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INSPECTION REPORT

For the Property at:

777 EMERALD COAST DRIVE, 2101 DESTIN, FL 32541

Prepared for: JIM SMITH Inspection Date: Tuesday, August 4, 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 Jim Smith, RE: Report No. 1014 777 Emerald Coast Drive, 2101 Destin, FL 32541 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. 1014

SUMMARY 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

PLUMBING

INTERIOR

REFERENCE

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 SERVICE BOX, GROUNDING AND PANEL \ System grounding Condition: Neutral bonded to ground downstream of box Implication(s): Electric shock Location: First Floor Bedroom Task: Electrical: Recommend further evaluation by a licensed electrician

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Report No. 1014

SUMMARY 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

PLUMBING

INTERIOR

REFERENCE

1. Neutral bonded to ground downstream of box DISTRIBUTION SYSTEM \ Wiring - installation Condition: Not well secured Top of water heater electrical connection may be missing a clamp. Appears to be sealed and glued with caulking sealant. Implication(s): Electric shock | Fire hazard

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Report No. 1014

SUMMARY 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

PLUMBING

INTERIOR

REFERENCE

2. Clamping not apparent DISTRIBUTION SYSTEM \ Outlets (receptacles) Condition: Test faulty on Ground Fault Circuit Interrupter (GFCI) Will not trip my tester or reset when pressed. Implication(s): Electric shock Location: Bathroom

3. GFI test faulty

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Report No. 1014

SUMMARY 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

PLUMBING

INTERIOR

REFERENCE

Cooling & Heat Pump AIR CONDITIONING \ Condensate system Condition: No float switch A float switch will turn off the Heat Pump if the condensate line clogs and backs up. Without the float switch there is the possibility of water damage to the interior of your property. Implication(s): Chance of water damage to contents, finishes and/or structure | Damage to equipment

4. No float switch

Plumbing FIXTURES AND FAUCETS \ Faucet Condition: Cold not coming on. May be turned off because of linked in with refrigerator cold water supply which is missing Location: Bathroom

5.

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Report No. 1014

SUMMARY 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

PLUMBING

INTERIOR

REFERENCE

FIXTURES AND FAUCETS \ Toilet Condition: Flush mechanism inoperative Normal pressure on handle will not make flushing mechanism work. Did not want to force it. Implication(s): Equipment failure | Sewage entering the building

Interior WINDOWS \ Hardware Condition: Inoperable only one window opens, to the right of the french doors, all the others are inoperable. The option of secondary emergency exiting thru bedroom windows is not possible. Recommend further evaluation by licensed window installer. Implication(s): System inoperative or difficult to operate DOORS \ Doors and frames Condition: Mold has grown on face of door. Assume the gasket at the sill is not sealing and allowing the humid air from the exterior to condense on the cold face of the door, this constant moist spot allows mold to grow on the painted surface. This should be easy to clean off with a product designed to remove mold and mildew. Recommend installing new door gasket. Location: South First Floor Living Room Task: Clean

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Report No. 1014

SUMMARY 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

6.

ELECTRICAL

HEATING

COOLING

PLUMBING

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7.

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. 1014

ROOFING 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

PLUMBING

INTERIOR

REFERENCE

Description General:

Roofing maintained by condominium HOA

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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Page 7 of 32


Report No. 1014

EXTERIOR 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

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REFERENCE

Description General:

Entry door. Steel clad wood

8. General:

Typical window. Painted metal.

9.

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Report No. 1014

EXTERIOR 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

PLUMBING

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REFERENCE

Exterior steps: Concrete

10. Concrete Patio: Concrete

11. Concrete

12. Concrete

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Report No. 1014

STRUCTURE 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

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August 4, 2015 STRUCTURE

ELECTRICAL

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Description Foundation material: Floor construction:

Poured concrete Concrete

Exterior wall construction: Wood frame 2 by 4 stud walls 4 1/2" shows the thickness of the 3 1/2" stud plus the 1/2" exterior and 1/2" interior finish.

13. Exterior wall thickness Party walls:

Wood frame

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Report No. 1014

ELECTRICAL 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

PLUMBING

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REFERENCE

Description Service entrance cable and location: Underground - not visible Gang boxes for complex. This photo shows the 100 amp main breaker

14. Underground - not visible Service size:

15. Underground - not visible

100 Amps (240 Volts)

Main disconnect/service box rating: Number of circuits installed:

14

System grounding material and type: Distribution panel rating:

100 Amps

Not visible

100 Amps

Distribution panel type and location: Breakers - exterior wall Located outside on side of exterior stairway. Auxiliary panel (subpanel) rating:

no rating visible

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Report No. 1014

ELECTRICAL 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

16.

ELECTRICAL

HEATING

COOLING

PLUMBING

INTERIOR

REFERENCE

17.

Auxiliary panel (subpanel) type and location:

Remote Panel located in bedroom

Distribution wire material and type: Copper - non-metallic sheathed

18. Copper - non-metallic sheathed

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Report No. 1014

ELECTRICAL 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

Type and number of outlets (receptacles):

ELECTRICAL

HEATING

COOLING

PLUMBING

INTERIOR

REFERENCE

Grounded - typical

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

GFCI - bathroom

GFCI - kitchen

Smoke detectors: Present One smoke detector located in the hallway

19. Present

Recommendations SERVICE BOX, GROUNDING AND PANEL \ System grounding 2. Condition: Neutral bonded to ground downstream of box Implication(s): Electric shock Location: First Floor Bedroom Task: Electrical: Recommend further evaluation by a licensed electrician

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Report No. 1014

ELECTRICAL 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

PLUMBING

INTERIOR

REFERENCE

20. Neutral bonded to ground downstream of box DISTRIBUTION SYSTEM \ Wiring - installation 3. Condition: Not well secured Top of water heater electrical connection may be missing a clamp. Appears to be sealed and glued with caulking sealant. Implication(s): Electric shock | Fire hazard

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Page 14 of 32


Report No. 1014

ELECTRICAL 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

PLUMBING

INTERIOR

REFERENCE

21. Clamping not apparent DISTRIBUTION SYSTEM \ Outlets (receptacles) 4. Condition: Test faulty on Ground Fault Circuit Interrupter (GFCI) Will not trip my tester or reset when pressed. Implication(s): Electric shock Location: Bathroom

22. GFI test faulty

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Page 15 of 32


Report No. 1014

HEATING 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

PLUMBING

INTERIOR

REFERENCE

Description Fuel/energy source: System type:

Electricity

Heat pump

Furnace manufacturer: Payne Compressor

23. Payne Heat distribution: Efficiency:

24. Payne Ducts and registers

Unknown

Approximate age:

Unknown

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Report No. 1014

COOLING & HEAT PUMP 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

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August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

PLUMBING

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Description Air conditioning type: Heat pump type:

Air cooled

Air source

Manufacturer: American Standard

25. American Standard

26. American Standard

Payne Sticker is unreadable on exterior compressor

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Report No. 1014

COOLING & HEAT PUMP 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

27. Payne Compressor type:

COOLING

PLUMBING

INTERIOR

REFERENCE

28. Payne Electric

Supply temperature:

53

Return temperature:

72

Temperature difference: Evaporative cooler motor:

20째

This suggests good performance.

One speed

Recommendations AIR CONDITIONING \ Condensate system 5. Condition: No float switch A float switch will turn off the Heat Pump if the condensate line clogs and backs up. Without the float switch there is the possibility of water damage to the interior of your property. Implication(s): Chance of water damage to contents, finishes and/or structure | Damage to equipment

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Page 18 of 32


Report No. 1014

COOLING & HEAT PUMP 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

PLUMBING

INTERIOR

REFERENCE

29. No float switch AIR CONDITIONING \ Refrigerant lines 6. Condition: Missing insulation Insulation has deteriorated over the last 20 years. Recommend installing new insulation at interior air handler cabinet and exterior leading to compressor. Implication(s): Reduced system life expectancy | Increased cooling costs | Reduced comfort

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Report No. 1014

COOLING & HEAT PUMP 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

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August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

PLUMBING

INTERIOR

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30. Deteriorated insulation

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Report No. 1014

PLUMBING 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

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August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

PLUMBING

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Description General:

under sink

31. Water supply source:

Public

Service piping into building: Copper

32. Copper Main water shut off valve at the:

In planter betwen walk and parking

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Report No. 1014

PLUMBING 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

33.

ELECTRICAL

HEATING

COOLING

PLUMBING

INTERIOR

REFERENCE

34.

Water heater fuel/energy source: Water heater type:

inspectionsbyrandall.com

August 4, 2015

Electric

Conventional

Water heater manufacturer: Rheem

35. Rheem

36. Rheem

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Report No. 1014

PLUMBING 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

Tank capacity:

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

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REFERENCE

40 gallons

Water heater approximate age: 21 years

37. 21 years Waste disposal system:

Public

Waste and vent piping in building: Plastic

38. Plastic

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Report No. 1014

PLUMBING 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

PLUMBING

INTERIOR

REFERENCE

Recommendations FIXTURES AND FAUCETS \ Faucet 7. Condition: Cold not coming on. May be turned off because of linked in with refrigerator cold water supply which is missing Location: Bathroom

39. FIXTURES AND FAUCETS \ Toilet 8. Condition: Flush mechanism inoperative Normal pressure on handle will not make flushing mechanism work. Did not want to force it. Implication(s): Equipment failure | Sewage entering the building

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Report No. 1014

INTERIOR 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

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August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

PLUMBING

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Description Major floor finishes: Carpet Tile 12 x 12 square tile

40. Tile Major wall finishes:

Plaster/drywall

Major ceiling finishes: Plaster/drywall 8 foot ceiling

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Report No. 1014

INTERIOR 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

PLUMBING

INTERIOR

REFERENCE

41. Plaster/drywall Windows: Glazing:

Single/double hung Double

Exterior doors - type/material: Doors:

Metal-clad

Inspected

Party walls:

Wood frame

Range fuel:

Electricity

Appliances:

Dishwasher

Laundry facilities:

Waste disposal

Hot/cold water supply

Kitchen ventilation:

Vented to outside

240-Volt outlet

None

Bathroom ventilation:

Exhaust fan

Laundry room ventilation: Counters and cabinets:

Clothes dryer vented to exterior

None

Plastic laminate in kitchen.

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Report No. 1014

INTERIOR 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

PLUMBING

INTERIOR

REFERENCE

42. Counters and cabinets:

syhthetic marble in bathroom

43. Inventory Garbage disposal:

Badger

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Report No. 1014

INTERIOR 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

PLUMBING

INTERIOR

REFERENCE

44. Inventory Dishwasher: GE

45. GE Inventory Microwave:

no microwave, 30" wide opening

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Report No. 1014

INTERIOR 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

PLUMBING

INTERIOR

REFERENCE

46. Inventory Range: Hotpoint In working order

47. Electric Inventory Refrigerator:

No refrigerator. Opening is 29" wide x 68" high

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Report No. 1014

INTERIOR 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

PLUMBING

INTERIOR

REFERENCE

48. Inventory Thermostat:

Trane

49. Inventory Water Heater: Rheem Built in May of 1994, this makes it 21 years old. No apparent leaks at this time, rust along bottom suggests water was standing in drip pan at one time, my guess it dripped from the air handler which is overhead of the water heater.

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Report No. 1014

INTERIOR 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

PLUMBING

INTERIOR

REFERENCE

Recommendations WINDOWS \ Hardware 9. Condition: Inoperable only one window opens, to the right of the french doors, all the others are inoperable. The option of secondary emergency exiting thru bedroom windows is not possible. Recommend further evaluation by licensed window installer. Implication(s): System inoperative or difficult to operate DOORS \ Doors and frames 10. Condition: Mold has grown on face of door. Assume the gasket at the sill is not sealing and allowing the humid air from the exterior to condense on the cold face of the door, this constant moist spot allows mold to grow on the painted surface. This should be easy to clean off with a product designed to remove mold and mildew. Recommend installing new door gasket. Location: South First Floor Living Room Task: Clean

50.

51.

END OF REPORT

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Report No. 1014

REFERENCE LIBRARY 777 Emerald Coast Drive, Destin, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

August 4, 2015 STRUCTURE

ELECTRICAL

HEATING

COOLING

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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Profile for Inspections by Randall LLC

Inspections by Randall LLC  

Certified Home Inspection - one bedroom condominium

Inspections by Randall LLC  

Certified Home Inspection - one bedroom condominium

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