Building
Inspection Report
Inspection Date:
Prepared For:
Prepared By:
Central Florida Home and Mold Inspections Inc Inc.
12472
Lake Underhill Drive #106
Orlando
Florida 32828
407-207-9989
407-282-0966
Fax
Report Number:
Inspector:
Report Overview
THE HOUSE IN PERSPECTIVE
For your convenience, the following conventions have been used in this report.
Major Concern: a system or component which is considered significantly deficient or is unsafe. Significant deficiencies need to be corrected and, except for some safety items, are likely to involve significant expense.
Safety Issue: denotes a condition that is unsafe and in need of prompt attention.
Repair: denotes a system or component which is missing or which needs corrective action to assure proper and reliable function.
Improve: denotes improvements which are recommended but not required.
Monitor: denotes a system or component needing further investigation and/or monitoring in order to determine if repairs are necessary.
Please note that those observations listed under “Discretionary Improvements” are not essential repairs, but represent logical long term improvements.
The following is a synopsis of the potentially significant improvements that should be budgeted for over the short term. Other significant improvements, outside the scope of this inspection, may also be necessary. Please refer to the body of this report for further details on these and other recommendations.
Foundation
· Monitor: Common minor settlement cracks were observed in the foundation walls. This implies that some structural movement of the building has occurred. Cracks of this type should be watched for any sign of additional movement. In the absence of any sign of ongoing movement, repair should not be necessary.
Floors
· Monitor: Minor unevenness was observed in the floor structure in various locations. This condition is common. It may be the result of the materials, framing design, installation methods and age of the building. There was not evidence of need for immediate, costly repair.
Exterior Walls
· Monitor: Typical minor cracks were observed in the exterior walls in various locations. Repairs can be deferred.
Wood Boring Insects
· Monitor: This home is in an area known for termite activity. Termites can do a substantial amount of damage to the wood structural components of a home. Any form of wood/soil contact should be avoided. Controlling dampness in the soil around the perimeter of a home, including below porches and in crawl spaces, is recommended. Preventive chemical treatment, performed by a licensed pest control specialist, is also advised.
· Monitor: The roofing is in good condition. This roofing is wearing at uneven rates. The sides of the roof exposed to most sunlight wear more quickly than the shaded areas. Early repair or replacement may be needed in some areas prior to replacing the entire roof covering.
Exterior Walls
· Monitor: Typical minor cracks were observed in the exterior walls. Repairs can be deferred.
Exterior Eaves
· Repair: The soffit and fascia (the wooden board to which the gutter is typically fastened) should be painted.
Outlets
· Repair: Ungrounded 3-prong outlets at new bath and kitchen should be repaired. In some cases a ground wire may be present in the electrical box and simply needs to be connected. If no ground is present “repair” can be as simple as filling the ground slot with epoxy. Having a ground increases safety. A grounded circuit could be strung to this outlet. A separate ground wire could be connected. Some electrical codes allow the installation of a ground fault circuit interrupter (GFCI) outlet where grounding is not provided. In this case the GFCI may work but can’t be tested by normal means.
Fixtures
· Repair: The bathtub enclosure wall at shower is saturated with water and mold is apparent throughout, should be rebuilt. Wall damage behind the enclosure should also be repaired. All molded drywall and wood needs to be removed during repair.
· Monitor, Repair: Water damage was noted at bathroom wall.
· Monitor: Damage to the interior finish was observed at bathroom wall.
· Monitor: Signs of mildew were observed at bathroom wall.
· Improve: Pool will need to be re-surfaced in the near future.
· Repair: Pool heater not working.
· Repair: Pool air fan not working.
Environmental Issues
· Monitor: There is the potential for lead content in the drinking water within the home. Lead in water may have two sources; the piping system of the utility delivering water to the house and/or the solder used on copper pipes prior to 1988. This can only be confirmed by laboratory analysis. An evaluation of lead in water is beyond the scope of this inspection. For more information, consult the Environmental Protection Agency (E.P.A.) for further guidance and a list of testing labs in your area.
· Monitor: Lead based paint was in use until approximately 1978. According to the Federal Department of Housing and Urban Development, a lead hazard can be present in a house of this age. This can only be confirmed by laboratory analysis. An evaluation of lead in paint is beyond the scope of this inspection. For more information, consult the Environmental Protection Agency (E.P.A.) for further guidance and a list of testing labs in your area.
· Monitor: Radon gas is a naturally occurring gas that is invisible, odorless and tasteless. A danger exists when the gas percolates through the ground and enters a tightly enclosed structure (such as a home). Long-term exposure to high levels of radon gas can cause cancer. The Environmental Protection Agency (E.P.A.) states that a radon reading of more than 4.0 picocuries per liter of air represents a health hazard. A radon evaluation is beyond the scope of this inspection (unless specifically requested). For more information, consult the E.P.A. for further guidance and a list of testing labs in your area.
All components designated for inspection in the ASHIâ Standards of Practice are inspected, except as may be noted in the “Limitations of Inspection” sections within this report.
It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind.
Please refer to the pre-inspection contract for a full explanation of the scope of the inspection.
Structure
description of Structure
Foundation: ·Concrete
Block ·Crawl Space Configuration
Floor Structure: ·Wood
Joist
Wall Structure: ·Masonry
Ceiling Structure: ·Joist ·Rafters
Roof Structure: ·Rafters ·Solid Plank Sheathing
Positive Attributes
The construction of the home is good quality. The materials and workmanship, where visible, are good. Exterior wall construction is solid masonry. The visible joist spans appear to be within typical construction practices. The inspection did not discover evidence of substantial structural movement. The construction of the house is of average quality. Typical liberties were taken with good building practice and the quality of material used. The inspection did not disclose significant deficiencies in the structure. Typical minor flaws were detected in the structural components of the building.
recommendations / observations
Foundation
· Monitor: Common minor settlement cracks were observed in the foundation walls. This implies that some structural movement of the building has occurred. Cracks of this type should be watched for any sign of additional movement. In the absence of any sign of ongoing movement, repair should not be necessary.
Floors
· Monitor: Minor unevenness was observed in the floor structure in various locations. This condition is common. It may be the result of the materials, framing design, installation methods and age of the building. There was not evidence of need for immediate, costly repair.
Exterior Walls
· Monitor: Typical minor cracks were observed in the exterior walls in various locations. Repairs can be deferred.
Wood Boring Insects
· Monitor: This home is in an area known for termite activity. Termites can do a substantial amount of damage to the wood structural components of a home. Any form of wood/soil contact should be avoided. Controlling dampness in the soil around the perimeter of a home, including below porches and in crawl spaces, is recommended. Preventive chemical treatment, performed by a licensed pest control specialist, is also advised.
As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:
· Structural components concealed behind finished surfaces could not be inspected.
· Only a representative sampling of visible structural components were inspected.
· Furniture and/or storage restricted access to some structural components.
· Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity are not part of a home inspection.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
Roofing
description of Roofing
Roof Covering:
Roof Flashings: ·Metal ·Roofing Material (Shingles) ·Aluminum
Method of Inspection: ·Viewed from ladder at eave
Positive Attributes
The roof coverings are in generally good condition. Where investigated, eave protection has been installed below the sloped roof coverings. This reduces the risk of roof leakage, should ice damming develop in the winter. The steep pitch of the roof should result in a longer than normal life expectancy for roof coverings.
General Comments
In all, the roof coverings show evidence of normal wear and tear for a home of this age.
recommendations / observations
· Monitor: The roofing is in good condition. This roofing is wearing at uneven rates. The sides of the roof exposed to most sunlight wear more quickly than the shaded areas. Early repair or replacement may be needed in some areas prior to replacing the entire roof covering.
As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:
· Not all of the underside of the roof sheathing is inspected for evidence of leaks.
· Evidence of prior leaks may be disguised by interior finishes.
· Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage. Leakage can develop at any time and may depend on rain intensity, wind direction, ice build up, and other factors.
· Antennae, chimney/flue interiors which are not readily accessible are not inspected and could require repair.
· Roof inspection may be limited by access, condition, weather, or other safety concerns.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
Exterior
description of Exterior
Wall Covering: ·Block
Eaves, Soffits, And Fascias: ·Aluminum
Exterior Doors: ·Metal
Window/Door Frames and Trim: ·Metal-Covered
Entry Driveways: ·Concrete
Entry Walkways And Patios: ·Concrete
Porches, Decks, Steps, Railings: ·Concrete
Surface Drainage: ·Level Grade
Fencing: ·Wood
Window frames are clad, for the most part, with a low maintenance material.
Positive Attributes
Window frames are clad, for the most part, with a low maintenance material.
There is no significant wood/soil contact around the perimeter of the house, thereby reducing the risk of insect infestation or rot.
General Comments
The exterior of the home is generally in good condition. The exterior shows normal wear and tear for a home of this age.
recommendations / observations
Exterior Walls
· Monitor: Typical minor cracks were observed in the exterior walls. Repairs can be deferred.
Exterior Eaves
· Repair: The soffit and fascia (the wooden board to which the gutter is typically fastened) should be painted.
As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:
· A representative sample of exterior components was inspected rather than every occurrence of components.
· The inspection does not include an assessment of geological, geotechnical, or hydrological conditions, or environmental hazards.
· Screening, shutters, awnings, or similar seasonal accessories, fences, recreational facilities, outbuildings, seawalls, break-walls, docks, erosion control and earth stabilization measures are not inspected unless specifically agreed-upon and documented in this report.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
Electrical
description of Electrical
Size of Electrical Service: ·120/240 Volt Main Service
- Service Size: 200 Amp
Service Drop: ·Overhead
Service Entrance Conductors: ·Aluminum
Service Equipment &
Main Disconnects: ·Main Service Rating 200
Amps ·Breakers
Service Grounding: ·Ground Rod Connection
Service Panel &
Overcurrent Protection: ·Breakers
Distribution Wiring: ·Copper · Non-Metallic Cable "Romex"
Switches & Receptacles: ·Grounded and Ungrounded
Positive Attributes
The size of the electrical service is sufficient for typical single family needs. The electrical panel is arranged well and all fuses/breakers are properly sized. Generally speaking, the electrical system is in good order. The distribution of electricity within the home is good. Split receptacles are present in the kitchen. These outlets offer an added level of convenience, as there are separate circuits provided for each half of the outlet. Dedicated 220 volt circuits have been provided for all 220 volt appliances within the home. The majority of the old wiring within the home appears to have been updated, improving the safety of the system at addition.
recommendations / observations
Outlets
· Repair: Ungrounded 3-prong outlets at new bath and kitchen should be repaired. In some cases a ground wire may be present in the electrical box and simply needs to be connected. If no ground is present “repair” can be as simple as filling the ground slot with epoxy. Having a ground increases safety. A grounded circuit could be strung to this outlet. A separate ground wire could be connected. Some electrical codes allow the installation of a ground fault circuit interrupter (GFCI) outlet where grounding is not provided. In this case the GFCI may work but can’t be tested by normal means.
As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:
· Electrical components concealed behind finished surfaces are not inspected.
· Only a representative sampling of outlets and light fixtures were tested.
· Furniture and/or storage restricted access to some electrical components which may not be inspected.
· The inspection does not include remote control devices, alarm systems and components, low voltage wiring, systems, and components, ancillary wiring, systems, and other components which are not part of the primary electrical power distribution system.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
Cooling / Heat Pumps
description of Cooling / Heat Pumps
Energy Source: ·Electricity ·240 Volt Power Supply
·Air
Source Heat Pump System
Other Components: ·Air Handler/Fan
Positive Attributes
The capacity and configuration of the system should be sufficient for the home. This is a relatively new system that should have years of useful life remaining. Regular maintenance will, of course, be necessary. The heat pump serves to air-condition or cool the home and also provide heat during cooler weather conditions. Upon testing in the air conditioning mode, a normal temperature drop across the evaporator coil was observed. This suggests that the system is operating properly. The location of the return air vents is well suited to air conditioning. The system responded properly to operating controls.
General Comments
The system shows no visible evidence of major defects.
recommendations / observations
As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:
· Window mounted air conditioning units are not inspected.
· The cooling supply adequacy or distribution balance are not inspected.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
Insulation / Ventilation
description of Insulation / Ventilation
Attic Insulation:
Roof Cavity Insulation: ·R5 Mineral Wool in Flat
Roof
Vapor Retarders: ·Kraft
Paper
Roof Ventilation: ·Ridge Vents
Exhaust Fan/vent Locations: ·Bathroom ·Cooktop Down Draft
Positive Attributes
Insulation levels are typical for a home of this age and construction.
recommendations / Energy saving Suggestions
Attic / Roof
· Insulation improvements may be cost effective, depending on the anticipated term of ownership.
As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:
· Insulation/ventilation type and levels in concealed areas are not inspected. Insulation and vapor barriers are not disturbed and no destructive tests (such as cutting openings in walls to look for insulation) are performed.
· Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot be positively identified without a detailed inspection and laboratory analysis. This is beyond the scope of the inspection.
· An analysis of indoor air quality is not part of our inspection unless explicitly contracted-for and discussed in this or a separate report.
· Any estimates of insulation R values or depths are rough average values.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
Plumbing
description of Plumbing
Water Supply Source: ·Public Water Supply
Service Pipe to House: ·Plastic
Interior Supply Piping: ·Plastic
Waste System: ·Private
Sewage System
Drain, Waste, & Vent Piping: ·Plastic
Water Heater: ·Electric ·Approximate Capacity (in gallons):
Positive Attributes
Some of the plumbing fixtures within the home have been upgraded. The plumbing fixtures appear to have been well-maintained. The water heater is a relatively new unit. As the typical life expectancy of water heaters is 7 to 12 years, this unit should have several years of remaining life.
General Comments
The plumbing system requires some typical minor improvements. The water heater temperature should be set so that accidental scalding is minimized. Families with small children should be especially aware of this issue.
recommendations / observations
Fixtures
· Repair: The bathtub enclosure wall at shower is saturated with water and mold is apparent throughout, should be rebuilt. Wall damage behind the enclosure should also be repaired.
As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:
· Portions of the plumbing system concealed by finishes and/or storage (below sinks, etc.), below the structure, or beneath the ground surface are not inspected.
· Water quantity and water quality are not tested unless explicitly contracted-for and discussed in this or a separate report.
· Clothes washing machine connections are not inspected.
· Interiors of flues or chimneys which are not readily accessible are not inspected.
· Water conditioning systems, solar water heaters, fire and lawn sprinkler systems, and private waste disposal systems are not inspected unless explicitly contracted-for and discussed in this or a separate report.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
Interior
description of Interior
Wall And Ceiling Materials: ·Drywall ·Plaster
Floor Surfaces: ·Vinyl/Resilient ·Wood
Window Type(s) & Glazing: ·Sliders ·Single Pane
Doors: ·Wood-Hollow Core
General Condition of Interior Finishes
On the whole, the interior finishes of the home are to be in average condition. Typical flaws were observed in some areas.
General Condition of Windows and Doors
The majority of the doors and windows are average quality units.
recommendations / observations
Wall / Ceiling Finishes
· Monitor, Repair: Water damage was noted at bathroom wall.
· Monitor: Damage to the interior finish was observed at bathroom wall.
· Monitor: Signs of mildew were observed at bathroom wall.
Environmental Issues
· Monitor: There is the potential for lead content in the drinking water within the home. Lead in water may have two sources; the piping system of the utility delivering water to the house and/or the solder used on copper pipes prior to 1988. This can only be confirmed by laboratory analysis. An evaluation of lead in water is beyond the scope of this inspection. For more information, consult the Environmental Protection Agency (E.P.A.) for further guidance and a list of testing labs in your area.
· Monitor: Lead based paint was in use until approximately 1978. According to the Federal Department of Housing and Urban Development, a lead hazard can be present in a house of this age. This can only be confirmed by laboratory analysis. An evaluation of lead in paint is beyond the scope of this inspection. For more information, consult the Environmental Protection Agency (E.P.A.) for further guidance and a list of testing labs in your area.
· Monitor: Radon gas is a naturally occurring gas that is invisible, odorless and tasteless. A danger exists when the gas percolates through the ground and enters a tightly enclosed structure (such as a home). Long-term exposure to high levels of radon gas can cause cancer. The Environmental Protection Agency (E.P.A.) states that a radon reading of more than 4.0 picocuries per liter of air represents a health hazard. A radon evaluation is beyond the scope of this inspection (unless specifically requested). For more information, consult the E.P.A. for further guidance and a list of testing labs in your area.
As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions
· Furniture, storage, appliances and/or wall hangings are not moved to permit inspection and may block defects.
· Carpeting, window treatments, central vacuum systems, household appliances, recreational facilities, paint, wallpaper, and other finish treatments are not inspected.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
Appliances
description of Appliances
Appliances Tested: ·Electric Range ·Built-in Electric Oven
·Microwave
Oven ·Waste Disposer ·Dishwasher ·Refrigerator
Laundry Facility: ·240 Volt Circuit for
Dryer ·Dryer Vented to Building
Exterior ·120 Volt Circuit for
Washer ·Hot and Cold Water Supply
for Washer ·Waste Standpipe for
Washer
Other Components Tested: ·Cooktop Exhaust Vent/Fan
Positive Attributes
All appliances tested responded satisfactorily. The kitchen cabinetry is above average quality.
General Comments
The appliances are middle aged. As such, they will become slightly more prone to breakdowns; however, several years of serviceable life should remain.
recommendations / observations
As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions
· Thermostats, timers and other specialized features and controls are not tested.
· The temperature calibration, functionality of timers, effectiveness, efficiency and overall performance of appliances is outside the scope of this inspection.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
Swimming Pool
description of SWIMMING POOL
Pool Type: ·Below Ground Marcite
Heater: ·Gas Heater
Filters: ·Cartridge Filter
Pumps: ·Circulation Pump