INSPECTION REPORT
For the Property at:
777 EMERALD VIEW DR SANTA ROSA BEACH, FL 32549
Prepared for: RICH SMITH Inspection Date: Wednesday, October 21, 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 Rich Smith, RE: Report No. 1028 777 Emerald View Dr Santa Rosa Beach, FL 32549 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 our national Association. 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 us 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. 1028
SUMMARY 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
ROOFING
EXTERIOR
STRUCTURE
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October 21, 2015 ELECTRICAL
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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 DOORS \ Doors and frames Condition: Rust Could not open the secondary French door due to rusty bolt mechanism Implication(s): Cosmetic defects | Chance of damage to finishes and structure Location: Dining Room
1. Rust DOORS \ Exterior trim Condition: Rot The lower portions of the Garage man door have damage from weather, recommend further evaluation by licensed contractor to determine extent of damage. Implication(s): Chance of damage to finishes and structure Location: North First Floor Garage
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Report No. 1028
SUMMARY 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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STRUCTURE
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2. Rot at door right jamb
3. Rot at left door trim
GARAGE \ Vehicle door operators Condition: Inoperative Garage door operators on North wall would not function. Recommend further evaluation. Implication(s): System inoperative Location: Garage Task: Further evaluation
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Report No. 1028
SUMMARY 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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STRUCTURE
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October 21, 2015 ELECTRICAL
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Electrical DISTRIBUTION SYSTEM \ Wiring - installation Condition: There are two wires at the top of the main home's auxiliary electrical box without plastic clamp protection where the wires go thru the hole in the metal box. This plastic clamp secures the wire and protects it from the sharp metal edges of the hole. Recommend further evaluation by licensed electrician. Location: First Floor
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Report No. 1028
SUMMARY 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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DISTRIBUTION SYSTEM \ Outlets (receptacles) Condition: Inoperative No power at this outlet, and the other exterior outlets . Found breaker for exterior GFI tripped in panel. This could be the reason for no power to outlets. Recommend talking to owner about why this breaker is not on. Further evaluation may be needed by licensed electrician. Implication(s): Equipment inoperative Location: Dining Room deck, and screened porch
5. No power
6. Tripped Breaker
Cooling & Heat Pump AIR CONDITIONING \ Condensate system Condition: No float switch Float switches are recommended and standard items in newer installations as protection against backing up of condensation water in the condensation line. Both units do not have this feature. Recommend further discussion and evaluation by licensed plumber. Implication(s): Chance of water damage to contents, finishes and/or structure | Damage to equipment
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Report No. 1028
SUMMARY 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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7. No float switch AIR CONDITIONING \ Duct system Condition: Disconnected or leaking Recommended procedure is to tape and then paint with a mastic to seal the duct joints. This duct work appears to have been repaired or replaced at one time and all they did upon reinstall was only put tape and I can feel the cold air blowing into the attic space from loose joints in the tape. Recommend further evaluation by licensed HVAC technician. Implication(s): Increased cooling costs | Reduced comfort Location: Second Floor Addition
8. Disconnected or leaking
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Report No. 1028
SUMMARY 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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Plumbing General water heater pan designed to hold water in case of a water leak in the water heater, pan has cracks and his non functioning recommend further evaluation by licensed plumber Location: Second Floor Addition
9.
Interior FLOORS \ Subflooring Condition: Damage Water stains at the sub floor plywood in the attic South storage area, enter thru entry closet. Need to ask owner where the stain originated and if a repair has been made. Implication(s): Cosmetic defects | Physical injury Location: South Second Floor Addition Task: Request disclosure
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Report No. 1028
SUMMARY 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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This concludes the Summary section. 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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Report No. 1028
ROOFING 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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Description General:
Southerly Elevation
10. General:
Westerly Elevation
11. General:
Easterly elevation
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ROOFING 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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12. Sloped roofing material: Metal Green metal
13. Metal Sloped roof flashing material: Metal The flashing is the same green metal roof material
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Report No. 1028
ROOFING 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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14. Metal Flat roofing material: Probability of leakage:
Unknown Low
Limitations Roof inspection limited/prevented by: Lack of access (too high/steep)
15. Lack of access (too high/steep)
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Report No. 1028
EXTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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Description General: hurricane shutters are at tall window openings patio door has sliding accordion covers the doors and a large window have tracks and bolts for attaching protection
16.
17.
18.
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Report No. 1028
EXTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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General:
This appears to be a gas line stub out for a barbecue at side deck off the dining room.
19. General: found water meter located in front of house to the right of the walkway could not verify is water main turn off is in this vault due to excessive growth of roots
20.
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Report No. 1028
EXTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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General: found - 6 inch conduit that were full of leaves and debris and these are where the water shut off valve is for the main house and for the studio apartment. recommend maintaining these by keeping them clean in case the water needs to be turned off in an emergency
22.
23.
Gutter & downspout material: Aluminum
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Report No. 1028
EXTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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24. Aluminum Gutter & downspout type:
Eave mounted
Gutter & downspout discharge: Above grade
25. Above grade
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EXTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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Lot slope: Away from building Lot slopes from the front (South) to the back, front grade slopes sideways (West) towards the driveway. Storm sewer system in the street well control torrential rain accumulation to be directed into scuppers in road and underground towards the rear of the house
26. Away from building
27. Away from building
28. Away from building
29. Street drainage Wall surfaces:
Fiber Cement Siding
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Report No. 1028
EXTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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30. Soffit and fascia: Wood
31. Wood Driveway: Pavers
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EXTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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32. Pavers
33. Pavers
Walkway: Pavers Pavers used for front walks from the street and the driveway to the front steps
34. Pavers from driveway Deck:
Raised
35. Pavers from street
Pressure-treated wood
Exterior steps: Pressure-treated wood 6 inch risers at the front steps - Seven and a half inch rise with a 10 inch to 10 and a half inch run - typical at all other
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Report No. 1028
EXTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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steps.
36. Pressure-treated wood
37. Pressure-treated wood
38. Pressure-treated wood
39. Pressure-treated wood
Balcony: Wood
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EXTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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Wood railings For safety reasons, the recommended spacing of balusters is not over 4 inches clear between balusters. Several of these are over 4 inches with a maximum space between balusters at four and a half inches.
40. Wood railings
41. Wood railings
No performance issues were noted. All railings and balusters solid and in good condition.
42. No performance issues were noted.
43. No performance issues were noted.
Fence: Wood Back yard fenced area for pets. Fences tight and sturdy . Gate does not close, stops at post and will not latch.
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Report No. 1028
EXTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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Recommend further evaluation.
44. Wood dog fence
45. Gate does not close
Garage: General Two car garage with two electric door openers and one man door and one window
46. General
47. General
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Report No. 1028
EXTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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Recommendations DOORS \ Doors and frames 1. Condition: Rust Could not open the secondary French door due to rusty bolt mechanism Implication(s): Cosmetic defects | Chance of damage to finishes and structure Location: Dining Room
48. Rust DOORS \ Exterior trim 2. Condition: Rot The lower portions of the Garage man door have damage from weather, recommend further evaluation by licensed contractor to determine extent of damage. Implication(s): Chance of damage to finishes and structure Location: North First Floor Garage
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Report No. 1028
EXTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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49. Rot at door right jamb
50. Rot at left door trim
GARAGE \ Vehicle door operators 3. Condition: Inoperative Garage door operators on North wall would not function. Recommend further evaluation. Implication(s): System inoperative Location: Garage Task: Further evaluation
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Report No. 1028
EXTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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Report No. 1028
STRUCTURE 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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Description Configuration:
Raised concrete slab
Foundation material: Masonry block
51. Masonry block Floor construction:
Concrete
Exterior wall construction:
Wood frame
Roof and ceiling framing: Rafters/roof joists
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Report No. 1028
ELECTRICAL 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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Description General:
auxiliary panel for garage and studio in the South wall of the garage
53.
54.
55.
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General:
blank note
Service entrance cable and location: Underground - not visible
56. Underground - not visible Service size:
200 Amps (240 Volts)
Main disconnect/service box rating:
200 Amps
Main disconnect/service box type and location: Breakers -exterior wall Located at the exterior North East corner of the house.
57. Breakers -exterior wall
58. Breakers -exterior wall
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ELECTRICAL 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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System grounding material and type: Copper - other Copper wire used for ground but could not verify where the wire is connected or to what type of object
59. Copper - other Distribution panel rating:
200 Amps
Distribution panel type and location: Auxiliary panel (subpanel) rating:
Breakers - exterior wall
200 Amps
Auxiliary panel (subpanel) type and location: Breakers - first floor Located in storage closet underneath the stairway
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ELECTRICAL 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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60. Breakers - first floor
61. Breakers - first floor
Distribution wire material and type: Aluminum - non-metallic sheathed
62. Aluminum - non-metallic sheathed
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Report No. 1028
ELECTRICAL 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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Type and number of outlets (receptacles):
Grounded - typical
Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI):
GFCI - bathroom
GFCI - bathroom
GFCI - kitchen
Smoke detectors: Present
63. In bedroom
64. In hallway outside bedrooms
Recommendations DISTRIBUTION SYSTEM \ Wiring - installation 4. Condition: There are two wires at the top of the main home's auxiliary electrical box without plastic clamp protection where the wires go thru the hole in the metal box. This plastic clamp secures the wire and protects it from the sharp metal edges of the hole. Recommend further evaluation by licensed electrician. Location: First Floor
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ELECTRICAL 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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65. DISTRIBUTION SYSTEM \ Outlets (receptacles) 5. Condition: Inoperative No power at this outlet, and the other exterior outlets . Found breaker for exterior GFI tripped in panel. This could be the reason for no power to outlets. Recommend talking to owner about why this breaker is not on. Further evaluation may be needed by licensed electrician. Implication(s): Equipment inoperative Location: Dining Room deck, and screened porch
66. No power
67. Tripped Breaker
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Report No. 1028
HEATING 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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Description Fuel/energy source: System type:
Heat pump
Heat distribution: Efficiency:
Electricity
Electricity
Heat pump
Ducts and registers
Mid-efficiency
Approximate age:
Ducts and registers
High-efficiency
6 years
Typical life expectancy:
Hot water radiant heat
6 years
Furnace (high efficiency) 15 to 20 years
Fireplace: Gas fireplace Gas fireplace is not operational. No gas or LP tank connected to gas line.
68. Heat and Glo fireplace
69. Gas line on North side
Limitations Warm weather:
Prevents testing heating effectiveness
Prevented testing in heating mode
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Report No. 1028
COOLING & HEAT PUMP 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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Description Air conditioning type: Air cooled
70. Air cooled Heat pump type:
Air source
Manufacturer: American Standard Used for both units
72. American Standard
71. American Standard
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COOLING & HEAT PUMP 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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Compressor type:
Electric
Compressor approximate age: Typical life expectancy: Failure probability:
6 years
12 to15 years
Low
Supply temperature: 55째 57 degree supply air in the studio Return temperature: 70째 69 degree return air in the studio Temperature difference: 15째 12 degree differential for Studio apartment unit.This suggests performance issues - recommend further evaluation by licensed HVAC service technician
Recommendations AIR CONDITIONING \ Condensate system 6. Condition: No float switch Float switches are recommended and standard items in newer installations as protection against backing up of condensation water in the condensation line. Both units do not have this feature. Recommend further discussion and evaluation by licensed plumber. Implication(s): Chance of water damage to contents, finishes and/or structure | Damage to equipment
73. No float switch AIR CONDITIONING \ Duct system 7. Condition: Disconnected or leaking Recommended procedure is to tape and then paint with a mastic to seal the duct joints. This duct work appears to have
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COOLING & HEAT PUMP 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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been repaired or replaced at one time and all they did upon reinstall was only put tape and I can feel the cold air blowing into the attic space from loose joints in the tape. Recommend further evaluation by licensed HVAC technician. Implication(s): Increased cooling costs | Reduced comfort Location: Second Floor Addition
74. Disconnected or leaking
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Report No. 1028
INSULATION AND VENTILATION 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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Description Attic/roof insulation material:
Glass fiber
Attic/roof insulation amount/value: R-40
75. R-40 Attic/roof ventilation: Soffit vent
76. Soffit vents
77. Power Ventilator
Power ventilator
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INSULATION AND VENTILATION 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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Attic/roof air/vapor barrier:
None found
Limitations Inspection prevented by no access to: Attic Could not find an access to attic over the studio apartment.
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Description General:
water heater tank in pan that drains to the exterior
78. General:
water heater pressure relief valve connected to a pipe that drains to the exterior exterior
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Supply piping in building: CPVC (Chlorinated PolyVinylChloride)
80. CPVC (Chlorinated PolyVinylChloride) Main water shut off valve at the:
Meter
Water heater fuel/energy source: Water heater type:
Electric
Conventional
Water heater manufacturer:
Ruud
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81.
82.
Water heater manufacturer: Rheem Rheem used in efficiency apartment 30 gallons - Manufactured 04/2000
83. Rheem
84. Rheem
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Tank capacity:
47 gallons for the main house and 30 gallons for the studio apartment
Water heater approximate age: Typical life expectancy:
6 years old for the main house and 15 years o for the studio apartment water heaters
8 to 12 years
Water heater failure probability: Water heater in the main house is 6 years old. The water heater in the Studio apartment in 15 years old - based on a typical lifespan of a water heater of 8 - 12 years - it is past when most water heaters fail.
Recommendations General 8. water heater pan designed to hold water in case of a water leak in the water heater, pan has cracks and his non functioning recommend further evaluation by licensed plumber Location: Second Floor Addition
85. 9. Thermal expansion tanks are standard on newer water heater installations. These water heaters are not fitted with thermal expansion devices. Recommend discussion about this safety device with a licensed plumber.
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INTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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October 21, 2015 ELECTRICAL
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Description General:
French door: handle lock-set does not lock but dead bolt is working.
86. General: Lexan panels for covering window openings found in garage. 9 are 4 long by 14 inches wide, 3 more are 7 foot tall by 14 inches wide. Verify with owner where these are used on the house for hurricane protection.
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Report No. 1028
INTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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87. General:
88. utility sink in corner of garage
89.
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Report No. 1028
INTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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General:
20 x 25 return air filter located at dining room wall.
90. General: Studio efficiency kitchen with single sink, 2 burner stove, recirculating vent hood in working order. Refrigerator was turned off - need to verify with owner if it is working. Plug in appliances not tested.
91. Major floor finishes: Carpet Used on the stairs
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Report No. 1028
INTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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October 21, 2015
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92. Carpet Hardwood Hardwood used as first and second flooring except for tile at the bathroom floor and carpet on the stairs.
93. Hardwood
94. Hardwood
Tile White 12 x 12 tile use at all of the floor areas of the studio apartment
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Report No. 1028
INTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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October 21, 2015 ELECTRICAL
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95. Studio apartment Tile Used in bathrooms on the floor and the walls
96. Tile
97. Tile
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Report No. 1028
INTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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Major ceiling finishes: Wood Tongue and groove (T&G) wood ceiling above the living room stairway and entry all other surfaces have gypsum drywall.
98. Wood T&G Ceiling
99. Gypsum Drywall Ceiling
Gypsum board Gypsum board used for the walls in the ceiling in the efficiency apartment Major wall and ceiling finishes: Gypsum board Used on the floors and ceilings of the studio apartment Windows: Single/double hung Single hung aluminum double glazed
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Report No. 1028
INTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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100. Single hung Glazing:
Double
Exterior doors - type/material: French Metal-clad Garage door - metal Metal clad doors with foam core at interior
101. Garage door - metal
102. Garage door - metal
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Report No. 1028
INTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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Doors: Inspected Six panel composite hollow core typical at interior
103. Inspected Oven type: Convection
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Report No. 1028
INTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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104. Convection double oven Oven fuel:
105. Convection
Electricity
Range fuel: Electricity Dacor smooth top range with ventilation. Could not verify if the elements heat, could not figure out how to operate the elements.
106. Electricity
107. Exterior vent
Appliances: Refrigerator
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Report No. 1028
INTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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GE Monogram
109. Refrigerator
108. Refrigerator
110. Refrigerator Dishwasher Waste disposal
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Report No. 1028
INTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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111. Waste disposal Microwave oven Microwave oven is a convenience wall plug appliance and therefore not tested as part of this report
112. Microwave oven Laundry facilities:
Washer
Kitchen ventilation:
Dryer
Ventilation by windows or doors
Bathroom ventilation: Exhaust fan
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Report No. 1028
INTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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113. Exhaust from bathroom Laundry room ventilation: Clothes dryer vented to exterior No exhaust fan in hall laundry room, clothes dryer vented to exterior
114. Clothes dryer vented to exterior Counters and cabinets:
solid surface with some scratching from probably being used as a cutting board.
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Report No. 1028
INTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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115.
116.
Inventory Garbage disposal: Inventory Dishwasher:
KitchenAid
KitchenAid
117. Stainless steel interior
118.
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Report No. 1028
INTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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Inventory Dryer: Kenmore Kenmore Elite dryer. Turns on and heats up. Complete cycle not tested.
119. Kenmore Inventory Furnace: American Standard Manufactured August of 2009
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INTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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120. American Standard Inventory Refrigerator:
121. American Standard
Counter Depth - Side by Side, manufactured in 2000
Inventory Washing Machine: Kenmore Kenmore Elite washer. Tested to see if water will fill in tub and agitate, but no water goes into tub when wash cycle is selected. Recommend further evaluation: verifying if the hoses are turned off, there may be a problem with the washing machine. Water supply valves appear to be orientated in the direction of flow but could not verify if they are open.
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Report No. 1028
INTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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122. Water supply valves
123. Kenmore Washer
Recommendations FLOORS \ Subflooring 10. Condition: Damage Water stains at the sub floor plywood in the attic South storage area, enter thru entry closet. Need to ask owner where the stain originated and if a repair has been made. Implication(s): Cosmetic defects | Physical injury Location: South Second Floor Addition Task: Request disclosure
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Report No. 1028
INTERIOR 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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END OF REPORT
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Report No. 1028
REFERENCE LIBRARY 777 Emerald View Dr, Santa Rosa Beach, FL SUMMARY
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STRUCTURE
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October 21, 2015 ELECTRICAL
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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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