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InterCoastal Inspections Cover PageConfidential

- Property Inspection Report - Confidential

777 Peace Dr., New Smyrna Beach, FL 32169 Inspection prepared for: John Loggerhead Real Estate Agent: Lesley Lounsbury - Keyes Realty Date of Inspection: 11/27/2012 Time: 9AM Age of Home: 1986 Size: 1100 SQFT Weather: Clear Inspector: Chris Barnard FL#HI4600 / FL Radon MT#2271 / NACBI #2172012-56-FL 129 Teal Street, Wilbur by the Sea, FL 32127 Phone: (386)868-8375 Email: Chris@InterCoastalInspections.com www.InterCoastalInspections.com

Notice to third parties: This report is the exclusive property of InterCoastal Inspections, LLC, and the clients listed above, and is not transferrable to any third party or subsequent buyers. Our inspections and report have been performed with a written contract agreement that limits the scope and usefulness. Unauthorized users or recipients are therefore advised not to rely on this report, but rather retain the services of a qualified home inspector of their choice to provide them with their own inspection and report.


InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

Report Summary Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expenses to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all of the pages of the report as the summary alone does not explain all the issues. All repairs must be done by a licensed &bonded trade or profession. I recommend obtaining a copy of all receipts, warranties and permits for the work done. The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expenses to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all of the pages of the report as the summary alone does not explain all the issues. All repairs must be done by a licensed &bonded trade or profession. I recommend obtaining a copy of all receipts, warranties and permits for the work done.

Exterior Exterior Doors

• Track on Sliding Glass Doors need to be lubricated, and doors should be repainted to increase lifespan of doors. • Porch Closet Door has significant water damage from the leak dealing with the flashing issue overhead on the roof.

Page 8 Item: 4

Flashings

Page 9 Item: 7

Roof Drainage System

• Recommend installing a "Kickout diverter flashing" at South wall to gutter connection above slider door. This area is causing significant water damage to the porch closet wall which adjoins to bedroom #3 closet. Termite evidence was also noted in this area. Kickout flashing will prevent water from flowing into the wall. Also, see Roof Drainage System section. • The gutters are full of leaves & debris. Water is intruding into the porch closet over the slider door on back porch. Recommend cleaning the gutters and monitoring monthly and clean as needed. • Downspouts which discharge onto the ground - above grade - should discharge a good distance away from the house -- four (4) to six (6) feet or more, if possible. The slope of the ground in this area should be away from the house to direct water away from the foundation.

Page 6 Item: 3

Roofing

Interior Page 12 Item: 1

Door Bell

Page 12 Item: 2

Walls and Ceilings

Page 13 Item: 4

Windows

Page 13 Item: 5 Interior Doors Page 13 Item: 6 Closets Page 15 Item: 17 General Information

• The doorbell did not operate when tested. Recommend checking the door bell button, chime & transformer & replace or repair as needed. • Exposed wires in hallway where doorbell should possibly be installed. • Evidence of moisture damage above ceiling in kitchen. Popcorn finish is detaching from ceiling. There are a couple of possibilities, and the one that is most likely is condensation from the duct work in the ceiling. If the duct work is not insulated condensation can occur on the exterior of the duct work. The other possibility is lack of insulation in that space. Condensation would be the same result, but would form on the ceiling surface, versus the ducts dripping. If the ducts were to be loose from the registers, it could inhance the condensation issue as well. • Improve: Seals at double glazed arch window in living room windows have failed because interior glass piece is broken. Recommend having a professional contractor replace the window. • Door knob on french door needs repair, missing strike plate lock • 2 pieces of trim missing from master bedroom closet Evidence of Drywood Termites were found in the exterior porch closet and kitchen window frame. Recommend checking to see if HOA has a termite bond, and taking measures to stop water intrusion into the structure which feeds the termite

Heating and Air Conditioning Page 1 of 29


InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL • IMPROVE: The furnace is dirty and there are no records of prior service. Recommend an HVAC contractor perform a system Clean-and-Check. HVAC systems require yearly maintenance. • The insulation is missing or damaged at exterior refrigerant line.

Page 16 Item: 2

Heating System

Page 17 Item: 7 Page 18 Item: 8

Cooling System • The disconnect box is rusted and wet at the exterior cooling system. Fuse/Circuit Breaker Protection Recommend repair or replacement of the rusted box. Condensate Drain • IMPROVE: There was no visible condensate line at the air handler to drain

Page 18 Item: 9

Page 19 Item: 13 Solid Fuel Heating

dondensate water to the exterior. Recommend the HVAC contractor verify when cleaning unit. • Excessively dirty flue and damper and/or accumulation of soot were observed. An accumulation of soot and other materials can result in a chimney flue fire. There is also the possibility that soot, dirt, and cobwebs concealed other problems or defects; concealed defects are not within the scope of the home inspection. Recommend having flue and/or damper cleaned and inspected by a licensed chimney sweep professional before use.

Electrical Page 21 Item: 10 Lighting, Fixtures, Switches, Outlets Page 22 Item: 11 GFCI - Ground Fault Circuit Interrupter Page 22 Item: 13 Smoke/Heat Detector(s) Page 22 Item: 14 Carbon Monoxide (CO) Detector(s)

• One/Several loose outlet(s) were observed. Repair as needed. • There is no GFCI protection at the kitchen

• IMPROVE: Recommend installing one in each bedroom to bring up to modern safety standards • Add near the Fireplace if it becomes functional.

Plumbing Page 23 Item: 3 Page 23 Item: 5 Page 24 Item: 7

Main Water Shut Off Exterior Hose Bibs/Spigots Faucets

Page 25 Item: 13 Water Heater(s) Condition

• The main shut off valve for the water supply was not found. Consult the seller regarding the location or existence of a main shut off valve. • IMPROVE: There are no anti siphon devices at the exterior faucets. This is a potential cross contamination. Recommend installing anti siphon devices. • North Faucet is leaking when turned on • Kitchen sink dish sprayer is disconnected and not functioning. • Master Bath drain pull not operating properly • TPR valve should not go into the wall, it should terminate 6" above the ground

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InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~SCOPE OF INSPECTION InterCoastal Inspections, LLC endeavors to perform all inspections in substantial compliance with the Standards of Practice of the International Association of Certified Home Inspector(InterNACHI). As such, we inspect the readily accessible, visually observable, installed systems and components of a home as designated in the InterNACHI Standards—except as may be noted in the “Limitations of Inspection� sections within this report. This Property Inspection Report contains observations of those systems and components that, in the professional judgment of the inspector, are not functioning properly, significantly deficient, unsafe, or are near the end of their service lives. If the cause for the deficiency is not readily apparent, the suspected cause or reason why the system or component is at or near end of expected service life is reported, and recommendations for correction or monitoring are made as appropriate. When systems or components designated in the InterNACHI Standards are present but are not inspected, the reason(s) the item was not inspected is reported as well. A complete copy of the InterNACHI Standards of Practice is available at: http://www.nachi.org/sop.htm. Inspectors are NOT required to determine: the condition of any system or component that is not readily accessible; the remaining service life of any system or component; the strength, adequacy, effectiveness or efficiency of any system or component; causes of any condition or deficiency; methods materials or cost of corrections; future conditions including but not limited to failure of systems and components; the suitability of the property for any specialized use; compliance with regulatory codes, regulations, laws or ordinances; the market value of the property or its marketability; the advisability of the purchase of the property; the presence of potentially hazardous plants or animals including but not limited to wood destroying organisms or diseases harmful to humans; the presence of any environmental hazards including, but not limited to toxins,carcinogens, noise, and contaminants in soil, water or air; the effectiveness of any system installed or methods utilized to control or remove suspected hazardous substances; the operating costs of any systems or components; and the acoustical properties of any systems or components. Inspectors are NOT required to inspect underground items including, but not limited to underground storage tanks or other underground indications of their presence, whether abandoned or active; systems or components that are not installed; decorative items; systems or components that are in areas not entered in accordance with the InterNACHI Standards of Practice; detached structures other than carports or garages; common elements or common areas in multi-unit housing, such as condominium properties or cooperative housing. Inspectors are NOT required to perform any procedure or operation which will, in the opinion of the inspector, likely be dangerous to the inspector or others or damage the property, its systems or components; move suspended ceiling tiles, personal property, furniture, equipment, plants, soil, snow, ice or debris or dismantle any system or component, except as explicitly required by the InterNACHI Standards of Practice. Inspectors are NOT required to enter under-floor crawlspaces or attics that are not readily accessible nor any area which will, in the opinion of the inspector, likely be dangerous to the inspector or others persons or damage the property or its systems or components. Inspectors are NOT required to operate any system or component that is shut down or otherwise inoperable; any system or component which does not respond to normal operating controls or any shut off valves. Inspectors are NOT required to offer or perform any act or service contrary to law; offer or perform engineering services or work in any trade or professional service other than home inspection 12 months from the date of inspection.

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InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

Inspection and Site Details 1. Inspection Time Start: 09:00 AM End : 10:30 AM

2. Attending Inspection Client present Buyer Agent present

3. Residence Type/Style Condominium/Townhouse

4. Garage None

5. Age of Home or Year Built Built in: 1986 (26 years old)

6. Square Footage Approx

7. Lot Size N/A

8. Direction Of Front Entrance For the purpose of this report the building is considered to be facing, North

9. Bedroom # Designation - Location -- for the purposes of this report #1 Master Bedroom #2 Bedroom #3 Bedroom - Slider Door

10. Bathroom # Designation - Location - Type -- for the purposes of this report #1 Master Bath #2 Guest Bath

11. Occupancy Vacant

12. Weather Conditions Clear, sunny sky 75 degrees

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InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

Conventions and Terms Used USE OF PHOTOS: Your report includes many photographs. Some pictures are informational and of a general view, to help you understand where the inspector has been, what was looked at, and the condition of the item or area at the time of the inspection. Some of the pictures may be of problem areas, these are to help you better understand what is documented in this report and to help you see areas or items that you normally would not see. Not all problem areas or conditions will be supported with photos.

TEXT COLOR SIGNIFICANCE: GREEN colored text: Denotes general/descriptive comments on the systems and components installed at the property. Limitations, if any, that restricted the inspection, associated with each area, are listed here as well. BLUE colored text: Denotes observations and information regarding the condition of the systems and components of the home.These include comments of deficiencies which are less than significant; or comments which further expand on a significant deficiency; or comments of recommendations, routine maintenance, tips, and other relevant resource information. RED colored text: Denotes a brief comment of significant deficient components or conditions which need relatively quick attention, repair, or replacement. These comments are also duplicated in the Report Summary page(s).

COMMONLY USED TERMS: "SAFETY CONCERN": A condition, system or component that is considered harmful or dangerous due its presence or absence. "DEFERRED COST": Denotes a system or component that is near or has reached its normal service life expectancy or shows indications that it may require repair or replacement anytime within the next five (5) years. "MAINTENANCE": Recommendations for the proper operation and routine maintenance of the home. "IMPROVE": Denotes improvements which are recommended but not required. These may be items identified for upgrade to modern construction and safety standards. "FMI": For More Information: Includes additional reference information and/or web links to sites which expand on installed systems and components and important consumer product information. "FYI": For Your Information: Denotes a general information and/or explanation of conditions; Safety information; Cosmetic issues; and useful tips or suggestions for home ownership.

KEY TO RATINGS: Inspect = INSPECTED: A system or component was visually examined. It was observed to be functioning normally or as originally intended, at the time of inspection, with no apparent deficiencies. A system may not be operationally tested due to limitations, in which case, these limitations will be listed in this report. A system or component may show signs of normal wear and tear. Not Inspect = NOT INSPECTED: A system or component was not ON or it was shut down at the time of inspection, and could not be evaluated using normal control devices. A system or component was hidden from visual evaluation by items such as furniture, personal property, or other coverings as indicated in this report. Reason for non inspection will be indicated on this report. Not Presnt = NOT PRESENT: A system or component did not exist or was not evident on this property at the time of inspection. Repair Replace = REPAIR or REPLACE: A system or component was not operating normally, or as designed, at the time of inspection. It may need further review and evaluation by an appropriate professional tradesperson to be repaired or replaced as needed. It may include a condition that is hazardous or unsafe and could result in personal injury or property damage.

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InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

Exterior In accordance with the InterNACHI Standards of Practice pertaining to Exteriors, this report describes the exterior wall coverings and trim. Inspectors are required to inspect the exterior wall coverings, flashing, trim, all exterior doors, the stoops, steps porches and their associated railings, any attached decks and balconies and eaves, soffits and fascias accessible from ground level. Inspectors shall also inspect adjacent or entryway walkways, patios, and driveways; vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building.

1. Walkways Not Not Repair Inspect Inspect Presnt Replac

Materials: Concrete

X

2. Porch, Patio, Flatwork Not Not Repair Inspect Inspect Presnt Replac

X

3. Exterior Doors Not Not Repair Inspect Inspect Presnt Replac

Observations:

• Track on Sliding Glass Doors need to be lubricated, and doors should be repainted to increase lifespan

X of doors.

• Porch Closet Door has significant water damage from the leak dealing with the flashing issue overhead on the roof.

Paint Slider Door

Exterior Closet Damage - Ceiling

Exterior Closet Moisture Damage Floor

Exterior Closet Door - Water Damge

4. Exterior Cladding Not Not Repair Inspect Inspect Presnt Replac

X

Description:

• Hard Coat Stucco

Page 6 of 29


InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

5. Eaves, Soffits, Fascia and Trim Not Not Repair Inspect Inspect Presnt Replac

Description: Vinyl

X

6. Window/Door Frames and Trim Not Not Repair Inspect Inspect Presnt Replac

X

7. Exterior Caulking Not Not Repair Inspect Inspect Presnt Replac

X

Comments:

• The purpose of exterior caulking is to minimize air flow and moisture through cracks, seams, and utility penetrations/openings. Controlling air infiltration is one of the most cost effective energyefficient measures in modern construction practices. A home that is not sealed will be uncomfortable due to drafts and will use about 30% more energy than a relatively air-tight home. In addition, good caulking and sealing will reduce dust and dirt in the home and is one of the simplest energy efficient measures to install. • TIP: One of the better exterior caulk brands is: OSI Pro-Series QUAD Window, Siding, Gutter & Roof Sealant. Can be found at home building centers. • Refer to your, provided, "Now That You've Had a Home Inspection" book for information to annually check and seal/caulk the exterior of your home.

Observations:

• Caulking is recommended around windows/doors/masonry ledges/corners/utility penetrations.

8. Grading and Surface Drainage Not Not Repair Inspect Inspect Presnt Replac

X

Description: • Level Grade

Observations:

• Lot grading and drainage have a significant impact on the building, simply because of the direct and indirect damage that moisture can have on the foundation. It is very important, therefore, that surface runoff water be adequately diverted away from the home. Lot grading should slope away and fall a minimum of one (1) inch every foot for a distance of six (6) feet around the perimeter of the building.

9. Vegetation Affecting Structure Not Not Repair Inspect Inspect Presnt Replac

X

Observations:

• Vegetation too close to the building can cause harm through root damage to the foundation, branches abrading the roof and siding, and leaves providing a path for moisture and insects into the home.

10. Limitations of Exterior Inspection • A home inspection does not include an assessment of geological, geotechnical, or hydrological conditions -- or environmental hazards.

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InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

Roofing In accordance with the InterNACHI Standards of Practice pertaining to Roofing, this report describes the roof coverings and the method used to inspect the roof. Inspectors are required to inspect the roof covering, roof drainage systems, flashings, skylights, chimneys, and roof penetrations. The following web sites are an excellent resource of information on roofs: http://www.homeroofs.com and http://www.roofhelper.com

1. Roof Style and Pitch Hip

2. Method of Roof Inspection Walked on Roof Surface

3. Roof Covering Not Not Repair Inspect Inspect Presnt Replac

X

Description: Fiberglass-based asphalt shingles Observations:

• No deficiencies were noted, at time of inspection.

4. Flashings Not Not Repair Inspect Inspect Presnt Replac

Materials: Metal X Observations: • Recommend installing a "Kickout diverter flashing" at South wall to gutter connection above slider

door. This area is causing significant water damage to the porch closet wall which adjoins to bedroom #3 closet. Termite evidence was also noted in this area. Kickout flashing will prevent water from flowing into the wall. Also, see Roof Drainage System section.

Install Kick-Out Flashing Here - Culprit of all water problems associated with the South side of unit

Flashing screw has backed out - Grommet loose

5. Roof Penetrations Not Not Repair Inspect Inspect Presnt Replac

Description: PVC Piping for plumbing vent stack(s) encased in lead

X

6. Chimney(s) Not Not Repair Inspect Inspect Presnt Replac

Description: Metal flue--for wood burning fireplace

X

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InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

7. Roof Drainage System Not Not Repair Inspect Inspect Presnt Replac

Description: Galvanized/Aluminum X Observations: • The gutters are full of leaves & debris. Water is intruding into the porch closet over the slider door on

back porch. Recommend cleaning the gutters and monitoring monthly and clean as needed. • Downspouts which discharge onto the ground - above grade - should discharge a good distance away from the house -- four (4) to six (6) feet or more, if possible. The slope of the ground in this area should be away from the house to direct water away from the foundation.

Wash -out area - Install a splash block

Gutter Completely Clogged

8. Skylight(s) Not Not Repair Inspect Inspect Presnt Replac

X

9. Limitations of Roofing Inspection • Roofs may leak at any time. Leaks often appear at roof penetrations, flashings, changes in direction or changes in material. A roof leak should be addressed promptly to avoid damage to the structure, interior finishes and furnishings. A roof leak does not necessarily mean the roof has to be replaced. We recommend an annual inspection and tune-up to minimize the risk of leakage and to maximize roof life. • Impossible to inspect the total underside surface of the roof sheathing for evidence of leaks. Evidence of prior leaks may be disguised by interior finishes. Leakage can develop at any time and may depend on rain intensity, wind direction, ice buildup, and other factors.

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InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

Structure In accordance with the InterNACHI Standards of Practice pertaining to Structural Components, this report describes the foundation, floor, wall, ceiling and roof structures and the method used to inspect any accessible under floor crawlspace areas. Inspectors are required to inspect and probe the structural components of the home, including the foundation and framing, where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not done when doing so will damage finished surfaces or when no deterioration is visible or presumed to exist. Inspectors are NOT required to offer an opinion as to the structural adequacy of any structural systems or components or provide architectural services or an engineering or structural analysis of any kind. Despite all efforts, it is impossible for a home inspection to provide any guaranty that the foundation, and the overall structure and structural elements of the building is sound. InterCoastal Inspections suggests that if the client is at all uncomfortable with this condition or our assessment, a structural engineer be consulted to independently evaluate any specific concern or condition, prior to making a final purchase decision.

1. Foundation Type Slab on Grade

2. Foundation Walls Not Not Repair Inspect Inspect Presnt Replac

X

Description: Masonry Block Observations:

• No deficiencies were observed at the visible portions of the structural components of the home.

3. Foundation Floor Not Not Repair Inspect Inspect Presnt Replac

X

Description: Concrete slab Observations:

• All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannot be determined. • Visible areas appear satisfactory

4. Under Floor Crawlspace(s) Not Not Repair Inspect Inspect Presnt Replac

X

5. Columns and Beams Not Not Repair Inspect Inspect Presnt Replac

X

6. Floor Structure Not Not Repair Inspect Inspect Presnt Replac

X

Description: Concrete Observations:

• Not visible to inspect due to finishing materials.

7. Wall Structure Not Not Repair Inspect Inspect Presnt Replac

X

Description: Interior Walls Wood frame: 2 X 4 Observations: • Limited view due to finishing materials.

8. Ceiling and Roof Structure Not Not Repair Inspect Inspect Presnt Replac

X

Observations:

• Not visible to determine.

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InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

9. Limitations of Structure Inspection • Full inspection of all structural components (posts/girders, foundation walls, sub flooring, and/or framing) is not possible in areas/rooms where there are finished walls, ceilings and floors.

Page 11 of 29


InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

Interior In accordance with the InterNACHI Standards of Practice pertaining to Interiors, inspectors are required to inspect walls, ceilings and floors, steps, stairways and railings, installed countertops and a representative number of installed cabinets, and representative number of doors and windows. Garage door(s) and automatic garage door operators are inspected for proper function and the operation of installed safety features. If the home is occupied, the possessions of the owner necessarily conceal some areas/items. These are exempt from inspection. All reasonable attempt is made to more closely inspect behind the owner's possessions if any hint of a problem is found or suspected.

1. Door Bell Not Not Repair Inspect Inspect Presnt Replac

Observations:

• The doorbell did not operate when tested. Recommend checking the door bell button, chime &

X transformer & replace or repair as needed.

• Exposed wires in hallway where doorbell should possibly be installed.

2. Walls and Ceilings Not Not Repair Inspect Inspect Presnt Replac

Materials: Drywall X Observations: • Evidence of moisture damage above ceiling in kitchen. Popcorn finish is detaching from ceiling.

There are a couple of possibilities, and the one that is most likely is condensation from the duct work in the ceiling. If the duct work is not insulated condensation can occur on the exterior of the duct work. The other possibility is lack of insulation in that space. Condensation would be the same result, but would form on the ceiling surface, versus the ducts dripping. If the ducts were to be loose from the registers, it could inhance the condensation issue as well.

Dining Room

Bathroom wall damage

3. Floor Surfaces Not Not Repair Inspect Inspect Presnt Replac

X

Materials: Ceramic tile Observations:

• No deficiencies noted - with normal ware and age.

4. Windows Not Not Repair Inspect Inspect Presnt Replac

Observations:

• Improve: Seals at double glazed arch window in living room windows have failed because interior

X glass piece is broken. Recommend having a professional contractor replace the window.

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InterCoastal Inspections

Drywood Termite Evidence

777 Peace Dr., New Smyrna Beach, FL

Window Treatment has come loose Inside of thermal pane window is - re-anchor broken

5. Interior Doors Not Not Repair Inspect Inspect Presnt Replac

Description: Hollow core wood doors • Interior French Doors X Observations: • Door knob on french door needs repair, missing strike plate lock

6. Closets Not Not Repair Inspect Inspect Presnt Replac

X

Observations:

• 2 pieces of trim missing from master bedroom closet

Water Damage - Adjoining exterior closet

Trim missing

7. Stairways and Railings Not Not Repair Inspect Inspect Presnt Replac

X

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InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

8. Ceiling Fans Not Not Repair Inspect Inspect Presnt Replac

Observations:

• Operated normally when tested, at time of inspection.

X

9. Cabinets and Vanities Not Not Repair Inspect Inspect Presnt Replac

X

Materials: Wood laminate Observations:

• Appeared functional and in satisfactory condition, at time of inspection. • Normal wear

10. Countertops Not Not Repair Inspect Inspect Presnt Replac

X

Materials: Laminate Observations:

• No discrepancies noted. • normal wear

Kitchen

11. Garage Door(s) Not Not Repair Inspect Inspect Presnt Replac

X

12. Garage Door Opener(s) Not Not Repair Inspect Inspect Presnt Replac

X

13. Garage Door Safety Features Not Not Repair Inspect Inspect Presnt Replac

X Page 14 of 29


InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

14. Garage Floor and Sill Plates Not Not Repair Inspect Inspect Presnt Replac

X

15. Garage Firedoor Not Not Repair Inspect Inspect Presnt Replac

X

16. Garage Firewall and Ceiling Not Not Repair Inspect Inspect Presnt Replac

X

17. General Information Not Not Repair Inspect Inspect Presnt Replac

Observations: Evidence of Drywood Termites were found in the exterior porch closet and kitchen

window frame. Recommend checking to see if HOA has a termite bond, and taking measures to stop

X water intrusion into the structure which feeds the termite

18. Limitations of Interiors Inspection • Window treatments, central vacuum systems, recreational facilities, paint, wallpaper, and other finish treatments are not inspected. • Determining the heat resistance of firewalls is beyond the scope of this inspection.

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InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

Heating and Air Conditioning In accordance with the InterNachi Standards of Practice pertaining to Heating and Air Conditioning (HVAC) systems, this report describes the energy source and the distinguishing characteristics of the heating and cooling system(s). Inspectors are required toopen readily openable access panels and visually inspect the installed heating equipment and associated vent systems, flues and chimneys; and central air conditioning equipment and distribution systems. The HVAC system inspection is general and not technically exhaustive. The inspector will test the heating and air conditioner using the thermostat and/or other normal controls. InterCoastal Inspections highly recommends that a standard, seasonal or yearly, Service and Maintenance Contract with an HVAC contractor be obtained. This provides a more thorough investigation of the entire home's heating, air conditioning and filtering system as well as maintaining it at peak efficiency —thereby increasing service life.

1. Thermostat(s) Not Not Repair Inspect Inspect Presnt Replac

Description: Analog, non-programmable type. • Dehumidifier Thermostat

X

2. Heating System Not Not Repair Inspect Inspect Presnt Replac

Description: Electric Heat Pump • Manufacturer: • First Co. and Capacity: X Age Not on Data Plate Observations:

• Heat Pump - Auxiliary/Back-up heat tested normally. • Annual/seasonal HVAC service contract highly recommended. • Heat Pump not operated in the Heat Mode due to >65 degree F outside air temperature. See Limitations. • IMPROVE: The furnace is dirty and there are no records of prior service. Recommend an HVAC contractor perform a system Clean-and-Check. HVAC systems require yearly maintenance.

Air Handler/Heater - First Co.

3. Energy Source Not Not Repair Inspect Inspect Presnt Replac

X

For Heating: Electric for Heat Pump For Cooling: Electric Page 16 of 29


InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

4. Safety Switch Not Not Repair Inspect Inspect Presnt Replac

X

5. Combustion Air Not Not Repair Inspect Inspect Presnt Replac

X

6. Venting, Flue(s), and Chimney(s) Not Not Repair Inspect Inspect Presnt Replac

X

Materials: Metal Observations:

• The visible portions of the vent pipes appeared functional.

7. Cooling System Not Not Repair Inspect Inspect Presnt Replac

Description: Compressor/Condensing unit: X Age and Capacity: Approximately: • 10 years Observations:

• The insulation is missing or damaged at exterior refrigerant line.

Compressor

Lennox - 2 Ton Compressor

8. Fuse/Circuit Breaker Protection Not Not Repair Inspect Inspect Presnt Replac

Placard Max: Breaker X Observations: • The disconnect box is rusted and wet at the exterior cooling system. Recommend repair or replacement of the rusted box.

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InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

Moisture Entering Box - Make Box Weather Proof

9. Condensate Drain Not Not Repair Inspect Inspect Presnt Replac

Observations:

• MAINTENANCE: During the hot season--it is important to monitor condensate trap to insure it is clear of debris for proper draining to occur. Recommend keeping a bottle brush handy for this purpose. Also, pouring a small amount of white vinegar in the trap occasionally will keep it clear of bacteria. • IMPROVE: There was no visible condensate line at the air handler to drain dondensate water to the exterior. Recommend the HVAC contractor verify when cleaning unit.

X

10. Heating & Cooling Distribution Not Not Repair Inspect Inspect Presnt Replac

Description: Flex ducting in attic - ceiling registers • Not able to inspect duct due to finishing materials

X

11. Filter(s) Not Not Repair Inspect Inspect Presnt Replac

X

Description: Fiberglass disposable filter(s) • 20 x 20 x 1 Observations:

• MAINTENANCE: The air filter(s) should be inspected at least monthly and cleaned or replaced as required. There are two types of filters commonly used: (1) Washable filters, (constructed of aluminum mesh, foam, or reinforced fibers) these may be cleaned by soaking in mild detergent and rising with water. Or (2) Fiberglass disposable filters that must be REPLACED before they become clogged. Remember that dirty filters are the most common cause of inadequate heating or cooling performance.

12. Other Components Not Not Repair Inspect Inspect Presnt Replac

Description: Dehumidifier

X

13. Solid Fuel Heating Not Not Repair Inspect Inspect Presnt Replac

Description: Pre-fab wood burning fireplace - with B-vent metal chimney flue • Location: • Living room

X Observations:

• Excessively dirty flue and damper and/or accumulation of soot were observed. An accumulation of soot and other materials can result in a chimney flue fire. There is also the possibility that soot, dirt, and cobwebs concealed other problems or defects; concealed defects are not within the scope of the home inspection. Recommend having flue and/or damper cleaned and inspected by a licensed chimney sweep professional before use.

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InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

Clean Flue - Creosote Build up

14. Gas Fireplace(s) Not Not Repair Inspect Inspect Presnt Replac

X

15. Limitations of Heating and Air Conditioning Inspection • Heat gain calculations, adequacy, efficiency, or the balanced distribution of air throughout the home are not performed as part of a home inspection. These calculations are typically performed by designers to determine the required size of HVAC systems. As a very rough rule of thumb -- Air conditioning adequacy is 600-800 sq. feet of living area per ton (12,000 BTU) of A/C cooling capacity. • Humidifiers, dehumidifiers, and electronic filters are not inspected. An annual HVAC service contract should include servicing these items. • The heat pump was not operated in the heating mode. To test in the Heat Mode, the outside air temperature must be below <65 degrees Fahrenheit. Turning on a heat pump to the heating mode at an outside temperature higher than 65 degrees may result in excessive refrigerant pressure and can damage heat pump components which are not designed or intended to be subjected to this pressure.

Page 19 of 29


InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

Electrical In accordance with the InterNACHI Standards of Practice pertaining to Electrical Systems, this report describes the amperage and voltage rating of the service, the location of the main disconnect and any sub panel(s), the presence of solid conductor aluminum branch circuit wiring, the presence or absence of smoke detectors and wiring methods. Inspectors are required to inspect the viewable portions of the service drop from the utility to the house, the service entrance conductors, cables and raceways, the service equipment and main disconnects, the service grounding, the interior components of the service panels and sub panels, the conductors, the over-current protection devices (fuses or breakers), ground fault circuit interrupters and a representative number of installed lighting fixtures, switches and receptacles. All issues or concerns listed in this Electrical section should be construed as current and a potential personal safety or fire hazard. Repairs should be a priority, and should be made by a qualified, licensed electrician.

1. Service Drop Not Not Repair Inspect Inspect Presnt Replac

Description: Underground service lateral • Meter Location: • South

X

2. Service Entrance Wires Not Not Repair Inspect Inspect Presnt Replac

Description: Aluminum

X

3. Electrical Service Rating Amperage Rating: • 200 amps

4. Main Service Panel(s) Not Not Repair Inspect Inspect Presnt Replac

Description: Main Panel is where the Main Disconnect is located, which is on the meter.

X

5. Main Disconnect Not Not Repair Inspect Inspect Presnt Replac

Location: 125 Amp Breaker

X

125 Amp

6. Service Grounding Not Not Repair Inspect Inspect Presnt Replac

Description: Copper

X

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InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

7. Overcurrent Protection Not Not Repair Inspect Inspect Presnt Replac

Type: Breakers

X

8. Sub Panel(s) Not Not Repair Inspect Inspect Presnt Replac

X

Description: Located in Hallway Observations:

• The auxiliary panel ground & neutral wires are properly un-bonded.

9. Distribution Wiring Not Not Repair Inspect Inspect Presnt Replac

X

Description: Copper Observations:

• Visible wiring appeared functional, at time of inspection.

10. Lighting, Fixtures, Switches, Outlets Not Not Repair Inspect Inspect Presnt Replac

Description: Grounded X Observations: • Unable to test chandelier in dining room due to lack of light bulbs. • One/Several loose outlet(s) were observed. Repair as needed.

No Bulbs in Dining Room Chandelier

A majority of Outlets are loose at the wall connection.

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InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

11. GFCI - Ground Fault Circuit Interrupter Not Not Repair Inspect Inspect Presnt Replac

Description:

• GFCI is an electrical safety device that cuts power to the individual outlet and/or entire circuit when

X as little as .005 amps is detected leaking--this is faster than a person's nervous system can react!

Kitchens, bathrooms. whirlpools/hot-tubs, unfinished basements, garages, and exterior circuits are normally GFCI protected. This protection is from electrical shock. • Recommend review of the Consumer Product Safety Commission publication at the following web site: http://www.cpsc.gov/CPSCPUB/PUBS/99.html

Locations & Resets:

• All GFCI outlets for the exterior and bathrooms reset in the Master Bath GFCI outlet.

Observations:

• Test GFCIs monthly to ensure proper operation. • There is no GFCI protection at the kitchen

12. AFCI - Arc Fault Circuit Interrupter Not Not Repair Inspect Inspect Presnt Replac

Description:

• AFCI is an electrical safety device that helps protect against fires by detecting arc faults. An arc (or sparking) fault is an electrical problem that occurs when electricity moves from one one conductor across an insulator to another conductor. This generates heat that can ignite nearby combustible material, starting a fire. At a minimum, all bedroom circuits are normally AFCI protected. Soon ALL electrical circuits in new homes will require AFCI protection. • Recommend review of the Consumer Product Safety Commission publication at the following web site: http://www.cpsc.gov/CPSCPUB/PUBS/AFCI.html

X

Locations & Resets:

• Absent-Not required when house constructed • None Found

Observations:

• IMPROVE: Modern electrical codes require branch circuits at all bedrooms to be AFCI protected. The electrical code at the time this house was built may not have required AFCI protection at these circuits. Nonetheless, we strongly recommend they be added to all bedroom circuits as an extra preventive fire safety measure. Licensed electrician recommended.

13. Smoke/Heat Detector(s) Not Not Repair Inspect Inspect Presnt Replac

X

Observations:

• IMPROVE: Recommend installing one in each bedroom to bring up to modern safety standards

14. Carbon Monoxide (CO) Detector(s) Not Not Repair Inspect Inspect Presnt Replac

Location: Recommend refer to the following Consumer Product Safety Commission publication on CO Detectors: http://www.cpsc.gov/cpscpub/pubs/5010.html

X Comments:

• SAFETY INFO: Carbon Monoxide (CO) is a lethal gas--invisible,tasteless, odorless--produced in normal amounts whenever you use an appliance which burns a combustible fuel--gas, oil, kerosene, charcoal, and wood. When proper ventilation becomes blocked or inadequate, CO concentrations build up inside your home and become deadly. • Add near the Fireplace if it becomes functional.

15. Limitations of Electrical Inspection • Electrical components concealed behind finished surfaces are not visible to be inspected. • Labeling of electric circuit locations on Main Electrical Panel are not checked for accuracy. • The inspection does not include remote control devices, alarm systems and components, low voltage wiring, systems, and components, ancillary wiring, systems, and other components which are not part of the primary electrical power distribution system.

Page 22 of 29


InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

Plumbing In accordance with the InterNACHI Standards of Practice pertaining to Plumbing systems, this report describes the water supply, drain, waste and vent piping materials and the water heating equipment, energy source and location of the main water and main fuel shut-off valves, when readily viewable or known. Inspectors are required to inspect the interior water supply and distribution systems, all fixtures and faucets, the drain waste and vent systems (including all fixtures for conveying waste), the water heating equipment (vent systems, flues and chimneys of water heaters or boiler equipment), fuel storage and distributions systems for water heaters and/or boiler equipment and drainage sumps, sump pumps and associated piping. Some simple plumbing repairs, such as a typical trap replacement, can be performed by a competent handyman. However, any more complex issues such as incorrect venting or improperly sloped drains should be repaired by a licensed plumber. All gas related issues should only be repaired by a licensed plumbing contractor —since personal safety is involved.

1. Water Supply Source Source: Public municipal water supply

2. Service Piping Into The House Materials: Copper

3. Main Water Shut Off Not Not Repair Inspect Inspect Presnt Replac

Location: Not Found- Water Meter Noted X Observations: • The main shut off valve for the water supply was not found. Consult the seller regarding the location or existence of a main shut off valve.

4. Supply Branch Piping Not Not Repair Inspect Inspect Presnt Replac

Observations:

• No deficiencies observed at the visible portions of the supply piping.

X

5. Exterior Hose Bibs/Spigots Not Not Repair Inspect Inspect Presnt Replac

Description: Standard hose bib south and north side X Interior Shutoffs: None Observations:

• IMPROVE: There are no anti siphon devices at the exterior faucets. This is a potential cross contamination. Recommend installing anti siphon devices. • North Faucet is leaking when turned on

6. Water Flow and Pressure Not Not Repair Inspect Inspect Presnt Replac

X

Pressure: 60 PSI Observations:

• The water flow was overall functional. This was determined by running water in the bath sink and shower while toilet is flushed.

Page 23 of 29


InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

60 PSI -GOOD

7. Faucets Not Not Repair Inspect Inspect Presnt Replac

Observations:

• Kitchen sink dish sprayer is disconnected and not functioning.

X • Master Bath drain pull not operating properly

Kitchen Faucet Sprayer not Connected

Master Bath - Pull Stop for Drain Not Operating Properly

8. Sinks Not Not Repair Inspect Inspect Presnt Replac

X

Observations:

• No deficiencies observed.

9. Traps and Drains Not Not Repair Inspect Inspect Presnt Replac

X

Observations:

• Water was run through the fixtures and drains. Functional drainage was observed.

10. Waste System Description: Public sewage disposal system Page 24 of 29


InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

11. Drainage, Wastewater & Vent Piping Not Not Repair Inspect Inspect Presnt Replac

X

Description: Not entirely visible to inspect. See Limitations Observations:

• Roof is the only place where wast vents are visible. The plumbing stacks appear to be PVC.

12. Water Heater(s) Description: General Electric Capacity: 40 Gallons

13. Water Heater(s) Condition Not Not Repair Inspect Inspect Presnt Replac

Age: 4 Years X Observations: • A Temperature Pressure Relief (TPR) valve present. This safety valve releases water (and thus relieves

pressure) if either the temp or pressure in the tank gets too high. The TPR valve discharge tube must be made of copper, iron, or CPVC (NOT regular PVC). It must terminate within 6" above the floor--the end cannot be threaded or have a fitting. • TPR valve should not go into the wall, it should terminate 6" above the ground

40 Gallon Tank

TPR Valve should terminate 6" above ground - not into wall

14. Water Heater Vent Piping Not Not Repair Inspect Inspect Presnt Replac

X

15. Fuel Supply and Distribution Not Not Repair Inspect Inspect Presnt Replac

X

16. Pump(s) Not Not Repair Inspect Inspect Presnt Replac

X

17. Private Sewage Disposal (Septic) System Not Not Repair Inspect Inspect Presnt Replac

X

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InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

18. Other Components Not Not Repair Inspect Inspect Presnt Replac

X

19. Limitations of Plumbing Inspection â&#x20AC;˘ The sections of the plumbing system concealed by finishes and/or storage (below sinks, etc.), below the structure, or beneath the ground surface are not inspected.

Page 26 of 29


InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

Bathrooms Bathrooms can consist of many features from whirlpool tubs and showers to toilets and bidets. Because of all the plumbing involved it is included here as a separate area. Fixtures and faucets, functional water flow, leaks, and cross connections are checked. Moisture, water leaks, failed caulk and tile grout can cause mildew and other problems that may be undetectable within the walls or under flooring. It is important to routinely maintain all bathroom caulking and tile grout, because minor imperfections will result in water migration and damage behind finished surfaces.

1. Tub(s) Not Not Repair Inspect Inspect Presnt Replac

Observations:

• All tubs appeared satisfactory and functional, at time of inspection.

X

2. Shower(s) Not Not Repair Inspect Inspect Presnt Replac

Description: Surround is ceramic tile • Master bath shower has Handicap accessible features which is a plus.

X

Observations:

• Recommend all tile edges and tub/shower walls be periodically checked -- then caulked and sealed as necessary to prevent moisture penetration.

3. Toilet(s) Not Not Repair Inspect Inspect Presnt Replac

X

4. Bidet(s) Not Not Repair Inspect Inspect Presnt Replac

X

5. Exhaust Fan(s) Not Not Repair Inspect Inspect Presnt Replac

X

6. A Word About Caulking and Bathrooms • Water intrusion from bathtubs and shower enclosures is a common cause of damage behind walls, sub floors, and ceilings below bathrooms. As such, periodic re-caulking and grouting of tub and shower areas is an ongoing maintenance task which should not be neglected. • Areas which should be examined periodically are vertical corners, horizontal corners/grout lines between walls and tubs/shower pans and at walls near floor areas. Also, the underside of shower curbs, the tub lip, tub spouts, faucet trim plates and any other areas mentioned in this report. • Chose a PVA (polyvinyl acetate) type caulk. These are much more mildew resistant, are longer lasting and can be more thoroughly removed from bathroom surfaces. One of the best is : POLYSEAMSEAL Tub and Tile Ultra Sealant caulk. For more information, go to: http://polyseamseal.com/ttultra.shtml

Page 27 of 29


InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

Appliances Inspector observed and operated the basic functions of the following appliances: Permanently installed dishwasher(s), through its normal cycle; Range, cook top, and permanently installed oven; Garbage disposal; Ventilation equipment or range hood; Permanently installed microwave oven; and Conveying laundry appliances. Interior refrigerator/freezer temperatures are not tested. Inspection of stand-alone freezers and secondary refrigerators are outside the scope of this inspection. No opinion is offered as to the adequacy of dishwasher operation. Oven self or continuous cleaning operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not tested during this inspection. Appliances are not moved and the condition of any walls or flooring hidden by them cannot be judged.

1. Dishwasher Not Not Repair Inspect Inspect Presnt Replac

X

Description: Manufacturer:. Whirlpool Observations:

• Operated through one cycle and appeared to be in working order at time of inspection.

2. Garbage Disposal Not Not Repair Inspect Inspect Presnt Replac

X

Description: Badger Observations:

• Operated - appeared functional at time of inspection.

3. Ranges, Ovens, Cooktops Not Not Repair Inspect Inspect Presnt Replac

Description: Whirlpool • Cooktop: Electric coils • Overn(s): Electric, convection

X

4. Hood/Exhaust Fan Not Not Repair Inspect Inspect Presnt Replac

Description: Recirculating type under microwave

X

Page 28 of 29


InterCoastal Inspections

777 Peace Dr., New Smyrna Beach, FL

5. Microwave Not Not Repair Inspect Inspect Presnt Replac

X

Description: Manufacturer: • Whirlpool Observations: • Operated when tested.

6. Refrigerator Not Not Repair Inspect Inspect Presnt Replac

Description: None Present

X

7. Other Components Not Not Repair Inspect Inspect Presnt Replac

X

8. Washer Not Not Repair Inspect Inspect Presnt Replac

X

Washer/Dryer Hook-ups

9. Dryer Not Not Repair Inspect Inspect Presnt Replac

X

10. Dryer Vent Not Not Repair Inspect Inspect Presnt Replac

X

Observations:

• Properly vented to exterior.

11. Limitations of Appliances Inspection • Appliances are tested by turning them on for a short period of time. Recommend a one-year Homeowner’s Warranty or service contract be purchased. This covers the operation of appliances, as well as associated plumbing an electrical repairs -- with a $50-100 deductable. It is further recommended that appliances be operated once again during the final walkthrough inspection prior to closing. • Oven(s), Range and Microwave thermostats, timers, clocks and other specialized cooking functions and features are not tested during this inspection. • Dishwasher, Clothes Washer and Dryer are tested for basic operation in one mode only. Their temperature calibration, functionality of timers, effectiveness, efficiency and overall adequacy is outside the scope of this inspection.

Page 29 of 29


InterCoastal Inspections - Sample Condo Inspection Report