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INSPECTION REPORT

For the Property at:

777 JAMES BOND WAY ROSEMARY BEACH, FL 32461

Prepared for: PETE HENRY Inspection Date: Monday, November 9, 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 Pete Henry, RE: Report No. 1029 777 James Bond Way Rosemary Beach, FL 32461 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. 1029

SUMMARY 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

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This Summary outlines potentially significant issues from a cost or safety standpoint. This section is provided as a courtesy and cannot be considered a substitute for reading the entire report. Please read the complete document. Priority Maintenance Items

Exterior DOORS \ Doors and frames Condition: Loose or poor fit Door does not fit tight against seal. Recommend further evaluation by finish carpenter. Implication(s): Chance of damage to finishes and structure Location: First Floor Dining Room

1. Loose or poor fit

2. Loose or poor fit

LANDSCAPING \ General Condition: Trees or shrubs too close to building This palm has matured and is now touching balcony, may need to be pruned, removed or moved to another area. Recommend further evaluation by qualified landscaper. Implication(s): Chance of water damage to contents, finishes and/or structure | Chance of pests entering building | Material deterioration

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Report No. 1029

SUMMARY 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

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November 9, 2015 ELECTRICAL

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3. Trees or shrubs too close to building

Electrical General Rainbird electrical sprinkler system has tapped into the 100 amp carriage house circuit breaker recommend further evaluation by licensed electrician. Implication(s): Double tapping of wires could be a fire hazard Location: Exterior wall

4.

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Report No. 1029

SUMMARY 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

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November 9, 2015 ELECTRICAL

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Three of the exterior lights did not come on when the similar fixtures had come on. Recommend further evaluation by licensed electrician to find out if why the bulbs are not shining. Location: South Exterior

5.

6.

DISTRIBUTION SYSTEM \ Wiring - installation Condition: Common wires and ground wires are located on the same bus, plus the connection bridge bar has not been removed. Recommend further evaluation by a licensed electrician Location: First Floor Garage

7.

8.

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Report No. 1029

SUMMARY 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

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November 9, 2015 ELECTRICAL

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DISTRIBUTION SYSTEM \ Lights Condition: Inoperative Both lights inoperative, recommend further evaluation to see if it is just the light bulbs. Implication(s): Inadequate lighting Location: Second Floor Master Bathroom

9. Inoperative DISTRIBUTION SYSTEM \ Outlets (receptacles) Condition: Inoperative Floor outlet: No power to one of the outlets, recommend further evaluation by licensed electrician Implication(s): Equipment inoperative Location: First Floor living room

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Report No. 1029

SUMMARY 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

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November 9, 2015 ELECTRICAL

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10. Inoperative Condition: No GFCI (Ground Fault Circuit Interrupter) Appears that an outlet has been added to the balcony off the master bedroom. Common practice for exterior outlets in this location is to be GFCI protected. This outlet is not GFCI protected. Implication(s): Electric shock Location: Second Floor Balcony

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Report No. 1029

SUMMARY 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

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November 9, 2015 ELECTRICAL

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11. No GFI (Ground Fault Interrupter) Condition: Test faulty on Ground Fault Circuit Interrupter (GFCI) Ground fault circuit interrupter not operating in the cottage bathroom. Recommend further evaluation by licensed electrician Implication(s): Electric shock Location: Second Floor Bathroom

12. GFI test faulty Providing great property inspections for every client every time

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Report No. 1029

SUMMARY 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

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November 9, 2015 ELECTRICAL

HEATING

COOLING

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Heating FIREPLACE \ Gas fireplace Condition: Gas fireplace could not be tested - recommend further evaluation to find out if it is functioning. Location: First Floor Dining Room Task: Further evaluation

Cooling & Heat Pump General Further evaluation needed on all heat pump units - Dirty air filters need to be replaced, all thermostats need to be located, interior air handlers for the main house need to be located and inspected. Acceptable minimum temperature differential is 14 degrees. The max temperature differential measured during the inspection was 10 degrees. Recommend routine servicing of all units - or documentation that this has recently been done. AIR CONDITIONING \ Refrigerant lines Condition: Missing insulation Implication(s): Reduced system life expectancy | Increased cooling costs | Reduced comfort Location: East Exterior

13. Missing insulation

14. Missing insulation

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Report No. 1029

SUMMARY 777 James Bond Way, Rosemary Beach, FL SUMMARY

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Insulation and Ventilation ATTIC/ROOF \ Hatch Condition: Missing No attic access present - could not inspect the attic space in either building. Implication(s): Difficult to service Location: Third Floor

Plumbing WATER HEATER \ Tank Condition: Water heater could not be found for the main building - no inspection could be made - need to verify age, condition, pressure relief valve present, overflow pan present - etc. FIXTURES AND FAUCETS \ Basin, sink and laundry tub Condition: Stopper does not seal to keep water in sink, recommend further evaluation by licensed plumber. Location: Third Floor Bathroom

15. FIXTURES AND FAUCETS \ Bathtub Condition: Drain stop ineffective Stopper needs to be installed correctly, recommend further evaluation by licensed plumber Implication(s): Reduced operability Location: Third Floor Bathroom

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Report No. 1029

SUMMARY 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

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16. Drain stop ineffective FIXTURES AND FAUCETS \ Shower stall Condition: Leak water leak at exterior shower recommend further evaluation by licensed plumber Implication(s): Chance of water damage to contents, finishes and/or structure Location: Exterior

17. Leak

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Report No. 1029

SUMMARY 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

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STRUCTURE

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November 9, 2015 ELECTRICAL

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Interior General Entire back balcony off of master bedroom surrounded with louvered shutters. It is assumed that at one time the louvers opened and closed. At this time the louvers will not adjust to open or close, they are either stuck open or stuck closed.. Shutter doors also appear to have opened and closed at one time. At this time the shutter door panels are stuck and will not open. Recommend further evaluation by finished carpenter. Location: Second Floor Porch

18.

19.

FLOORS \ Ceramic tile, stone, marble, etc Condition: Large gouges and voids in Couquina floor tile. Recommend filing and repair by contractor familiar with this type of flooring. Location: First Floor areas

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Report No. 1029

SUMMARY 777 James Bond Way, Rosemary Beach, FL SUMMARY

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20.

21.

CEILINGS \ Wood Condition: Water stains at ceiling - next to exterior wall under the second floor balcony. Recommend further evaluation by licensed contractor Location: First Floor Dining Room

22.

23.

WINDOWS \ General Condition: Carriage Apartment: Double hung window next to the dining room table is open over an inch and not locked. Not sure if this is how window is supposed to be, recommend further evaluation by speaking with existing owner.

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Report No. 1029

SUMMARY 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

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November 9, 2015

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Location: Second Floor Living Room - Carriage

24.

25.

DOORS \ Doors and frames Condition: Inoperable Both doors to the left and right of the center door could not unlock this door to open appears to be stuck. Recommend further evaluation by finish carpenter Implication(s): Reduced operability Location: Second Floor Master Bedroom

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Report No. 1029

SUMMARY 777 James Bond Way, Rosemary Beach, FL SUMMARY

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26. Inoperable

27. Inoperable

STAIRS \ Handrails Condition: Missing Standard practice is to have one continuous handrail from top of stairs to the bottom of the stairs. Both flights of stairs do not have this safety feature. Implication(s): Fall hazard

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Report No. 1029

SUMMARY 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

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November 9, 2015 ELECTRICAL

HEATING

COOLING

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Report No. 1029

SUMMARY 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

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28. Missing hand rail STAIRS \ Spindles or balusters Condition: Loose Newel post is loose recommend further evaluation by finish carpenter Implication(s): Fall hazard Location: Third Floor Bedroom

29. Loose Providing great property inspections for every client every time

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Report No. 1029

SUMMARY 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

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Condition: Loose newel posts are loose and wiggle do not feel sturdy recommend further evaluation by finish Implication(s): Fall hazard Location: Second Floor Staircase

30. Wobbles Condition: Loose Spindles and Newel post are loose and wobbly. Recommend further evaluation by licensed contractor Implication(s): Fall hazard Location: First Floor

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Report No. 1029

SUMMARY 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

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November 9, 2015

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31. Loose EXHAUST FANS \ Exhaust fan Condition: Inoperative Exhaust fan not operating. Implication(s): Chance of condensation damage to finishes and/or structure Location: Second Floor Master Bathroom EXHAUST FANS \ Kitchen range exhaust system Condition: Damper not working as it should. This photo was taken after exhaust fan was turned off. Recommend further evaluation to adjust damper to close Location: First Floor - exterior

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Report No. 1029

SUMMARY 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

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

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Report No. 1029

ROOFING 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

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Description Sloped roofing material: Metal Copper standing seam

33. Metal Sloped roof flashing material: Copper

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Report No. 1029

ROOFING 777 James Bond Way, Rosemary Beach, FL SUMMARY

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EXTERIOR

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34. Copper Probability of leakage:

Low

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Report No. 1029

EXTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

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Description General:

Northerly front elevation

35. General:

Easterly side

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Report No. 1029

EXTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

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General:

Louvered window shutters surrounding balcony

37. General:

Southeast elevation

38. General:

Southerly side

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Report No. 1029

EXTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

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39. General:

Southwest elevation

40. General:

Gas Meter and main shut off valve location

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Report No. 1029

EXTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

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41.

42.

Gutter & downspout material: Gutter & downspout type:

Copper

Eave mounted

Gutter & downspout discharge: Below grade

43. Below grade Lot slope:

Away from building

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Report No. 1029

EXTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

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Wall surfaces: Stucco Smooth finished stucco over concrete wall

44. Stucco Soffit and fascia: Wood

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Report No. 1029

EXTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

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45. Wood Driveway:

Pavers

Walkway: Pavers

46. Pavers Deck: Wood

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Report No. 1029

EXTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

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47. Wood Porch:

Front and rear raised porches at exteriors are Coquina tile

48.

49.

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Report No. 1029

EXTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

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Exterior steps: Balcony:

Wood

Wood

No performance issues were noted.

Wood railings

No performance issues were noted.

Patio: Pavers

50. Pavers

51. Pavers

Fence: Concrete Concrete wall with a smooth skim coat of stucco

52. Concrete

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Report No. 1029

EXTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

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Recommendations DOORS \ Doors and frames 1. Condition: Loose or poor fit Door does not fit tight against seal. Recommend further evaluation by finish carpenter. Implication(s): Chance of damage to finishes and structure Location: First Floor Dining Room

53. Loose or poor fit

54. Loose or poor fit

LANDSCAPING \ General 2. Condition: Trees or shrubs too close to building This palm has matured and is now touching balcony, may need to be pruned, removed or moved to another area. Recommend further evaluation by qualified landscaper. Implication(s): Chance of water damage to contents, finishes and/or structure | Chance of pests entering building | Material deterioration

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Report No. 1029

EXTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

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EXTERIOR

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55. Trees or shrubs too close to building

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Report No. 1029

STRUCTURE 777 James Bond Way, Rosemary Beach, FL SUMMARY

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Description Configuration:

Slab-on-grade

Foundation material: Floor construction:

Poured concrete Concrete

Exterior wall construction: Concrete block with smooth stucco finish (Wall construction according to Walton County Property Assessor's description) Roof and ceiling framing:

Rafters/roof joists

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Report No. 1029

ELECTRICAL 777 James Bond Way, Rosemary Beach, FL SUMMARY

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Description Service entrance cable and location: Service size:

Underground - not visible

200 Amps (240 Volts)

Main disconnect/service box rating:

200 amps

Main disconnect/service box type and location: Breakers -exterior wall Main service panel 200 amp breaker for the house with a 100 amp breaker for the carriage house electrical panel.

56. Breakers -exterior wall System grounding material and type: Distribution panel rating:

57. Breakers -exterior wall Not visible

400 Amps

Distribution panel type and location:

Breakers - exterior wall

Auxiliary panel (subpanel) type and location: Breakers - first floor

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Report No. 1029

ELECTRICAL 777 James Bond Way, Rosemary Beach, FL SUMMARY

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58. Breakers - first floor

59. Breakers - first floor

Auxiliary panel (subpanel) rating:

60.

100 amp

61.

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Report No. 1029

ELECTRICAL 777 James Bond Way, Rosemary Beach, FL SUMMARY

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Distribution wire material and type:

Copper - non-metallic sheathed

Type and number of outlets (receptacles):

Grounded - typical

Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI): GFCI - kitchen AFCI - bedroom Smoke detectors:

GFCI - bathroom

GFCI - outside

GFCI - whirlpool

Present

Carbon monoxide (CO) detectors: Present

62. Present

Recommendations General 3. Rainbird electrical sprinkler system has tapped into the 100 amp carriage house circuit breaker recommend further evaluation by licensed electrician. Implication(s): Double tapping of wires could be a fire hazard Location: Exterior wall

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Report No. 1029

ELECTRICAL 777 James Bond Way, Rosemary Beach, FL SUMMARY

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63. 4. Three of the exterior lights did not come on when the similar fixtures had come on. Recommend further evaluation by licensed electrician to find out if why the bulbs are not shining. Location: South Exterior

64.

65.

DISTRIBUTION SYSTEM \ Wiring - installation 5. Condition: Common wires and ground wires are located on the same bus, plus the connection bridge bar has not been removed. Recommend further evaluation by a licensed electrician Location: First Floor Garage

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Report No. 1029

ELECTRICAL 777 James Bond Way, Rosemary Beach, FL SUMMARY

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66.

67.

DISTRIBUTION SYSTEM \ Lights 6. Condition: Inoperative Both lights inoperative, recommend further evaluation to see if it is just the light bulbs. Implication(s): Inadequate lighting Location: Second Floor Master Bathroom

68. Inoperative DISTRIBUTION SYSTEM \ Outlets (receptacles) 7. Condition: Inoperative Floor outlet: No power to one of the outlets, recommend further evaluation by licensed electrician

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Report No. 1029

ELECTRICAL 777 James Bond Way, Rosemary Beach, FL SUMMARY

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Implication(s): Equipment inoperative Location: First Floor living room

69. Inoperative 8. Condition: No GFCI (Ground Fault Circuit Interrupter) Appears that an outlet has been added to the balcony off the master bedroom. Common practice for exterior outlets in this location is to be GFCI protected. This outlet is not GFCI protected. Implication(s): Electric shock Location: Second Floor Balcony

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Report No. 1029

ELECTRICAL 777 James Bond Way, Rosemary Beach, FL SUMMARY

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70. No GFI (Ground Fault Interrupter) 9. Condition: Test faulty on Ground Fault Circuit Interrupter (GFCI) Ground fault circuit interrupter not operating in the cottage bathroom. Recommend further evaluation by licensed electrician Implication(s): Electric shock Location: Second Floor Bathroom

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Report No. 1029

ELECTRICAL 777 James Bond Way, Rosemary Beach, FL SUMMARY

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71. GFI test faulty

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Report No. 1029

HEATING 777 James Bond Way, Rosemary Beach, FL SUMMARY

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Description Fuel/energy source: System type:

Heat pump

Heat distribution: Efficiency:

Electricity

High velocity ducts

one unit is from 2014 with the high efficiency the other unit from 2006 would be a lower efficiency unit

Approximate age:

One unit is the original unit from 2006 - 9 years old. The other unit is one year old from 2014

Limitations Warm weather: Prevented testing in heating mode Heating may only be tested when the exterior temperature is 65 degrees or lower.

Recommendations FIREPLACE \ Gas fireplace 10. Condition: Gas fireplace could not be tested - recommend further evaluation to find out if it is functioning. Location: First Floor Dining Room Task: Further evaluation

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Report No. 1029

COOLING & HEAT PUMP 777 James Bond Way, Rosemary Beach, FL SUMMARY

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Description Air conditioning type: Air cooled

72. Air cooled Heat pump type: Air source

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Report No. 1029

COOLING & HEAT PUMP 777 James Bond Way, Rosemary Beach, FL SUMMARY

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73. Air source Manufacturer:

74.

Ruud, interior air handler could not be inspected due to no access to unit.

75.

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Report No. 1029

COOLING & HEAT PUMP 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

Manufacturer:

Quietside, interior unit is located in the third floor bunkroom

76. Manufacturer:

77. Unico

78. Manufacturer: Bryant Bryant unit at exterior, interior air handler could not be inspected due to no access to unit.

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Page 43 of 78


Report No. 1029

COOLING & HEAT PUMP 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

November 9, 2015

STRUCTURE

ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

79. Bryant

80. Bryant

81. Bryant Supply temperature:

65째

Return temperature:

75째

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Page 44 of 78


Report No. 1029

COOLING & HEAT PUMP 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

Temperature difference: 10째 Further evaluation needed on all units - Dirty air filters need to be replaced, all thermostats need to be located, interior air handlers for the main house need to be located and inspected. Acceptable minimum temperature differential is 14 degrees. Recommend routine servicing of all units - or documentation that this has recently been done. This suggests performance issues. Service may be needed.

Limitations General: Could not inspect either of two air handlers in the main house. Found the thermostat on the first floor - turned down the AC to make the unit run - located this air handler at the top of the stairs on the second floor - but there was not any access - could hear it running. Next job was to locate the other unit - assumed there must be a second floor thermostat - but could not locate this, since the AC could not be turned to down to make the air handler operate - this meant the second air handler could not be located.

Recommendations General 11. Further evaluation needed on all heat pump units - Dirty air filters need to be replaced, all thermostats need to be located, interior air handlers for the main house need to be located and inspected. Acceptable minimum temperature differential is 14 degrees. The max temperature differential measured during the inspection was 10 degrees. Recommend routine servicing of all units - or documentation that this has recently been done. AIR CONDITIONING \ Refrigerant lines 12. Condition: Missing insulation Implication(s): Reduced system life expectancy | Increased cooling costs | Reduced comfort Location: East Exterior

82. Missing insulation

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Page 45 of 78


Report No. 1029

COOLING & HEAT PUMP 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

83. Missing insulation

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Page 46 of 78


Report No. 1029

INSULATION AND VENTILATION 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

Description Wall insulation material:

Not determined

Recommendations ATTIC/ROOF \ Hatch 13. Condition: Missing No attic access present - could not inspect the attic space in either building. Implication(s): Difficult to service Location: Third Floor

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Page 47 of 78


Report No. 1029

PLUMBING 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

Description Water supply source:

Public

Service piping into building: Supply piping in building:

Not visible

Copper

Main water shut off valve at the: Water flow and pressure:

Could not verify water meter or turn off location

Functional

Water heater fuel/energy source: Electric This is the water heater located in the garage assume that is for the cottage could not locate water heater for the main house

84. Electric

85. Electric

Water heater type: Conventional Water heater in the garage is for the carriage house, could not locate water heater for the main house. Water heater manufacturer: Tank capacity:

Rheem

30 gallons

Water heater approximate age:

9 years

Typical life expectancy:

8 to 12 years

Waste disposal system:

Public

Exterior hose bibb:

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Page 48 of 78


Report No. 1029

PLUMBING 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

Present

86. Present

Limitations Fixtures not tested/not in service: Water heater Could not find a water heater in the main house. All closets were opened but could locate water heater. Found the water heater in the garage - assume it was for the carriage house.

Recommendations WATER HEATER \ Tank 14. Condition: Water heater could not be found for the main building - no inspection could be made - need to verify age, condition, pressure relief valve present, overflow pan present - etc. FIXTURES AND FAUCETS \ Basin, sink and laundry tub 15. Condition: Stopper does not seal to keep water in sink, recommend further evaluation by licensed plumber. Location: Third Floor Bathroom

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Page 49 of 78


Report No. 1029

PLUMBING 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

87. FIXTURES AND FAUCETS \ Bathtub 16. Condition: Drain stop ineffective Stopper needs to be installed correctly, recommend further evaluation by licensed plumber Implication(s): Reduced operability Location: Third Floor Bathroom

88. Drain stop ineffective FIXTURES AND FAUCETS \ Shower stall 17. Condition: Leak water leak at exterior shower recommend further evaluation by licensed plumber

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Page 50 of 78


Report No. 1029

PLUMBING 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

Implication(s): Chance of water damage to contents, finishes and/or structure Location: Exterior

89. Leak

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Page 51 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

Description Major floor finishes:

Coquina tile

90.

91.

Major floor finishes: Hardwood Solid hardwood flooring used on 2nd floor and third

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Page 52 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

92. Hardwood

93. Hardwood

Hardwood This is the hardwood used at all floor surfaces in the Carriage house

94. Hardwood Marble Marble used for flooring at master bathroom

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Page 53 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

November 9, 2015

STRUCTURE

ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

95. Marble Marble Marvell in 3rd floor bathroom

96. Marble

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Page 54 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

Major wall finishes: smooth coat plaster

Tongue and groove 1 by 4 clear boards used at most walls. Balance of walls are finished with a

97.

98.

Major ceiling finishes: Wood Bead board panels used in the ceiling of the carriage house

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Page 55 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

99. Bead board Wood Ceiling finish at first floor ceiling 1 by 4 T&G clear. Ceiling finishes at 2nd and 3rd floor are beaded paneling. Windows: Single/double hung Wood window with true divided lights.

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Page 56 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

100. Double hung Casement Casement window used in the third floor bunk room and also in the Carriage house bathroom

101. Casement Wood

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Page 57 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

Glazing:

Double

Exterior doors - type/material: French

102. French

103. French

Doors: Inspected Solid wood panels Inspected Pocket door into the master bedroom bathroom will close by itself unless latched with this small latch.

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Page 58 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

104. Inspected Inspected Some surface mold present at South bedroom french doors. Routine maintenance recommended to prevent mold build up.

105. Inspected

106. Inspected

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Page 59 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

Oven type:

Convection

Oven fuel: Electricity Dacor electric oven with convection

107. Electricity

108. Electricity

Range fuel: Electricity Two burner smoothtop KitchenAid used in the cottage

109. Electricity

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Page 60 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

Gas

110. Gas Appliances: Refrigerator Sub Zero

111. Refrigerator

112. Refrigerator

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Page 61 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

113. Refrigerator Refrigerator Side by side GE Adora used in the cottage

114. Refrigerator

115. Refrigerator

Range hood Dishwasher

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Page 62 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

Braun

116. Dishwasher

117. Dishwasher

Dishwasher Fisher and Paykel dishdrawer

118. Dishwasher Waste disposal

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Page 63 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

November 9, 2015

STRUCTURE

ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

InSinkErator badger 1/2 horsepower

119. Waste disposal Microwave oven Dacor microwave oven manufactured June 2006

120. Microwave oven

121. Microwave oven

Microwave oven

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Page 64 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

GE Profile microwave and convection oven used in the cottage

122. Microwave oven Central vacuum

123. Central vacuum Laundry facilities: Washer Washer Stacking Maytag Neptune washer and dryer in all closet on second floor

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Page 65 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

124. Washer and Dryer Dryer Dryer Maytag stacking washer and dryer used in the carriage house

125. Washer and Dryer

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Page 66 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

Kitchen ventilation:

No kitchen ventilation in the cottage

Kitchen ventilation: Discharges to exterior Dacor side vent

126. Discharges to exterior Bathroom ventilation:

127. Discharges to exterior

Exhaust fan

Laundry room ventilation:

None

Counters and cabinets: Inspected Tile cabinet tops

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Page 67 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

128. Inspected Stairs and railings:

Inspected

Inventory Garage Door Opener:

Chamberlain Liftmaster professional - one at each garage door.

129.

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Page 68 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

Recommendations General 18. Entire back balcony off of master bedroom surrounded with louvered shutters. It is assumed that at one time the louvers opened and closed. At this time the louvers will not adjust to open or close, they are either stuck open or stuck closed.. Shutter doors also appear to have opened and closed at one time. At this time the shutter door panels are stuck and will not open. Recommend further evaluation by finished carpenter. Location: Second Floor Porch

130.

131.

FLOORS \ Ceramic tile, stone, marble, etc 19. Condition: Large gouges and voids in Couquina floor tile. Recommend filing and repair by contractor familiar with this type of flooring. Location: First Floor areas

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Page 69 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

132.

133.

CEILINGS \ Wood 20. Condition: Water stains at ceiling - next to exterior wall under the second floor balcony. Recommend further evaluation by licensed contractor Location: First Floor Dining Room

134.

135.

WINDOWS \ General 21. Condition: Carriage Apartment: Double hung window next to the dining room table is open over an inch and not locked. Not sure if this is how window is supposed to be, recommend further evaluation by speaking with existing owner.

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Page 70 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

inspectionsbyrandall.com

November 9, 2015

STRUCTURE

ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

Location: Second Floor Living Room - Carriage

136.

137.

DOORS \ Doors and frames 22. Condition: Inoperable Both doors to the left and right of the center door could not unlock this door to open appears to be stuck. Recommend further evaluation by finish carpenter Implication(s): Reduced operability Location: Second Floor Master Bedroom

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Page 71 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

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November 9, 2015 ELECTRICAL

HEATING

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INTERIOR

REFERENCE

138. Inoperable

139. Inoperable

STAIRS \ Handrails 23. Condition: Missing Standard practice is to have one continuous handrail from top of stairs to the bottom of the stairs. Both flights of stairs do not have this safety feature. Implication(s): Fall hazard

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Page 72 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

Providing great property inspections for every client every time

Page 73 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

140. Missing hand rail STAIRS \ Spindles or balusters 24. Condition: Loose Newel post is loose recommend further evaluation by finish carpenter Implication(s): Fall hazard Location: Third Floor Bedroom

141. Loose Providing great property inspections for every client every time

Page 74 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

25. Condition: Loose newel posts are loose and wiggle do not feel sturdy recommend further evaluation by finish Implication(s): Fall hazard Location: Second Floor Staircase

142. Wobbles 26. Condition: Loose Spindles and Newel post are loose and wobbly. Recommend further evaluation by licensed contractor Implication(s): Fall hazard Location: First Floor

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Page 75 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

143. Loose EXHAUST FANS \ Exhaust fan 27. Condition: Inoperative Exhaust fan not operating. Implication(s): Chance of condensation damage to finishes and/or structure Location: Second Floor Master Bathroom EXHAUST FANS \ Kitchen range exhaust system 28. Condition: Damper not working as it should. This photo was taken after exhaust fan was turned off. Recommend further evaluation to adjust damper to close Location: First Floor - exterior

144. Providing great property inspections for every client every time

Page 76 of 78


Report No. 1029

INTERIOR 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 ELECTRICAL

HEATING

COOLING

INSULATION

PLUMBING

INTERIOR

REFERENCE

END OF REPORT

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Page 77 of 78


Report No. 1029

REFERENCE LIBRARY 777 James Bond Way, Rosemary Beach, FL SUMMARY

ROOFING

EXTERIOR

STRUCTURE

inspectionsbyrandall.com

November 9, 2015 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 78 of 78

Profile for Inspections by Randall LLC

Inspections by Randall LLC #1029  

Certified Home Inspection - Luxurious beach home with guest suite.

Inspections by Randall LLC #1029  

Certified Home Inspection - Luxurious beach home with guest suite.

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