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INSPECTION REPORT

For the Property at:

777 EMERALD CITY PANAMA CITY BEACH, FL 32413

Prepared for: MONTY ALCOA Inspection Date: Friday, July 31, 2015 Prepared by: Randall Rands

Inspections by Randall LLC 102 Heron turn Panama City Beach, FL 32407 850 714 1955 inspectionsbyrandall.com randall@inspectionsbyrandall.com

Detailed property inspection reports - for information and your safety


January 27, 2016 Dear Monty Alcoa, RE: Report No. 1013, v.2 777 Emerald City Panama City Beach, FL 32413 Thanks very much for choosing Inspections by Randall LLC to perform your home inspection. The inspection itself and the attached report comply with the requirements of the Standards of Practice of the State of Florida. This document defines the scope of a home inspection. Clients sometimes assume that a home inspection will include many things that are beyond the scope. We encourage you to read the Standards of Practice so that you clearly understand what things are included in the home inspection and report. The report has been prepared for the exclusive use of our client. No use by third parties is intended. We will not be responsible to any parties for the contents of the report, other than the party named herein . The report is effectively a snapshot of the house, recording the conditions on a given date and time. Home inspectors cannot predict future behavior, and as such, we cannot be responsible for things that occur after the inspection. If conditions change, we are available to revisit the property and update our report. The report itself is copyrighted, and may not be used in whole or in part without our express written permission. Again, thanks very much for choosing Inspections by Randall to perform your home inspection. Sincerely, Randall Rands on behalf of Inspections by Randall LLC

Inspections by Randall LLC 102 Heron turn Panama City Beach, FL 32407 850 714 1955 inspectionsbyrandall.com randall@inspectionsbyrandall.com


Report No. 1013, v.2

SUMMARY 777 Emerald City, Panama City Beach, FL SUMMARY

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EXTERIOR

inspectionsbyrandall.com

July 31, 2015

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Note: For the purpose of this report the building is considered to be facing East. This Summary outlines potentially significant issues from a cost or safety standpoint. This section is provided as a courtesy and cannot be considered a substitute for reading the entire report. Please read the complete document. Priority Maintenance Items

Exterior GARAGE \ General Condition: Disrepair Garage door does not function automatically with opener, and when opened manually does not open all the way. Implication(s): Chance of water damage to contents, finishes and/or structure | Reduced operability Location: Garage door Task: Repair

1. Door not going any higher GARAGE \ Vehicle door operators Condition: Inoperative Safety release lever had to be "released" by pulling rope down to open the garage door, upon closing the garage door and putting the safety release lever back into place I tested the garage door to make sure the door would not open. It still opened, the safety release lever is broken, anyone can get into the garage without a key, the lock set to the garage will not lock out any intruder. Recommend garage door specialists further evaluate this situation. Implication(s): System inoperative

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Report No. 1013, v.2

SUMMARY 777 Emerald City, Panama City Beach, FL SUMMARY

ROOFING

EXTERIOR

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2. Inoperative Condition: Sensors poorly located Auto reverse sensors are not aimed and are possibly are located lower then the standard - could not test function since the automatic garage door opener was not functioning. Recommend further evaluation by garage door professional when they fix the automatic garage door opener. Implication(s): Physical injury

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Report No. 1013, v.2

SUMMARY 777 Emerald City, Panama City Beach, FL SUMMARY

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3. Sensors poorly located

Electrical OPTIONAL \ Electrical Condition: Newer yellow wiring does not appear to be fastened to wood members per standard accepted local practice, recommend further evaluation by licensed electrician.

4.

5.

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Report No. 1013, v.2

SUMMARY 777 Emerald City, Panama City Beach, FL SUMMARY

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6.

7.

Condition: Other New yellow colored wiring in attic appears to be loose and junctions uncovered - recommend further evaluation by licensed electrician. Location: Attic Task: Further evaluation

8. uncovered junction box

9. Loose electric wiring

SERVICE BOX, GROUNDING AND PANEL \ Distribution panel Condition: Neutral and ground are required to be separate when installed in a sub panel such as this one, recommend further evaluation by licensed electrician Location: Second Floor Living Room

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Report No. 1013, v.2

SUMMARY 777 Emerald City, Panama City Beach, FL SUMMARY

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10. SERVICE BOX, GROUNDING AND PANEL \ Panel wires Condition: This black wire appears to be very small gauge to be used with a 30 amp circuit breaker, recommend further evaluation by a licensed electrician Location: South Exterior Wall

11.

12.

DISTRIBUTION SYSTEM \ Lights Condition: Inoperative Light and fan over living room would not function - recommend further evaluation by licensed electrician. Implication(s): Inadequate lighting Location: Second Floor Living Room Task: Further evaluation

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Report No. 1013, v.2

SUMMARY 777 Emerald City, Panama City Beach, FL SUMMARY

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DISTRIBUTION SYSTEM \ Outlets (receptacles) Condition: Tester shows open ground. recommend further evaluation by a licensed electrician Location: Second Floor Dining Room

13. Condition: Inoperative This outlet and the other two in the entry room were not energized Implication(s): Equipment inoperative Location: First Floor Entry Task: Repair

14. Inoperative Condition: Reversed polarity The polarity reversed, hot and neutral are reversed - outlet located in first floor Southwest room. Implication(s): Electric shock Location: First Floor

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Report No. 1013, v.2

SUMMARY 777 Emerald City, Panama City Beach, FL SUMMARY

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Report No. 1013, v.2

SUMMARY 777 Emerald City, Panama City Beach, FL SUMMARY

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15. Reversed polarity

Cooling & Heat Pump HEAT PUMP \ Condensate system Condition: No float switch Float switch missing: this is needed to turn off heat pump when condensation water backs up into drip pan Implication(s): Chance of water damage to contents, finishes and/or structure | Damage to equipment

Interior EXHAUST FANS \ Exhaust fan Condition: Missing No ventilation: either with an exhaust fan or window in first floor bathroom Implication(s): Chance of condensation damage to finishes and/or structure Location: First Floor Bathroom

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Report No. 1013, v.2

SUMMARY 777 Emerald City, Panama City Beach, FL SUMMARY

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EXHAUST FANS \ Exhaust duct Condition: Not vented to exterior The exhaust ducts are loose fitting and both fan ducts terminate in the attic area, recommend extending them further and attaching ducts to a new soffit vents designed for this purpose. (Note photo #6 in this report shows the other vent that terminates in the attic) Implication(s): Chance of condensation damage to finishes and/or structure Location: Attic

16. Not vented to exterior

17. loose fitting duct

This concludes the Summary section.

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Report No. 1013, v.2

SUMMARY 777 Emerald City, Panama City Beach, FL SUMMARY

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The remainder of the report describes each of the home's systems and also details any recommendations we have for improvements. Limitations that restricted our inspection are included as well. The suggested time frames for completing recommendations are based on the limited information available during a pre-purchase home inspection. These may have to be adjusted based on the findings of specialists. Home Improvement - ballpark costs

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Report No. 1013, v.2

ROOFING 777 Emerald City, Panama City Beach, FL SUMMARY

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Description General:

Exterior looking from the street Northwest

18. General:

Exterior from the street looking Southwest

19. General:

Back (West) side 1

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Report No. 1013, v.2

ROOFING 777 Emerald City, Panama City Beach, FL SUMMARY

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20. General:

Back (West) side 2

21. General:

South side of house 1

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Report No. 1013, v.2

ROOFING 777 Emerald City, Panama City Beach, FL SUMMARY

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22. General:

South side of house 2

23. Sloped roofing material: Metal The main house has a bare metal Galvanized or Galvalum roof, the roof of the screened area over the upstairs deck is a painted metal

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Report No. 1013, v.2

ROOFING 777 Emerald City, Panama City Beach, FL SUMMARY

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24. Metal Sloped roof flashing material:

Metal

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Report No. 1013, v.2

EXTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY

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Description General: Upstairs screen door to deck area screen door is missing lower screen panel and closer. The header over door has been fastened in place with duct tape.

25.

26.

Downspout discharge: Above grade Downspouts drain water to concrete surface which then drains the water to the sandy soil landscaped areas.

27. Above grade

28. Above grade

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Report No. 1013, v.2

EXTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY

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Lot slope: Away from building

29. Towards trench drain

30. Towards trench drain

Flat

31. Flat

32. Flat

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Report No. 1013, v.2

EXTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY

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Wall surfaces:

Siding at the first floor areas that are not the garage, is a composite MDO or fiber cement

33.

34.

Wall surfaces: Vinyl siding Vinyl siding is used for the upper story, and at the garage of lower floor

35. Vinyl siding Soffit and fascia: Wood Orientated strand board used at the soffit over the wood patio

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Report No. 1013, v.2

EXTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY

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36. Wood

37. Wood

Driveway: Concrete Concrete driveway on the North side of building

38. Concrete Walkway: Pavers

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Report No. 1013, v.2

EXTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY

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39. Pavers

40. Pavers

Exterior steps: Wood Wood stairs treads and stringers have an open riser. As a safety precaution, normal practice would be to close the gap at this riser opening.

41. Wood

42. Wood

Wood Balcony: Wood 1 by 4 wood decking mostly in satisfactory condition, some existing soft ends. Suggest maintenance of monitoring for soft pieces to replace as needed

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Report No. 1013, v.2

EXTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY

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43. Wood

44. Wood

Patio: Wood

45. Wood

46. Wood

Fence: Wood

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Report No. 1013, v.2

EXTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY

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47. Wood

48. Wood

Garage: General Single Car garage

49. General

Limitations General: Could not verify if garage door opener worked or back up prevention device worked because there was no power to the garage door opener and they did not open when I pressed the opener control button on the wall

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Report No. 1013, v.2

EXTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY

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50.

Recommendations ROOF DRAINAGE \ Downspouts 1. Condition: Missing

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Report No. 1013, v.2

EXTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY

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51. Missing

52. Missing

PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ General 2. Condition: Exterior stairs have openings at risers and baluster that are larger than a 4-inch sphere. For elderly and small child safety reasons the local practice is to not have openings in stairs and railing/balusters that are wider than 4".

53.

54.

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Report No. 1013, v.2

EXTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY

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GARAGE \ General 3. Condition: Disrepair Garage door does not function automatically with opener, and when opened manually does not open all the way. Implication(s): Chance of water damage to contents, finishes and/or structure | Reduced operability Location: Garage door Task: Repair

55. Door not going any higher GARAGE \ Vehicle door operators 4. Condition: Inoperative Safety release lever had to be "released" by pulling rope down to open the garage door, upon closing the garage door and putting the safety release lever back into place I tested the garage door to make sure the door would not open. It still opened, the safety release lever is broken, anyone can get into the garage without a key, the lock set to the garage will not lock out any intruder. Recommend garage door specialists further evaluate this situation. Implication(s): System inoperative

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Report No. 1013, v.2

EXTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY

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56. Inoperative 5. Condition: Sensors poorly located Auto reverse sensors are not aimed and are possibly are located lower then the standard - could not test function since the automatic garage door opener was not functioning. Recommend further evaluation by garage door professional when they fix the automatic garage door opener. Implication(s): Physical injury

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Report No. 1013, v.2

EXTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY

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57. Sensors poorly located

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Report No. 1013, v.2

STRUCTURE 777 Emerald City, Panama City Beach, FL SUMMARY

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Description Configuration: Piers All exposed piers appear to be in solid condition when prodded with ice pick.

58. Piers

59. Piers

Foundation material: Wood Wood 6 by 6 Square Piers are the main structure Concrete slab on grade is used for the floor at the first story. All visible piers look sound and prodding with ice pick showed them to be solid without any soft spots. Floor construction:

Joists

Exterior wall construction:

Wood frame

Roof and ceiling framing: Rafters/roof joists Plywood sheathing

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Report No. 1013, v.2

STRUCTURE 777 Emerald City, Panama City Beach, FL SUMMARY

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60. Plywood sheathing

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Report No. 1013, v.2

ELECTRICAL 777 Emerald City, Panama City Beach, FL SUMMARY

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Description Service entrance cable and location: Overhead Electrical drop is from the power pole overhead to the mast

61. Overhead from pole Service size:

62. Mast

unknown main service size

Main disconnect/service box type and location: Breakers -exterior wall

63. Breakers -exterior wall

64. Breakers -exterior wall

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Report No. 1013, v.2

ELECTRICAL 777 Emerald City, Panama City Beach, FL SUMMARY

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System grounding material and type: Copper - other Ground rod or other item could not be located so grounding is undetermined

65. Copper - other Distribution panel rating:

66. Copper - other 100 Amps

Distribution panel type and location: Breakers - exterior wall

67. Breakers - exterior wall

68. Breakers - exterior wall

Breakers Panel found behind wall painting. This is now a remote distribution panel and needs to have the ground wires and the

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Report No. 1013, v.2

ELECTRICAL 777 Emerald City, Panama City Beach, FL SUMMARY

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neutral wires on separate buses. Recommend further evaluation by licensed electrician.

69. Breakers

70. Breakers Breakers Panel is mislabeled lower right is not a water heater and the? Circuit needs to be identified. Any holes in a panel box that is where that piece of paper is covering the lower right hand corner of the box needs to be covered with a certified protective cover to avoid electrocution of users

71. Breakers Auxiliary panel (subpanel) rating:

100 Amps

Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI):

GFCI - bathroom

GFCI - kitchen

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Report No. 1013, v.2

ELECTRICAL 777 Emerald City, Panama City Beach, FL SUMMARY

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Smoke detectors:

None noted

Carbon monoxide (CO) detectors:

None noted

Recommendations OPTIONAL \ Electrical 6. Condition: Newer yellow wiring does not appear to be fastened to wood members per standard accepted local practice, recommend further evaluation by licensed electrician.

72.

73.

74.

75.

7. Condition: Other New yellow colored wiring in attic appears to be loose and junctions uncovered - recommend further evaluation by licensed electrician. Location: Attic

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Report No. 1013, v.2

ELECTRICAL 777 Emerald City, Panama City Beach, FL SUMMARY

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Task: Further evaluation

76. uncovered junction box

77. Loose electric wiring

SERVICE BOX, GROUNDING AND PANEL \ Distribution panel 8. Condition: Neutral and ground are required to be separate when installed in a sub panel such as this one, recommend further evaluation by licensed electrician Location: Second Floor Living Room

78. SERVICE BOX, GROUNDING AND PANEL \ Panel wires 9. Condition: This black wire appears to be very small gauge to be used with a 30 amp circuit breaker, recommend further evaluation by a licensed electrician Location: South Exterior Wall

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Report No. 1013, v.2

ELECTRICAL 777 Emerald City, Panama City Beach, FL SUMMARY

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79.

80.

DISTRIBUTION SYSTEM \ Lights 10. Condition: Inoperative Light and fan over living room would not function - recommend further evaluation by licensed electrician. Implication(s): Inadequate lighting Location: Second Floor Living Room Task: Further evaluation DISTRIBUTION SYSTEM \ Outlets (receptacles) 11. Condition: Tester shows open ground. recommend further evaluation by a licensed electrician Location: Second Floor Dining Room

81. 12. Condition: Inoperative No power to this GFCI outlet

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ELECTRICAL 777 Emerald City, Panama City Beach, FL SUMMARY

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Implication(s): Equipment inoperative Location: Second Floor Deck

82. Inoperative

83. Inoperative

13. Condition: Inoperative This outlet and the other two in the entry room were not energized Implication(s): Equipment inoperative Location: First Floor Entry Task: Repair

84. Inoperative 14. Condition:

Reversed polarity

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ELECTRICAL 777 Emerald City, Panama City Beach, FL SUMMARY

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The polarity reversed, hot and neutral are reversed - outlet located in first floor Southwest room. Implication(s): Electric shock Location: First Floor

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ELECTRICAL 777 Emerald City, Panama City Beach, FL SUMMARY

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85. Reversed polarity DISTRIBUTION SYSTEM \ Smoke detectors 15. Condition: None Implication(s): Fire hazard

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Report No. 1013, v.2

HEATING 777 Emerald City, Panama City Beach, FL SUMMARY

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Description Fuel/energy source: System type:

Electricity

Heat pump

Heat distribution:

Ducts and registers

Approximate age: Heat pump air handler was built in 2010, exterior compressor was built in 2012 - see cooling section for more information.

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Report No. 1013, v.2

COOLING & HEAT PUMP 777 Emerald City, Panama City Beach, FL SUMMARY

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Description Air conditioning type:

Air cooled

Heat pump type: Air source Note" Exterior unit (compressor) was manufacture in 2010, Interior unit (Air Handler) was built in 2012

87. Air source

86. Air source

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Report No. 1013, v.2

COOLING & HEAT PUMP 777 Emerald City, Panama City Beach, FL SUMMARY

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88. Air source Manufacturer:

89. Air source

Grandeaire

Compressor type:

Electric

Compressor approximate age: Supply temperature:

65째

Return temperature:

75째

Temperature difference:

3 years

75째

10째

Recommendations HEAT PUMP \ Condensate system 16. Condition: No float switch Float switch missing: this is needed to turn off heat pump when condensation water backs up into drip pan Implication(s): Chance of water damage to contents, finishes and/or structure | Damage to equipment HEAT PUMP \ Refrigerant lines 17. Condition: Missing insulation Recommend replacing insulation where damaged, and insulating areas where insulation is missing Implication(s): Reduced system life expectancy | Increased heating and cooling costs | Reduced comfort

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Report No. 1013, v.2

COOLING & HEAT PUMP 777 Emerald City, Panama City Beach, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

July 31, 2015

STRUCTURE

ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

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Page 41 of 59


Report No. 1013, v.2

COOLING & HEAT PUMP 777 Emerald City, Panama City Beach, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

July 31, 2015

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REFERENCE

90. Missing insulation

91. Missing insulation

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Page 42 of 59


Report No. 1013, v.2

INSULATION AND VENTILATION 777 Emerald City, Panama City Beach, FL SUMMARY

ROOFING

EXTERIOR

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July 31, 2015

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Description Attic/roof insulation material: Glass fiber 6 inch fiberglass batts with vapor barrier

92. Glass fiber Attic/roof ventilation: Soffit vent Soffit ventilation poor at best the screens are small painted over not much open area. The insulation in the attic appears to be installed on top of the air ventilation screens, insulation baffles missing.

93. Soffit vent Gable vent Recommend installing gable vents that allow more airflow the existing gable vents appear to be very restrictive Attic/roof air/vapor barrier:

Kraft paper

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Page 43 of 59


Report No. 1013, v.2

INSULATION AND VENTILATION 777 Emerald City, Panama City Beach, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

July 31, 2015

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Wall insulation material:

Not determined

Wall insulation amount/value:

Not determined

Floor above porch/garage insulation material: Not determined All ceiling areas concealed by protective drywall. Verification of insulation not possible.

Recommendations ATTIC/ROOF \ Roof vents 18. Condition: Inadequate Implication(s): Chance of condensation damage to finishes and/or structure

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Page 44 of 59


Report No. 1013, v.2

INSULATION AND VENTILATION 777 Emerald City, Panama City Beach, FL SUMMARY

ROOFING

EXTERIOR

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July 31, 2015

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94. Inadequate

95. Inadequate

ATTIC/ROOF \ Hatch 19. Condition: Not insulated Recommend insulation on top of attic access to help with cooling of living space. Implication(s): Increased heating and cooling costs | Reduced comfort

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Page 45 of 59


Report No. 1013, v.2

INSULATION AND VENTILATION 777 Emerald City, Panama City Beach, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

July 31, 2015

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96. Not insulated

97. Not insulated

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Page 46 of 59


Report No. 1013, v.2

PLUMBING 777 Emerald City, Panama City Beach, FL SUMMARY

ROOFING

EXTERIOR

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Description Water supply source:

Public

Service piping into building:

Not visible

Main water shut off valve at the: East

98. East Water heater fuel/energy source: Electric

99. Electric

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Page 47 of 59


Report No. 1013, v.2

PLUMBING 777 Emerald City, Panama City Beach, FL SUMMARY

ROOFING

EXTERIOR

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July 31, 2015

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100. Electric Water heater type:

Conventional

Water heater manufacturer:

Rheem

Tank capacity: newer 38 gallon Rheem electric water heater missing expansion device and connection of drain pan to exterior Drain pan overflow will leak onto floor.

101.

102.

Water heater approximate age:

2 years

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Page 48 of 59


Report No. 1013, v.2

PLUMBING 777 Emerald City, Panama City Beach, FL SUMMARY

ROOFING

EXTERIOR

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July 31, 2015

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Exterior hose bibb: Present Hose bib is located below the exterior shower.

103. Present

104. Present

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Page 49 of 59


Report No. 1013, v.2

INTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY

ROOFING

EXTERIOR

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July 31, 2015

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Description Major floor finishes: Laminate

105. Laminate Major wall finishes:

106. Laminate Plaster/drywall

Major ceiling finishes: Plaster/drywall

107. Plaster/drywall

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Page 50 of 59


Report No. 1013, v.2

INTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY

ROOFING

EXTERIOR

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July 31, 2015

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108. Plaster/drywall Windows: Single/double hung Metal window frames are upstairs and vinyl window frames are used downstairs

109. Single/double hung Glazing:

the metal windows upstairs are single pane and the vinyl windows used downstairs are double pane

Exterior doors - type/material: Doors:

110. Single/double hung

Metal-clad

not sure why this lock set is mounted this way but I would recommend reversing a lock set hope people get into

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Page 51 of 59


Report No. 1013, v.2

INTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY

ROOFING

EXTERIOR

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July 31, 2015

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the garage will not be able to get into the living space

111. Doors:

Inspected

Oven type:

Conventional

Oven fuel:

Electricity

Laundry facilities: Vented to outside Dryer exhaust goes into attic and very long horizontal discharge at the wall

112. Vented to outside

113. Vented to outside

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Page 52 of 59


Report No. 1013, v.2

INTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY

ROOFING

EXTERIOR

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July 31, 2015

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240-Volt outlet Waste standpipe Kitchen ventilation:

Recirculating type

Bathroom ventilation:

Exhaust fan

Laundry room ventilation: Clothes dryer vented to exterior Dryer exhaust vent empties to exterior gable on West End of house Counters and cabinets: Inspected Granite used for countertops in the kitchen

114. Inspected Inventory Garbage disposal:

115. Inspected No garbage disposer

Inventory Dishwasher: Frigidaire Built in 2015

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Page 53 of 59


Report No. 1013, v.2

INTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY

ROOFING

EXTERIOR

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116. Frigidaire

117. Frigidaire

Inventory Microwave: Whirlpool Manufactured 2015

118. Whirlpool

119. Whirlpool

Inventory Range: Frigidiaire Built in 2014

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Page 54 of 59


Report No. 1013, v.2

INTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY

ROOFING

EXTERIOR

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July 31, 2015

STRUCTURE

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120. Frigidiaire Range

121. Frigidiaire Range Inventory Refrigerator: Frigidaire Manufactured 2015

122. Frigidaire

123. Frigidaire

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Page 55 of 59


Report No. 1013, v.2

INTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY

ROOFING

EXTERIOR

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July 31, 2015

STRUCTURE

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HEATING

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INTERIOR

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Inventory Smoke Alarm: safety reasons. Inventory Thermostat:

There are no smoke alarms in this building. Smoke detector installation is recommended for Bestech

124. Inventory Water Heater: Rheem

125. Rheem

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Page 56 of 59


Report No. 1013, v.2

INTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

July 31, 2015

STRUCTURE

ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

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Recommendations WINDOWS \ General 20. Condition: window in kitchen facing west over pool will not stay in the open position that falls back down when you try to open it Location: Second Floor Kitchen Task: Repair 21. Condition: Difficult to operate Kitchen window over sink needs to be lubricated, very hard to lift up and down. This is a maintenance item needed on all upstairs windows. Implication(s): System inoperative or difficult to operate Location: Second Floor Task: Service EXHAUST FANS \ Exhaust fan 22. Condition: Missing No ventilation: either with an exhaust fan or window in first floor bathroom Implication(s): Chance of condensation damage to finishes and/or structure Location: First Floor Bathroom

EXHAUST FANS \ Exhaust duct 23. Condition: Not vented to exterior The exhaust ducts are loose fitting and both fan ducts terminate in the attic area, recommend extending them further and attaching ducts to a new soffit vents designed for this purpose. (Note photo #6 in this report shows the other vent that terminates in the attic)

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Page 57 of 59


Report No. 1013, v.2

INTERIOR 777 Emerald City, Panama City Beach, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

July 31, 2015

STRUCTURE

ELECTRICAL

HEATING

COOLING

INSULATION

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INTERIOR

REFERENCE

Implication(s): Chance of condensation damage to finishes and/or structure Location: Attic

126. Not vented to exterior

127. loose fitting duct END OF REPORT

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Page 58 of 59


Report No. 1013, v.2

REFERENCE LIBRARY 777 Emerald City, Panama City Beach, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

July 31, 2015

STRUCTURE

ELECTRICAL

HEATING

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

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Page 59 of 59

Profile for Inspections by Randall LLC

Inspections by Randall LLC  

Certified Home Inspection - Two story single family home

Inspections by Randall LLC  

Certified Home Inspection - Two story single family home

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