INSPECTION REPORT
For the Property at:
777 EMERALD CITY PANAMA CITY BEACH, FL 32413
Prepared for: MONTY ALCOA Inspection Date: Friday, July 31, 2015 Prepared by: Randall Rands
Inspections by Randall LLC 102 Heron turn Panama City Beach, FL 32407 850 714 1955 inspectionsbyrandall.com randall@inspectionsbyrandall.com
Detailed property inspection reports - for information and your safety
January 27, 2016 Dear Monty Alcoa, RE: Report No. 1013, v.2 777 Emerald City Panama City Beach, FL 32413 Thanks very much for choosing Inspections by Randall LLC to perform your home inspection. The inspection itself and the attached report comply with the requirements of the Standards of Practice of the State of Florida. This document defines the scope of a home inspection. Clients sometimes assume that a home inspection will include many things that are beyond the scope. We encourage you to read the Standards of Practice so that you clearly understand what things are included in the home inspection and report. The report has been prepared for the exclusive use of our client. No use by third parties is intended. We will not be responsible to any parties for the contents of the report, other than the party named herein . The report is effectively a snapshot of the house, recording the conditions on a given date and time. Home inspectors cannot predict future behavior, and as such, we cannot be responsible for things that occur after the inspection. If conditions change, we are available to revisit the property and update our report. The report itself is copyrighted, and may not be used in whole or in part without our express written permission. Again, thanks very much for choosing Inspections by Randall to perform your home inspection. Sincerely, Randall Rands on behalf of Inspections by Randall LLC
Inspections by Randall LLC 102 Heron turn Panama City Beach, FL 32407 850 714 1955 inspectionsbyrandall.com randall@inspectionsbyrandall.com
Report No. 1013, v.2
SUMMARY 777 Emerald City, Panama City Beach, FL SUMMARY
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EXTERIOR
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Note: For the purpose of this report the building is considered to be facing East. This Summary outlines potentially significant issues from a cost or safety standpoint. This section is provided as a courtesy and cannot be considered a substitute for reading the entire report. Please read the complete document. Priority Maintenance Items
Exterior GARAGE \ General Condition: Disrepair Garage door does not function automatically with opener, and when opened manually does not open all the way. Implication(s): Chance of water damage to contents, finishes and/or structure | Reduced operability Location: Garage door Task: Repair
1. Door not going any higher GARAGE \ Vehicle door operators Condition: Inoperative Safety release lever had to be "released" by pulling rope down to open the garage door, upon closing the garage door and putting the safety release lever back into place I tested the garage door to make sure the door would not open. It still opened, the safety release lever is broken, anyone can get into the garage without a key, the lock set to the garage will not lock out any intruder. Recommend garage door specialists further evaluate this situation. Implication(s): System inoperative
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SUMMARY 777 Emerald City, Panama City Beach, FL SUMMARY
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2. Inoperative Condition: Sensors poorly located Auto reverse sensors are not aimed and are possibly are located lower then the standard - could not test function since the automatic garage door opener was not functioning. Recommend further evaluation by garage door professional when they fix the automatic garage door opener. Implication(s): Physical injury
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3. Sensors poorly located
Electrical OPTIONAL \ Electrical Condition: Newer yellow wiring does not appear to be fastened to wood members per standard accepted local practice, recommend further evaluation by licensed electrician.
4.
5.
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6.
7.
Condition: Other New yellow colored wiring in attic appears to be loose and junctions uncovered - recommend further evaluation by licensed electrician. Location: Attic Task: Further evaluation
8. uncovered junction box
9. Loose electric wiring
SERVICE BOX, GROUNDING AND PANEL \ Distribution panel Condition: Neutral and ground are required to be separate when installed in a sub panel such as this one, recommend further evaluation by licensed electrician Location: Second Floor Living Room
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10. SERVICE BOX, GROUNDING AND PANEL \ Panel wires Condition: This black wire appears to be very small gauge to be used with a 30 amp circuit breaker, recommend further evaluation by a licensed electrician Location: South Exterior Wall
11.
12.
DISTRIBUTION SYSTEM \ Lights Condition: Inoperative Light and fan over living room would not function - recommend further evaluation by licensed electrician. Implication(s): Inadequate lighting Location: Second Floor Living Room Task: Further evaluation
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DISTRIBUTION SYSTEM \ Outlets (receptacles) Condition: Tester shows open ground. recommend further evaluation by a licensed electrician Location: Second Floor Dining Room
13. Condition: Inoperative This outlet and the other two in the entry room were not energized Implication(s): Equipment inoperative Location: First Floor Entry Task: Repair
14. Inoperative Condition: Reversed polarity The polarity reversed, hot and neutral are reversed - outlet located in first floor Southwest room. Implication(s): Electric shock Location: First Floor
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SUMMARY 777 Emerald City, Panama City Beach, FL SUMMARY
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15. Reversed polarity
Cooling & Heat Pump HEAT PUMP \ Condensate system Condition: No float switch Float switch missing: this is needed to turn off heat pump when condensation water backs up into drip pan Implication(s): Chance of water damage to contents, finishes and/or structure | Damage to equipment
Interior EXHAUST FANS \ Exhaust fan Condition: Missing No ventilation: either with an exhaust fan or window in first floor bathroom Implication(s): Chance of condensation damage to finishes and/or structure Location: First Floor Bathroom
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EXHAUST FANS \ Exhaust duct Condition: Not vented to exterior The exhaust ducts are loose fitting and both fan ducts terminate in the attic area, recommend extending them further and attaching ducts to a new soffit vents designed for this purpose. (Note photo #6 in this report shows the other vent that terminates in the attic) Implication(s): Chance of condensation damage to finishes and/or structure Location: Attic
16. Not vented to exterior
17. loose fitting duct
This concludes the Summary section.
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The remainder of the report describes each of the home's systems and also details any recommendations we have for improvements. Limitations that restricted our inspection are included as well. The suggested time frames for completing recommendations are based on the limited information available during a pre-purchase home inspection. These may have to be adjusted based on the findings of specialists. Home Improvement - ballpark costs
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Description General:
Exterior looking from the street Northwest
18. General:
Exterior from the street looking Southwest
19. General:
Back (West) side 1
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20. General:
Back (West) side 2
21. General:
South side of house 1
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22. General:
South side of house 2
23. Sloped roofing material: Metal The main house has a bare metal Galvanized or Galvalum roof, the roof of the screened area over the upstairs deck is a painted metal
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24. Metal Sloped roof flashing material:
Metal
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Description General: Upstairs screen door to deck area screen door is missing lower screen panel and closer. The header over door has been fastened in place with duct tape.
25.
26.
Downspout discharge: Above grade Downspouts drain water to concrete surface which then drains the water to the sandy soil landscaped areas.
27. Above grade
28. Above grade
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Lot slope: Away from building
29. Towards trench drain
30. Towards trench drain
Flat
31. Flat
32. Flat
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Wall surfaces:
Siding at the first floor areas that are not the garage, is a composite MDO or fiber cement
33.
34.
Wall surfaces: Vinyl siding Vinyl siding is used for the upper story, and at the garage of lower floor
35. Vinyl siding Soffit and fascia: Wood Orientated strand board used at the soffit over the wood patio
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36. Wood
37. Wood
Driveway: Concrete Concrete driveway on the North side of building
38. Concrete Walkway: Pavers
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39. Pavers
40. Pavers
Exterior steps: Wood Wood stairs treads and stringers have an open riser. As a safety precaution, normal practice would be to close the gap at this riser opening.
41. Wood
42. Wood
Wood Balcony: Wood 1 by 4 wood decking mostly in satisfactory condition, some existing soft ends. Suggest maintenance of monitoring for soft pieces to replace as needed
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43. Wood
44. Wood
Patio: Wood
45. Wood
46. Wood
Fence: Wood
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47. Wood
48. Wood
Garage: General Single Car garage
49. General
Limitations General: Could not verify if garage door opener worked or back up prevention device worked because there was no power to the garage door opener and they did not open when I pressed the opener control button on the wall
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50.
Recommendations ROOF DRAINAGE \ Downspouts 1. Condition: Missing
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51. Missing
52. Missing
PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ General 2. Condition: Exterior stairs have openings at risers and baluster that are larger than a 4-inch sphere. For elderly and small child safety reasons the local practice is to not have openings in stairs and railing/balusters that are wider than 4".
53.
54.
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GARAGE \ General 3. Condition: Disrepair Garage door does not function automatically with opener, and when opened manually does not open all the way. Implication(s): Chance of water damage to contents, finishes and/or structure | Reduced operability Location: Garage door Task: Repair
55. Door not going any higher GARAGE \ Vehicle door operators 4. Condition: Inoperative Safety release lever had to be "released" by pulling rope down to open the garage door, upon closing the garage door and putting the safety release lever back into place I tested the garage door to make sure the door would not open. It still opened, the safety release lever is broken, anyone can get into the garage without a key, the lock set to the garage will not lock out any intruder. Recommend garage door specialists further evaluate this situation. Implication(s): System inoperative
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56. Inoperative 5. Condition: Sensors poorly located Auto reverse sensors are not aimed and are possibly are located lower then the standard - could not test function since the automatic garage door opener was not functioning. Recommend further evaluation by garage door professional when they fix the automatic garage door opener. Implication(s): Physical injury
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57. Sensors poorly located
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Description Configuration: Piers All exposed piers appear to be in solid condition when prodded with ice pick.
58. Piers
59. Piers
Foundation material: Wood Wood 6 by 6 Square Piers are the main structure Concrete slab on grade is used for the floor at the first story. All visible piers look sound and prodding with ice pick showed them to be solid without any soft spots. Floor construction:
Joists
Exterior wall construction:
Wood frame
Roof and ceiling framing: Rafters/roof joists Plywood sheathing
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60. Plywood sheathing
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Description Service entrance cable and location: Overhead Electrical drop is from the power pole overhead to the mast
61. Overhead from pole Service size:
62. Mast
unknown main service size
Main disconnect/service box type and location: Breakers -exterior wall
63. Breakers -exterior wall
64. Breakers -exterior wall
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System grounding material and type: Copper - other Ground rod or other item could not be located so grounding is undetermined
65. Copper - other Distribution panel rating:
66. Copper - other 100 Amps
Distribution panel type and location: Breakers - exterior wall
67. Breakers - exterior wall
68. Breakers - exterior wall
Breakers Panel found behind wall painting. This is now a remote distribution panel and needs to have the ground wires and the
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neutral wires on separate buses. Recommend further evaluation by licensed electrician.
69. Breakers
70. Breakers Breakers Panel is mislabeled lower right is not a water heater and the? Circuit needs to be identified. Any holes in a panel box that is where that piece of paper is covering the lower right hand corner of the box needs to be covered with a certified protective cover to avoid electrocution of users
71. Breakers Auxiliary panel (subpanel) rating:
100 Amps
Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI):
GFCI - bathroom
GFCI - kitchen
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Smoke detectors:
None noted
Carbon monoxide (CO) detectors:
None noted
Recommendations OPTIONAL \ Electrical 6. Condition: Newer yellow wiring does not appear to be fastened to wood members per standard accepted local practice, recommend further evaluation by licensed electrician.
72.
73.
74.
75.
7. Condition: Other New yellow colored wiring in attic appears to be loose and junctions uncovered - recommend further evaluation by licensed electrician. Location: Attic
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Task: Further evaluation
76. uncovered junction box
77. Loose electric wiring
SERVICE BOX, GROUNDING AND PANEL \ Distribution panel 8. Condition: Neutral and ground are required to be separate when installed in a sub panel such as this one, recommend further evaluation by licensed electrician Location: Second Floor Living Room
78. SERVICE BOX, GROUNDING AND PANEL \ Panel wires 9. Condition: This black wire appears to be very small gauge to be used with a 30 amp circuit breaker, recommend further evaluation by a licensed electrician Location: South Exterior Wall
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79.
80.
DISTRIBUTION SYSTEM \ Lights 10. Condition: Inoperative Light and fan over living room would not function - recommend further evaluation by licensed electrician. Implication(s): Inadequate lighting Location: Second Floor Living Room Task: Further evaluation DISTRIBUTION SYSTEM \ Outlets (receptacles) 11. Condition: Tester shows open ground. recommend further evaluation by a licensed electrician Location: Second Floor Dining Room
81. 12. Condition: Inoperative No power to this GFCI outlet
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Implication(s): Equipment inoperative Location: Second Floor Deck
82. Inoperative
83. Inoperative
13. Condition: Inoperative This outlet and the other two in the entry room were not energized Implication(s): Equipment inoperative Location: First Floor Entry Task: Repair
84. Inoperative 14. Condition:
Reversed polarity
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The polarity reversed, hot and neutral are reversed - outlet located in first floor Southwest room. Implication(s): Electric shock Location: First Floor
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85. Reversed polarity DISTRIBUTION SYSTEM \ Smoke detectors 15. Condition: None Implication(s): Fire hazard
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Description Fuel/energy source: System type:
Electricity
Heat pump
Heat distribution:
Ducts and registers
Approximate age: Heat pump air handler was built in 2010, exterior compressor was built in 2012 - see cooling section for more information.
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Description Air conditioning type:
Air cooled
Heat pump type: Air source Note" Exterior unit (compressor) was manufacture in 2010, Interior unit (Air Handler) was built in 2012
87. Air source
86. Air source
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88. Air source Manufacturer:
89. Air source
Grandeaire
Compressor type:
Electric
Compressor approximate age: Supply temperature:
65째
Return temperature:
75째
Temperature difference:
3 years
75째
10째
Recommendations HEAT PUMP \ Condensate system 16. Condition: No float switch Float switch missing: this is needed to turn off heat pump when condensation water backs up into drip pan Implication(s): Chance of water damage to contents, finishes and/or structure | Damage to equipment HEAT PUMP \ Refrigerant lines 17. Condition: Missing insulation Recommend replacing insulation where damaged, and insulating areas where insulation is missing Implication(s): Reduced system life expectancy | Increased heating and cooling costs | Reduced comfort
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Report No. 1013, v.2
COOLING & HEAT PUMP 777 Emerald City, Panama City Beach, FL SUMMARY
ROOFING
EXTERIOR
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July 31, 2015
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Page 41 of 59
Report No. 1013, v.2
COOLING & HEAT PUMP 777 Emerald City, Panama City Beach, FL SUMMARY
ROOFING
EXTERIOR
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July 31, 2015
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90. Missing insulation
91. Missing insulation
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Page 42 of 59
Report No. 1013, v.2
INSULATION AND VENTILATION 777 Emerald City, Panama City Beach, FL SUMMARY
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EXTERIOR
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Description Attic/roof insulation material: Glass fiber 6 inch fiberglass batts with vapor barrier
92. Glass fiber Attic/roof ventilation: Soffit vent Soffit ventilation poor at best the screens are small painted over not much open area. The insulation in the attic appears to be installed on top of the air ventilation screens, insulation baffles missing.
93. Soffit vent Gable vent Recommend installing gable vents that allow more airflow the existing gable vents appear to be very restrictive Attic/roof air/vapor barrier:
Kraft paper
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Page 43 of 59
Report No. 1013, v.2
INSULATION AND VENTILATION 777 Emerald City, Panama City Beach, FL SUMMARY
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EXTERIOR
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Wall insulation material:
Not determined
Wall insulation amount/value:
Not determined
Floor above porch/garage insulation material: Not determined All ceiling areas concealed by protective drywall. Verification of insulation not possible.
Recommendations ATTIC/ROOF \ Roof vents 18. Condition: Inadequate Implication(s): Chance of condensation damage to finishes and/or structure
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Page 44 of 59
Report No. 1013, v.2
INSULATION AND VENTILATION 777 Emerald City, Panama City Beach, FL SUMMARY
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EXTERIOR
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94. Inadequate
95. Inadequate
ATTIC/ROOF \ Hatch 19. Condition: Not insulated Recommend insulation on top of attic access to help with cooling of living space. Implication(s): Increased heating and cooling costs | Reduced comfort
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Page 45 of 59
Report No. 1013, v.2
INSULATION AND VENTILATION 777 Emerald City, Panama City Beach, FL SUMMARY
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EXTERIOR
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96. Not insulated
97. Not insulated
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Page 46 of 59
Report No. 1013, v.2
PLUMBING 777 Emerald City, Panama City Beach, FL SUMMARY
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Description Water supply source:
Public
Service piping into building:
Not visible
Main water shut off valve at the: East
98. East Water heater fuel/energy source: Electric
99. Electric
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Page 47 of 59
Report No. 1013, v.2
PLUMBING 777 Emerald City, Panama City Beach, FL SUMMARY
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100. Electric Water heater type:
Conventional
Water heater manufacturer:
Rheem
Tank capacity: newer 38 gallon Rheem electric water heater missing expansion device and connection of drain pan to exterior Drain pan overflow will leak onto floor.
101.
102.
Water heater approximate age:
2 years
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Page 48 of 59
Report No. 1013, v.2
PLUMBING 777 Emerald City, Panama City Beach, FL SUMMARY
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Exterior hose bibb: Present Hose bib is located below the exterior shower.
103. Present
104. Present
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Page 49 of 59
Report No. 1013, v.2
INTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY
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Description Major floor finishes: Laminate
105. Laminate Major wall finishes:
106. Laminate Plaster/drywall
Major ceiling finishes: Plaster/drywall
107. Plaster/drywall
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Page 50 of 59
Report No. 1013, v.2
INTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY
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108. Plaster/drywall Windows: Single/double hung Metal window frames are upstairs and vinyl window frames are used downstairs
109. Single/double hung Glazing:
the metal windows upstairs are single pane and the vinyl windows used downstairs are double pane
Exterior doors - type/material: Doors:
110. Single/double hung
Metal-clad
not sure why this lock set is mounted this way but I would recommend reversing a lock set hope people get into
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Page 51 of 59
Report No. 1013, v.2
INTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY
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the garage will not be able to get into the living space
111. Doors:
Inspected
Oven type:
Conventional
Oven fuel:
Electricity
Laundry facilities: Vented to outside Dryer exhaust goes into attic and very long horizontal discharge at the wall
112. Vented to outside
113. Vented to outside
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Page 52 of 59
Report No. 1013, v.2
INTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY
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EXTERIOR
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240-Volt outlet Waste standpipe Kitchen ventilation:
Recirculating type
Bathroom ventilation:
Exhaust fan
Laundry room ventilation: Clothes dryer vented to exterior Dryer exhaust vent empties to exterior gable on West End of house Counters and cabinets: Inspected Granite used for countertops in the kitchen
114. Inspected Inventory Garbage disposal:
115. Inspected No garbage disposer
Inventory Dishwasher: Frigidaire Built in 2015
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Page 53 of 59
Report No. 1013, v.2
INTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY
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116. Frigidaire
117. Frigidaire
Inventory Microwave: Whirlpool Manufactured 2015
118. Whirlpool
119. Whirlpool
Inventory Range: Frigidiaire Built in 2014
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Page 54 of 59
Report No. 1013, v.2
INTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY
ROOFING
EXTERIOR
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July 31, 2015
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120. Frigidiaire Range
121. Frigidiaire Range Inventory Refrigerator: Frigidaire Manufactured 2015
122. Frigidaire
123. Frigidaire
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Page 55 of 59
Report No. 1013, v.2
INTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY
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EXTERIOR
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Inventory Smoke Alarm: safety reasons. Inventory Thermostat:
There are no smoke alarms in this building. Smoke detector installation is recommended for Bestech
124. Inventory Water Heater: Rheem
125. Rheem
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Page 56 of 59
Report No. 1013, v.2
INTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY
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EXTERIOR
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July 31, 2015
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Recommendations WINDOWS \ General 20. Condition: window in kitchen facing west over pool will not stay in the open position that falls back down when you try to open it Location: Second Floor Kitchen Task: Repair 21. Condition: Difficult to operate Kitchen window over sink needs to be lubricated, very hard to lift up and down. This is a maintenance item needed on all upstairs windows. Implication(s): System inoperative or difficult to operate Location: Second Floor Task: Service EXHAUST FANS \ Exhaust fan 22. Condition: Missing No ventilation: either with an exhaust fan or window in first floor bathroom Implication(s): Chance of condensation damage to finishes and/or structure Location: First Floor Bathroom
EXHAUST FANS \ Exhaust duct 23. Condition: Not vented to exterior The exhaust ducts are loose fitting and both fan ducts terminate in the attic area, recommend extending them further and attaching ducts to a new soffit vents designed for this purpose. (Note photo #6 in this report shows the other vent that terminates in the attic)
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Page 57 of 59
Report No. 1013, v.2
INTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY
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EXTERIOR
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July 31, 2015
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Implication(s): Chance of condensation damage to finishes and/or structure Location: Attic
126. Not vented to exterior
127. loose fitting duct END OF REPORT
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Page 58 of 59
Report No. 1013, v.2
REFERENCE LIBRARY 777 Emerald City, Panama City Beach, FL SUMMARY
ROOFING
EXTERIOR
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July 31, 2015
STRUCTURE
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INTERIOR
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The links below connect you to a series of documents that will help you understand your home and how it works. These are in addition to links attached to specific items in the report. Click on any link to read about that system.
01. ROOFING, FLASHINGS AND CHIMNEYS 02. EXTERIOR 03. STRUCTURE 04. ELECTRICAL 05. HEATING 06. COOLING/HEAT PUMPS 07. INSULATION 08. PLUMBING 09. INTERIOR 10. APPLIANCES 11. LIFE CYCLES AND COSTS 12. SUPPLEMENTARY Asbestos Radon Urea Formaldehyde Foam Insulation (UFFI) Lead Carbon Monoxide Mold Household Pests Termites and Carpenter Ants
13. HOME SET-UP AND MAINTENANCE 14. MORE ABOUT HOME INSPECTIONS
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