INSPECTION REPORT
For the Property at:
GULD FRONT EMERALD EMPIRE, FL 32413
Prepared for: LUCKY FAMILY Inspection Date: Thursday, April 7, 2016 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
April 14, 2016 Dear Lucky Family, RE: Report No. 1035 Guld Front Emerald Empire, 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 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. 1035
SUMMARY Guld Front, Emerald Empire, FL SUMMARY
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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
Roofing General INTRODUCTION This property is a condominium unit. We inspected the unit itself. A condominium unit inspection does not include an evaluation of the common elements, which typically include the roof, insulation, exterior cladding, common doors and windows, common hallways and stairwells, lobbies, recreation facilities, storage areas, parking areas, landscaped areas, common central heating and cooling equipment, mechanical, main electrical and fire protection equipment, structural components, etc. These items are typically included in a building audit with the results included in a Reserve Fund Study. This document is available through the condominium corporation. A review of the Reserve Fund Study is important. Major expenses related to common elements should be identified here and condominium unit owners share the expenses related to maintaining, repairing and replacing these common elements. Some of the monthly maintenance fees typically go to a Reserve Fund. There is not always enough money in the Reserve Fund to pay for significant repairs or replacement of common elements. Individual unit owners may be expected to pay a Special Assessment to make up any shortfall. A review of the Reserve Fund Study is outside the scope of a home inspection.
Electrical DISTRIBUTION SYSTEM \ Outlets (receptacles) Condition: GFCI outlet needs a weather protected box cover. Could insert test plug into upper outlet, recommend further evaluation by licensed electrician Location: Balcony
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Report No. 1035
SUMMARY Guld Front, Emerald Empire, FL SUMMARY
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1.
Cooling & Heat Pump AIR CONDITIONING \ Evaporator coil Condition: Dirty Routine maintenance recommended to clean coil and system. Implication(s): Increased cooling costs | Reduced comfort
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Report No. 1035
SUMMARY Guld Front, Emerald Empire, FL SUMMARY
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2. Dirty
Plumbing FIXTURES AND FAUCETS \ Toilet Condition: Toilet shut off valve is loose inside of wall. This could be typical of how the water pipes were installed - but no other stub outs were loose like this one in the guest bathroom. Recommend further evaluation by licensed plumber or condo association maintenance since this is located on an exterior wall. Location: Bathroom
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Report No. 1035
SUMMARY Guld Front, Emerald Empire, FL SUMMARY
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3. Condition: Loose Base of toilet is loose and rocks side to side, suggest further evaluation by licensed plumber. Implication(s): Chance of water damage to contents, finishes and/or structure | Sewage entering the building Location: Bathroom
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Report No. 1035
SUMMARY Guld Front, Emerald Empire, FL SUMMARY
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4. Loose FIXTURES AND FAUCETS \ Bathtub Condition: Slow drain Slow drain and also the stopper is not operational, recommend further evaluation by licensed plumber.
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Report No. 1035
SUMMARY Guld Front, Emerald Empire, FL SUMMARY
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Implication(s): Chance of water damage to contents, finishes and/or structure Location: Bathroom
5. Slow drain
Interior APPLIANCES \ Dishwasher Condition: Dishwasher cabinet has never been attached to the counter, unit moves freely back and forth or side to side, this is a safety tip over hazard, recommend further evaluation by a licensed contractor
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Report No. 1035
SUMMARY Guld Front, Emerald Empire, FL SUMMARY
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6. 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. 1035
ROOFING Guld Front, Emerald Empire, FL SUMMARY
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Recommendations General 1. INTRODUCTION This property is a condominium unit. We inspected the unit itself. A condominium unit inspection does not include an evaluation of the common elements, which typically include the roof, insulation, exterior cladding, common doors and windows, common hallways and stairwells, lobbies, recreation facilities, storage areas, parking areas, landscaped areas, common central heating and cooling equipment, mechanical, main electrical and fire protection equipment, structural components, etc. These items are typically included in a building audit with the results included in a Reserve Fund Study. This document is available through the condominium corporation. A review of the Reserve Fund Study is important. Major expenses related to common elements should be identified here and condominium unit owners share the expenses related to maintaining, repairing and replacing these common elements. Some of the monthly maintenance fees typically go to a Reserve Fund. There is not always enough money in the Reserve Fund to pay for significant repairs or replacement of common elements. Individual unit owners may be expected to pay a Special Assessment to make up any shortfall. A review of the Reserve Fund Study is outside the scope of a home inspection.
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Report No. 1035
EXTERIOR Guld Front, Emerald Empire, FL SUMMARY
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Description General: Exterior of condominium is usually covered under the home owners association (HOA) but openings are usually part of the owners responsibility. Sealant at doors in excellent condition with no visible rust at openings or the surrounding areas. Building maintenance appears to be taking good care of this building's exterior
7. General:
8. Front entry door and Splash number
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Report No. 1035
EXTERIOR Guld Front, Emerald Empire, FL SUMMARY
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9.
10.
Balcony: Aluminum railings Balcony railing is 42 inches high and there is less than 4 inches between balusters. Railings therefore are up to the latest safety requirements, and also feel solid when pushed or pulled.
11. Aluminum railings
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Report No. 1035
STRUCTURE Guld Front, Emerald Empire, FL SUMMARY
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Description Floor construction:
Concrete
Exterior wall construction:
Concrete
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Report No. 1035
ELECTRICAL Guld Front, Emerald Empire, FL SUMMARY
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Description General:
Fire sprinklers and general fire alarm are standard in high rise residential buildings.
13. Building general alarm system Service size:
14. Fire sprinkler
200 Amps (240 Volts)
Main disconnect/service box type and location: Main disconnect located in other area of public space. There is an electrical room located directly outside of units front door, and have to assume this is the location of the main electrical shut off for this unit. System grounding material and type: Auxiliary panel (subpanel) rating:
Not visible
200 Amps
Auxiliary panel (subpanel) type and location: Breakers - utility room
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Report No. 1035
ELECTRICAL Guld Front, Emerald Empire, FL SUMMARY
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15. Breakers - utility room
16. Breakers - utility room
Distribution wire material and type: Copper - non-metallic sheathed Copper used to distribute electricity throughout condominium Aluminum - non-metallic sheathed used to bring in the main electrical to the auxiliary panel Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI): GFCI - bathroom GFCI - outside GFCI - kitchen AFCI - panel AFCI breakers are installed for both bedrooms Smoke detectors: Present Smoke detectors are located in each sleeping area and right outside each sleeping area
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Report No. 1035
ELECTRICAL Guld Front, Emerald Empire, FL SUMMARY
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17. Present
18. Present
Recommendations DISTRIBUTION SYSTEM \ Outlets (receptacles) 2. Condition: GFCI outlet needs a weather protected box cover. Could insert test plug into upper outlet, recommend further evaluation by licensed electrician Location: Balcony
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Report No. 1035
ELECTRICAL Guld Front, Emerald Empire, FL SUMMARY
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19.
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Report No. 1035
HEATING Guld Front, Emerald Empire, FL SUMMARY
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Description Fuel/energy source: System type:
Electricity
Heat pump
Heat distribution:
Ducts and registers
Efficiency: Mid-efficiency Guardian Aire - researched the serial number to establish date of manufacture but my sources could not tell me. Have to assume it is the original unit and that makes it approximately 10 years old.
20. Mid-efficiency
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Report No. 1035
COOLING & HEAT PUMP Guld Front, Emerald Empire, FL SUMMARY
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Description Heat pump type: Manufacturer:
Air source
Guardian Aire
Recommendations AIR CONDITIONING \ Evaporator coil 3. Condition: Dirty Routine maintenance recommended to clean coil and system. Implication(s): Increased cooling costs | Reduced comfort
21. Dirty
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Report No. 1035
INSULATION AND VENTILATION Guld Front, Emerald Empire, FL SUMMARY
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Limitations General:
Insulation in walls, ceilings, and floors not accessible or visible in a condominium.
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Report No. 1035
PLUMBING Guld Front, Emerald Empire, FL SUMMARY
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Description Water supply source:
Public
Supply piping in building:
Copper
Main water shut off valve at the: A main water shut off valve was not located or visible - most appliances have an individual shut off valve, with the exception of the tubs and shower. Water heater fuel/energy source: Electric AO Smith
22. Electric
23. Electric
Water heater type:
Conventional
Water heater manufacturer: Tank capacity:
A.O. Smith
50 gallons
Water heater approximate age: Waste disposal system:
2 years
Public
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Report No. 1035
PLUMBING Guld Front, Emerald Empire, FL SUMMARY
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Recommendations FIXTURES AND FAUCETS \ Toilet 4. Condition: Toilet shut off valve is loose inside of wall. This could be typical of how the water pipes were installed but no other stub outs were loose like this one in the guest bathroom. Recommend further evaluation by licensed plumber or condo association maintenance since this is located on an exterior wall. Location: Bathroom
24. 5. Condition: Loose tank on top of toilet is not solidly attached to base who's back and forth the other toilet is not like this suggest further evaluation by licensed plumber Implication(s): Chance of water damage to contents, finishes and/or structure | Sewage entering the building Location: Bathroom
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Report No. 1035
PLUMBING Guld Front, Emerald Empire, FL SUMMARY
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25. Loose 6. Condition: Loose Base of toilet is loose and rocks side to side, suggest 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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Report No. 1035
PLUMBING Guld Front, Emerald Empire, FL SUMMARY
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Location: Bathroom
26. Loose FIXTURES AND FAUCETS \ Bathtub 7. Condition: Slow drain Slow drain and also the stopper is not operational, recommend further evaluation by licensed plumber. Implication(s): Chance of water damage to contents, finishes and/or structure Location: Bathroom
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Report No. 1035
PLUMBING Guld Front, Emerald Empire, FL SUMMARY
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27. Slow drain
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Report No. 1035
INTERIOR Guld Front, Emerald Empire, FL SUMMARY
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Description Major floor finishes: Carpet At bedrooms - looks good from a distance but see close up photos in recomendations
28. Carpet Ceramic 18 by 18 ceramic tile in living room kitchen and hallway
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29. Ceramic Major wall finishes:
Plaster/drywall
Major ceiling finishes:
Plaster/drywall
Windows: Fixed Fixed aluminum window at entry and second bedroom
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30. Fixed Glazing:
Single
Exterior doors - type/material: Sliding glass Heavy duty Aluminum sliding glass used at the Gulf front balcony Metal Front door Doors: Inspected All interior doors are hollow core with 6 panel formed design Oven type: Conventional GE Range/Oven manufactured in 2006
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31. Conventional Oven fuel: Range fuel:
32. Conventional
Electricity Electricity
Appliances: Micro-Hood Note: GE - manufactured in 2006
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33. Micro-Hood
34. Micro-Hood
Appliances: Refrigerator GE - side by side - manufactured in 2006
35. Refrigerator
36. Refrigerator
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Dishwasher Frigidaire - Manufactured in 2011 - not original, which probably explains why it is not installed correctly, see recommendations.
37. Dishwasher
38. Dishwasher
Laundry facilities: Washer GE - Washer age should be the same as the dryer - 10 years old
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INTERIOR Guld Front, Emerald Empire, FL SUMMARY
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40. Washer label worn
39. Washer Dryer GE
41. Dryer
42. Dryer
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INTERIOR Guld Front, Emerald Empire, FL SUMMARY
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Kitchen ventilation: Recirculating type Integrated with microwave Bathroom ventilation: Exhaust fan Exhaust fan is in guest bathroom but no exhaust fan exist in master bathroom Laundry room ventilation: Clothes dryer vented to exterior Could not see behind washer and dryer to inspect dryer vent configuration. Recommend verifying set up with maintenance person to maintain the duct to keep it cleaned of built up lint. Counters and cabinets: Inspected Granite
43. Inspected
Recommendations FLOORS \ Ceramic tile, stone, marble, etc 8. Condition: All floor tile appears to be in good condition except for this one in the dining room next to the wall - it has a bad scratch. Location: Dining Room
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INTERIOR Guld Front, Emerald Empire, FL SUMMARY
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44. FLOORS \ Carpet on floors 9. Condition: The carpeting in both bedrooms has snags, ripples, and stains.
45.
46.
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47.
48.
WALLS \ General 10. Condition: Vacation renters roll the luggage carts into the condo units and will put black marks on the walls - these marks are located throughout the unit.
49.
50.
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INTERIOR Guld Front, Emerald Empire, FL SUMMARY
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WALLS \ Plaster or drywall 11. Condition: Damaged Damaged - probably by a luggage cart Implication(s): Cosmetic defects Location: Entry
51. Damaged DOORS \ Hardware 12. Condition: A couple of the door stops will need to be replaced
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52.
53.
13. Condition: Broken lockset not operational good stick and someone be stuck in the bedroom recommend replacement of this door hardware Implication(s): Cosmetic defects | System inoperative or difficult to operate Location: Bedroom
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INTERIOR Guld Front, Emerald Empire, FL SUMMARY
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14. Condition: Ineffective Door will not lock Implication(s): Equipment ineffective Location: Living Room
55. Ineffective APPLIANCES \ Dishwasher 15. Condition: Dishwasher cabinet has never been attached to the counter, unit moves freely back and forth or side to side, this is a safety tip over hazard, recommend further evaluation by a licensed contractor
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INTERIOR Guld Front, Emerald Empire, FL SUMMARY
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56. APPLIANCES \ Washing machine 16. Condition: There is rust damage to the bottom of the door, this is cosmetic and does not affect the operation of the washing machine
57.
END OF REPORT
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Report No. 1035
REFERENCE LIBRARY Guld Front, Emerald Empire, FL SUMMARY
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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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