Inspection Services of the Treasure Coast

Transcription

1 Property Inspection Report Cover Page Inspection prepared for: Ute Griffin Date of Inspection: 12/5/2012 Time: 1:30pm Age of Home: 49 Size: 1512sq. ft. Weather: 70 partly cloudy Inspector: Gary C. Young License # HI Nicole Ln, Ft. Pierce, FL Phone:

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 4 Item: 6 Doors Entry door has damaged weather stripping, hinges and has evidence of past repair at door latch. Page 4 Item: 9 Smoke Detectors Old detectors. Smoke detectors last 6-10 years. Recommend replacing. Page 5 Item: 12 Window Condition Most windows were functional at time of inspection although there are several windows with broken glass. Recommend replacing glass at said windows. Bedrooms Page 11 Item: 11 Smoke Detectors There were no smoke detectors present in the bedroom(s). Bathroom Page 14 Item: 6 Electrical All electrical worked at time of inspection in both bathrooms. Note: Outlet at full bath and switch at full bath is recommended to be relocated. These items appear to be to close to water/wet areas. They are within 3 inches of the shower. Recommend further evaluation by licensed electrician. Page 15 Item: 7 GFCI Recommend upgrading All receptacle to GFCI protection within 6 feet of all potential wet locations. Page 16 Item: 11 Mirrors Main floor bathroom mirror was missing at time of inspection. Page 17 Item: 14 Showers Step into full bath has broken tile. Page 18 Item: 20 Window Condition Missing handle for crank out at main floor bath. Kitchen Page 20 Item: 11 Spray Wand The spray wand did not operate when tested. Page 23 Item: 23 Electrical Outlet at west wall has been painted over. Page 24 Item: 24 GFCI Recommend upgrading All receptacle to GFCI protection within 6 feet of all potential wet locations. Under sink is not protected with GFCI. Laundry Page 26 Item: 6 GFCI Recommend upgrading All receptacle to GFCI protection within 6 feet of all potential wet locations. Page 26 Item: 12 Plumbing Copper supply line is not attached to wall recommend attachment. Water Heater Page 30 Item: 10 Overflow Condition The extension at the water heater relief valve is missing. This is a potential scalding concern as water can discharge improperly. Recommend installing the proper type of relief extension to discharge within 6 to 8 from the floor. Electrical Page 1 of 58

3 Page 32 Item: 5 Breakers Double tapping observed. Double tapping (i.e. 2 wires on a single pole breaker) can add to the load of the affected circuit causing a possible overload and tripping breakers, or result in loose connections and overheating of the breaker or connections. Ideally, doubled-up circuits should be independently fused. Roof Page 35 Item: 7 Gutter No gutters or downspouts. 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 40 Item: 2 Window Condition Window glass cracked. Window glass broken. Page 41 Item: 4 Eaves & Facia Evidence of past repairs noted. With some holes and damage. Page 43 Item: 8 Window protection Steel shutter at south side of home was not attached to structure at time of inspection. Page 2 of 58

4 1. Attendance 2. Home Type 3. Occupancy 4. Construction Type 5. Zoning 6. Utilities 7. Lot Size 8. Neighborhood 9. Year Built 10. Out Buildings Inspection Details In Attendance: Client not present Home Type: Ranch Style Occupancy: Vacant Materials: Concrete Block Structure with Concrete slab floor, wood roof trusses. Zoning: RS-4 Utilities: Private well and private septic tank. Lot: 0.27 Acres Neighborhood Lakewood Park Year Built: 1963 Materials: No out buildings. Page 3 of 58

5 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. Bar 2. Cabinets 3. Ceiling Fans Operated normally when tested, at time of inspection. 4. Closets 5. Door Bell 6. Doors Did not operate at time of inspection. Entry door has damaged weather stripping, hinges and has evidence of past repair at door latch. 7. Electrical 8. Security Bars 9. Smoke Detectors Old detectors. Smoke detectors last 6-10 years. Recommend replacing. 10. Stairs & Handrail Page 4 of 58

6 11. Window-Wall AC or Heat 12. Window Condition 13. Ceiling Condition Materials: Aluminum louvers noted. Most windows were functional at time of inspection although there are several windows with broken glass. Recommend replacing glass at said windows. Materials: There are drywall ceilings noted. 14. Patio Doors Evidence of past repair Page 5 of 58

7 15. Screen Doors 16. Wall Condition Materials: Drywall walls noted. 17. Fireplace 18. Floor Condition Materials: Floating laminate type flooring noted. Missing base board Page 6 of 58

8 Floor is two different levels Floor is two different levels Page 7 of 58

9 Page 8 of 58

10 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 2. Bar 3. Cabinets 4. Ceiling Fans Locations: Master#1 South East#2 South West#3 5. Closets The closet door is off track at S/W bedroom. Page 9 of 58

11 6. Doors Bifold door at S/W bedroom is off track 7. Electrical 8. Fireplace 9. Floor Condition Missing light fixture at N/W bedroom Flooring Types: Floating laminate type flooring noted. Page 10 of 58

12 10. Security Bars 11. Smoke Detectors 12. Wall Condition There were no smoke detectors present in the bedroom(s). Materials: Drywall walls noted. Hole in drywall Hole in drywall at N/W bedroom Page 11 of 58

13 13. Window-Wall AC or Heat 14. Window Condition Materials: Aluminum louvers noted. 15. Ceiling Condition Missing crank at N/W bedroom Materials: There are drywall ceilings noted. Page 12 of 58

14 16. Patio Doors 17. Screen Doors Page 13 of 58

15 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 2. Cabinets Locations: Main Floor Bathroom Full bath 3. Ceiling Condition 4. Counters Materials: There are drywall ceilings noted. Solid Surface tops noted. 5. Doors 6. Electrical Main floor bath No major system safety or function concerns noted at time of inspection. All electrical worked at time of inspection in both bathrooms. Note: Outlet at full bath and switch at full bath is recommended to be relocated. These items appear to be to close to water/wet areas. They are within 3 inches of the shower. Recommend further evaluation by licensed electrician. Page 14 of 58

16 Recommend relocating outlet at full bath. Outlet and switch is within 3 inches of wet area. This causes a safety issue. 7. GFCI 8. Exhaust Fan Recommend upgrading All receptacle to GFCI protection within 6 feet of all potential wet locations. 9. Floor Condition Fan/heater at both bathrooms Materials: Sheet vinyl flooring is noted. Ceramic tile noted. Page 15 of 58

17 10. Heating 11. Mirrors Main floor bath Central heating and cooling noted in this room. At the time of the inspection, all appeared to be functioning and in serviceable condition. Main floor bathroom mirror was missing at time of inspection. 12. Plumbing 13. Security Bars Main floor bath Page 16 of 58

18 14. Showers 15. Shower Walls Step into full bath has broken tile. Ceramic tile noted. Step to shower at full bath (Tile broken) 16. Bath Tubs Main floor bath 17. Enclosure Page 17 of 58

19 18. Sinks 19. Toilets 20. Window Condition Materials: Aluminum louvers noted. Missing handle for crank out at main floor bath. Missing crank handle at main floor bath Page 18 of 58

20 Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. 1. Cabinets 2. Counters 3. Dishwasher 4. Doors Page 19 of 58

21 5. Garbage Disposal 6. Microwave 7. Cook top condition 8. Oven & Range Electric cook top noted. Oven(s): Electric 9. Sinks 10. Drinking Fountain 11. Spray Wand The spray wand did not operate when tested. Page 20 of 58

22 12. Hot Water Dispenser Spray wand is broken 13. Soap Dispenser 14. Trash Compactor 15. Vent Condition Materials: Exterior Vented Page 21 of 58

23 16. Window Condition 17. Floor Condition Materials: Floating laminate type flooring noted. Open seams observed. 18. Plumbing Floor is two different levels and missing transition strip 19. Ceiling Condition Materials: There are drywall ceilings noted. Page 22 of 58

24 20. Security Bars 21. Patio Doors 22. Screen Doors 23. Electrical Electrical outlets near counter and sink were functional. Outlet at west wall has been painted over. Outlet has been painted over at west wall Page 23 of 58

25 24. GFCI 25. Wall Condition Recommend upgrading All receptacle to GFCI protection within 6 feet of all potential wet locations. Under sink is not protected with GFCI. Materials: Drywall walls noted. Page 24 of 58

26 1. Locations 2. Cabinets Laundry Locations: 3/4 laundry area. 3. Counters 4. Dryer Vent 5. Electrical Page 25 of 58

27 6. GFCI 7. Exhaust Fan Recommend upgrading All receptacle to GFCI protection within 6 feet of all potential wet locations. 8. Gas Valves 9. Wash Basin 10. Window Condition Materials: Aluminum louvers noted. 11. Floor Condition Materials: Ceramic tile is noted. 12. Plumbing Plumbing was operational at time of inspection. Copper supply line is not attached to wall recommend attachment. Page 26 of 58

28 Plumbing supply line is not attached to wall. Would also recommend replacing rubber supply lines 13. Wall Condition Materials: Drywall walls noted. 14. Ceiling Condition Materials: There are drywall ceilings noted. 15. Security Bars 16. Doors No major system safety or function concerns noted at time of inspection. Page 27 of 58

29 1. Base Water Heater 2. Heater Enclosure 3. Combusion 4. Venting 5. Water Heater Condition Heater Type: electric Location: The heater is located in the exterior closet. 6. TPRV Page 28 of 58

30 7. Number Of Gallons 40 gallons 8. Gas Valve 40gallons 9. Plumbing Materials: copper Page 29 of 58

31 10. Overflow Condition The extension at the water heater relief valve is missing. This is a potential scalding concern as water can discharge improperly. Recommend installing the proper type of relief extension to discharge within 6 to 8 from the floor. 11. Supply & return lines Page 30 of 58

32 1. Electrical Panel Location: Laundry room. Electrical 2. Main Amp Breaker & voltage rating 100 amp 3. Breakers in off position 1 Water heater. 4. Cable Feeds 100 AMPS There is an overhead service drop noted. Page 31 of 58

33 Main meter located at north side of home 5. Breakers Materials: Copper non-metallic sheathed cable noted. Double tapping observed. Double tapping (i.e. 2 wires on a single pole breaker) can add to the load of the affected circuit causing a possible overload and tripping breakers, or result in loose connections and overheating of the breaker or connections. Ideally, doubled-up circuits should be independently fused. 6. Fuses Breaker is double tapped recommend licensed electrician for further evaluation 7. Circuit Labeling Condition Page 32 of 58

34 8. Grounding Rod Condition Materials: Grounding Rod noted near electric meter. Page 33 of 58

35 1. Roof Condition Roof Materials: Inspected from ladder. Materials: Asphalt shingles noted. No major system safety or function concerns noted at time of inspection. Page 34 of 58

36 2. Flashing 3. Chimney 4. Sky Lights 5. Spark Arrestor 6. Vent Caps 7. Gutter No gutters or downspouts. 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 35 of 58

37 1. Access Bedroom ceiling Attic 2. Structure Located at N/W bedroom 3. Ventilation Under eave soffit inlet vents noted. 4. Vent Screens Page 36 of 58

38 5. Duct Work 6. Electrical 7. Attic Plumbing PVC plumbing vents 8. Insulation Condition Materials: Blown in fiberglass insulation noted. Depth: Insulation averages about inches in depth 9. Chimney Page 37 of 58

39 10. Exhaust Vent Page 38 of 58

40 1. Doors Exterior Areas Entry door Storage area which is also location for Hot Water heater. Located at north side of home Damaged at entry Weather stripping is damaged at entry door Page 39 of 58

41 Hinge is damaged at entry door 2. Window Condition Window glass cracked. Window glass broken. Broken trim at exterior laundry door Window missing at north side of home Broken glass Page 40 of 58

42 Broken glass Broken glass 3. Siding Condition Broken glass Materials: Stucco over concrete block noted. Broken glass 4. Eaves & Facia Perforated soffit venting noted. Soffits at the home appeared to be in serviceable condition at the time of the inspection. Evidence of past repairs noted. With some holes and damage. Page 41 of 58

43 Evidence of past repair Evidence of past repair Damage at rear soffit Damage at facia Damage at facia Page 42 of 58

44 5. Exterior Paint 6. Moisture cracks 7. Brick Condition 8. Window protection Some settlement cracking noted at perimeter. Recommend sealing perimeter with exterior caulking and/or concrete. Materials: Steel shutters noted. Steel shutter at south side of home was not attached to structure at time of inspection. Window awning at rear of home is not attached Page 43 of 58

45 1. Water Meter Location Grounds 2. Driveway and Walkway Condition Materials: Concrete driveway noted. Concrete sidewalk noted. IMPROVE: Typical cracking was observed at the concrete surfaces. Uneven slabs at the walkway. 3. Grading Concrete walkway not level The grading of the<<yards>> is improperly sloped towards the foundation. Page 44 of 58

46 4. Vegetation Observations Page 45 of 58

47 5. Gate Condition Recommend trimming tree back away from home 6. Patio and Porch Deck 7. Stairs & Handrail 8. Grounds Electrical 9. GFCI 10. Main Gas Valve Condition 11. Plumbing Materials: Copper piping noted going into home while pvc noted from well pump to 1 inch copper main pipe. Page 46 of 58

48 Water softener 12. Water Pressure Water softener 40 Clean out Page 47 of 58

49 40PSI 13. Pressure Regulator Pressure regulator noted. 14. Exterior Faucet Condition Location: North side of house. 15. Unenclosed Patio Common cracks observed Page 48 of 58

50 16. Patio Enclosure 17. Patio and Porch Condition Materials: The front patio/porch roof is the same as main structure. Asphalt shingles noted. Settlement at rear patio Page 49 of 58

51 18. Fence Condition Materials: Wood Vinyl Page 50 of 58

52 19. Sprinklers 20. Water Condition System Materials: Water conditioning equipment is noted. Specific equipment on site is: salt holding tank, brine tank, filter and controls. System should be examined by a local company experienced in installing and maintaining such systems. We only note obvious issues with water conditioning systems since they are not within the Florida Standard Operating procedures and each system is proprietary as to operation and functions. This system appears to be inoperative at time of inspection. Filter is obviously clogged, brine tank appears rusted and little maintenance provided. System control valve is in the by-pass mode. Page 51 of 58

53 1. Pump Condition Well Materials: Well pump is noted on utility slab on north side of house. Pump was functional at time of inspection. 2. Storage Tank Condition Alarm for septic lift station Page 52 of 58

54 3. Water Softener 4. Well Head location Materials: Water softener is present but is not within the parameter of Florida Standards of Practice for Home Inspectors. Was not operational at time of inspection. Recommend having a local water conditioning company come and put softener back in operation. Materials: Located in rear yard northwest corner. 5. Well Head Condition Well head appears in good condition. Most of well pipe is beneath the ground and cannot be examined within the parameters of this inspection. Page 53 of 58

55 Air Handlr/AC 1. Air Handler Condition Located in N/W bedroom closet. Heat pump noted Open wiring recommend review by HVAC contractor 2. AirHdlr Base 3. Enclosure 4. Refrigerant Lines Page 54 of 58

56 5. Heater Kit Condition Materials: No label on unit to list heater kit. 6. AC Compress Condition Compressor Type: AC Compressor is a trane brand. Location: Located at north side of home. Appeared functional at the time of inspection. No data label. Page 55 of 58

57 7. AC Main Breaker 8. Air Supply 9. Registers 10. Filters The return air supply system appears to be functional. The return air supply system appears to be functional. Location: Located in a filter grill in an interior area wall. Filter is missing at return Return located in interior wall Page 56 of 58

58 11. Thermostats Digital - programmable type. Functional at the time of inspection. Page 57 of 58

59 1. Slab Foundation Slab Foundation Concrete slab not visible due to floor coverings. 2. Foundation Perimeter No deficiencies were observed at the visible portions of the structural components of the home. Page 58 of 58