Building Integrity Property Services

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Buck Evans
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Cover Page Property Inspection Report 33032 Inspection prepared for: WILLIAM CLARK Date of Inspection: 1/4/2016 Age of Home: 1996 Size: 1,710SF ADJUSTED Inspector: Alexis Nogueras

gmail.com www.inspectsfl.com This inspection is based on all visible and accessible areas at the time of inspection.

1 Cover Page Property Inspection Report Inspection prepared for: WILLIAM CLARK Date of Inspection: 1/4/2016 Age of Home: 1996 Size: 1,710SF ADJUSTED Inspector: Alexis Nogueras License # SW 164 Terrace, Miami, FL Phone: Fax: This inspection is based on all visible and accessible areas at the time of inspection. This inspection covers the components noted in this inspection and do not cover separate inspections like Mold Testing, Certified Termite inspections, Radon testing or any other type not covered under the standard State of Florida home inspection guidelines unless requested by seller at the time of inspection.

2 Report Summary Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expenses to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all of the pages of the report as the summary alone does not explain all the issues. All repairs must be done by a licensed &bonded trade or profession. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Interior Areas Page 14 Item: 2 Ceiling Condition Noted trapped humidity in the Garage ceiling area below the roof line. Reseal the exterior flashing as recommended in the roof comments. Roof Page 21 Item: 2 Flashing The flashing above the garage roof area had some exposed gaps and is recommended to have sealant applied to close any gaps that exist. Due to short overhangs and lack of gutters the constant water had begun to weather the area. (ESTIMATED COST: $50) Page 22 Item: 4 Gutter The home has very short overhangs and no gutters. Full installation recommended to keep water away from structure. Water can weaken the flashing, window frames and deteriorate the siding. (ESTIMATED COST: $800-$1,000) Attic Page 24 Item: 4 Vent Screens Vent screens are damaged or missing, suggest repairing or replacing screens as necessary. Bedrooms Page 28 Item: 11 Smoke Detectors Recommended to install new smoke detectors in every bedroom. Bathroom Page 30 Item: 4 Ceiling Condition The master bathroom ceiling had noted trapped moisture readings during testing. The attic drywall didn't have any moisture stains and may be older moisture readings. Heat/AC Page 45 Item: 1 Compressor and Air Handler The AC unit is a ton Janitrol/Goodman model that was found to be at the end of the useful life cycle due to age and condition. The air handler was very dirty and in need of servicing. Although the AC unit was cooling it is recommended to budget for a new AC unit in the future. (FUTURE ESTIMATED COST: $ 2,000+) Recommended to have the coils cleaned as regular maintenance. (ESTIMATED COST: $250+) Recommended to replace closet door to Louvre door to provide airflow. (ESTIMATED COST: $75) Page 48 Item: 6 Registers Recommended to have the ducts cleaned as maintenance. See HVAC company for estimate. ($35/duct) Page 1 of 53

3 We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have, throughout the entire closing process. Properties being inspected do not "Pass" or "Fail. - The following report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific noncode, non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. Page 2 of 53

4 1. Attendance 2. Home Type 3. Occupancy Inspection Details In Attendance: Client present Buyer Agent present Selling Agent present Seller present Home Type: Single Family Home Occupancy: Occupied - Page 3 of 53

Vegetation Observations Prune or remove any plants that are in

5 Grounds 1. Driveway and Walkway Condition Materials: Concrete driveway noted. Driveway in good shape for age and wear. No deficiencies noted. 2. Grading 3. Vegetation Observations Prune or remove any plants that are in contact or proximity to home to eliminate pathways of wood destroying insects. Trim trees that are in contact or proximity to home, as branches can abrade roofing or siding. Page 4 of 53

6 4. Grounds Electrical Recommended to install GFI outlets over original globes. 5. GFCI 6. Exterior Faucet Condition Hose bib missing handle. 7. Pool pump MISSING HANDLE Page 5 of 53

ceiling was unfinished and had some minor staining

ENTRY PORCH CEILING- EPOSED WITH SOME MINOR STAINING

7 8. Sprinkler pump 9. Patio and Porch Condition The front porch entry ceiling was unfinished and had some minor staining along the interior frame. Noted ponding along the rear patio. Gutters are recommended to minimize volume of water. ENTRY PORCH CEILING- EPOSED WITH SOME MINOR STAINING 10. Fence Condition Materials: Wood Original fence in average condition. Fence leaning in areas. PONDING WATER ON DECK Page 6 of 53

8 11. Detached structure Page 7 of 53

1. Slab Foundation Foundation 2. Foundation Perimeter No deficiencies were observed at the visible portions of the structural components of the home. 3.

9 1. Slab Foundation Foundation 2. Foundation Perimeter No deficiencies were observed at the visible portions of the structural components of the home. 3. Foundation Walls The home is built to pre code conditions and included CBS block walls with reinforced concrete. 4. Structural 5. Plumbing 6. Electrical Concrete block with reinforced iron bars and footings. The home is serviced by city water and sewers and was found to have good water pressure during testing. The home electrical system is comprised of 150 amp electrical panel, copper wiring, ground rod,, and minor number of smoke detectors. Exposed ground wire from the ground rod. Wire appears to be abandoned. Page 8 of 53

10 LOOSE GROUND CABLE Page 9 of 53

1. Doors Exterior Areas Appeared in functional and in satisfactory condition, but

Recommended to have protection installed to qualify for insurance discounts. 2.

impact ratings. Recommended to upgrade to qualify for insurance discounts.

11 1. Doors Exterior Areas Appeared in functional and in satisfactory condition, but were original installations. The sliders had no shutter protection. Recommended to have protection installed to qualify for insurance discounts. 2. Window Condition The windows were original installation with no shutters or impact ratings. Recommended to upgrade to qualify for insurance discounts. Reseal all window frames with new caulking to prevent further water intrusion along the frames. Page 10 of 53

12 NO SHUTTER PROTECTION NO VISIBLE ESCAPE LATCHES 3. Siding Condition NOTED WATER STAINS Materials: Stucco veneer noted. Caulk and seal all gaps, cracks and openings. WEATHERING DUE TO WIND DRIVEN RAINS Page 11 of 53

4. Eaves & Facia WEATHERING Moisture damage fascia along the entry garage

Recommended to reseal all vent screens to protect against bird nesting

Exterior Paint NOTED WOOD ROT DAMAGED SCREEN VENTS- BIRD ACCESS Suggest

13 4. Eaves & Facia WEATHERING Moisture damage fascia along the entry garage corner. Recommended to reseal all vent screens to protect against bird nesting that was noted in the attic. 5. Exterior Paint NOTED WOOD ROT DAMAGED SCREEN VENTS- BIRD ACCESS Suggest caulking around doors and windows as necessary. 6. Stucco The stucco was in generally good condition with normal wear and minor settlement cracks along the rear patio sliders. Page 12 of 53

14 Page 13 of 53

Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms, Bedrooms, Kitchen or areas covered elsewhere in the report.

Within these areas the inspector is performing a visual inspection and will report visible damage, wear and tear, and moisture problems if seen.

15 Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms, Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist of hallways, foyer, and other open areas. Within these areas the inspector is performing a visual inspection and will report visible damage, wear and tear, and moisture problems if seen. Personal items in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert should be consulted if you would like further testing. 1. Flooring The tile flooring of the main living areas had been upgraded and in good condition with no visible issues. The garage tile had some areas of incomplete installation. 2. Ceiling Condition GARAGE TILE HAVE SOME LOOSENING Materials: There are drywall ceilings noted. Noted ceiling stains and repairs along the living and family rooms. Due to the popcorn ceiling texture any repairs become visibly evident. Recommended to remove texture and smooth out areas so that the finishes are not evident. The thermal camera only picked up trapped humidity in the living room below the AC closet area. Noted trapped humidity in the Garage ceiling area below the roof line. Reseal the exterior flashing as recommended in the roof comments. Page 14 of 53

16 NOTED CEILING DISCOLORATION ALONG POPCORN CEILING GARAGE BEDROOM REMOVAL NOTED THERMAL READINGS- LIVING ROOM BELOW AC CLOSET NOTED GARAGE THERMAL READINGS ABOVE GARAGE ROOF LINE Page 15 of 53

17 3. Wall Condition NOTED THERMAL READING ABOVE CEILING OF LIVING ROOM Materials: Drywall walls noted. DRYWALL HOLE BEHIND GARAGE DOOR Page 16 of 53

Patio Doors WARPED GARAGE DOOR The sliding patio door was functional during the inspection.

18 4. Window Condition 5. Doors Materials: Aluminum framed sliding window noted. Windows were functional but should have the exterior frames resealed. The garage door was warped but functional. 6. Patio Doors WARPED GARAGE DOOR The sliding patio door was functional during the inspection. Noted trapped humidity due to the water splashing during rains. Recommended to install gutters to protect the home. 7. Screen Doors NOTED TRAPPED MOISTURE ALONG SLIDER FRAME Page 17 of 53

8. Stairs & Handrail Some noted creaking

19 8. Stairs & Handrail Some noted creaking sounds when stepping. Common condition with older wood stairwells. 9. Ceiling Fans NOTED STAIRWELL WITH SOME SETTLEMENT/CREAKING SOUNDS 10. Closets The closet is in serviceable condition. Page 18 of 53

20 11. Electrical INACCESSIBLE CLOSET 12. Smoke Detectors Replace all original or antiquated smoke detectors with newer models. 13. Chimney Condition 14. Chimney Maintenance Page 19 of 53

1. Roof Condition Roof The shingle roof is a 2006 (#2006056002) installation

Very few shingles had some minor lifting and could be resealed.

will require some maintenance by sealing any gap with Elastomeric paint.

21 1. Roof Condition Roof The shingle roof is a 2006 (# ) installation that was found to be in overall good condition with no visible areas of damages or repairs. The roof had good granular conditions with minor weathering. Very few shingles had some minor lifting and could be resealed. The lower roof above the garage had some weathering along the flashing that will require some maintenance by sealing any gap with Elastomeric paint. Also gutter installations would remedy much of the issue. The roof has an estimated life expectancy of 15 years without any storm activity SHINGLE ROOF Page 20 of 53

have sealant applied to close any gaps that exist.

22 MINOR CORNERS OF SHINGLES WERE LOOSE 2. Flashing The flashing above the garage roof area had some exposed gaps and is recommended to have sealant applied to close any gaps that exist. Due to short overhangs and lack of gutters the constant water had begun to weather the area. (ESTIMATED COST: $50) 3. Vent Caps 4. Gutter The home has very short overhangs and no gutters. Full installation recommended to keep water away from structure. Water can weaken the flashing, window frames and deteriorate the siding. (ESTIMATED COST: $800-$1,000) Page 21 of 53

23 SHORT OVERHANGS- RECOMMENDED GUTTERS Page 22 of 53

Noted bird nesting due to damaged screens.

24 1. Access Bedroom Closet. Attic 2. Structure The home has single strap connections with wood frame beams and current code nail spacing. Noted bird nesting due to damaged screens. Wood frame gable ends that had interior siding damaged. Does not affect interior conditions. NOTED BIRD NEST- ROOF VENTS WERE EPOSED AND DAMAGED WOOD FRAME GABLE END Page 23 of 53

25 UNFINISHED GABLE SIDING 3. Ventilation 4. Vent Screens 5. Duct Work Under eave soffit inlet vents noted. Vent screens are damaged or missing, suggest repairing or replacing screens as necessary. 6. Electrical Page 24 of 53

26 7. Insulation Condition Materials: Loose fill insulation noted. Insulation appears adequate. Page 25 of 53

Bedrooms The main area of inspection in the bedrooms is the structural system.

Doors and windows will also be investigated for damage and normal operation.

will not move personal items. 1. Locations Locations: Master#1 Guest #2 Guest #3 2.

27 Bedrooms The main area of inspection in the bedrooms is the structural system. This means that all walls, ceilings and floors will be inspected. Doors and windows will also be investigated for damage and normal operation. Personal items in the bedroom may prevent all areas to be inspected as the inspector will not move personal items. 1. Locations Locations: Master#1 Guest #2 Guest #3 2. Wall Condition Materials: Drywall walls noted. 3. Floor Condition Flooring Types: Ceramic tile is noted. Page 26 of 53

4. Window Condition Materials: Aluminum framed sliding window noted.

LOCK WAS NOT FUNCTIONAL- MASTER BEDROOM 5.

28 4. Window Condition Materials: Aluminum framed sliding window noted. The master bedroom window had some locking issues noted. Will need to be readjusted. Original window frames with no shutter protection noted. LOCK WAS NOT FUNCTIONAL- MASTER BEDROOM 5. Cabinets LOCK WAS NOT FUNCTIONAL- MASTER BEDROOM 6. Ceiling Condition Materials: There are drywall ceilings noted. The drywall is patched in areas. The reason for the patch could not be determined. Page 27 of 53

29 7. Ceiling Fans 8. Closets The closet is in serviceable condition. 9. Doors 10. Electrical 11. Smoke Detectors Recommended to install new smoke detectors in every bedroom. Page 28 of 53

Bathroom Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets.

Moisture in the air and leaks can cause mildew, wallpaper and paint to peel, and other problems.

within the walls or under the flooring.. 1. Locations Locations: Master Bathroom Half bathroom Guest bathroom #1 2.

30 Bathroom Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets. Because of all the plumbing involved it is an important area of the house to look over. Moisture in the air and leaks can cause mildew, wallpaper and paint to peel, and other problems. The home inspector will identify as many issues as possible but some problems may be undetectable due to problems within the walls or under the flooring.. 1. Locations Locations: Master Bathroom Half bathroom Guest bathroom #1 2. Bathroom Condition The bathrooms have been recently remodeled with new cabinets, fixtures, tiling and components. 3. Cabinets The cabinets did not have any knobs/handles to open. Page 29 of 53

4. Ceiling Condition CABINETS DID NOT HAVE ANY

The master bathroom ceiling had noted trapped

The attic drywall didn't have any moisture stains and

31 4. Ceiling Condition CABINETS DID NOT HAVE ANY HANDLES Materials: There are drywall ceilings noted. The master bathroom ceiling had noted trapped moisture readings during testing. The attic drywall didn't have any moisture stains and may be older moisture readings. AREA THAT HAD SOME THERMAL/MOISTURE READINGS Page 30 of 53

32 5. Counters Solid Surface tops noted. NO NOTED MOISTURE STAINS ABOVE BATHROOM 6. Doors Missing backstopper to the guest bathroom door. Page 31 of 53

33 7. Electrical 8. GFCI 9. Exhaust Fan No GFCI protection present, suggest installing GFCI protected receptacles for safety. The bath fan was operated and no issues were found. Page 32 of 53

34 10. Floor Condition Materials: Ceramic tile is noted. 11. Mirrors 12. Plumbing The plumbing had no visible leaks when tested. Page 33 of 53

35 13. Shower Walls Caulking needed around perimeter. 14. Bath Tubs Page 34 of 53

36 LOOSE HANDLE 15. Enclosure The shower enclosure was functional at the time of the inspection. Page 35 of 53

37 16. Sinks 17. Toilets 18. Window Condition Page 36 of 53

Cabinets The kitchen cabinets had been remodeled to newer custom cabinets in above average

38 Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. 1. Cabinets The kitchen cabinets had been remodeled to newer custom cabinets in above average condition and had no visible issues noted. 2. Counters Solid Surface tops noted. 3. Dishwasher 4. Microwave Smaller portable microwave. Page 37 of 53

39 5. Cook top condition All heating elements operated when tested. 6. Oven & Range 7. Refrigerator Page 38 of 53

40 8. Vent Condition Materials: Recirculating Exhaust fan has poor air flow. Recommended to be replaced. (ESTIMATED COST: $150) 9. Sinks POOR VENTING- RECOMMENDED TO REPLACE HOOD The hot/cold valves were inverted. Page 39 of 53

41 10. Garbage Disposal INVERTED HOT/COLD 11. Plumbing Seal any gaps in the cabinetry. Page 40 of 53

Materials: Ceramic tile is noted. 16. Doors 17.

42 12. Electrical SEAL ALL GAPS IN CABINETRY 13. GFCI 14. Wall Condition 15. Floor Condition Materials: Drywall walls noted. Materials: Ceramic tile is noted. 16. Doors 17. Ceiling Condition Materials: There are drywall ceilings noted. 18. Window Condition 19. Patio Doors Page 41 of 53

43 20. Screen Doors Page 42 of 53

44 1. Locations Laundry 2. Washer and Dryer The washer and dryer were functional during testing. 3. Dryer Vent 4. Electrical 5. GFCI 6. Exhaust Fan 7. Floor Condition 8. Plumbing Materials: Ceramic tile is noted. Garage tile was in average condition with some loose tiles. Page 43 of 53

45 9. Doors The garage door was warped but functional. 10. Window Condition Page 44 of 53

Heat/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure.

The HVAC system is usually powered by electricity and natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood.

46 Heat/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered by electricity and natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls. For a more thorough investigation of the system please contact a licensed HVAC service person. 1. Compressor and Air Handler Recommended to install overflow pan. (ESTIMATED COST: $25) The AC unit is a ton Janitrol/Goodman model that was found to be at the end of the useful life cycle due to age and condition. The air handler was very dirty and in need of servicing. Although the AC unit was cooling it is recommended to budget for a new AC unit in the future. (FUTURE ESTIMATED COST: $ 2,000+) Recommended to have the coils cleaned as regular maintenance. (ESTIMATED COST: $250+) Recommended to replace closet door to Louvre door to provide airflow. (ESTIMATED COST: $75) 1996 AC UNIT- RECOMMENDED TO BUDGET FOR FUTURE REPLACEMENT IMPROPER CLOSET DOOR FOR AC UNIT- NEEDS LOUVERED DOORS FOR VENTILATION Page 45 of 53

is at the end of the typical life cycle.

47 NO OVERFLOW PAN INSTALLED AIR HANDLER COILS- VERY DIRTY SEAL ANY GAPS IN HANDLER 2. AC Compress Condition Compressor Type: Electric The AC unit is 1996 model that was is at the end of the typical life cycle. Recommended to budget for replacement. Page 46 of 53

48 1995 AC UNIT CORNER CRACK OF THE SLAB 3. Venting 4. Refrigerant Lines 5. Air Supply 1996 UNIT Missing insulation at A/C unit. The return air supply system appears to be functional. Page 47 of 53

49 6. Registers Recommended to have the ducts cleaned as maintenance. See HVAC company for estimate. ($35/duct) DUCT CLEANING RECOMMENDED Page 48 of 53

50 7. Filters 8. Thermostats MAINTENANCE: The air filter(s) should be inspected at least monthly and cleaned or replaced as required. Page 49 of 53

51 Water Heater 1. Water Heater Condition Heater Type: Electric Original water heater was functional during testing. Recommended to budget for a future replacement to a more efficient model. Water heaters have an typical 25 year life expectancy. 2. Base Page 50 of 53

52 3. Heater Enclosure 4. TPRV 5. Number Of Gallons 6. Plumbing Materials: Copper No deficiencies observed at the visible portions of the supply piping. Page 51 of 53

During reinstallation of the screws the panel screw hit a wire and created a big

53 1. Electrical Panel Electrical Open breaker panel slot(s) at panel box cover. Electrocution hazard. Replace all panel screws to flat head panel types. During reinstallation of the screws the panel screw hit a wire and created a big spark. Considered a hazard. 2. Main Amp Breaker 150 amp 3. Breaker Damage/Tripping 4. Cable Feeds Page 52 of 53

54 5. Breakers Materials: Copper armor sheathed cable noted. All of the circuit breakers appeared serviceable. Page 53 of 53

Carpenter Home Inspections LLC

Cover Page Carpenter Home Inspections LLC Property Inspection Report 32812 Inspection prepared for: Tracy Thompson & Anthony Thompson Real Estate Agent: Sarah Putney - Coldwell Banker Date of Inspection: