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: 4/6/2016 Time: 9:00 Age of Home: 1964 Size: 1415 Weather: Sunny Inspector: Anthony Carpenter License #Hi-2399 14036 Fairway Island dr, 1512, Orlando, FL 32837 Phone: 4073348735 Fax: 4077302564 Email: info@carpenterhomeinspections.com www.carpenterhomeinspections
Report Summary Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expense 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 pages of the report as the summary alone does not explain all of the issues. All repairs should be done by a licensed & bonded tradesman or qualified professional. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Interior Areas Page 8 Item: 10 Floor Condition cracks noted in various areas. Bedrooms Page 12 Item: 4 Floor Condition cracks noted in various areas. Heat/AC Page 32 Item: 1 Heater Condition The heating unit has exceeded its designed life expectancy. We make no warranty, guarantee or estimation as to the remaining useful life of this unit. Page 33 Item: 5 AC Compress Rust/Stained at exterior condensor. Condition Roof Page 40 Item: 1 Roof Condition shingles &/or tabs missing over carport Page 40 Item: 3 Vent Caps The B vent does not extent to proper height above the roof. We recommend contacting a qualified contractor to repair this issue. This boot is located over patio roof Page 41 Item: 4 Gutter Partial gutters - Full installation recommended to keep water away from structure. Water can weaken the foundation and deteriorate the siding. Be sure to install splashblocks or extensions to carry water away, and keep water from areas such as driveways or walks where it can be an ice hazard in winter. Exterior Areas Page 48 Item: 3 Eaves & Facia Moisture damage, wood rot, observed. Recommend review for repair as necessary. Area near compressor picture circled in red Wood or wood-like materials present. These materials are subject to moisture damage and weathering to a greater extent than other siding materials, as well as infestation by wood-destroying pests and organisms. Notwithstanding anything noted in this report, recommend further evaluation by licensed pest control professional, repair or replacement as needed, and regular homeowner monitoring and maintenance thereafter Grounds Page 50 Item: 2 Grading Lot grading and drainage have a significant impact on the building, simply because of the direct and indirect damage that moisture can have on the foundation. It is very important, therefore, that surface runoff water be adequately diverted away from the home. Lot grading should slope away and fall a minimum of one (1) inch every foot for a distance of six (6) feet around the perimeter of the building. Page 1 of 53
Page 51 Item: 5 Grounds Electrical Outlet cover(s) are missing in some areas and are a hugh safety defect Page 51 Item: 6 GFCI Weatherproof outlets Exterior outlet / switch cover(s) not waterproof. Have certified electrician evaluate and repair as necessary. Page 52 Item: 7 Plumbing Recommend contacting a licensed plumber to evaluate all areas. Home was replumbed by original owner Page 53 Item: 10 Patio Enclosure Screen torn in a couple areas Page 2 of 53
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 3 of 53
1. Attendance 2. Home Type 3. Occupancy Inspection Details In Attendance: Buyer Agent present Seller present Home Type: Single Family Home Occupancy: Occupied - Furnished: Heavy volume of personal and household items observed. The utilities were on at the time of inspection. Access to some items such as: electrical outlets/receptacles, windows, wall/floor surfaces, and cabinet interiors may be restricted by furniture or personal belongings. Any such items are excluded from this inspection report. Page 4 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. 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. Closets The closet is in serviceable condition. 2. Doors 3. Electrical Page 5 of 53
4. Smoke Detectors 5. Ceiling Condition Testing of smoke detectors is not included in this inspection. Pushing the "Test" button only verifies that there is power at the detector--either a battery or hard wired to the house power--and not the operational workings of the detector. The operational check is done by filling the sensor with smoke and is beyond the scope of this inspection. Battery operated smoke alarms should be checked routinely and the batteries changed frequently. Materials: There are drywall ceilings noted. 6. Patio Doors The sliding patio door was functional during the inspection. Page 6 of 53
7. Screen Doors 8. Wall Condition Materials: Drywall walls noted. Patches noted Page 7 of 53
9. Window Condition Materials: Vinyl framed double hung window noted. 10. Floor Condition Flooring Types: Marble floors noted. cracks noted in various areas. Page 8 of 53
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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. Closets The closet is in serviceable condition. 2. Doors Page 10 of 53
3. Electrical Page 11 of 53
4. Floor Condition Flooring Types: Marble floors noted. cracks noted in various areas. 5. Wall Condition Materials: Drywall walls noted. Page 12 of 53
6. Window Condition Materials: Vinyl framed double hung window noted. Page 13 of 53
7. Ceiling Condition Materials: There are drywall ceilings noted. Page 14 of 53
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 Guest bathroom 2. Cabinets No deficiencies observed. 3. Ceiling Condition Materials: There are drywall ceilings noted. Page 15 of 53
4. Counters 5. Doors No discrepancies noted. No major system safety or function concerns noted at time of inspection. 6. Electrical No major system safety or function concerns noted at time of inspection. Page 16 of 53
7. GFCI 8. Exhaust Fan No GFCI protection present, suggest installing GFCI protected receptacles for safety. The bath fan is a worn unit which may be at the end of its useful life. 9. Floor Condition Materials: Marble floors noted. Page 17 of 53
10. Mirrors 11. Plumbing Page 18 of 53
12. Showers functional 13. Shower Walls Ceramic tile noted. Suggest all tile edges and tub/shower walls be caulked and sealed to prevent moisture penetration. All missing/damaged grouting should be replaced. Failure to keep walls sealed can cause deterioration and extensive moisture damage to the interior walls and surrounding sub-flooring. This damage is not always visible or accessible to the inspector at the time of inspection. Page 19 of 53
14. Bath Tubs The tub's finish is stained. Epoxy touch up is available. Some caulking repair needed at tub in. 15. Sinks No deficiencies observed. Page 20 of 53
16. Toilets Operated when tested. No deficiencies noted. 17. Window Condition Materials: Vinyl framed double hung window noted. Page 21 of 53
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Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. 1. Cabinets No deficiencies observed on all kitchen cabinets. 2. Counters There is normal wear noted for the age of the counter tops. 3. Cook top condition All heating elements operated when tested. Page 23 of 53
4. Oven & Range All heating elements operated when tested. 5. Sinks 6. Window Condition 7. Floor Condition Operated normally, at time of inspection. Materials: Vinyl framed double hung window noted. Materials: Ceramic tile is noted. Page 24 of 53
8. Plumbing 9. Ceiling Condition Materials: There are drywall ceilings noted. Page 25 of 53
10. Electrical No major system safety or function concerns noted at time of inspection. 11. GFCI GFCI in place and operational. Page 26 of 53
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1. Dryer Vent Laundry Could not fully inspect the dryer vent, it is obscured by washer/dryer 2. Electrical 3. GFCI Page 28 of 53
4. Floor Condition Materials: Ceramic tile is noted. 5. Plumbing Page 29 of 53
6. Wall Condition Materials: Drywall walls noted. 7. Ceiling Condition Materials: There are wood plank ceilings noted. Page 30 of 53
8. Doors 9. Window Condition No major system safety or function concerns noted at time of inspection. Materials: Vinyl framed double hung window noted. Page 31 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 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. Heater Condition Materials: The furnace is located in the hall closet Materials: Heat pump noted. 06/93 Electric Furnace: Last service date is over one year ago, or is unable to be determined. Although this unit appears to be operating properly from controls, there are areas which cannot be seen without specialized equipment and training. Furnace specialists recommend a complete inspection annually; consider having unit inspected by certified HVAC technician. The heating unit has exceeded its designed life expectancy. We make no warranty, guarantee or estimation as to the remaining useful life of this unit. 2. Heater Base The heater base shows signs of water damage. Possible prior water intrusion. Page 32 of 53
3. Enclosure 4. Refrigerant Lines No defects found. 5. AC Compress Condition Compressor Type: Electric Location: The compressor is located on the exterior grounds. Annual HVAC service contract is recommended. Rust/Stained at exterior condensor. Page 33 of 53
6. Registers The return air supply system appears to be functional. 7. Filters 8. Thermostats Location: Located inside heater cabinet. MAINTENANCE: The air filter(s) should be inspected at least monthly and cleaned or replaced as required. There are two types of filters commonly used: (1) Washable filters, (constructed of aluminum mesh, foam, or reinforced fibers) these may be cleaned by soaking in mild detergent and rising with water. Or (2) Fiberglass disposable filters that must be REPLACED before they become clogged. Remember that dirty filters are the most common cause of inadequate heating or cooling performance. Functional at the time of inspection. Page 34 of 53
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Water Heater 1. Water Heater Condition Heater Type: Electric Location: The heater is located in the laundry room. Tank appears to be in satisfactory condition -- no concerns. 12/99 2. TPRV Appears to be in satisfactory condition -- no concerns. 3. Number Of Gallons 50 gallons Page 36 of 53
4. Plumbing Materials: Copper PVC No deficiencies observed at the visible portions of the supply piping. Page 37 of 53
1. Electrical Panel Electrical Location: Main Disconnect in panel box. Panel box located in laundry Exterior of structure. Location: No Sub Panels located. No major system safety or function concerns noted at time of inspection at main panel box. 2. Main Amp Breaker 200 amp 3. Breakers in off position 0 Page 38 of 53
4. Cable Feeds There is an overhead service drop noted. Page 39 of 53
1. Roof Condition Roof Materials: Inspected from ladder. Materials: Asphalt shingles noted. No major system safety or function concerns noted at time of inspection. shingles &/or tabs missing over carport 2. Flashing 3. Vent Caps Flashings are mastic covered, recommend re-sealing all through the roof vents and projections as a part of routine maintenance. The B vent does not extent to proper height above the roof. We recommend contacting a qualified contractor to repair this issue. This boot is located over patio roof Page 40 of 53
4. Gutter Partial gutters - Full installation recommended to keep water away from structure. Water can weaken the foundation and deteriorate the siding. Be sure to install splashblocks or extensions to carry water away, and keep water from areas such as driveways or walks where it can be an ice hazard in winter. Page 41 of 53
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1. Access 2. Structure Attic Scuttle Hole located in: Access at hallway ceiling. IMPROVE: Recommend professional installation of a Pull Down Ladder for ease of attic access. 3. Ventilation Page 43 of 53
4. Vent Screens 5. Duct Work Page 44 of 53
6. Electrical 7. Attic Plumbing PVC plumbing vents 8. Insulation Condition Materials: Blown in fiberglass insulation noted. Depth: Insulation averages about 6-8 inches in depth Insulation appears adequate. 9. Exhaust Vent Functional. Page 45 of 53
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1. Doors Exterior Areas Appeared in functional and in satisfactory condition, at time of inspection. 2. Window Condition Components appeared in satisfactory condition at time of inspection. Page 47 of 53
3. Eaves & Facia Suggest sealing/caulking as part of routine maintenance to prevent further deterioration. Moisture damage, wood rot, observed. Recommend review for repair as necessary. Area near compressor picture circled in red Wood or wood-like materials present. These materials are subject to moisture damage and weathering to a greater extent than other siding materials, as well as infestation by wood-destroying pests and organisms. Notwithstanding anything noted in this report, recommend further evaluation by licensed pest control professional, repair or replacement as needed, and regular homeowner monitoring and maintenance thereafter 4. Exterior Paint Suggest caulking around doors and windows as necessary. Page 48 of 53
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Grounds 1. Driveway and Walkway Condition Materials: Concrete driveway noted. Concrete sidewalk noted. Driveway in good shape for age and wear. Some oil staining. Clean and seal to extend life. 2. Grading Lot grading and drainage have a significant impact on the building, simply because of the direct and indirect damage that moisture can have on the foundation. It is very important, therefore, that surface runoff water be adequately diverted away from the home. Lot grading should slope away and fall a minimum of one (1) inch every foot for a distance of six (6) feet around the perimeter of the building. 3. Vegetation Observations Prune or remove any plants that are in contact or proximity to home to eliminate pathways of wood destroying insects. Page 50 of 53
4. Gate Condition 5. Grounds Electrical Materials: Wood Fences and gates are NOT INCLUDED as part of a home inspection. Recommend confirming that all fences and gates are in serviceable condition before the close of escrow. Outlet cover(s) are missing in some areas and are a hugh safety defect 6. GFCI Outdoor receptacles are not GFCI protected, need to be updated. Weatherproof outlets Exterior outlet / switch cover(s) not waterproof. Have certified electrician evaluate and repair as necessary. Page 51 of 53
7. Plumbing Materials: PVC piping noted. Recommend contacting a licensed plumber to evaluate all areas. Home was replumbed by original owner 8. Exterior Faucet Condition Location: South side of house. Appears Functional. 9. Balcony 10. Patio Enclosure Appears in satisfactory and functional condition with normal wear for its age. Appears to be sound structure. Screen torn in a couple areas Page 52 of 53
11. Patio and Porch Condition Materials: Rolled roofing noted. No major system safety or function concerns noted at time of inspection. Page 53 of 53