition

Acceptable Cabinet: Cabinets secure to wall Doors hung properly Drawers operate Acceptable Light switches: All work Acceptable Room Lights: Operational Acceptable Counter Electrical: 110 Volts-GFCI Acceptable Sink (P): Drained well




Bathroom (Continued)Acceptable Water Temperature (P): Water temperature should not exceed 125 degrees.

since Hot water heater section. Water Temperature within proper range 100-105 degrees

Repair or Replace Faucets: Leaks

Acceptable Plumbing and Traps (P):

Acceptable Toilets: Flushed properly Secure to the floor Did not leak Cosmetic Shower Surround (P): Ran cold water for 20 minutes

Drained Well, good pressure & temperature grout cracking.

Acceptable Special Tub: Drained Well, good pressure & temperature

Acceptable Special Tub Pump Access (P) On Tub

Acceptable Ventilation Fan: Installed and operating

Hallway Bathroom Bathroom




Bathroom (Continued)Bathroom was ran for 20 minutes to check for leaks: Yes it was run

Acceptable Ceiling: Good condition Acceptable Supply Temperature: Temperature is good Acceptable Supply/Duct Condition: Grill is clean Duct is clean Acceptable Interior Doors: Shut & lock properly Cosmetic Walls: Wallpaper loose in areas.

Acceptable Floors: In good condition Acceptable Window: All tested Acceptable Counter Tops: In good condition Acceptable Cabinet: Cabinets secure to wall

Doors hung properly Drawers operate

Acceptable Light switches: All work Acceptable Room Lights: Operational Acceptable Counter Electrical: 110 Volts-GFCI Repair or Replace Sink (P): Drained well Stopper not operating

Acceptable Water Temperature (P): Water temperature should not exceed 125 degrees. since Hot water heater section. Water Temperature within proper range 105+ degrees

Acceptable Faucets: Does not leak, good pressure Acceptable Plumbing and Traps (P): No leaks

Properly installed

Acceptable Toilets: Flushed properly Secure to the floor Did not leak




Bathroom (Continued)Preventative Maintenance Tub-Shower Combo (P): Ran cold water for 20 minutes

Drained Slowly

Acceptable Ventilation Fan: Installed and operating




Bedrooms

Master Bedroom Bedrooms

The CONDTIONS OF WALLS BEHIND WALL COVERINGS,SHEET ROCK,PANELING,FURNITURE AND FURNISHINGS ARE NOT INSPECTED AND NOT WITHIN THE SCOPE OF A HOME INSPECTION. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture or appliances. The condition of floors under the floor coverings, wall to wall rugs, throw rugs is not inspected, Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. THE INSPECTOR IS NOT REQUIRED AND WILL NOT MOVE FURNITURE OR FURNISHINGS. Note: If the room or area was furnished or cluttered during the time of the inspection, areas that are not visible behind or under furniture, moving boxes, storage areas and window coverings will not be inspected. It is the responsibility of the buyer to inspect these areas on the final walk through before closing when the obstructions have been removed.


Acceptable Closet: In good condition Acceptable Supply/Return: Ducted Return

Acceptable Supply/Duct Condition: Grill is clean Duct is clean Acceptable Supply Temperature: Temperature is good Acceptable Ceiling: Good condition Acceptable Ceiling Fan: Installed

Acceptable Interior Doors: Shut & lock properly Acceptable Exterior Door: French Door Shut & lock properly .

Acceptable Walls: Good condition Acceptable Window: All tested Acceptable Floors: In good condition




Bedrooms (Continued)Acceptable Light switches: We test only light switches that have an appliance

associated with their operation. Any light switch that has an empty plug is not tested for. All work that could be tested Acceptable Electric Outlets: All Tested

Smoke Detector: Smoke Detectors are not tested due to pushing the button only tells whether or not the battery is good or not. Smoke tests are the only way to accurately test and that is not in the scope of this inspection. Installed, not tested Bedroom 2 Bedrooms



Acceptable Supply/Duct Condition: Grill is clean Duct is clean Acceptable Supply Temperature: Temperature is good Acceptable Ceiling: Good condition Acceptable Ceiling Fan: Installed

Acceptable Interior Doors: Shut & lock properly Acceptable Walls: Good condition Acceptable Window: All tested Acceptable Floors: In good condition Acceptable Light switches: We test only light switches that have an appliance

associated with their operation. Any light switch that has an empty plug is not tested for. All work that could be tested Acceptable Electric Outlets: All Tested

Smoke Detector: Smoke Detectors are not tested due to pushing the button only tells whether or not the battery is good or not. Smoke tests are the only way to accurately test and that is not in the scope of this inspection. Installed, not tested Bedroom 3 Bedrooms




Bedrooms (Continued)Acceptable Room Condition (P): Not Furnished


Acceptable Supply/Duct Condition: Grill is clean Duct is clean Acceptable Supply Temperature: Temperature is good Acceptable Ceiling: Good condition Repair or Replace Ceiling Fan: Installed Light is not working, chain

is broken off switch.

Acceptable Interior Doors: Shut & lock properly Acceptable Walls: Good condition Acceptable Window: All tested Acceptable Floors: In good condition Repair or Replace Light switches: We test only light switches that have an appliance

associated with their operation. Any light switch that has an empty plug is not tested for. Believe the ceiling light is turned off at the fixture and that is why the switch is not working.

Acceptable Electric Outlets: All Tested Smoke Detector: Smoke Detectors are not tested due to pushing the button only tells whether or not the battery is good or not. Smoke tests are the only way to accurately test and that is not in the scope of this inspection. Installed, not tested

Inspection Guarantee House2Home 100% Guarantee

The House2Home 100% guarantee is a full money back guarantee for the original cost of the Home Inspection. If the client is not satisfied with the quality of the inspection at the time of the inspection or 2 days following the inspection or is not pleased with the quality of the report House2Home will return the monies paid for Inspection. Any additional services originally paid for in the Platinum inspection will not be refunded. This guarantee is not intended for any future events that may occur with the home after the inspection. The inspection is intended to be used a snap shot of the home the day of the inspection. Mechanical breakdowns or leaking roofs can not be predicted in the future therefore they do not apply to the guarantee.




Final CommentsThank you for your business and trust you placed in our company to inspect your property. Please read the report carefully and truly understand what a Home Inspection is and what we look for. Most of your inspection will be related to maintenance recommendations and minor imperfections. However the issues that really matter will fall into four categories: "Major defects: An example would be a structural failure "Things that lead to major defects: Small roof flashing for example "Things that may hinder your ability to finance, legally occupy, or insure your home "Safety Hazards: Such as exposed wiring or incorrect electrical boxes. Please keep in mind the seller is under no obligation to repair everything mentioned in the report. Cosmetic issues are not generally covered under the FBAR contract. Please consult with your real estate professional as to the nature of your contract in this matter. Remember, all properties have issues even new ones. Al though our reports are the most detailed in the industry we may miss small items that are normally not in the scope of what inspect. If your report says the item was acceptable then it was at the time of the inspection. Please also review the information above each category in the inspection. It explains we do and do not do for that part of the house. If you want to verify that SOP (standard of procedure) for home inspections go on our web site at www.homeinspection-palmcoast.com or www.homeinspection-St.Augustine.comand search for the comparison sheet which outlines the protocol from our association of Home Inspectors- Internachi. It is comparison of what we are recommended to do and what we actually do on our various services. Please also remember that the inspection and the reported condition of the home were done at the time of the inspection. A home inspection does not include predictions of future events. Future events (such a roof leaks, water intrusion, plumbing drips, heating or cooling failures and appliance failures are notin the scope of a home inspection and are not the responsibility of the home inspector. If you chose the Platinum Inspection, we commend you, as it does cover many of these issues. Please read the warranty in your report so you know what it does cover and what it does not. We always suggest that you do a walk through before you close on the property. Use the inspection report as a guideline so you can make sure that the condition of the home has not changed since the inspection. If it has, bring it up with your real estate agent so they can bring to the sellers attention before your closing. If you are not able to do this or will not be at the closing lets us know and we can do a mini inspection at the walkthrough for a reduced fee. As a courtesy to you we will sometimes go back to inspect repairs that were done on the original report. In most cases there will be fee associated with this. We wish you the best of luck with your new purchase and can recommend competent contractors to assist you with any project you may need.




Cosmetic SummaryItems identified in this classification are items that are decorative or superficial. Interpretation of the rating as to the contract should be determined by others, not the inspector or inspection company


1. Exterior Surface Trim, Fascia & Soffits: Needs pressure washing

Lanai (Pool)

2. Lanai- (Pool) Deck Material: Normal settlement cracks Needs cleaning.

Garage

3. Garage Walls: Settlement cracks

Bathroom

4. Master Bathroom Bathroom Ceiling: Seam crack.

5. Master Bathroom Bathroom Floors: Cracked tiles

6. Master Bathroom Bathroom Shower Surround (P): Ran cold water for 20 minutes Drained Well, good pressure & temperature grout cracking.




Bathroom (Continued)

7. Hallway Bathroom Bathroom Walls: Wallpaper loose in areas.




Preventative Maintenance SummaryThis describes areas that the inspector felt could use preventive maintenance to avoid a problem occurring or because it would be good practice to observe. This category is an opinion of the inspector based on his/her experience. In addition PM may actually help the function of the area or unit. Interpretation of the rating as to the contract should be determined by others, not the inspector or inspection company.

Roof

1. Roof Gutters (P): Partially Installed Recommend installing to keep water away from the foundation. Lack of gutters have caused a land wash out. Standing water can be the harbinger for insects.

2. Roof Overall Roof (P): First course adhesive is secure Overall roof is In good condition Recommend tarring the exposed nail heads on the ridge cap.




Roof (Continued)

3. Roof Dryer Vent (P): Needs Cleaning


4. Exterior Surface Vegetation: Needs cutting back

AC Condenser

5. Facing House: On left AC Condenser Refrigerant Lines (P): Cracking Missing in spots

Lanai (Pool)

6. Lanai- (Pool) Screen Cage: In good condition Bottom plates need to be secured in areas.

Sprinkler System

7. Sprinkler System Zone 3 (P): Functional Heads need adjusting Appears it was hitting the home.




Preventative Maintenance Summary (Continued)Pool & Equipment

8. Pool & Equipment Water Level (P): Level is high 9. Pool & Equipment Pool Jets: All operating The pressure at the jets seems to be lower than normal. 10. Pool & Equipment Pump Motor (P): Operating to specifications Air noticed in the pump.

Air Handler

11. Garage Air Handler Blower Inspection (P): Needs cleaning Balanced

12. Garage Air Handler Cabin Condition (P): Surface mold present Needs cleaning

Structure

13. Structure Structure Type (See diagram for proper installation): Stucco cracking has been noted on the surface of the home. Although stucco cracks are not a structural crack they can allow water to penetrate into the surface and eventually into the inside of the home. To prevent this we recommend to seal with elastomeric caulk and elastomeric paint.

Kitchen

14. Kitchen Ventilator: Light Operable All speeds operable Some exhaust escaping into the cabinet




Preventative Maintenance Summary (Continued)15. Kitchen Oven-Range Anti-Tip Bracket: Not Installed

Bathroom

16. Hallway Bathroom Bathroom Tub-Shower Combo (P): Ran cold water for 20 minutes Drained Slowly




Repair or Replace SummaryRepair or Replace items require attention at this time. The item may be working just not its maximum efficiency therefore it may need repair or it has been compromised in its performance and needs replacing. Interpretation of the rating as to the contract should be determined by others, not the inspector or inspection company.

Roof

1. Roof House Venting (P): Ridge Vents Ridge cap nails need sealing

Lanai (Pool)

2. Lanai- (Pool) Screening: Rip in one spot.

3. Lanai- (Pool) Cage Super Gutter: Needs cleaning The gutter is plugged.

4. Lanai- (Pool) Electric Outlets: Missing waterproof cover

Pool & Equipment

5. Pool & Equipment Pool Chemistry (P): Chorine Tower, not tested Active leak.

Air Handler

6. Garage Air Handler Filter: Missing




Repair or Replace Summary (Continued)Repair or Replace Summary (Continued)Kitchen

7. Kitchen Faucets: Leaks Good pressure

8. Kitchen Oven-Range (P): Reached set point at 350 Door is not closing completely and the light is staying on.

Bathroom

9. Master Bathroom Bathroom Faucets: Leaks

10. Hallway Bathroom Bathroom Sink (P): Drained well Stopper not operating

Bedrooms

11. Bedroom 3 Bedrooms Ceiling Fan: Installed Light is not working, chain is broken off switch.

12. Bedroom 3 Bedrooms Light switches: Believe the ceiling light is turned off at the fixture and that is why the switch is not working.




Not Observed SummaryEither the item in question was not working at the time of inspection or it was in a spot that was not accessible therefore, could not be observed or it could not be found. Interpretation of the rating as to the contract should be determined by others, not the inspector or inspection company.

AC Condenser

1. Facing House: On left AC Condenser FPL Control Panel: Not Installed

Pool & Equipment

2. Pool & Equipment Inside/Remote Controls (P): 3. Pool & Equipment Self Cleaning Robot (P): Not installed

Air Handler

4. Garage Air Handler Seer: Unknown 5. Garage Air Handler Heat Supply Duct Temperature (P): Not check due to outside temperature 6. Garage Air Handler Float Switch (P): Not Installed 7. Garage Air Handler Heat Strips: Not Tested due to heat

Water Heater

8. Garage Water Heater Shut Off Switch: Not Installed

Attic

9. Attic Unable to inspect due to access 30% of attic was not inspected. The Inspector is not required to enter or traverse the attics. It his sole determination whether to enter limited access areas. Traversing in non accessible areas can cause potential damage to the attic materials or the ceiling below. It is not the inspectors responsibility to move insulation or determine the presence of stinging inspects, dead or live animals etc. The percentage not inspected was due to lack of a safe or reasonable access.

10. Attic Area in attic not inspected (P-area not inspected): Over right of home 11. Attic Picture of area not able to enter: 12. Attic Sheathing Heat Barrier: Not installed

Living Spaces

13. Living Room Living Space Ceiling Fan: Not Installed




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