INSPECTION REPORT
For the Property at:
777 MOCKINGBIRD LANE SANTA ROSA BEACH, FL 32555
Prepared for: JANE DOE Inspection Date: Thursday, November 12, 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 19, 2016 Dear Jane Doe, RE: Report No. 1030, v.3 777 Mockingbird Lane Santa Rosa Beach, FL 32555 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. 1030, v.3
SUMMARY 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
SUMMARY
ELECTRICAL
ROOFING
EXTERIOR
STRUCTURE
HEATING
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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 ROOF DRAINAGE \ Downspouts Condition: Downspouts end too close to building discharge right at building edge is causing erosion suggest further evaluation. to eliminate erosions Implication(s): Chance of water damage to contents, finishes and/or structure Location: Exterior
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Report No. 1030, v.3
SUMMARY 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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1. Downspouts end too close to building EXTERIOR GLASS \ Glass (glazing) Condition: Cracked interior panel cracked Implication(s): Cosmetic defects Location: First Floor Kitchen
2. Cracked Providing great property inspections for every client every time
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SUMMARY 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Columns Condition: Damage Damaged column base at screened area. Implication(s): Weakened structure | Chance of movement
3. Damage LANDSCAPING \ General Condition: Shrubs at rear of screened pool area are up against the screen. Recommend further evaluation by licensed landscaper
4.
5.
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SUMMARY 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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Condition: Trees or shrubs too close to building Implication(s): Chance of water damage to contents, finishes and/or structure | Chance of pests entering building | Material deterioration
6. Trees or shrubs too close to building
7. Trees or shrubs too close to building
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Report No. 1030, v.3
SUMMARY 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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GARAGE \ Walls and ceilings Condition: Vehicle damage to wall at auto stall closest to street
8. GARAGE \ Vehicle door operators Condition: Inoperative garage door closest to the street failed to operate with electric door opener recommend further evaluation by a licensed garage door installer Implication(s): System inoperative
9. Inoperative
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SUMMARY 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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Electrical OPTIONAL \ Electrical Condition: Other First floor auxiliary panel in utility/weight room has several connections with wire nuts, but wire nuts mix different size wires and different colors of wires. Recommend further evaluation by licensed electrician Location: First Floor Utility Room
10. mixed wires
11. mixed wires
Condition: Other Bonus room has three outlets that have a neutral and hot reversed. These are the three outlets located on the walls to the left of the mirrored slider door
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SUMMARY 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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12. Reversed lines
13. Reversed lines
Condition: Other No GFCI outlet located next to sinks in the two upstairs bathrooms. The master bath has this feature. Standard practice is to have GFCI installed for safety reasons.
14. Other
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SUMMARY 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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DISTRIBUTION SYSTEM \ Lights Condition: Inoperative Lights over vanity and half bath off of pool area do not operate suggest further evaluation by licensed electrician Implication(s): Inadequate lighting DISTRIBUTION SYSTEM \ Outlets (receptacles) Condition: Inoperative Half bath off of pool area the GFCI outlet does not have any power. Recommend further evaluation by a licensed electrician Implication(s): Equipment inoperative Location: First Floor Bathroom Condition: No GFCI (Ground Fault Circuit Interrupter) Non GFCI outlets at the exterior. Standard practice for safety reasons is that all exterior outlets be GFCI protected to prevent shock hazards to people using outdoor electrical equipment. Recommend further evaluation by licensed electrician Implication(s): Electric shock
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SUMMARY 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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15. No GFI (Ground Fault Interrupter)
16. No GFI (Ground Fault Interrupter) DISTRIBUTION SYSTEM \ Cover plates Condition: Missing Convenience outlets in cabinet for stereo and TV system do not have covers. Recommend further evaluation by licensed electrician Implication(s): Electric shock Location: First Floor Family Room
17. Missing
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SUMMARY 777 Mockingbird Lane, Santa Rosa Beach, FL
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Plumbing FIXTURES AND FAUCETS \ Basin, sink and laundry tub Condition: cold water faucet not working Location: First Floor Utility Room
18. Condition: Leak Leak in plumbing under sink when disposer is run. Bottom of cabinet has water damage. Recommend further evaluation by licensed plumber Implication(s): Chance of water damage to contents, finishes and/or structure | Sewage entering the building Location: First Floor Kitchen
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SUMMARY 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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19. Leak
20. Water damage
Interior OPTIONAL \ Interior Condition: Other exhaust fan has spots of mold at ceiling surrounding the fan at ceiling recommend further evaluation why this may be occurring Location: Second Floor Master Bathroom
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SUMMARY 777 Mockingbird Lane, Santa Rosa Beach, FL
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21. Other CARPENTRY \ Cabinets Condition: Mother in law apartment vinyl laminate on door is delaminating at the edges of this one door Location: First Floor Bathroom
22.
23.
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SUMMARY 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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EXHAUST FANS \ Kitchen range exhaust system Condition: Inoperative The fan of the range exhaust unit that will rise from the counter to exhaust fumes from the range the exterior. To operate fan - push button - will not operate. recommend further evaluation and by licensed electrician and also the exhaust to the exterior needs to be maintained by removal of leaf debris over the screen. Implication(s): Equipment inoperative
24. Inoperative APPLIANCES \ Waste disposal Condition: Inoperative Vegetable washing sink disposer not operating Implication(s): Equipment inoperative Location: First Floor Kitchen
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SUMMARY 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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25. Inoperative 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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ROOFING 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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Description General:
powered roof vents
26. General:
27. gas vent at roof measures 26 inches above roof surface
28. Providing great property inspections for every client every time
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ROOFING 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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General:
flashing at curved entry pediment
30.
29. General: there is roof granule build up in the gutters, not excessive typical for a roof of this age, this granule deterioration suggest that this is the original roof would be 13 years old. Architectural grade roofing is warranted for 30 years
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ROOFING 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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31. General:
two and a half inch roofing nails at 6 inches on center
32.
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ROOFING 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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Sloped roofing material: Asphalt shingles
33. Asphalt shingles Sloped roof flashing material: Flat roofing material:
Aluminum
elastomeric single-ply
34. Probability of leakage:
Low
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EXTERIOR 777 Mockingbird Lane, Santa Rosa Beach, FL
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Description General: Pool enclosures and pools are not part of recommended minimum standards for inspection. Visual inspection shows the screening and the structure along with the pool and it's equipment appears to be in excellent condition
36.
35.
37. General:
Location of 3 electric sprinkler controllers
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EXTERIOR 777 Mockingbird Lane, Santa Rosa Beach, FL
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38. General:
Wood fireplace chimney and spark arrestor
39. General:
40. Screened pool area as seen from roof
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EXTERIOR 777 Mockingbird Lane, Santa Rosa Beach, FL
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41. General:
Weep holes in brick have insect screening.
42. General:
Gas meter and shut off
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43. General: This duct is the exhaust from the non-working kitchen exhaust. Maintenance needed to keep the screen from being covered with leaves and other debris.
44. General:
45. bait stations located in various areas around exterior wall, these are for rats and mice
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EXTERIOR 777 Mockingbird Lane, Santa Rosa Beach, FL
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46. General:
Drain piping at exterior wall, not clear what it is connected to in the house.
47. General: Exhaust duct damper missing, needs to be replaced to prevent rodents and insects from entering the home and loss of Interior conditioned air.
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EXTERIOR 777 Mockingbird Lane, Santa Rosa Beach, FL
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48. General: Downspout leader has been crushed, recommend replacement to allow for rainwater to flow without backing up in downspout.
49. General: Recommend calling one hour air conditioning and heating / label to see if there may be a transferable 10 year warranty that could be transferred to new homeowner.
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50. General:
Front elevation
51. General: Decorative lintel band notched to allow for refrigerant lines for heat pump number 4 to access the second floor. Closely inspected and appears to not have any water damage or deterioration recommend further investigation to seal the gaps between the conduit and that decorative lintel piece
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52. General:
Rear elevation
53. Gutter & downspout material: Gutter & downspout type:
Aluminum
Eave mounted
Gutter & downspout discharge:
Above grade
Downspout discharge: Some downspouts (these two are on the back of the house) go underground but inspection did not reveal what they connect to underground or where the ends may light.
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54.
55.
Downspout discharge: Above grade Some downspouts have extensions to direct water away from foundation, others do not.
56. Above grade Lot slope:
Away from building
Wall surfaces - masonry:
Stucco
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57. Wall surfaces - masonry:
Painted Brick
58. Soffit and fascia: Vinyl Vented vinyl soffit
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59. Vinyl Driveway: Concrete
60. Concrete
61. Concrete
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62. Concrete Walkway:
63. Concrete
Tile
64. Patio: screen door pool access doors latches are located 55 inches above grade. Locks and closers are in working condition.
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65.
66.
Patio: Concrete Pool patio is textured concrete
67. Concrete
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Garage: General 3 garage doors rated with a designed wind pressure of + 25 pounds per square foot and -25 pounds per square foot
68. General
69. General
Recommendations ROOF DRAINAGE \ Downspouts 1. Condition: Downspouts end too close to building discharge right at building edge is causing erosion suggest further evaluation. to eliminate erosions Implication(s): Chance of water damage to contents, finishes and/or structure Location: Exterior
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70. Downspouts end too close to building EXTERIOR GLASS \ Glass (glazing) 2. Condition: white powdery stains on glass are dirt and just need cleaning to be removed Location: Second Floor Master Bedroom
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71. 3. Condition: Cracked interior panel cracked Implication(s): Cosmetic defects Location: First Floor Kitchen
72. Cracked DOORS \ General 4. Condition: two of the French doors will not operate the hardware for locking them is in need of repair recommend further evaluation by door professional Location: First Floor Living Room
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73. PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Columns 5. Condition: Damage Damaged column base at screened area. Implication(s): Weakened structure | Chance of movement
74. Damage LANDSCAPING \ General 6. Condition: Shrubs at rear of screened pool area are up against the screen. Recommend further evaluation by licensed landscaper
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75. 7. Condition:
76. elephant ear plants are poisonous verify with landscaper if this is one of those poisonous plants
77. 8. Condition: Trees or shrubs too close to building Implication(s): Chance of water damage to contents, finishes and/or structure | Chance of pests entering building | Material deterioration
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78. Trees or shrubs too close to building
79. Trees or shrubs too close to building
GARAGE \ Walls and ceilings 9. Condition: Vehicle damage to wall at auto stall closest to street
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80. GARAGE \ Vehicle door operators 10. Condition: Inoperative garage door closest to the street failed to operate with electric door opener recommend further evaluation by a licensed garage door installer Implication(s): System inoperative
81. Inoperative
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STRUCTURE 777 Mockingbird Lane, Santa Rosa Beach, FL
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Description Configuration:
Slab-on-grade
Foundation material: Floor construction:
Poured concrete Concrete
Exterior wall construction: Wood frame, brick veneer Combination of brick veneer and stucco
82. Wood frame, brick veneer
83. Wood frame, brick veneer
Roof and ceiling framing: Trusses Engineered trusses at 24" o.c.
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STRUCTURE 777 Mockingbird Lane, Santa Rosa Beach, FL
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84. Trusses
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ELECTRICAL 777 Mockingbird Lane, Santa Rosa Beach, FL
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Description General: assume these wires are for Electrical sprinkler controllers one is in conduit the other is not recommend for the evaluation by licensed electrician or Landscaping professional
85. General:
Electrical shutoff for exterior compressor
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86. General:
attic exhaust fan with electronic controller
87. General:
Electric generator option: secondary auxiliary panel in the utility room / weight room
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88. General:
89. surge protector system
90. General: third auxiliary panel this one located next to the main distribution panel on the exterior wall. identification of circuit breakers is faded and can't be read read very easily recommend rewriting those with a indelible marker
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ELECTRICAL 777 Mockingbird Lane, Santa Rosa Beach, FL
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91.
92.
Service entrance cable and location: Service size:
Underground - not visible
400 Amps (240 Volts)
Main disconnect/service box rating: 400 Amps Copper and aluminum main distribution wiring
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Page 44 of 88
Report No. 1030, v.3
ELECTRICAL 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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93. 400 Amps
94. 400 Amps
Main disconnect/service box type and location:
Breakers -exterior wall
System grounding material and type: Copper - other Copper ground wire goes into the ground but could not find the end of it where would be attached to ground rod
95. Copper - other Distribution panel rating:
400 Amps
Distribution panel type and location:
Breakers
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Page 45 of 88
Report No. 1030, v.3
ELECTRICAL 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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Auxiliary panel (subpanel) rating:
200 Amps
Auxiliary panel (subpanel) type and location: Breakers - utility room Downstairs auxiliary panel
96. Breakers - utility room Distribution wire material and type:
97. Breakers - utility room Copper - non-metallic sheathed
Type and number of outlets (receptacles):
Grounded - typical
Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI):
GFCI in master bathroom
Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI):
GFCI - garage
Smoke detectors:
GFCI - kitchen
Present
Limitations System ground: stains on ceiling adjacent to this fixture Moisture Meter shows elevated moisture levels where stain is occurring recommend further evaluation
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Page 46 of 88
Report No. 1030, v.3
ELECTRICAL 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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98.
99.
Recommendations OPTIONAL \ Electrical 11. Condition: Other First floor auxiliary panel in utility/weight room has several connections with wire nuts, but wire nuts mix different size wires and different colors of wires. Recommend further evaluation by licensed electrician Location: First Floor Utility Room
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Page 47 of 88
Report No. 1030, v.3
ELECTRICAL 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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100. mixed wires
101. mixed wires
12. Condition: Other Bonus room has three outlets that have a neutral and hot reversed. These are the three outlets located on the walls to the left of the mirrored slider door
102. Reversed lines
103. Reversed lines
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Page 48 of 88
Report No. 1030, v.3
ELECTRICAL 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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13. Condition: Other No GFCI outlet located next to sinks in the two upstairs bathrooms. The master bath has this feature. Standard practice is to have GFCI installed for safety reasons.
104. Other 14. Condition: Other Outlets in garage are connected to the GFCI which is correct but having a refrigerator plugged into a GFCI is not standard practice when GFCI is tripped your refrigerator will be turned off. dedicated circuit is recommended for all refrigerators that are in garages
105. Ref on GFCI DISTRIBUTION SYSTEM \ Lights 15. Condition: Inoperative
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Page 49 of 88
Report No. 1030, v.3
ELECTRICAL 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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Lights over vanity and half bath off of pool area do not operate suggest further evaluation by licensed electrician Implication(s): Inadequate lighting DISTRIBUTION SYSTEM \ Outlets (receptacles) 16. Condition: Inoperative Half bath off of pool area the GFCI outlet does not have any power. Recommend further evaluation by a licensed electrician Implication(s): Equipment inoperative Location: First Floor Bathroom 17. Condition: No GFCI (Ground Fault Circuit Interrupter) Non GFCI outlets at the exterior. Standard practice for safety reasons is that all exterior outlets be GFCI protected to prevent shock hazards to people using outdoor electrical equipment. Recommend further evaluation by licensed electrician Implication(s): Electric shock
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Page 50 of 88
Report No. 1030, v.3
ELECTRICAL 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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106. No GFI (Ground Fault Interrupter)
107. No GFI (Ground Fault Interrupter) DISTRIBUTION SYSTEM \ Cover plates 18. Condition: Missing Convenience outlets in cabinet for stereo and TV system do not have covers. Recommend further evaluation by licensed electrician Implication(s): Electric shock Location: First Floor Family Room
108. Missing
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Page 51 of 88
Report No. 1030, v.3
HEATING 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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Description Fuel/energy source: System type:
Electricity
Heat pump
Heat distribution: Ducts and registers
109. Ducts and registers
110. Ducts and registers
Ducts and registers Efficiency: High-efficiency Three of the units are 14 seer in the older unit is a 13 seer heat pump
Limitations Warm weather: Prevented testing in heating mode Heating may only be tested when the exterior temperature is 65 degrees or lower.
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Page 52 of 88
Report No. 1030, v.3
COOLING & HEAT PUMP 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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Description General:
Heat pump label on number 2
111. General:
heat pumps label on number 3
112. General:
insulation seems to be intact
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Page 53 of 88
Report No. 1030, v.3
COOLING & HEAT PUMP 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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113. General:
Pipe insulation should be repaired as there are some places that are missing insulation.
114. General:
heat pump number 4 on the back side of the garage. this unit is a 13 seer Goodman umit
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Page 54 of 88
Report No. 1030, v.3
COOLING & HEAT PUMP 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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115. General:
116. heat pump label on unit number 4
117.
118.
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Page 55 of 88
Report No. 1030, v.3
COOLING & HEAT PUMP 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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General:
Refrigerant lines and condensation pipe as they enter and exit the exterior of the bonus room.
119. General:
Heat pump label on unit 1 - this is the main house unit with the air handler upstairs.
120.
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Page 56 of 88
Report No. 1030, v.3
COOLING & HEAT PUMP 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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General:
Heat pump at lower floor 57째 supply air 72 degree return air
General:
Heat pump in mother-in-law apartment has a supply temperature of 60 degrees and a return of 73 degrees
General: Ceiling filter appears to be reusable unit. Installed by one hour air. Recommend contacting one hour for further information regarding maintenance and operation.
121. General: degrees
122.
heat pump located in the bonus room has a supply temperature of 63 degrees and a return temperature of 74
123.
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Page 57 of 88
Report No. 1030, v.3
COOLING & HEAT PUMP 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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General:
Labels on air handler in bonus room
124. Air conditioning type:
125. Air cooled
Heat pump type: Air source
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Page 58 of 88
Report No. 1030, v.3
COOLING & HEAT PUMP 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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126. Air source
127. Air source
Manufacturer: Amana There are four compressor units located on the exterior one on the west side and three on the east side. All manufactured by the same manufacturer which is Goodman and under the Amana label. Three are 14 seer and newer units, the fourth is a 13 seer unit and installed when the home was built in 2002. All units use r410a refrigerant
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Page 59 of 88
Report No. 1030, v.3
COOLING & HEAT PUMP 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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128. Amana/Goodman
129. Amana/Goodman
Goodman Largest HVAC unit is 14 seer with r410a refrigerant
130. Goodman
131. Goodman
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Page 60 of 88
Report No. 1030, v.3
COOLING & HEAT PUMP 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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Compressor type:
Gas
Failure probability: The HVAC unit that is the oldest, which is the one serving the bonus room is 12 years old. It is getting close to end of it's useful life - it may not have been used as much as the other heat pumps and that may be why it has not been replaced. The other 3 HVAC units are 6, 3, & 3 years old. It is recommended that when a unit gets 10 years old to start budgeting to replace it as one never knows when the unit may fail. Since three of the units have been replaced, one can calculate how long the original installations lasted. One init was probably installed in 2010 - so the one before it lasted 8 years. The newest two units were installed in 2012 - so the units these replaced lasted 10 years. Temperature difference: return air temperature.
All units showed acceptable temperature differences between supply air temperature and
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Page 61 of 88
Report No. 1030, v.3
INSULATION AND VENTILATION 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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Description Attic/roof insulation material: Cellulose 16 inches of cellulose and fiberglass mix insulation. 8" of fiberglass underneath 8" if cellulose.
132. Cellulose over 8" of fiberglass Attic/roof air/vapor barrier: Wall insulation material:
133. Cellulose over 8" of fiberglass
None found
Spray Foam used in bonus room
134.
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Page 62 of 88
Report No. 1030, v.3
INSULATION AND VENTILATION 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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Floor above porch/garage insulation material: Mechanical ventilation system for home:
Not determined
Kitchen exhaust fan
Bathroom exhaust fan
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Page 63 of 88
Report No. 1030, v.3
PLUMBING 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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Description General: control.
These appear to be to water shut off valves, verify with owner or licensed plumber as to what these valves
135. General:
Typical plumbing roof vent
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Page 64 of 88
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PLUMBING 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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136. Water supply source:
Public
Service piping into building: Supply piping in building:
Copper
Copper
Main water shut off valve at the:
Not located
Water heater fuel/energy source: Gas
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Page 65 of 88
Report No. 1030, v.3
PLUMBING 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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137. Gas
138. Gas
139. Gas Water heater type: Conventional One water heater is gas for the house and one water heater for the mother-in-law apartment is electric
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Page 66 of 88
Report No. 1030, v.3
PLUMBING 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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Water heater exhaust venting method: Natural draft Gas water heater has natural draught through the roof Water heater manufacturer: Rheem Both water heaters are manufactured by Reem Water heater approximate age:
13 years
Hot water circulating system: Present
140. Present Waste disposal system:
Public
Waste and vent piping in building: PVC plastic
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Page 67 of 88
Report No. 1030, v.3
PLUMBING 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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141. PVC plastic Main fuel shut off valve at the: West Gas shutoff valve located next to gas meter in the northwest side Exterior hose bibb:
Present
Limitations Items excluded from a building inspection:
Water heater relief valves are not tested
Recommendations OPTIONAL \ Plumbing 19. Condition: no stopper in sink
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Page 68 of 88
Report No. 1030, v.3
PLUMBING 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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142. FIXTURES AND FAUCETS \ Basin, sink and laundry tub 20. Condition: cold water faucet not working Location: First Floor Utility Room
143. 21. Condition: Leak Leak in plumbing under sink when disposer is run. Bottom of cabinet has water damage. Recommend further evaluation by licensed plumber Implication(s): Chance of water damage to contents, finishes and/or structure | Sewage entering the building
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Page 69 of 88
Report No. 1030, v.3
PLUMBING 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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Location: First Floor Kitchen
144. Leak
145. Water damage
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Page 70 of 88
Report No. 1030, v.3
INTERIOR 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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Description General: capped
Wood burning fireplace with flue damper, has been plumbed with gas pipe to the fire box - gas piping is
146. General:
147. Tag for Maytag wall oven unit shows manufacturing date of July 2002
148. General: Whole house vacuum - every vacuum outlet was not tested - however the two "baseboard" vacu um intakes operated when rocker switch was rotated.
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Page 71 of 88
Report No. 1030, v.3
INTERIOR 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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149. General:
150.
Ceiling stain at duct work boot shows no sign of moisture
151.
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Page 72 of 88
Report No. 1030, v.3
INTERIOR 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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152. Major floor finishes: Carpet
153. Carpet Hardwood
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Page 73 of 88
Report No. 1030, v.3
INTERIOR 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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154. Hardwood
155. Hardwood
Tile Larger tile used in main house
156. Tile
157. Tile
Tile Smaller tile used in the mother in law apartment
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Page 74 of 88
Report No. 1030, v.3
INTERIOR 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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158. Tile Major wall finishes:
Gypsum board
Major ceiling finishes:
Gypsum board
Windows: Single/double hung Lower unit operates, all are hard to move up and down, recommend lubricating with silicone spray
159. Single/double hung Glazing:
Double
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Page 75 of 88
Report No. 1030, v.3
INTERIOR 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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Exterior doors - type/material: French Three French doors to pool from living room
160. French Solid wood Entry doors solid wood panel
161. Solid wood Doors:
aluminum patio door from family room to the pool
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Page 76 of 88
Report No. 1030, v.3
INTERIOR 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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162. Doors:
sliding glass door from mother-in-law apartment to the pool deck
Oven type: Conventional Conventional electric oven for lower unit
163. Conventional Convection Maytag - Electric convection oven on top unit - Manufactured July 2002
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Page 77 of 88
Report No. 1030, v.3
INTERIOR 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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164. Convection Oven fuel:
Electricity
Range fuel: Gas KitchenAid 5 burner gas range gas is turned off therefore burners could not be tested the igniters did make a snapping noise when regulators were set to lite
165. Gas Appliances: Exterior Kitchen: Jenn-air with rotisserie 5 burner gas barbecue at exterior kitchen testing appears to be in working order not rusted through could not get a burner to light since the gas has been turned off to the house.
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Page 78 of 88
Report No. 1030, v.3
INTERIOR 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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166.
167.
Appliances: Exterior Kitchen: Fire Magic ultimate BBQ gas burner. instructions for lighting hard to read due to dirt and debris on instruction panel
168.
169.
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Page 79 of 88
Report No. 1030, v.3
INTERIOR 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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Appliances: Refrigerator Refrigerator at pool
170. Refrigerator
171. Refrigerator
Refrigerator Samsung French door refrigerator: Manufactured Sept of 2014
172. Refrigerator
173. Refrigerator Providing great property inspections for every client every time
Page 80 of 88
Report No. 1030, v.3
INTERIOR 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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Refrigerator Mother-in-law apartment LG French door refrigerator. Manufactured October 2007
174. Refrigerator
175. Refrigerator
Dishwasher Mother-in-law apartment KitchenAid dishwasher. Manufactured June 2008
176. Dishwasher
177. Dishwasher
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Page 81 of 88
Report No. 1030, v.3
INTERIOR 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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Dishwasher Bosch dishwasher silence Plus 44 DBA - Manufactured April 2015
178. Dishwasher
179. Dishwasher
Microwave oven Mother-in-law apartment microwave. GE Spacemaker XL 1800 - manufactured 2002
180. Microwave oven Laundry facilities:
mother-in-law washer and dryer facilities
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Page 82 of 88
Report No. 1030, v.3
INTERIOR 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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181. Laundry facilities:
Hot/cold water supply
Vented to outside
120-Volt outlet
240-Volt outlet
Kitchen ventilation: Discharges to exterior Not working Bathroom ventilation:
Exhaust fan
Laundry room ventilation: Counters and cabinets:
Clothes dryer vented to exterior
None
Counters in kitchen are granite
182. Counters and cabinets:
counters at exterior kitchen are solid
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Page 83 of 88
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INTERIOR 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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183. Stairs and railings:
Inspected
Inventory Garbage disposal: In-sink-erator (ISE) Used at the main kitchen sink and at the vegetable washing sink in the island
Recommendations OPTIONAL \ Interior 22. Condition: Other exhaust fan has spots of mold at ceiling surrounding the fan at ceiling recommend further evaluation why this may be occurring Location: Second Floor Master Bathroom
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Page 84 of 88
Report No. 1030, v.3
INTERIOR 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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184. Other CARPENTRY \ Cabinets 23. Condition: Mother in law apartment vinyl laminate on door is delaminating at the edges of this one door Location: First Floor Bathroom
185.
186.
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Page 85 of 88
Report No. 1030, v.3
INTERIOR 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
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EXHAUST FANS \ Kitchen range exhaust system 24. Condition: Inoperative The fan of the range exhaust unit that will rise from the counter to exhaust fumes from the range the exterior. To operate fan - push button - will not operate. recommend further evaluation and by licensed electrician and also the exhaust to the exterior needs to be maintained by removal of leaf debris over the screen. Implication(s): Equipment inoperative
187. Inoperative APPLIANCES \ Refrigerator 25. Condition: mother inlaw apartment crack in plastic lower bin
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Report No. 1030, v.3
INTERIOR 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
SUMMARY
ELECTRICAL
ROOFING
EXTERIOR
STRUCTURE
HEATING
inspectionsbyrandall.com COOLING
INSULATION
PLUMBING
INTERIOR
REFERENCE
188. APPLIANCES \ Waste disposal 26. Condition: Inoperative Vegetable washing sink disposer not operating Implication(s): Equipment inoperative Location: First Floor Kitchen
189. Inoperative END OF REPORT
Providing great property inspections for every client every time
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Report No. 1030, v.3
REFERENCE LIBRARY 777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
SUMMARY
ELECTRICAL
ROOFING
EXTERIOR
STRUCTURE
HEATING
inspectionsbyrandall.com COOLING
INSULATION
PLUMBING
INTERIOR
REFERENCE
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
Providing great property inspections for every client every time
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