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Accredited Building Consultants, Inc.Property Inspection ReportCover Page

8888 Anywhere Dr., Southwest, FL 333XXInspection prepared for: Sample Report

Date of Inspection: 8/12/2013 Time: 7:30 AM to 5:30 PM on site Age of Home: 0 Years

Home Built in 0000

Inspector: Fred SylvesterLicense #HI-278

PO BOX 61664, Fort Myers, FL 33906Phone: 239-936-7579

Email: [email protected]

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Accredited Building Consultants, Inc. 8888 Anywhere Dr., Southwest, FL

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We appreciate the opportunity to conduct this inspection for you! Please carefully read yourentire Inspection Report. Call us after you have reviewed your report, so we can go over anyquestions you may have. Remember, when the inspection is completed and the report isdelivered, we are still available to you for any questions you may have, throughout the entireclosing process. Prior to the inspection you were supplied with a copy of the InterNACHI "Standards ofPractice" in which this inspection will be in compliance with. As such, we inspect the readilyaccessible, observable, installed systems and components of a home as designated in theInterNACHI Standards. These Standards define the scope of this inspection. Do not assumethat the inspection will include many things that are beyond the scope. We encourage youagain to review the "Standards of Practice" so that you clearly understand what is included inthe inspection and report. Properties being inspected do not "Pass" or "Fail.” - The following report is based on aninspection of the visible portion of the structure; inspection may be limited by vegetation andpossessions. Depending upon the age of the property, some items like GFCI outlets may notbe installed; this report will focus on safety and function, not current code. This reportidentifies specific non-code, non-cosmetic concerns that the inspector feels may need furtherinvestigation or repair. This inspection is intended to assist in evaluation of the overall condition of the property. Theinspection is based on observation of the visible and apparent condition of the building andits mechanical and physical components on the date and time of the inspection. The resultsof this inspection are not intended to make any representation regarding latent or concealeddefects that may exist. The inspector is not necessarily a professional with license authorizing the rendering ofdetailed opinions regarding any or all of the items or systems included in the inspection. Youmay wish to seek an opinion from appropriately licensed professional as to any defect orconcern mentioned in this report. Defects can be present in a vacant / un-occupied dwelling that do not manifest symptomsuntil the dwelling has been re-occupied full-time. These symptoms may not have beenpresent or visible to the inspector during the inspection and could take several days or weeksto become apparent. Personal items, furniture or recent remodeling/renovations and painting can obscureevidence of hidden/concealed damage from visual inspection. Hidden defects/damage mayexist that only become apparent after personal property or obstructions have been removedfrom dwelling. Inspector cannot move owners/tenants, personal property during theinspection for liability reasons. Note that this report is a snapshot in time. It is STRONGLYADVISED that a walk through inspection be performed by the buyer prior to closing todetermine if conditions in the dwelling have changed since the original inspection and/orafter removal of any obstructions noted in the full report. The inspector will return to inspectareas noted as obstructed for an additional fee, if requested. The Inspection and report are performed and prepared for the sole and exclusive use andpossession of the Client. No other person or entity may rely on the report issued pursuant tothis Agreement. In the event that any person, not a party to this Agreement, makes any claim

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against Inspector, its employees or agents, arising out of the services performed by Inspectorunder this Agreement, the Client agrees to indemnify, defend and hold harmless Inspectorfrom any and all damages, expenses, costs and attorney fees arising from such a claim. Thank You very much for the opportunity of conducting this inspection for you. Again,should you have any questions , please call or e-mail us. Sincerely, Fred SylvesterPresidentAccredited Building Consultants, Inc.239-936-7579swflhomeinspection@gmail.comwww.swflhomeinspection.com

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Inspection Details 1. Attendance

Buyer Agent present • Selling Agent present

2. Home TypeSingle Family Home

3. OccupancyVacant - Furnished

4. Garage/CarportGolf Cart garage • Three car attached

5. Year Built2005

6. Front of Home FacesWest

7. Bedrooms & Bathrooms4/4 1/2

8. Weather ConditionsClear

9. Temperature in Degrees F84

10. Humidity %74

11. Dew Point In Degrees F74

12. Rain in the Last Three DaysNO

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Grounds Grading and drainage are probably the most significant aspects of a property, simplybecause of the direct and indirect damage that moisture can have on structures. Moredamage has probably resulted from moisture and expansive soils than from most naturaldisasters. If structure does not have gutters and downspouts we recommend they beinstalled with splash blocks or piping that discharge away from the building. Vegetation that is too close to the home can contribute to damage through root damage tothe foundation, branches abrading the roof and siding, and leaves providing a pathway formoisture and insects into the home. Keep all plants and shrubbery cut away from structurewalls by at least 18". Monitor landscape mulch build up so that the exterior elevation does notbecome higher than the living floor elevation. At porches, patios and stoops handrails are not required around drop-offs less than 30”,consider your own personal needs and those of your family and guests. By today’sstandards, spindles at decks and steps should be spaced no more than 4” apart for the safetyof children. Lawn Irrigation sprinkler heads are not tested and or inspected. Representative samples ofsprinkler heads/zones indicate system was operational. System is tested in manual modeonly. Automatic timer is not tested. Buried solenoids,valves and piping are not inspected.Irrigation systems require ongoing maintenance and adjustment for peak performance.Inspection does not determine the irrigation system uses well, reclaimed or municipal watersupply. Never allow the irrigation system to spray onto any part of the structures exteriorwalls. Storage Sheds/Out Buildings: Out buildings including but not limited to; tool sheds, pumphouses are not part of this inspection unless otherwise agreed upon between inspector andclient. Buyer should check with local building official to see if shed has been permitted and isnot encroaching on anyone's property, (see property survey.)Confirm structure has beenproperly tied down to resist hurricane force winds.

1. Driveway/WalkwayGood Fair Poor N/A None

✖Observations:• There are several areas of concern regarding the paver walkway anddriveway surfaces. There is a large tree at the entry of the driveway. The rootsystem for the tree is beginning to displace and the pavers, monitorconditions. The other area is the walkway from the orchid garden to thelibrary entrance and the courtyard. A large tree in the courtyard corner israising the pavers and causing elevation problems by displacing the pavers.These can become a trip hazard. Recommend having a landscapeprofessional evaluate conditions, see photos.

Buckling pavers at drivewayentrance Large tree

Courtyard looking toward Libraryentryway

Buckling pavers

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2. GradingGood Fair Poor N/A None

✖Observations:• The exterior drainage is generally away from the foundation. Seefoundation potion of this report for more comments.

3. Vegetation ObservationsGood Fair Poor N/A None

✖Observations:• Maintenance Tip: When landscaping, keep plants, even at full growth, atleast a foot (preferably 18 inches) from structure siding, windows and roofcoverings. Plants in contact or proximity to building can provide pathways forwood destroying insects, as well as abrade and damage siding, screens androof coverings.• SCRUBING: Tree branches overhanging roof and/or against siding. Trimtrees that are in contact or proximity to home, as branches can abrade/scrubsiding and damage roofing.• TOO CLOSE: Tree limbs within 10 feet of roof should be trimmed away toprovide air and sunlight to roof coverings. It will also minimize branches fromscrubbing of roofing membranes, debris collection and dampness.

scrubbing against house and roof4. Fencing & GatesGood Fair Poor N/A None

✖Observations:• Wood Rot/Decay/Fungi at posts, slats and or framing, suggestrepairs/replacement as needed. Both right and left side private garden gatesneed maintenance.• The left side gate top hinge is broken and needs repair, see photo.

wood rot right side garden woodgate

wood rot right side garden woodgate

wood rot left side garden woodgate

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wood rot left side garden woodgate

right side privacy wall for gardenpatio, intersection

broken hinge left gate

5. House GatesGood Fair Poor N/A None

✖Observations:• No major system safety or functional concerns noted at time of inspectionfor the covered entryway gate.

6. IrrigationGood Fair Poor N/A None

✖Observations:• IRRIGATION SYSTEM PRESENT: Structure is equipped with anunderground sprinkler system. Recommends client consults with currentowner, if applicable, for operation instructions. Not all sprinkler heads aretested or inspected. Representative samples of sprinkler heads/zonesindicate system was operational. System is tested in manual mode only.Automatic timer(s), buried solenoids, valves and piping are not inspected.Irrigation systems require ongoing maintenance and adjustment for peakperformance. Inspection does not determine the irrigation system uses well,reclaimed or municipal water supply. Inspection does not validate the properoperation of a rain sensor if present. Never allow irrigation system to sprayonto the structures exterior walls, windows and doors. The control is locatedon the right side of the structure.• NOTE: The home is fitted with a bug spray device. This equipment is notpart of the inspection process and was not inspected. have current ownerwarrant the proper operation of the equipment. The compressor and holdingtank is located on the right side of the structure.• SPRAYING ON STRUCTURE: Irrigation system is spraying on thestructure. It is highly recommended that sprinkler heads be adjusted as soonas possible. Irrigation spraying on the structure can cause water intrusionissues and other related problems. Recommended to have a irrigationcontractor inspect and verify that all sprinkler heads are adjusted as to notspray onto the walls of the structure. This is imperative to avoid waterintrusion issues.

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Mildew like substance growing on building fromsprinklers.

Rear library window --correct immediately

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Exterior Areas At least twice a year, the client should carefully inspect the exterior walls, eaves, soffits orfascia, for signs of damage caused by machinery, weather, roof leaks, overfull gutters ortrees and refasten or repair individual boards or panels as necessary. Interface around doors and windows should be carefully examined and repaired or re-caulked. The exterior paint should be examined for chalking, blisters, peeling of mildew likesubstance that might indicate moisture problems within the walls and the property touchedup or repainted as necessary. Paint is the only protection against water intrusion into the wallcavity in stucco block walls. Always use the finest 100% Vinyl Acrylic Vapor Permeable gradepaint when painting. In accordance with InterNACHI Standards of Practice, we test a representative number ofwindows in the home. Windows that are blocked by furniture, personal belongings or windowtreatments are not operated. Screens are inspected for torn, damaged or missing panels andor bent frames. Minor tears, rips or small defects are not addressed. Doors and windows will also be investigated for damage and normal operation. Althoughexcluded from inspection requirements, we will inform you of obvious broken gas seals inwindows. Please realize that they are not always visible, due to temperature, humidity,window coverings, light source, etc. Your inspection will report visible damage, wear andtear, and moisture problems if seen.

1. StuccoGood Fair Poor N/A None

✖Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection.• MINOR CRACKING: The structure has several areas of cracked stucco.Small cracks in stucco can allow water intrusion into the wall cavity and attimes cause laminating of the stucco cladding. It can also lead to waterintrusion into the structure when the rate of moisture is higher than the rate ofdrying. The stucco cracks that are less than 3/32 are commonly found onmost buildings in the area. These cracks can be repaired and sealed withproper crack bridging acrylic paints such as, Sherwin Williams Loxonproducts. Cracks that are larger should be chased and filled with anelastomeric compound prior to painting. Any cracks that are significant in theopinion of the inspector shall be discussed below and or in the structuralportion of this report. For more information on the proper crack bridgingpaints visit this web site: http://www.ascella.biz/choosing-the-right-paints-for-your-outside-walls/

cracking tops of pool equipment wall

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2. Exterior PaintGood Fair Poor N/A None

✖Observations:• NEEDS PAINTING: Structures exterior paintable surfaces are; cracked,blistered, peeling, chalking and or have fungi/mildew growing on the walls.Affected areas should be pressure washed, sealed and painted. Typical paintcoats last about 5 to 7 years under the local climate. Coats of paint are theonly water proofing membrane that you have to protect the structure fromwater intrusion. Recommend asking current owner when the last time thestructures exterior surfaces were painted. Consult a professionalpainting/water proofing contractor for repairs. For more information on how toselect the proper paint for your building visit this web site:http://www.ascella.biz/choosing-the-right-paints-for-your-outside-walls/

• There appears to be several window sills that have evidence of sealantsapplied to the the sills to address possible water intrusion issues, as shownin the photos. I will address some of these windows in the room by roomportion of this report. But consider having a painting/water proofing contractorreview these conditions prior to starting a repainting project.

Chaulking observed Left rear Library window sill ---monitor

Sealants used on some windowsills

Mildew like substance Peeling paint at fascia Peeling paint at fascia3. Sidings/Cladding(s)Good Fair Poor N/A None

✖Observations:• Wood rot,fungi found on several boards of the breezeway trellis betweengarage and golf cart garage, monitor conditions.

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Wood Trellis covered breezeway-- wood fungi



4. Exterior ElectricalGood Fair Poor N/A None

✖Observations:• CABLE FEED: Underground service lateral noted and the meter can islocated on the Right side of the structure..• UFER/CEE GROUND: The structure has a Ufer or CEE ground whichtakes advantage of concrete’s properties to good advantage. Concretefooters and almost exclusively used in modern day construction and by usingthe foundation rebar builders do not have to rely on driving a eight footground rod and water pipe grounding. In 1978, the NEC required rebars tobe used as a grounding electrode if present. The NEC refers to this type ofground as a "Concrete Encased Electrode" (CEE) instead of using the nameUfer ground.• LOCK MAIN: The main disconnect is located at the meter can on the Rightside of the structure. Consider adding a small pad lock to this panel cover forsecurity purposes.• Do not allow birds to make nests on light fixtures.

add a small lock to secure main breakers Covered entry swag light---bird nest5. GFCI(s)Good Fair Poor N/A None

✖Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection.

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6. Exterior Plumbing 1 ObservationsGood Fair Poor N/A None

✖Materials:• For more information about the plumbing system see the Utilities and Roomby Room portion of this report.• PUBLIC WATER SUPPLY: Structure is served with public water supply.Consult your Realtor or seller for utility supplier name and phone number.• PUBLIC WASTE WATER: Structure is served with public waste watertreatment. Consult your Realtor or seller for utility supplier name and phonenumber.• Water meter located on right front property corner.• There are two main water shut off valves one is located on the right and theother o9n the left side of the structure.• Main water shut off is a Ball valve and should be exercised at least twice ayear.Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection.

Main water shut off left side Main water shut off right side7. Exterior Faucets/Hose BibsGood Fair Poor N/A None

✖Materials:• Normal PressureObservations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection.

8. Main Gas Valve ConditionGood Fair Poor N/A None

✖Materials:• Gas service to structure is propane gas.• Propane tank is located on the Right side of the structure.Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection.

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Gas regulator and main shut off valve (right side)9. GuttersGood Fair Poor N/A None

✖Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection.• CLEAN: Keep gutters cleared of organic debris to prevent downspoutsfrom being clogged causing overflow at gutters, ensure that all downspoutshave at least extensions/splash blocks to carry water away from thefoundation. The best way to carry water away from a structure is to installunderground piping. If gutters and downspouts are clogged they will overflow, and may potentially cause roof leaks.• Partial perimiter• Aluminum

10. FasciaGood Fair Poor N/A None

✖Observations:• Wood• WOOD ROT: Moisture damage, wood rot, fungi observed on the Rear sideof the structure. . Repair as need by a professional contractor and or monitorconditions.

Located outside family room area (left side)11. Soffit/EavesGood Fair Poor N/A None

✖Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection.• Stucco• Non vented

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12. Window DefectsGood Fair Poor N/A None

✖Materials:• Window/Fenestration style, frame type and and glazing applications aredescribed in this portion of the report. Defects and deficiencies and a morecomplex inspection of windows and screens is done in the room by roomportions of this report unless otherwise instructed.• In accordance with InterNACHI Standards of Practice, we do not inspectevery window in the house, and particularly if it is blocked by furniture orwindow treatments. We do inspect every unobstructed window(s) inbedroom to ensure that at least one window provides an emergencyegress/exit in case of fire. We attempt to open and close windows usingnormal operating methods.• Aluminum frames• Wood frames clad in vinyl or metal• CASEMENT WINDOWS: The smooth operation of these windows dependson the window operators (or cranks) and the windows operating arms to be ingood condition and well lubricated.We attempt to open and close windowsusing normal operating methods. See defects, if any below and or in theroom by room portion of this report.• FIXED: Stationary(fixed) window(s) noted.• Tempered glass• Appears---Impact glass• Thermal pane or insulated glass• Garden style window(s) noted.Observations:• Window defects will be addressed on a room by room bases.• Window treatments are not part of our normal home inspection, howeverthere are several plantation shutters mostly found on the exterior doors thathave broken or shattered magnets allowing the shutters to flop around whenthe doors are opened and closed causing egress problems.

13. Covered LanaiGood Fair Poor N/A None


14. Covered Front EntrywayGood Fair Poor N/A None


15. Open Patio(s)Good Fair Poor N/A None


16. Shutters/Impact ProtectionGood Fair Poor N/A None

✖Observations:• VERIFICATION: Verifying that hurricane protection meets or exceeds anystandards for mitigating credits on insurance policies is beyond the scope ofa normal home inspection. If you have ordered and paid for a wind mitigationinspection as part of this home inspection we will address those issues withyou. The photo below shows hurricane protection screen stored in thew atticspace above the garage. Please call our office to discuss the wind mitigation.

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Impact screen

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Garage The main area of inspection in the garage is the structural system. This means that all visiblewalls, ceilings and floors will be inspected. Doors and windows will also be investigated fordamage and normal operation. Personal items in the garage may prevent all areas to beinspected as the inspector will not move personal items. It is recommended that after currentowner removes stored items out of the garage that you perform a inspection or walk throughto determine if there are any visible defects that may not have been apparent during the initialinspection. Monitor your garage walls and foundation. Inspect interior and exterior walls and thefoundation twice a year for moisture and cracks. If you see discoloration or mold, moisture isseeping in from the roof or the walls. Call a water intrusion expert or building or roofingcontractor for an inspection and repair estimates. Clean your garage floor, hose down your garage floor annually to prevent slip hazards,stains, and pockmarks caused by road salt and auto fluids. You may notice hairline cracks inyour concrete slab, but those are generally no cause for concern. Experts disagree on whether to treat a garage slab with a sealant. Sealants can protect theconcrete, prevent discoloration, and are easier to clean than bare concrete. Do it yourselfsealants for are available in home improvement stores but will need reapplication every threeto five years. One time, professional applications are also avaliable from professionalcontractors. Some building codes require the door allowing entry to your home to be fire rated and selfclosing. If the door is damaged or the self closing mechanism has failed, repair or replace it.Once a year, clean and inspect the interior door. Make sure the door is properly sealedaround the stiles, foot and head of the door. Watch for pest invasions. Insects like termites and carpenter ants can furtively damage yourgarage walls. Inspect dark, cool, and moist spots, especially where garage walls meet thefoundation, for borings from carpenter ants or termites. Call in pest control experts for aninspection and treatment. Overhead garage door is operated up and down twice to test self reverse features, once totest photo sensor eyes and again to test pressure switch. Garage door remote openers andkeypads are not tested or inspected. Recommend demonstration by current owner. Your overhead garage door is the largest moving part in your home. Keep your garage doorsrunning smoothly, most new garage doors come self lubricated or with plastic parts that needno oil. You’ll need to annually oil older doors with metal rollers, hinges, and tracks. Use a leafblower to blast all the grit, grime, dust, cobwebs, and dead bugs from the door’s parts. Occasionally check the rubber seal on the bottom and sides of your garage door. They canharden or chip away from wear and tear, allowing the elements to seep under through yourdoor. Your door may be hitting the ground too forcefully and jarring all the parts, crushing therubber seal, or allowing light to peek through at the bottom when the door is at rest. Tocorrect those problems use a screwdriver to alter the travel limit adjustment located on thedoor opener’s control box, review the operator’s manual. If applicable, regularly test the garage door’s mechanical and infrared sensors to be sure theystill prevent it from closing if something like a child, pet or automobile is in the way, reviewyour operators manual. If your door does not have one seriously consider adding one orsimply update you opener.

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1. FloorsGood Fair Poor N/A None

✖Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection.• CRACKED: Typical cracking was observed at the concrete surfaces.Further deterioration will occur and cracks will widen in cooler times of theyear. Cracks that are more or become more than than 1/2" in vertical and/orhorizontal displacement can become a trip hazard. These larger cracksshould be repaired to avoid injury and worsening conditions. Recommendconsulting a concrete restoration contractor for repairing surfaces that aredisplaced more than 1/2".• PEELING: Garage floor coatings are peeling and or delaminating. Typicallyhome owners use an inferior product to paint their garage floors which resultsin the coating delaminating. Consult a professional painting contractor forremedies and or suggestions for proper epoxy style coatings.

paint peeling on floor and small cracks2. WallsGood Fair Poor N/A None

✖Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection.• OBSTRUCTIONS: The garage wall(s) and or windows if any wereobstructed by a car and or excessive storage, shelving and or boxes fillingthe garage area. This prevented us from inspecting all or many of the wallareas. Due to the lack of access, no examination of these areas wasperformed. Nothing is known of the absence or presence of any defects orthe condition of the components present in that area(s). We recommend thatyou have the seller make this area fully accessible prior to leaving yourinspection contingency period and do a careful check of this area. If we wereretained to come back and examine the area once all areas are fully visible, itwill require a separate inspection fee.

3. Ceiling ObservationsGood Fair Poor N/A None


4. WindowsGood Fair Poor N/A None

✖Observations:• Obstructed by stored items not operated.

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5. Exterior DoorGood Fair Poor N/A None

✖Observations:• Monitor for possible water intrusion at threshold areas. Some mildew stainsevident.

monitor water intrusion threshold of side door6. Egress Door to Living AreaGood Fair Poor N/A None


7. Garage Door ConditionGood Fair Poor N/A None

✖Materials:• One-16' Overhead sectional door• One- 8' Overhead sectional door• One-5’ Overhead sectional door (golf cart)Observations:• No deficiencies observed, door in operable condition for its age. If door isover twenty years in age consider upgrading to a more modern, safer styleoverhead door.

8. Garage Opener StatusGood Fair Poor N/A None

✖Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection.• Belt drive opener noted.

9. Garage Door's Reverse StatusGood Fair Poor N/A None


10. ElectricalGood Fair Poor N/A None


11. GFCIGood Fair Poor N/A None


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12. Roof ConditionGood Fair Poor N/A None

✖Materials:• Roofing is the same as main structure.Materials: Concrete tiles noted.Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection. Seeoverall conditions of the roof coverings on the main portion of the home.

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Pool DECKS: Cracks in concrete pool decks that are more than 1/2" in vertical or horizontaldisplacement can become a trip hazard and will eventfully get worse with erosion. Thesecracks should be repaired to avoid injury and worsening conditions. SCREEN ENCLOSURES: Screens are inspected for torn, damaged or missing panels. Minortears, rips or small defects are not addressed. Monitor screen enclosure base frame fastenersfor corrosion, guy wires for adjustment and screen splines for proper attachments to frames.Fiberglass screen panels under normal use can last between 6 to 12 years. Your enclosureshould be visually inspected at least twice a year. PUMPS: Determining if pool pump(s) are adequate for pool size and proper operation of poolpump time clock motors cannot be verified during a visual inspection. FILTERS &FILLERS: Pool filtering devices are not disassembled to determine the condition ofany installed filter elements or gaskets. .Determining if the pool filter type/size is adequate forthe pool/spa is not addressed. Testing of back flush mechanisms is not performed andautomatic pool fill equipment is inspected for visual leakage, only. Determining if the systemsare functioning as designed is beyond the scope of a visual home inspection. LEAKS: Pools/spas are not inspected for leakage, unless it is from visually accessible piping,plumbing, equipment or visible damage to pool surface. Water leakage from undergroundpiping, drains, or pool shell would not be visually accessible and would be undetectable atthe time of the inspection. This type of leakage can only be determined by company skilled inleak detection using specialized equipment. HEATERS: This inspection does not warranty/guarantee operation, or life expectancy of poolheating equipment. As with any mechanical equipment, breakdown or failure can occur at anytime, for reasons undetectable at time of inspection. Determining if the pool heating system isadequately sized to heat the pool/spa is beyond the scope of a visual home inspection and isnot addressed. Propane or Natural gas heaters are turned on by the readily availableswitches. No attempt to light pilot lights, turn gate valves or check the amount of gas in theholding tank is made. Time does not allow inspector to heat pool water with an electric heatpump so turning it on and listening to it run for five to ten minutes and feeling the exhaust airtemperature difference is how the appliance is inspected. Any electric resistant pool heatercan take up to 24 hours or more to raise the water temperature of the pool noticeably. Heatingtime will be affected by the size of the pool, weather and other factors. Thermostatictemperature controls cannot be verified during a visual inspection. REMOTE-CONTROL SYSTEMS: Where applicable, are tested via the service panel located atexterior pool equipment. This panel over-rides the interior control panel that allows testing ofall components without altering the owner's current programming. The inspector does notuse the interior control panel. Recommend that buyer has current home owner or propertymanager review the proper operation of any special remote-control and/or all other auxiliarypool/spa equipment. Determining if the systems are functioning as designed is beyond thescope of a visual home inspection and is not addressed in this report. This includes the use,operation and condition of any remote controlled valve systems. PURIFICATION SYSTEMS: Any and all automatic pool purifications systems such as,chlorine, salt or electronic automatic purifications systems are not inspected for determiningif the systems are functioning as designed and is beyond the scope of a visual homeinspection and is not addressed in this report.

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CHILD SAFETY: Use layers of protection around your pool to insure small children cannotgain un supervised access to your swimming pool or spa. This means you have severalthings in place to keep children from getting to the water. Here are five ways to helpaccomplish that goal:FENCING AND GATES Mesh fencing should be at least four feet high and have a self closing,self latching gate. All panels should remain in place when the pool is not in use. Fencingshould meet the ASTM F 1908 standardDOOR AND GATE ALARMS Many devices are available that attached to pool/spa accessdoors and gates that will sound a loud alarm when opened and closed. Placing alarms onsliding doors, windows and all exit doors will alert you to children leaving the house. Alarmsshould meet the Underwriters Laboratories standard UL 2017 for residential water hazardalarm equipment.PERIMETER AND MOTION ALARMS Infrared systems sound an alarm when the beam iscrossed, and can be installed around the perimeter of a pool or spa. Water motion alarms areplaced near or in the water and sound an alarm when the water is disturbed.LATCH AND LOCKS Fence gates should have latches that automatically close and latchsecurely. Windows and doors that open to the pool or spa area should all be equipped withself-latching devices.SAFETY COVERS Pool covers are available that completely cover the pool or spa, blockingaccess to water. Insist on a cover that has a label stating that it meets the ASTM F1346Standard for pool and spa covers. SUCTION &DRAIN SAFETY:Replace any broken covers; missing covers or uncertified covers with 2007 ASME A112.19.8certified drain covers. Have a licensed pool professional inspect your pool. If it has a single drain, retrofit it inaccordance with the ANSI/ APSP 7 standard. Options include converting the drain to a singleunblockable suction outlet or installing a cover/grate certified to the 2007 ASME A112.19.8standard and at least one of the following: an additional suction outlet(s), gravity flowsystem, vent system, safety vacuum release system (SVRS), converted suction outlet toreturn inlet, and/or disable the suction outlet and provide a skimmer capable of the fullsystem flow. Post a list of rules and require anyone entering the pool to read the rules. Remind everyonenot to play with drains. Periodically have a licensed professional evaluate and, if necessary, maintain all drains andoutlets.

1. Pool Screen Cage/Enclosures ObservationsGood Fair Poor N/A None

✖Observations:• Pool is enclosed with a aluminum fence and gate system, no screenenclosure.• One post cap found missing behind rear fountain rail, see photo.

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missing post cap Bond wire for railing disconnected2. Pool Structure ConditionGood Fair Poor N/A None

✖Type:• Below groundMaterials:• Gunite/Concrete super structure with aggregate finish.Observations:• Super structure and pool finish appear to be in serviceable condition withno major defects or deficiencies.

General photo from the roof3. TimerGood Fair Poor N/A None

✖Observations:• Device is present and appears to be in working order and in operablecondition for its age. The time clock is part of the Aqua Link control system.


✖Observations:• Electrical panel appears to be in serviceable condition with no majordefects or deficiencies. See "Exterior" -"Electrical" portion of this report forany other comments.

5. GFCI @ Pool EquipmentGood Fair Poor N/A None

✖Observations:• GFCI's at pool area appears to be in serviceable condition with no majordefects or deficiencies. See "Exterior" -"Electrical" portion of this report forany other comments.

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6. PumpsGood Fair Poor N/A None

✖Observations:• LEAKS: Pool pump and other equipment pumps are leaking, check allseals. Pumps can leak in a number of places and should be evaluated by aprofessional technician, see photos.

Main pool pump leaking at fitting Strainer basket seal leaking Spa pump leaking at fitting7. Valves, Jets , Drains & Visible PlumbingGood Fair Poor N/A None

✖Observations:• Appears to be in serviceable condition with no major defects ordeficiencies.• AUTO VALVES: Auto Jandy valves present. Auto Jandy valves and theirfunction are beyond the scope of a normal home inspection and are notinspected. Consult with current owner on the proper operation, sequence andswitching mechanisms for devices. See pool cover page "Remote ControlSystems". System is manufactured by Jandy and is a Model # 6630 AquaLink RS controller. Interior control pad located in family room. Ask currentowner for operations manual or find on the internet. All operations of the pooland equipment are done from the main control panel.• Loose and or damaged main drain cover at front fountain left side walkinginto house, see photo.• Missing supply jet fittings and or parts to the fittings, have all supply andreturn fittings inside the pool evaluated by a swimming pool technician. Besure to chewck and be sure this is a supply side jet and not a return. If it is areturn there needs to be a special safety fitting installed, consult pooltechnician.• LEAKS: Leaking valves and or plumbing pipes observed. Have entiresystem evaluated to find and repair leaks. See notations above for leaks atfilters and pumps.• NOTE: The pneumatic switch at the spa does not control the spa and mayhave an over ride from the Jandy control system, have pool professionalverify.

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Missing jet cover for spa loose main drain cover right frontfountain

Full equipment photo

Spa pneumatic control at spa beam8. Air Booster PumpGood Fair Poor N/A None

✖Observations:• Appears to be in serviceable condition with no major defects ordeficiencies.

9. FilterGood Fair Poor N/A None

✖Observations:• 2 ea. Cartridge Filter

• LEAKING: Filter leaking, have evaluated by professional, see photo below.

• HIGH PRESSURE: Pressure appears to be high, recommend cleaning thefilter and then check the pressure again. pool filter is at 30# see photo. Otherfilter is at 11#.

Spa filter leaking at fitting 30#

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10. Purification ObservationsGood Fair Poor N/A None

✖Materials:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection. For moreinformation about maintaining swimming pools in Florida please visit this website: http://www.floridapoolpro.com/• TABLET CHLORINATOR: Automatic chlorinator present. Inspector doesnot open canister and inspect for the presence of tablets.Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection.

11. Pool Heater ConditionGood Fair Poor N/A None

✖Materials:• Electric heat pumpObservations:• NOT OPERATE: Heater did not operate using normal controls. The fanwould not engage so the inspector immediately shut appliance off. Havecurrent owner verify that heater is in working order prior to closing.

Perfect Temp heat pump--not working Pool Heater Name Plate12. Deck ConditionGood Fair Poor N/A None

✖Materials:• Concrete paversObservations:• Monitor organic growth in paver cracks.

Organic growth

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13. Child Safety Barrier ObservationsGood Fair Poor N/A None

✖Materials:• Door and gate alarms: Many devices are available that attached to pool/spaaccess doors and gates that will sound a loud alarm when opened andclosed. Placing alarms on sliding doors, windows and all exit doors will alertyou to children leaving the house. Alarms should meet the UnderwritersLaboratories standard UL 2017 for residential water hazard alarm equipment.Alarms are present but currently disconnected.Observations:• REMOVED: Door and window alarms have been removed or disconnectedby the current owner. Ask owner if they still have the alarms, if so and youhave small children or grandchildren be sure to install and or reinstate thealarms. If not at least you will have the alarms for the next person(s) you sellthe home to.

14. Ladders Railings Swimouts ObservationsGood Fair Poor N/A None

✖Materials:• Swimout deep end• Swimout shallow endObservations:• Appears to be in serviceable condition with no major defects ordeficiencies.

15. Water ConditionGood Fair Poor N/A None

✖Observations:• Appears to be in serviceable condition with no major defects ordeficiencies. Some organic debris inside pool.

16. Coping ObservationsGood Fair Poor N/A None

✖Materials:• Coping definition: Coping is the cap on the edge of a swimming pool or spawhich is mounted on the bond beam.• Bull nose brickObservations:• Appears to be in serviceable condition with no major defects ordeficiencies.

17. Water Line Tile ObservationsGood Fair Poor N/A None


18. Skimmer ObservationsGood Fair Poor N/A None


19. LightsGood Fair Poor N/A None

✖Observations:• NOT OPERATE: The pool light located under the reflecting pool bench wasfound not to operate. This could be caused by many possibilities. Have alicensed electrical contractor or pool contractor test system for a faulty feed,switch, transformer and or light bulb.

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Light not working under reflecting pool infinity wall20. Water Fill UnitGood Fair Poor N/A None

✖Observations:• Appears to be in serviceable condition with no major defects ordeficiencies. The top is not screwed to the device on eihter the pool or thefrton fountain auto fill devices. Consider securing tops with fasteners.

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Slab Foundation Foundations should be examined at least twice a year for signs of cracking, insect and orvermin intrusion, moisture intrusion, or changes of any type (such as the appearance ofcracks, or the widening or lengthening of existing cracks). Monitor grade levels aroundstructure to be sure the exterior grade does not become higher than the living floor height,that ground water does not flow up against the foundation. This can occur when years oflandscape mulch are added to shrubbery and flower beds increasing the exterior grade.Monitor gutter downspout and splash guards and consider adding pipes to channel wateraway from the foundation.

1. Slab FoundationGood Fair Poor N/A None


2. Slab PerimeterGood Fair Poor N/A None

✖Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection.• Pooling condensation water on the left side of the home just outside thewardrobe area. Keep water from pooling around foundations.

pooling water (left elevation)

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Attic This inspection is made on the basis of what is visible and accessible on the day of theinspection and is not a warranty of any element in the attic space. Inspector tries not todisturbed any insulation and does not move any mechanical components such as ductwork. In accordance with industry and insurance standards, we will not attempt to enter an atticthat has; less than thirty-six inches of headroom; when walking, in the inspector’s opinion,may compromise the ceiling below; is restricted by ducts, or in which the insulation obscuresthe joists or bottom chords of trusses and thereby makes mobility hazardous, in which casewe will inspect the attic as best we can from the access point, with no comments orevaluations of areas not readily viewed from the hatch area. Conditions such as; low pitch roof design, soffit or eave lines, vaulted ceilings, insulation,configuration of the truss webbing and/or the installation of the HVAC ductwork, some areasof the attic space may not have been inspected. These conditions prevent the inspector fromviewing the entire attic space of the structure and limit access and observation of suchcomponents as; wood trusses, roof sheathing, air conditioning and venting ductwork,electrical wiring, plumbing supply and vent piping and past or present roof leaks. Roof leaks cause plywood and roof sub-straights to turn black; when these are repaired theblack damage sub-straight is still evident however the actual water intrusion issue may berepaired. Inspector uses his best ability to determine if the affected area is active or inactivehowever in times of very dry weather or lack of rain fall this can be nearly impossible. Insect, mice, rats or other vermin are not part of this inspection, however if the inspector seesany problems arising out of the presence of such, comments will be made.

1. AccessGood Fair Poor N/A None

✖Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection. House isinsulated with open cell foam insulation, see insulation portion of this report.• Scuttle Hole located in Master Bedroom Closet.• Pull Down Ladder located in Garage.

2. StructureGood Fair Poor N/A None

✖Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection.• There is some debris in the attic space above the master wardrobe areathat should be removed from the area, see photo.

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clean debris from attic space3. VentilationGood Fair Poor N/A None

✖Observations:• VENTLESS ATTIC: The structure is designed to have a ventless attic. Thismeans that the attic space is designed and is part of the air conditionedliving space. Insulation or the thermal barrier is installed above the ceilingjoists or in the roof rafters or trusses.

4. Duct WorkGood Fair Poor N/A None

✖Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection.• Flexible ductwork with ridged fiberglass mixing boxes and plenums.



6. Attic PlumbingGood Fair Poor N/A None

✖Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection.• PVC plumbing vents noted.

7. Insulation ConditionGood Fair Poor N/A None

✖Materials:• OPEN/CLOSED CELL: The attic is insulated with open cell polyurethanefoam sprayed to the bottom of the roof sub straight, aka, non vented atticspace. This system lowers energy cost up to 40%. This type of insulationdoes not allow the inspector to visually evaluate some of the roof trussesstructural members and roof sub straight.Depth: Appears in satisfactory and functional condition with normal wear forits age. No major system safety concerns noted at time of inspection.Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection.

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Open cell spray insulation8. ChimneyGood Fair Poor N/A None

✖Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection. See roofcovering portion of this report for more comments.

9. Exhaust VentGood Fair Poor N/A None

✖Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection. Seeroofing section of this report for vent stack terminations.

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Roof This inspection is made on the basis of what is visible and accessible on the day of theinspection and is not a warranty of the roof system or how long it will be watertight in thefuture. Roof surfaces are walked-on where conditions permit without danger to the inspectoror to the potential of damaging to the roof covering(s), unless noted otherwise below. When the report indicates that the roof is good that means it is satisfactory for its age andgeneral usefulness. A roof, which is stated to be good, may show evidence of past or presentleaks or may soon develop leaks. However, such a roof can be repaired and give generallysatisfactory service within the limits of its age. For an accurate cost on what repairs orreplacement cost will be, a licensed and insured roofing contractor should be called. Self Inspection: Your roof covering should be checked after strong storms (tropical storms,tropical depressions, hurricanes, etc.) to ensure hip, ridge and leading edge roof perimetersare not damaged as well as any roof vents. Blocked vents can lead to condensation problemsin attic areas and damaged vents can lead to water penetration to the attic. If roof vents aredamaged, contact a roofing contractor for immediate repair to prevent interior damage.Periodic roof examinations are suggested, with attention to monitoring for missing ordamaged coverings, and deterioration over time. A visual examination of all roof surfacesshould be done as part of your twice yearly exterior maintenance activities. Keep organicdebris from collecting in valleys and flatter portions of your roof coverings as well as guttersand downspouts. Keep gutters and downspouts securely fastened to the structure.Gutter/downspout system should be serviced on an annual basis to ensure proper drainage.Install splash blocks where necessary to control erosion or underground piping is ideal. Any roof replacement history or permit information on this dwelling was obtained eitherthrough the local Property Appraisers website or documentation provided by seller and/orlisting realtor. Repair history is not addressed, unless documentation is provided by seller.

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1. Roof ObservationsGood Fair Poor N/A None

✖Materials:• Roof was walked on and inspected from on top of the roof.Materials:• The pitched roof consists of concrete contoured or S-tiles.Observations:• BROKEN TILE - SYSTEM TWO: Sealed underlayment’s system usingstandard metal flashings. Tiles are applied with mechanical fasteners directto waterproof deck. The roof consists of a concrete roof tile with a directdeck nail or screw application. The tile is applied over an organic roll roofingmembrane aka, "cap sheet" and attached to the sub-straight with nails orscrews and or to batten strips. In this mechanical application the tilethemselves play a three part function, one they are architecturally functional,two they keep the ultra violet rays of the sun from destroying the cap sheetwhich is the membrane that actually keeps the water from entering the homeand three the tiles are part of the waterproofing assembly along with the capsheet.. Loose and broken tile are found on almost every type of tile roof andare normally broken by people walking on them for various reasons such ascleaning and maintenance purposes. Broken tile on this type of system orapplication should be replaced in order to keep the ultra violet rays fromdestroying the cap sheet and to help keep as much rain water as possiblefrom entering under the tile and onto the cap sheet. Repairs should alwaysbe performed by a licensed and insured roofing contractor that understandsand can follow the Tile Roof Institutes (TRI) recommendations for tile roofrepairs. Those guidelines can be found on this web site:http://www.tileroofing.org/technical-briefs-pages-219.php See photos forexamples of broken tiles and or exposed underlayments.• LOOSE HIP & RIDGE TILES: The Photo below shows a loose hip andridge cap tile. This is a typical condition found on many tile roofs of a fewyears in age. Newer roofing codes have addressed this issue with theinstallation of hip and ridge boards and mechanically attaching the tiles to theboards or caps with screws, adhesives and mortar so they do not becomeairborne in high wind events. Consult with a licensed roofing contractor forthe best retro fit procedures to be sure these tiles are secured to the roofssurface. For more information about this and other roof tile facts visit thisweb site: http://www.floridadisaster.org/hrg/content/roofs/tile.asp• All goose neck vent stacks appear to be very low in relationship with thecontoured roof tile. This can limit the flow or volume of air. Monitorconditions.• SCRUBBING: Roof membranes are being scuffed by tree limbs. Removetree limbs and mitigate damaged roof coverings if any by consulting with alicensed roofing contractor and or arborist.• Consider water proofing the top of the two columns at the frton entry doorarea where the decorative bowls are located, see photo.

Typical broken roof tile condition Typical broken roof tile condition Typical broken roof tile condition

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Typical loose hip and ridge tile Exposed cap sheet in valley Goose necks too low

consider water proofing top ofcolumn

Scrubbing of trees should beeliminated

Scrubbing of trees should beeliminated

2. Flashing ObservationsGood Fair Poor N/A None

✖Observations:• Standard L flashing with no stucco stop, both vertical and horizontal potionsof the flashing cannot be inspected due to materials coverings up theflashing, monitor conditions.

3. Plumbing Boot ObservationsGood Fair Poor N/A None

✖Observations:• Lead Boot does not cover the top edge of the plumbing vent pipe, repair isneeded, see photo

Improper lead plumbing boot4. Chimney ObservationsGood Fair Poor N/A None

✖Observations:• NOTE: On going repairs with roof repair tape on the cricket side of thechimney, see photos and closely monitor this condition. Ask current ownerwhy this conditions exists.

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Past roof repairs at chimney cricket5. Spark Arrestor ObservationsGood Fair Poor N/A None


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Electrical General Observations &Suggestions: Any electrical repairs attempted by anyone other than alicensed electrician should be approached with caution. The power to the entire buildingshould be turned off prior to beginning any repair efforts, no matter how trivial the repair mayseem. Aluminum wiring requires periodic inspection and maintenance by a licensedelectrician. Operation of time clock motors is not verified. Inoperative light fixtures often lackbulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, anyfixtures noted as not working should be checked dead bulbs first , if this does repair thefixture then further investigation should be made by a professional. It is recommended that the main disconnect and circuit breakers be operated (turned “off”and “on”) periodically, to exercise these protective devices. Suggested frequency for thismaintenance activity is once or twice a year. Circuit breakers that are not periodicallyoperated may, over time, fail to operate to specifications. Motion, low voltage or photo cell controlled lighting (if applicable) were not tested at the timeof the inspection. Recommend owner demonstrate operation prior to closing. This categoryincludes landscaping, coach and front pole lights. Operation/condition of auxiliary systems such as surge/lightning suppressors, generator,transfer switches and FPL/LCEC load managers are beyond the scope of a visual homeinspection and are not inspected. Main electrical disconnects are exercised. It is recommended that if your main disconnect islocated on the exterior of the home that you install a small lock to protect the disconnectfrom vandals. Also, note that most electricians agree that breakers in your panel box have an expected lifeof about 20 years. Therefore, if this home is 20 years or older, consider having the panel boxand breakers evaluated by a licensed electrician, as an overheated breaker can result in astructural fire. Any home that has a Bulldog Pushmatic, Zinsco, Sylvania Zinsco or FederalPacific Electric panel should have it evaluated by a licensed electrician, as these older typesof panels and breakers have been known to overheat and cause house fires. Ground Fault Circuit Interrupters (GFCI): Since around 1973, GFCI is required for mostoutdoor receptacles in homes built to comply with the National Electrical Code. In 1975 thatwas extended to bathroom receptacles and in 1978 garage wall outlets were added. It tookuntil around 1987 for the code to include kitchen receptacles. All receptacles in crawl spacesand unfinished basements are also required to have GFCI outlets or breakers (since 1990).GFCI outlets should be tested in accordance with manufacturer’s recommendations, toconfirm these devices are operable and providing protection. Failure to operate periodicallymay result in the mechanical components of these devices becoming “sticky” or in operable,thus not providing the intended personal protection. If uncertain about the frequency oftesting, the suggested frequency of testing is once per month. Note that only actual GFCIoutlets are tested and tripped. Some baths may have non-GFCI outlets which are protectedby a GFCI outlet in a remote area (garage, another bath, etc.). Confirm with owner thatapparent non-GFCI outlets within 6’ of wet areas are thus protected. Arc Fault Circuit Interrupters (AFCI): Starting with the 1999 version of the National ElectricalCode (NFPA 70) in the United States (US), the codes require AFCI’s in all circuits that feedoutlets in bedrooms of dwelling units. This requirement is typically accomplished by using akind of circuit-breaker (defined by UL 1699) in the breaker panel that provides combined arc-fault and overcurrent protection. Not all US jurisdictions have adopted the AFCI requirementsof the NEC as written. Circuit breakers should be tested in accordance with manufacturer’s

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recommendations, to confirm these devices are operable and providing protection. Failure tooperate periodically may result in the mechanical mechanisms of these circuit breakersbecoming “sticky” or in operable, thus not providing the intended personal protection. Ifuncertain about the frequency of testing the suggested frequency of testing is once permonth. For more information about AFCI please visit this web site:http://www.cpsc.gov/cpscpub/pubs/afcifac8.pdf Smoke detectors, fire detectors, and carbon monoxide detectors should be testedperiodically in accordance with manufacturer’s recommendations, to assure these devicesare operable and providing protection. Failure to perform periodic test reduces assurancethat the home's occupants will be alerted in the event of a hazardous event. If uncertain aboutthe frequency of testing, the suggested frequency of testing is once per month. If devices areoperated by or contain batteries as backup power, it is suggested that batteries be changedin accordance with manufacturer’s recommendations, or every six months if not specified.Smoke alarms are recommended by the manufacturer to be replaced if over 5 years old, asalarms can lose effectiveness with age. Newer building codes require smoke alarms shouldbe installed in all living areas and bedrooms. Newer codes also require CO or carbon dioxidedetectors as well consider updating the home to the new requirements for the safety of yourfamily. If security/fire alarm systems are present, smoke alarms are not tested due to possibleinterconnections with alarm systems and the possibility of notifying fire department, askcurrent owner to show you the system is operational prior to closing.. Surge protection, Southwest Florida is the lightning capital of the USA. We highlyrecommend adding a lightning surge protection system to your current electrical system toavoid any fire potential and to protect your valuable electronic appliances, televisions andcomputers. Consult an electrical contractor for the type and size of protection system. Ceiling fan mountings: Due to the amount of insulation or type of construction, it is difficultto determine the method of attachment to the ceiling framing. These units are heavy and dueto the designed movement, must have the proper style mounting boxes for correct and safeattachment. Recommend confirming the method of attachment prior to use. This may requirethe removal of the fan or insulation to visually verify proper support. Consider consultingwith a licensed electrician.

1. Panel Manufactured byMaterials:• Square D

Materials:• 2005

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2. Service Panel(s) ObservationsGood Fair Poor N/A None

✖Location:• MAIN DISCONNECT: LOCATION AT METER CAN: Meter Can/Servicedrops and Main Disconnects (if not located in Distribution Panel) please seethe "Grounds"---"Electrical" portion of this report for information.Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection. Alwaysprovide adequate work space, never block the panel with a work bench orstored items and provide adequate illumination.

Both distribution panels with covers removed3. Main Amp BreakerGood Fair Poor N/A None

✖Observations:• 2 each 200 amp• Surge protection device installed.

Surge protection4. Sub Panel Amp BreakerGood Fair Poor N/A None

✖Observations:• 2 ea. 125 amp

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5. Breakers & Bus bar(s)Good Fair Poor N/A None

✖Materials:• Copper non-metallic sheathed (NM-B) cable noted.• Stranded High Voltage Copper NM-B cable noted.• A low voltage alarm system and a low voltage light switching devices areinstalled. Due to the specialized nature of these systems, we suggest thatyou review these systems with the seller. As per our Inspection Agreement,these systems are beyond the scope of this report and were not inspected.Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection.

Left side distribution panel wiring and breakers Right side distribution panel wiring and breakers6. Sub Panel(s) ObservationsGood Fair Poor N/A None

✖Materials:• Sub Panels are located at the pool equipment on the right side of thestructure and at the HVAC equipment on the left side of the structure.• Square D

Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection. Alwaysprovide adequate work space, never block the panel with a work bench orstored items and provide adequate illumination.

125 amp Pool right side 125 amp Pool right side withoutcover.

125 amp HVAC left side

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125 amp HVAC left side without cover

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HVAC Observations &Suggestions: The heating, ventilation, air conditioning and cooling system(often referred to as HVAC) is the climate control system for the structure. The goal of thesesystems is to keep the occupants at a comfortable level while maintaining indoor air quality,ventilation while keeping maintenance costs at a minimum. The HVAC system is usuallypowered by electricity and natural gas, but can also be powered by other sources such asbutane, oil, propane, solar panels, or wood. The inspector will test the heating and airconditioner using the thermostat or other controls. A more thorough investigation of thesystem, including the heat (“firebox”) exchanger, should be conducted by a licensed HVACservice person every year. Most heaters in the area are electric heat strips (see below)however, failure to do so in fossil fuel type heating systems may result in carbon monoxideescaping through cracks in a heat exchanger or flue pipe, resulting in death. The best preventative for air conditioners and heaters is regular cleaning and changing of airfilters when necessary. Filters should be replaced once a month or when needed.Recommend using a paper pleated type HEPA filter for better air scrubbing with an 8 to 11MERV rating. These types of filters help reduce dust mites and other microorganisms. Evaporator cooling coils and condenser coils periodically need cleaning by a licensed airconditioning contractor to insure optimum performance. The primary drain line should alsobe flushed on seasonal bases. These are all normal maintenance tips that should be followedanywhere in this area. To ensure safe operation of the key components of the heating, cooling, and ventilationsystems consider hiring a licensed air conditioning contractor to do seasonal maintenanceon your system, you will get a far longer life expectancy out of your system. Recommend addition of a condensate drain emergency shut off float switch if air handler isnot equipped with one, to reduce risk of moisture damage from clogged condensate drain formore information visit this web site: http://www.rectorseal.com/Safe-T-Switch-SS103E.php . Budget to replace HVAC system or components as it nears or exceeds typical life expectancyof 12-15 years. Consult with a licensed HVAC contractor to determine cost of options andreplacing system or components. Life expectancy of HVAC equipment depends on manyfactors such as quality of equipment, usage and regular maintenance, etc. Useful life ofinstalled equipment may be more or less than typical life expectancy stated. Visually accessible ductwork is inspected for open connections at the plenums or for visibledamage only. Ductwork system is not leak tested. Interior of ductwork is not visuallyaccessible and is not inspected. Thermostats are not tested for accuracy. Programmable thermostats are tested in the manualmode only. Refrigerant levels, head pressures and amperage tests are beyond the scope of ahome inspection and are not tested. Electric Heat Strip: The heat function is tested for 10 min. A burning smell will be noticedwhen operating unit for first time of season and may activate your smoke alarms. This isdust/dirt burning off the heat strip and is typical for equipment and will only last for a few

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minutes. If burning smell persists, turn the system off and contact a licensed HVACcontractor to diagnose and correct. Temperature Differentials: Temperature differentials (TD or Delta T) allow the inspector tosomewhat determine the operational functions of the cooling system. The Delta T shouldtypically be at the ASHRAE (American Society of Heating, Refrigerating and Air ConditioningEngineers) average of 15°F to 22°F degrees when the interior temperature and relativehumidity is down to design levels. The TD may not fall within those guild lines if the outsidetemperature is not at those design levels. The operation and testing of portable cooling and or heating appliances (aka wall units) isbeyond the scope of the home inspection. These devices are not part of this inspectionprocess. Recommend having the current owner illustrate the proper operation of theseappliances prior to closing.

1. ThermostatsGood Fair Poor N/A None

✖Observations:• All Zones Digital - programmable type. Recommend that the client(s) havethe homeowner provide the instructions for programming or show theclient(s) how to do so. Thermostats are not checked for calibration or timedfunctions.• Location(s): Zone#1: Serves or labled Bedrooms Zone#2: Serves or labledLiving room Zone#3: Serves or labled Master bedroom. Zone#4:Serves orlabled Game Room

• NOTE: During the inspection process the inspector found that Systems # 1& 3 were not functioning. We notified the listing agent on site whom notifiedthe current owner who sent an HVAC tech out from Conditioned Air Inc. whilewe were on site (see photo of truck) . We will only comment generally aboutsystems # 1 &3 but the proper operation of those systems should beconfirmed by a written report from Conditioned Air Inc and supplied to youfrom the current owner. As far as report goes those systems were notfunctioning at the time of the inspection.

Service call on Zones #1 & #3

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2. AC Condenser ConditionGood Fair Poor N/A None

✖Compressor Type:• Electric• Zone #3=3 tons of cooling• Zone #1 & 2 are 4 tons of cooling• Zone #4=5 tons of coolingLocation:• Zone # 1 condenser is located on the Right side of the structure. and ismanufactured in: Y2004• Zone #2 condenser is located on the Left side of the structure. and ismanufactured in: 2004• Zone #3 condenser is located on the Left side of the structure. and ismanufactured in: 2004• Zone #4 condenser is located on the Right side of the structure. and ismanufactured in: 2010Observations:• Zones #2 & 4 appears in satisfactory and functional condition with normalwear for its age. No major system safety concerns noted at time ofinspection.

3. Air Handler ConditionGood Fair Poor N/A None

✖Materials:• Zone # 1 air Handler located in,garage celing. and manufactured in: 2004• Zone #2 air Handler located in, above master wardrobe closet andmanufactured in: 2004• Zone #3 air Handler located in, above master wardrobe closet andmanufactured in: 2004• Zone #4 air Handler located in, closet of game room and manufactured in:2010Materials:• Zone #4 Heat is tested on a 10 minute run time. Photo below shows thetemperature in Fahrenheit degrees 100.4Observations:• All Zones FYI---EZ TRAP condensate overflow shut off device. Your airhandler is fitted with an EZ TRAP condensation overflow, cut off device. Incase of malfunction, check for blockage in the P-trap; drain pan orcondensate drain line before trying other diagnostic procedures. Simplycleaning out your primary drain line may save you a technician’s service callcharge. For more information:http://www.rectorseal.com/Safe-T-Switch-SS103E.php

• Air Handler # 2 is fitted with a De Humidifier. The inspection of this device isbeyond thew scope of a normal home inspection and should be checked forproper operation and calibration by a certified HVAC contractor.• Zone # 1 OFF: Not inspected. System is shut down. Please confer withseller regarding start up procedure for this system.• Zone #3 OFF: Not inspected. System is shut down. Please confer withseller regarding start up procedure for this system.

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Unit # 2 heat operational4. Refrigerant Lines ObservationsGood Fair Poor N/A None

✖Observations:• All Zones DAMAGED: Missing and or damaged insulation on suctionline(aka, Line set). Recommend that all suction lines be insulated with dry,undamaged and properly sealed insulation to maintain the systems highefficency. The insulation should be inspected and maintained from thecondensing unit all the way to the air handler. Note that the line setinsulation has evidence of organic growth and algae. This is a sign that theair flow across the coil may be too lo an dor other problems with the system.Have all systems fully evaluated by an HVAC contractor.

Unit # 2 Unit # 3 Unit # 45. Condensation Pumps & Drain Line ObservationsGood Fair Poor N/A None

✖Observations:• Zone #2 NON INSULATED DRAIN LINE: The primary condensation drainline for the air handler is not insulated. Water stained and damaged buildingmaterials around primary drain line observed in attic space. Very cold wateroff the evaporator drains out the PVC pipe. The pipe is routed through thehot humid attic. The pipe condensates and or drips water the waterpenetrates building materials. To rectify, simply add rubber/foam insulationon pipe and or consult with a HVAC technician.• Zones # 2 & 3: TERMINATION TRAP: No Primary drain line terminationtrap. The primary condensate drain line exits on the Left side of the structure.has no drain trap. The drain line should have a trap devise attached to theend of the pipe so that insects and vermin cannot enter pipe causing apossible clog in the drain line.

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No insulation --wet stains on plywood Unit #2 airhandler

No proper termination.

6. Secondary Drain Pan ObservationsGood Fair Poor N/A None

✖Observations:• WHAT IT IS: An auxiliary drain pan with separate drain: an auxiliarycondensate drain pan at least 1.5" deep and at least 3" larger than the length& width of the appliance beneath which it is placed, using corrosion resistantmaterial of adequate thickness (0.7mm galvanized metal or 1.6mm nonmetallic e.g. plastic) with a separate drain installed under the equipment anddischarged to a conspicuous point that will alert building occupants to ablocked primary condensate drain.• Zone #3 WATER IN SECONDARY DRAIN PAN: The emergency orsecondary drain pan that sits under the air handler has water in the pan.This could be caused by several problems such as but limited to; blockage ofthe main condensation discharge line or a cracked primary drain pan. Have acertified air conditioning contractor inspect and repair. Repairmen on site.• Zones # 2 & 3: RUSTED PAN: The emergency or secondary drain pan thatsits under the air handler is rusted. A rusted drain pan may leak when putinto service to catch any overflow water from the primary drain pan. The panshould be cleaned and inspected for any pinholes or leaking and be repairedor replaced if need be by a certified sheet metal, air conditioning contractor.• Zones # 2 & 3: DEBRIS DRAIN PAN: The emergency or secondary drainpan that sits under the air handler is filled with debris. The debris should becleaned out in order for the pan to perform as it is designed in case of a leakin the air handler.• Zone #3 NOT CENTERED: The emergency catch pan under the air handleris not positioned properly. Emergency or secondary drain pans should becentered or at least have up to 1" overage under the air handler in case ofleaks. Emergency catch pans should encompass the cabinet by three inchesall the way around. Consult HVAC technician for repair.

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Rust Zone # 2 Rust, Water and Debris in secondary drain pan.Zone #3

7. Delta T ObservationsGood Fair Poor N/A None

✖Differences:• Zone 2: Ambient temperature in Fahrenheit: 80• Zone 2: Operating temperature in Fahrenheit: 64• Zone 2: Delta T in Fahrenheit: in Fahrenheit: 16• Zone 4: Ambient temperature in Fahrenheit: 76.5• Zone 4: Operating temperature in Fahrenheit: 59• Zone 4: Delta T in Fahrenheit: in Fahrenheit: 17.5Observations:• NOTE Zones # 1 & 3 not inspected, see Conditioned Air Inc, report.• NOTE: Since the house had two air conditioners down at the time of theinspection the other two air conditioners cannot be properly evaluated forproper TD's. Above are the findings,however after all the systems have beendeemed in proper working order a proper TD can be attained for eachsystem. We highly recommend that all HVAC systems be inspected andevaluated under normal heat loads and after all systems are workingproperly.• Zone #2 TOO WARM AIR OFF OF COIL: The industry standard for air offthe supply side evaporator (operating temp) is 55°F to 60° F under normalheat loads. When the air off the evaporator is too warm it is an indication thatthere may be a problem with the systems or the system needs some service.Conditions that might cause the temperature of the air leaving the evaporatorto be above 55°F to 60° F include but not limited to: too little refrigerant inthe system, too much air passing over the coil as a result too high a fanspeed, too large a fan, or equipment that may be too small for the structure.This condition is also inherent when the TD or Delta T cannot beaccomplished or is below 15°F. To be certain that the system is in properworking order we recommend that a professional technician inspect thesystem. NOTE this could be from the other systems not working.

8. FiltersGood Fair Poor N/A None

✖Observations:• Recommend full evaluation.

9. RegistersGood Fair Poor N/A None


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10. Ductwork ObservationsGood Fair Poor N/A None

✖Observations:• Visible potions of the ductwork appear in satisfactory and functionalcondition with normal wear for its age. No major system safety concernsnoted at time of inspection.• SEE ATTIC: See attic portion of this report for overall brach ductwork Theductwork comments made in this portion of the report are those that areconsidered plenum style or ductwork directly connected to the air handler.

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Water Heater According to the Consumer Safety Commission; At 120°F it takes five minutes of constantcontact to produce a third degree burn. At 130°F, the exposure time is reduced to 30 seconds.At 140°F, the exposure time is reduced to 5 seconds. At 150°F, the exposure time is reducedto 1.5 seconds. Lowering the temperatures can reduce the risk of burns, and save on yourenergy bill Temperature and pressure relief valves (TPRV) and tank drains are not tested or operated bythe inspector. These valves are rarely used and may leak or fail when tested/operated. Referto manufacturers instructions for test procedures or have current owner demonstrateoperation prior to closing. Discharge pipes must be of proper size and pipe should extendfrom TPRV to within 6” off floor or to an external discharge point.Tankless (point-of-use) water heaters have become increasingly popular in recent years forheating potable water in residential homes in the U.S. There are several major factors in thetrend of installing tankless water heaters. One is an increasing demand for continuous,unlimited streams of hot water for simultaneous operation of hot water-consumingappliances and fixtures. Another is a desire to save floor space and to conserve energy byreducing standby losses. There are many different models of fuel-gas and electric tanklesswater heaters, each having a specific rating. Tankless water heaters are rated at gallons perminute (gpm) and degrees of water temperature rise.

1. Number Of GallonsGood Fair Poor N/A None

✖Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection.• 120 Gallons

2. Water Heater ConditionGood Fair Poor N/A None

✖Heater Type & Age:• Electric• 8 years in ageLocation:• Heater is located in the garage.Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection.• The hot water in the house is between 123°F and 128°F. HOT WATERWARNING: According to the Consumer Safety Commission., at 120°F ittakes five minutes of constant contact to produce a third degree burn. At130°F, the exposure time is reduced to 30 seconds. At 140°F, the exposuretime is reduced to 5 seconds. At 150°F, the exposure time is reduced to 1.5seconds. Recommended temp should be set at 118-122 °F. Lowering thetemperatures can extend the life of the heater, reduce the risk of burns, andimprove energy efficiency and conservation.• Circulation pump with time clock observed and is not inspected for properoperation.

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Water heater --monitor no drainpan.

Name Plate Time clock circulation pump notinspected.

3. Drain Pan/Base ObservationsGood Fair Poor N/A None

✖Observations:• NO PAN NO DRAIN: The water heater may be sitting at living area floorheight with no emergency drain pan and or drain line. If the appliance wereever to start leaking it could flood the interior of the home. Even though theappliance is in the garage if the bottom of the appliance is the smae heght asthe living floor height it could leak back into the house. If you ever have thewater heater replaced I would strongly recommend having a emergencydrain pan installed with a drain pipe to the exterior of the home or to thegarage floor height. Until then please consider turning your water off to homeif extended vacations are scheduled to avoid flood damage from a leakywater heater.

4. TPRVGood Fair Poor N/A None

✖Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection.• WHAT IS A TPRV: TPRV stands for Temperature Pressure Relief Valve.The TPRV is a valve on the water heater that will release water if excesspressure is built up within the tank of the appliance. Because the waterreleased from the TPRV is very hot, it must be contained and discharged to asafe location by means of a properly positioned pipe extension andtermination point.

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Plumbing Observations &Suggestions: Main water shut off valves are inspected for leakage, corrosionand damage only. Main shut off valves are not operated during the inspection. Water shut offvalves are infrequently operated and are prone to leak or malfunction when operated.Recommend current owner demonstrate operation prior to closing and exercise at least twicea year. Inspection of water distribution piping is limited to what is visually accessible. Piping mayonly be visible at fixtures such as sinks, toilets and water heaters. Determination of pinholeleakage at water supply lines in an attic or structure is limited to areas where pipes are visibleand accessible and are actually leaking causing damage to surrounding building materials.Angle stop valves are not exercised. Operate all fixture angle shut off valves (if equipped) atleast twice a year to ensure valves operate and to prevent the valve mechanisms from seizingover time. Note that if in a rural location, sewer service and/or water service might be provided byprivate waste disposal system and/or well. Inspection, testing, analysis, or opinion ofcondition and function of private waste disposal systems and wells is not within the scope ofa home inspection. Recommend consulting with seller concerning private systems andinspection, if present, by appropriate licensed professional familiar with such privatesystems. If a Septic System is on the property, pumping is generally recommended prior topurchase, and then every three years. Reverse Osmosis water filters are not inspected. Be sure to keep the cellulose acetatemembrane (filter). The filters need replacement about every two years under normalhousehold use. Ask current owner for a maintenance record or simply change out the filterwhen you move in and keep your own records. Water softener equipment is visually checked for leaks, corrosion and or dirt. More detailedtesting and re calibrating the equipment is outside the scope of the home inspection. On sitetreatment equipment should be cleaned, calibrated and lubricated annually by a licensedprofessional familiar with this type of equipment. Water Heaters: Life expectancy on a water heater is anywhere between 6 to 15 yearsdepending on many factors, grade of heater, water conditions, where the appliance isinstalled etc. The older the heater the less efficient it will become. Flushing of sedimentshould occur as a preventive maintenance practice once a year. If your heater is 10 years orolder budget yourself accordingly. Inspection of water circulation pumps and time clocks are beyond the scope of the homeinspection and are not inspected. Recommend current owner demonstrate proper operationprior to closing.

1. Plumbing ObservationsGood Fair Poor N/A None

✖Predominate Materials:• Copper UndergroundPredominate Materials:• PVC (Poly-vinyl Chloride) Color: WhiteObservations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection.• For more information about the plumbing system please refer to the "Outside House" - "Grounds"- "Plumbing" section of this report.

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Bathroom Bathrooms can consist of many features from lavatories, jacuzzi tubs and showers to toiletsand bidets. Because of all the plumbing supply, waste and venting connections involved it isan important area of the house to inspect. Shower pans, curbs, waste connections and tub and shower surrounds are visuallyinspected. Visual signs of leaks to walls, flooring and other building materials are checkedwith moisture meters and thermal imaging devices. No destructive testing, flooding of theshower pan and or filling the tub up to the emergency overflow is part of this inspectionprocess. Inspector runs the tub/shower for approximately 10 minutes during the inspectionprocess to try and detect major leaks and or deficiencies however slow leaking, shower pans,curbs, waste connections and tub and shower surrounds many times do not manifestthemselves. It may take from up to a week to a couple of months after constant use if thestructure has not been in dailey use. In stacked multiple unit structures if the unit above thesubject property being inspected is vacant and the tub/shower is not in use on a daily basesit will have a effect on the inspection process and finding of fact. Remember this inspection isa “snap shot in time” and is only as good as the conditions at the time of the inspection. Waste connections, tub overflows that are hidden in the floor, slab or walls cannot be visuallyinspected. It is recommend that the client have seller insure that tub overflows are connectedand in full working order and that there has been no issues with these devices. Moisture in the air and leaks can cause mildew, wallpaper and paint to peel, and otherproblems. The home inspector will identify as many issues as possible but some problemsmay be undetectable due to problems within the walls or under the flooring.

1. LocationsLocations:• Master Bathroom• Half bathroom• Guest Bathroom # 2• Guest Bathroom # 3• Guest Bathroom # 4

2. DoorsGood Fair Poor N/A None

✖Observations:• All Bathrooms Appears in satisfactory and functional condition with normalwear for its age. No major system safety concerns noted at time ofinspection.



4. WallsGood Fair Poor N/A None


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5. CeilingsGood Fair Poor N/A None

✖Observations:• All Bathrooms Ceilings intact and in acceptable condition for the age of thehome.


✖Observations:• All Bathrooms Appears in satisfactory and functional condition with normalwear for its age. No major system safety concerns noted at time ofinspection. Monitor paint peeling on half bathroom frton window "head", seephoto.• Half Bathroom Window header has peeling paint. No moisture found onwindow header at the time of the inspection, monitor conditions and seephotos.

Half bathroom Half bathroom7. CabinetsGood Fair Poor N/A None


8. CountersGood Fair Poor N/A None


9. Mirrors/Med CabinetsGood Fair Poor N/A None


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10. SinksGood Fair Poor N/A None

✖Observations:• Master Bathroom both right and left lavatories drain assembly is leakingunder the lavatory. Have fully evaluated by a plumbing contractor andrepaired.• Master Bathroom right side lavatory drains slowly and or has a gurglingsound . Slow draining can be caused by several problems such as a simplelocal clogged drain assembly, a more severe downstream drain or ventingproblem. Have handyman or certified plumbing contractor inspect andrepair.• Aerator for Guest bathroom # 3 needs cleaning, it sprays all over the placeand is misdirected.• Guest Bathroom 3 lavatory pop-up drain assembly is missing the stopper,drain assembly arm is disconnected or damaged and is inoperable or will nothold water inside the lavatory, have repaired or replaced.

Master Bath right side lavatory Master Bath left side lavatory11. ToiletsGood Fair Poor N/A None

✖Observations:• Half Bathroom shut off or stop valve to the toilet is leaking. Have plumbingcontractor inspect, repair or replace stop valve.• Guest Bathroom 2 Toilet seat cover loose; recommend tightening.

Half bathroom supply leaking12. BidetGood Fair Poor N/A None

✖Observations:• Master Bathroom bidet aerator is misdirected and spraying all over or isleaking. Have plumbing contractor inspect, repair.

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Master Bidet spraying at aerator13. Bath TubsGood Fair Poor N/A None

✖Observations:• TESTED: Master Bathroom Whirlpool tub observed. Tub was filled to alevel above the water jets and operated to check intake and jets. The tub wasthen drained to check for leaks and/or damage. Pump and supply lines werenot completely visible or accessible. GFCI's were present and was tested.The items tested appeared to be in serviceable condition. If a more detailedreport is desired, the client is advised to consult a licensed plumber for acomplete review prior to closing.• CLEANING : Master Bathroom has a whirlpool tub. Pay particular attentionto the manufacturer's maintenance procedures for cleaning the whirlpooltub's circulation system. Failure to do so can result in the growth andtransmission of infectious bacteria. Bath water residue contains soap scum,dirt, bath oils, body secretions, and skin cells. With each use of the whirlpooltub these organic materials mix with mineral deposits in the water to formscale deposits. The warm humid environment that the whirlpool’s plumbingprovides is the ideal place for microorganisms to grow. They can cause manydifferent ailments (ie. kidney, bladder, skin, vaginal, eye and respiratoryinfections, just to name a few). Household cleaners are ineffective forcleaning the scale or mineral deposits as well as bacteria out of the system.Flush your whirlpool after every use with a cleaning solution recommendedby the manufacturer or visit this web site for more information on how todisinfect a whirlpool tub. http://www.ehow.com/how_5557865_disinfect-jacuzzi-bathtub.html. See photos to see how dirty the tub is after running.• There were no handles for the supply valves under the left side masterlavatory. have current owner supply handles for valves.

Disinfect Master whirlpool tub No shut off valve handles for whirlpool tub-underleft lavatory

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14. ShowersGood Fair Poor N/A None

✖Observations:• PIPE HAMMER: Master Bathroom shower hot/cold fixture was observed tovibrate pipes. Known as “ pipe hammering”. Pipe or water hammering is aterm used to describe the banging noise made by water supply pipes when afaucet or automatic water solenoid valve (washing machine) turns off rapidly.This noise, while harmless enough, can be disconcerting when first noticed.Often the pipes and/or manifold for fixtures are loose within the walls, whereaccess for repair is difficult. An easier fix is the installation of an air chamberwhich acts as a shock absorber, preventing the noise to occur, newer homeare now required to have these installed when constructed. Slower manualoperation of fixtures will also prevent noise from occurring. In extreme caseswater or pipe hammering can cause pipes to separate. Consult a plumbingcontractor for the best and least expensive solution to this problem. For moreinformation visits this web site:http://inspectapedia.com/plumbing/Water_Hammer.htm

15. Tub/Shower SurroundsGood Fair Poor N/A None


16. Glass EnclosureGood Fair Poor N/A None






19. Exhaust FanGood Fair Poor N/A None

✖

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Laundry This inspection does not warranty/guarantee future operation, or life expectancy of washer ordryer. If appliances are no longer covered by manufacturers warranty, then buyer is advisedto purchase an extended warranty or service contract. POOR means item is operational, butis approaching or past typical life expectancy. Major repairs or replacement of the equipmentshould be anticipated in the near future. Appliances are not tested for efficiency or capacity. The equipment was operated on normalload settings hot/cold temperature cycle only. Washer is run full cycle with no laundry load.Some defects may be apparent only when equipment is operated with full laundry load.Appliances are inspected at a minimum of two times during cycle. If washer has clothesinside the wash basin the appliance will not be tested and noted in the report. If the washing machine has rubber supply side hoses we highly recommend upgrading tobraided stainless steel or burst proof water supply hoses to reduce risk of water damagefrom burst hoses. Ensure that the drain hose is secured by strap or zip tied to prevent drainhose from becoming dislodged from the waste outlet.On average 2,900 residential house fires are caused by a clothes dryer and 34% of those firesare caused by a failure to clean the appliance and or venting system. Those fires account for about 5 deaths per year, 100 injuries and $35 Million Dollars in propertyloss. These types of fires can be prevented. Keep your lint trap clean after every load andhave your dryer ductwork cleaned once a year by a professional. If the current owner has norecord of duct cleaning we highly recommend that you have it professionally cleaned prior totaking possession of the home. The inspection of the inside of the ductwork is beyond thescope of a normal home inspection.

1. LocationsLocations:• Laundry area located inside the home.






✖Observations:• Walls intact and in acceptable condition for the age of the home.


✖Observations:• Ceiling are intact and in acceptable condition for the age of the home.

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6. CabinetsGood Fair Poor N/A None


7. CountersGood Fair Poor N/A None






10. PlumbingGood Fair Poor N/A None


11. Wash BasinGood Fair Poor N/A None

✖Observations:• Both sink and mop basin appear in satisfactory and functional conditionwith normal wear for its age. No major system safety concerns noted at timeof inspection.

12. Clothes WasherGood Fair Poor N/A None


13. Dryer ObservationsGood Fair Poor N/A None


14. Dryer Vent ObservationsGood Fair Poor N/A None

✖Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection. See roofportion of report for low goose neck vent stack. We also recommend that youhave dryer vent cleaned prior to moving into home.

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Kitchen An inspection does not include the identification of, or research for, appliances and otheritems that may have been recalled or have had a consumer safety alert issued about it. Anycomments made in the report are regarding well known notices and are provided as acourtesy only. Product recalls and consumer product safety alerts are added almost daily bythe Consumer Product Safety Commission. We recommend visiting the following Internet siteif recalls are a concern to you: http://www.cpsc.gov. Self-cleaning functions and convection bake modes in ovens (if applicable) are not tested dueto the length of time required for operation. Accuracy of stove/oven temperature settings andor the accuracy of thermostats is not addressed. Convection bake modes are briefly activatedbut no calculations of thermal accuracy is part of this inspection. Clocks, Timers, Alarms arenot inspected. Microwave are tested and operated on high mode only for one minute. Programmablefeatures (if applicable) are not tested. Timers and alarms are not inspected. Dishwasher is tested and operated only in normal wash mode only. Unit was inspected forwater leakage at a minimum of three times during operation. Programmable features (ifapplicable) are not tested. Water supply/drain lines and connections that are obscured behindequipment is not inspected. Water supply lines and connections that are obscured behind equipment are not inspected.Refrigerator/freezer must be turned on a minimum of 12 hours prior to inspection in order todetermine proper function. Ice makers that have been turned off cannot be inspected forproper operation during the time frame of the inspection.








✖Observations:• No major electrical deficiencies, system safety or function concerns notedat time of inspection in the kitchen. No major system safety concerns notedat time of inspection.


✖Observations:• All GFCI circuits in the kitchen tested and functioned properly. No majorsystem safety concerns noted at time of inspection.

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✖Observations:• Cabinets appears in satisfactory and functional condition with normal wearfor its age. No major system safety concerns noted at time of inspection.

7. Counter TopsGood Fair Poor N/A None


8. Sink 1 (Primary)Good Fair Poor N/A None

✖Observations:• Faucet single handle control (mixer valve) has rubber falling off of handel,monitor condition.

Rubber coming off faucet handel9. Hand SprayGood Fair Poor N/A None

✖Observations:• Hand Spray appears in satisfactory and functional condition with normalwear for its age. No major system safety concerns noted at time ofinspection.

10. Reverse Osmosis DispenserGood Fair Poor N/A None

✖Observations:• RO water dispenser appears in satisfactory and functional condition withnormal wear for its age. No major system safety concerns noted at time ofinspection.• FYI----Reverse Osmosis water filters are not inspected. Be sure to keep thecellulose acetate membrane (filter). The filters need replacement about everytwo years under normal household use. Ask current owner for a maintenancerecord or simply change out the filter when you move in and keep your ownrecords.

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R/O under sink not inspected.11. Sink 2Good Fair Poor N/A None


12. DishwasherGood Fair Poor N/A None

✖Observations:• Operated in normal settings only and found operational with no deficienciesat the time of the inspection. Dishwashers most commonly fail internally atthe pump, motor or seals. We do not disassemble these units to inspectthese components.• NOT SECURE: Appliance is not fully secured to the cabinets and orcabinet top. Recommend securing to cabinet and or counter top using theappropriate fasteners to prevent the appliance moving and or tipping out ofits resting place. Consult with a licensed plumbing contractor for properinstallation.

13. Garbage DisposalGood Fair Poor N/A None

✖Observations:• Operated - appeared functional at time of inspection. For how a disposalworks visit this web site: http://home.howstuffworks.com/garbage-disposal3.htm

14. MicrowaveGood Fair Poor N/A None

✖Observations:• Built-in microwave ovens are tested using normal operating controls. Unitwas tested and appeared to be serviceable at time of inspection. Leak and/orefficiency testing is beyond the scope of this inspection. If concerned, clientshould seek further review by qualified technician prior to closing.

15. VentilationGood Fair Poor N/A None

✖Observations:• The light switch would not shut off for the inspector. The switch is a push infor on and off but inspector could not get switch or light s to shut off, haveappliance tech inspect and repair.

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hood light16. Cook top conditionGood Fair Poor N/A None

✖Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection.• Gas cook top noted.

17. Oven 1Good Fair Poor N/A None

✖Observations:• Oven operated when tested including (upper & lower)l heating elements.Appears in satisfactory and functional condition with normal wear for its age.No major system safety concerns noted at time of inspection.• Oven 1: Electric• Convection fan operated at the time of the inspection.

18. Oven 2Good Fair Poor N/A None

✖Observations:• Oven operated when tested including (upper & lower)l heating elements.Appears in satisfactory and functional condition with normal wear for its age.No major system safety concerns noted at time of inspection.• Oven 2: Electric• Convection fan operated at the time of the inspection.

19. Refrigerator ObservationsGood Fair Poor N/A None

✖Observations:• Appliance appears in satisfactory and functional condition with normal wearfor its age. No major system safety concerns noted at time of inspection. Icemaker was shut off and not inspected.

No ice in ice maker

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20. Ancillary Appliances/FixturesGood Fair Poor N/A None

✖Observations:• CENTRAL VACCUMN SYSTEMS: The central vacuum system is testedand is found to be operational. Tested means the inspector turned the switchon at the canister and motor engaged. Inspector does not test or inspect theattachments and/or hook attachments up to wall connections or test inspectthe piping system or any other devices. Recommend you confirm functionaloperation of all devices connected with this appliance with current ownerprior to closing.

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Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms,Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist ofhallways, foyer, and other open areas. Within these areas the inspector is performing a visualinspection and will report visible damage and moisture problems if seen. Minor blemishes onwalls, wood trims and other vertical surfaces, considered as normal wear and tear for astructure of this age, are not addressed in this report. Personal items placed in the structuremay prevent the inspector from viewing all areas of the interior. This inspection does not include testing for radon, mold or other hazardous materials unlessspecifically requested. This inspection does not include TESTING for defective drywall products (commonly referredto as Chinese drywall). Testing for the defective drywall products entails removal of drywallsamples, which are then sent to an accredited laboratory for analysis. Testing for ordetermining if this product is installed in this house is beyond the scope of a visual homeinspection and is not addressed. If visual evidence of defective drywall, consistent withguidelines defined by the Florida Department of Health is observed, then the buyer or therepresentative will be advised to seek further evaluation. Further information can be obtainedat the Florida Department of Health website: http://www.doh.state.fl.us/ No lead contamination or lead testing reports are included in this inspection. Any structurebuilt prior to 1978 and prior to any renovation will need to be tested for lead paint. Go towww.epa.gov/lead to learn more. Also be aware that if you are considering renting out roomsin a building that was built prior to 1978 there are federal laws that need to be adhered to andthey can be found at this web site:http://portal.hud.gov/hudportal/HUD?src=/program_offices/healthy_homes/enforcement/disclosure

1. LocationsLocations:• Foyer----- aka Entry Gallery• Family Room• Formal Living Room• Formal Dinning Room• Breakfast Nook---aka family dining• Hallway(s)• Game Room---- aka Leisure room• Sitting Room---aka entry gallery

2. Front Entry DoorGood Fair Poor N/A None

✖Observations:• The front entry door is a decorative metal piece that has signs of severrusting. Have general contractor insect and make recommendations forrepairs.

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Very rusted Very rusted Rusted3. Door BellGood Fair Poor N/A None

✖Observations:• Operated normally when tested.


✖Observations:• All Main Living Areas Appears in satisfactory and functional condition withnormal wear for its age. No major system safety concerns noted at time ofinspection.

5. Patio DoorsGood Fair Poor N/A None

✖Observations:• All Main Living Areas sliding glass pocket doors appear in satisfactory andfunctional condition with normal wear for its age. No major system safetyconcerns noted at time of inspection.• Due to the conditions found on other hinged type exterior doors in the homeclosely monitor all doors primarily around the threshold areas for anypossible water intrusion issues.


✖Observations:• The formal living room rear window that over looks the reflectingpool/fountain appears to have had a possible water intrusion issue at onetime. Evidence of moisture meter probes observed on drywall under windowsills as shown in the attached photographs. Also observed on the exterior ofthe window frames and around glazing are signs of silicone sealant repairs.A Tramex moisture meter and a thermal imaging scan of the area found nosign of moisture at the time of this inspection. Whenever Windows and ordoors are around a water source such as the reflecting pool and are directlyexposed to the weather as this window is good waterproofing practices mustprevail. We highly recommend that this area be closely monitored for anypossible water intrusion issues.• A small amount of wood rot/fungi found on wood window mullion, monitorconditions.

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Formal living room window Probe marks Blistering paint on base boards

Exterior view of windows Sealants applied to all areas ofwindow and glazing

Sealants applied to all areas ofwindow and glazing

wood decay/fungi at window mullion7. FloorsGood Fair Poor N/A None

✖Observations:• All Main Living Areas Appears in satisfactory and functional condition withnormal wear for its age. No major system safety concerns noted at time ofinspection.• All Main Living Areas Minor chips or small areas of grout in hard surfaceflooring noted.• All Main Living Areas hard surface flooring minor cracking noted in someareas.

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cracking grout minor cracking8. WallsGood Fair Poor N/A None




10. ClosetsGood Fair Poor N/A None



✖Observations:• All other electrcal systems appear in satisfactory and functional conditionwith normal wear for its age. No major system safety concerns noted at timeof inspection.• The Game Room kitchen area has a light switch that's located to the farright of the sink, as shown in the photo below. The switch, the right bank ofthe four-gang receptacle to the right of the sink, the outlet for the televisionabove the sink and several recess can lights above the bar area are all onthis GFCI circuit. Consult with electrical contractor lights and switches arenormally not on a GFCI circuit.

Lights should not be on GFCI circuit

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12. Smoke DetectorsGood Fair Poor N/A None

✖Observations:• All Main Living Areas CENTRAL ALARM: There is a central station alarmsystem in the house which was not tested. The smoke detectors are part ofthis system so they were also not tested.

13. Ceiling FansGood Fair Poor N/A None




15. Wet BarGood Fair Poor N/A None

✖Observations:• Appears in satisfactory and functional condition with normal wear for itsage. No major system safety concerns noted at time of inspection.• The dishwasher located in the game room kitchen was not inspected due tothe fact that it is a brand-new dishwasher with shipping packaging inside theappliance. Have current owner warrant the dishwasher is in proper operationprior to closing.

Band new dishwasher with packaging inside

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Bedrooms/Den/Study The main area of inspection in the bedrooms is the structural system. This means that allwalls, ceilings and floors will be inspected. Doors and windows will also be investigated fordamage and normal operation. Personal items in the bedroom and closets may prevent allareas to be inspected as the inspector will not move personal items. Arc Fault Circuit Interrupters (AFCI): Starting with the 1999 version of the National ElectricalCode (NFPA 70) in the United States (US), the codes require AFCI’s in all circuits that feedoutlets in bedrooms of dwelling units. This requirement is typically accomplished by using akind of circuit-breaker (defined by UL 1699) in the breaker panel that provides combined arc-fault and overcurrent protection. Not all US jurisdictions have adopted the AFCI requirementsof the NEC as written. Circuit breakers should be tested in accordance with manufacturer’srecommendations, to confirm these devices are operable and providing protection. Failure tooperate periodically may result in the mechanical mechanisms of these circuit breakersbecoming “sticky” or in operable, thus not providing the intended personal protection. Ifuncertain about the frequency of testing the suggested frequency of testing is once permonth. For more information about AFCI please visit this web site:http://www.cpsc.gov/cpscpub/pubs/afcifac8.pdf Smoke detectors, fire detectors, and carbon monoxide detectors should be testedperiodically in accordance with manufacturer’s recommendations, to assure these devicesare operable and providing protection. Failure to perform periodic test reduces assurancethat the homes occupants will be alerted in the event of a hazardous event. If uncertain aboutthe frequency of testing, the suggested frequency of testing is once per month. If devices areoperated by or contain batteries as backup power, it is suggested that batteries be changedin accordance with manufacturer’s recommendations, or every six months if not specified.Smoke alarms are recommended by the manufacturer to be replaced if over 5 years old, asalarms can lose effectiveness with age. Newer building codes require smoke alarms shouldbe installed in all living areas and bedrooms. Newer codes also require CO or carbon dioxidedetectors as well consider updating the home to the new requirements for the safety of yourfamily. If security/fire alarm systems are present, smoke alarms are not tested due to possibleinterconnections with alarm systems and the possibility of notifying fire department, askcurrent owner to show you the system is operational prior to closing.. Ceiling fan mountings: Due to the amount of insulation or type of construction, it is difficultto determine the method of attachment to the ceiling framing. These units are heavy and dueto the designed movement, must have the proper style mounting boxes for correct and safeattachment. Recommend confirming the method of attachment prior to use. This may requirethe removal of the fan or insulation to visually verify proper support. Consider consultingwith a licensed electrician.

1. LocationsLocations:• Master bedroom• Guest bedroom # 2• Guest bedroom # 3• Guest bedroom # 4• Library/Den/Study/Office• Guest House bedroom # 3


✖Observations:• All Bedrooms Appears in satisfactory and functional condition with normalwear for its age. No major system safety concerns noted at time ofinspection.

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3. Patio DoorsGood Fair Poor N/A None

✖Observations:• Guest 3 Bedroom patio door wood Rot/ Fungi found on door jamb and ormolding at foot of door, repair and or replace as needed.

G Bed # 3 wood rot/fungi foot ofpatio door

G Bed # 3 Damage foot of door Monitor for water intrusion @Threshold G Bed # 3

Wood rot/Fungi foot of patio door G Bed # 4 Water stains at threshold G Bed # 4 Monitorconditions

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✖Observations:• All Bedrooms CASEMENT WINDOWS: The smooth operation of thesewindows depends on the window operators (or cranks) and the windowsoperating arms to be in good condition and well lubricated.We attempt toopen and close windows using normal operating methods.• Study/Den hallway window MISSING SCREENS: Window screens havebeen removed or are not present at the time of the inspection. Check withseller to determine if they are on the property.• Study hallway window has wood rot fungi o bottom of window frame asnoted in photos. No paint was observed on bottom of window and windowmay be taking on more water than other windows in the home for somereason. This window needs repair. NOTE: Closely monitor all windows in thehome. Wood frame windows are never a good fit in a Hot & Humid climateand even more so if there is no protective paint on bare wood. Myrecommendation would be to have a painting contractor evaluate all woodwindows to be sure there is afresh coat of protective coatings on all parts ofthe windows.• As mentioned earlier in the report the left rear window of the study hassigns that the irrigation system is spraying on the window. There is a fairlygood chance this window could be leaking due to the evidence of pastrepairs and sealants found on the window sill. Be aware that moisture metersand thermal imaging equipment cannot see into the wall of these areas dueto the wood decorative cladding that are around this area as shown in thephotos below. Closely monitor this window.

Paint peeling master bedroomright side window.

Hallway window Screen missing Study hallway window

Study hallway window Rear left side window study Rear left side window study

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✖Observations:• Guest 2 Bedroom walls have minor stains, blemishes, cracks, small holesand nicks observed that can easily repaired with spackling and or jointcompound and painted.• Master Bedroom walls have minor stains, blemishes, cracks, small holesand nicks observed that can easily repaired with spackling and or jointcompound and painted.• All other bedrooms appear in satisfactory and functional condition withnormal wear for its age. No major system safety concerns noted at time ofinspection.



8. ClosetsGood Fair Poor N/A None



✖Observations:• All other bedrooms appear in satisfactory and functional condition withnormal wear for its age. No major system safety concerns noted at time ofinspection.• Master Bedroom LOOSE: Switch as soon as you walk thru door to the leftmarked Master & Wet bar is loose as well as switches next to master bed. Acertified electrician should inspect and repair to sure the proper repair iscompleted.

Loose switches in master bedroom

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10. Smoke DetectorsGood Fair Poor N/A None

✖Observations:• All Bedrooms CENTRAL ALARM: There is a central station alarm systemin the house which was not tested. The smoke detectors are part of thissystem so they were also not tested.

11. Ceiling FansGood Fair Poor N/A None




13. Counter TopsGood Fair Poor N/A None


14. FireplaceGood Fair Poor N/A None

✖Materials:• Master BedroomMaterials: Prefabricated "zero clearance" fireplace noted.Observations:• NOT START: Gas fireplace would not start during inspection process byusing the remote control. Pilot light appeared to be operating. Have currentowner confirm operation prior to closing. If current owner no available have agas fireplace professional service/evaluate fireplace before operating. Note:ask current owner or inquire about the location of any remote controls.

Master fireplace did not operate15. SinksGood Fair Poor N/A None

✖Observations:• Master bedroom mini kitchen sink appears in satisfactory and functionalcondition with normal wear for its age. No major system safety concernsnoted at time of inspection.

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Report SummaryReport Summary

IMPORTANT NOTE: This page reflects a brief summary of the significant deficiencies orcritical concerns which are important to highlight as they relate to function or safety. This isonly a summary and is provided as a courtesy, it should not be considered to be thecomplete report. The complete list of issues, concerns, deficiencies and important detailspertaining to this property is found throughout the body of the inspection report. Your entirereport must be carefully read to fully assess all of the findings and benefit from therecommendations, maintenance advice, tips and other important resource information.GroundsPage 4 Item: 1 Driveway/Walkway • There are several areas of concern regarding the paver

walkway and driveway surfaces. There is a large tree at theentry of the driveway. The root system for the tree isbeginning to displace and the pavers, monitor conditions. Theother area is the walkway from the orchid garden to the libraryentrance and the courtyard. A large tree in the courtyardcorner is raising the pavers and causing elevation problemsby displacing the pavers. These can become a trip hazard.Recommend having a landscape professional evaluateconditions, see photos.

Page 5 Item: 4 Fencing & Gates • Wood Rot/Decay/Fungi at posts, slats and or framing,suggest repairs/replacement as needed. Both right and leftside private garden gates need maintenance.• The left side gate top hinge is broken and needs repair, seephoto.

Page 6 Item: 6 Irrigation • SPRAYING ON STRUCTURE: Irrigation system is sprayingon the structure. It is highly recommended that sprinklerheads be adjusted as soon as possible. Irrigation spraying onthe structure can cause water intrusion issues and otherrelated problems. Recommended to have a irrigationcontractor inspect and verify that all sprinkler heads areadjusted as to not spray onto the walls of the structure. This isimperative to avoid water intrusion issues.

Exterior Areas

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Page 9 Item: 2 Exterior Paint • NEEDS PAINTING: Structures exterior paintable surfacesare; cracked, blistered, peeling, chalking and or havefungi/mildew growing on the walls. Affected areas should bepressure washed, sealed and painted. Typical paint coats lastabout 5 to 7 years under the local climate. Coats of paint arethe only water proofing membrane that you have to protect thestructure from water intrusion. Recommend asking currentowner when the last time the structures exterior surfaces werepainted. Consult a professional painting/water proofingcontractor for repairs. For more information on how to selectthe proper paint for your building visit this web site:http://www.ascella.biz/choosing-the-right-paints-for-your-outside-walls/

• There appears to be several window sills that have evidenceof sealants applied to the the sills to address possible waterintrusion issues, as shown in the photos. I will address someof these windows in the room by room portion of this report.But consider having a painting/water proofing contractorreview these conditions prior to starting a repainting project.

Page 9 Item: 3 Sidings/Cladding(s)

• Wood rot,fungi found on several boards of the breezewaytrellis between garage and golf cart garage, monitorconditions.

Page 10 Item: 4 Exterior Electrical • Do not allow birds to make nests on light fixtures.Page 12 Item: 10 Fascia • WOOD ROT: Moisture damage, wood rot, fungi observed on

the Rear side of the structure. . Repair as need by aprofessional contractor and or monitor conditions.

Page 13 Item: 12 Window Defects • Window treatments are not part of our normal homeinspection, however there are several plantation shuttersmostly found on the exterior doors that have broken orshattered magnets allowing the shutters to flop around whenthe doors are opened and closed causing egress problems.

GaragePage 17 Item: 5 Exterior Door • Monitor for possible water intrusion at threshold areas. Some

mildew stains evident.PoolPage 20 Item: 1 Pool Screen

Cage/EnclosuresObservations

• One post cap found missing behind rear fountain rail, seephoto.

Page 22 Item: 6 Pumps • LEAKS: Pool pump and other equipment pumps are leaking,check all seals. Pumps can leak in a number of places andshould be evaluated by a professional technician, see photos.

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Page 22 Item: 7 Valves, Jets ,Drains & VisiblePlumbing

• Loose and or damaged main drain cover at front fountain leftside walking into house, see photo.• Missing supply jet fittings and or parts to the fittings, have allsupply and return fittings inside the pool evaluated by aswimming pool technician. Be sure to chewck and be surethis is a supply side jet and not a return. If it is a return thereneeds to be a special safety fitting installed, consult pooltechnician.• LEAKS: Leaking valves and or plumbing pipes observed.Have entire system evaluated to find and repair leaks. Seenotations above for leaks at filters and pumps.• NOTE: The pneumatic switch at the spa does not control thespa and may have an over ride from the Jandy controlsystem, have pool professional verify.

Page 23 Item: 9 Filter • LEAKING: Filter leaking, have evaluated by professional,see photo below.

• HIGH PRESSURE: Pressure appears to be high,recommend cleaning the filter and then check the pressureagain. pool filter is at 30# see photo. Other filter is at 11#.

Page 24 Item: 11 Pool HeaterCondition

• NOT OPERATE: Heater did not operate using normalcontrols. The fan would not engage so the inspectorimmediately shut appliance off. Have current owner verify thatheater is in working order prior to closing.

Page 24 Item: 12 Deck Condition • Monitor organic growth in paver cracks.Page 25 Item: 13 Child Safety Barrier

Observations• REMOVED: Door and window alarms have been removed ordisconnected by the current owner. Ask owner if they stillhave the alarms, if so and you have small children orgrandchildren be sure to install and or reinstate the alarms. Ifnot at least you will have the alarms for the next person(s) yousell the home to.

Page 26 Item: 19 Lights • NOT OPERATE: The pool light located under the reflectingpool bench was found not to operate. This could be causedby many possibilities. Have a licensed electrical contractor orpool contractor test system for a faulty feed, switch,transformer and or light bulb.

Slab FoundationPage 27 Item: 2 Slab Perimeter • Pooling condensation water on the left side of the home just

outside the wardrobe area. Keep water from pooling aroundfoundations.

AtticPage 28 Item: 2 Structure • There is some debris in the attic space above the master

wardrobe area that should be removed from the area, seephoto.

Roof

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Page 32 Item: 1 Roof Observations • BROKEN TILE - SYSTEM TWO: Sealed underlayment’ssystem using standard metal flashings. Tiles are applied withmechanical fasteners direct to waterproof deck. The roofconsists of a concrete roof tile with a direct deck nail or screwapplication. The tile is applied over an organic roll roofingmembrane aka, "cap sheet" and attached to the sub-straightwith nails or screws and or to batten strips. In this mechanicalapplication the tile themselves play a three part function, onethey are architecturally functional, two they keep the ultraviolet rays of the sun from destroying the cap sheet which isthe membrane that actually keeps the water from entering thehome and three the tiles are part of the waterproofingassembly along with the cap sheet.. Loose and broken tile arefound on almost every type of tile roof and are normallybroken by people walking on them for various reasons suchas cleaning and maintenance purposes. Broken tile on thistype of system or application should be replaced in order tokeep the ultra violet rays from destroying the cap sheet and tohelp keep as much rain water as possible from entering underthe tile and onto the cap sheet. Repairs should always beperformed by a licensed and insured roofing contractor thatunderstands and can follow the Tile Roof Institutes (TRI)recommendations for tile roof repairs. Those guidelines canbe found on this web site: http://www.tileroofing.org/technical-briefs-pages-219.php See photos for examples of broken tilesand or exposed underlayments.• LOOSE HIP & RIDGE TILES: The Photo below shows aloose hip and ridge cap tile. This is a typical condition foundon many tile roofs of a few years in age. Newer roofing codeshave addressed this issue with the installation of hip and ridgeboards and mechanically attaching the tiles to the boards orcaps with screws, adhesives and mortar so they do notbecome airborne in high wind events. Consult with a licensedroofing contractor for the best retro fit procedures to be surethese tiles are secured to the roofs surface. For moreinformation about this and other roof tile facts visit this website: http://www.floridadisaster.org/hrg/content/roofs/tile.asp• All goose neck vent stacks appear to be very low inrelationship with the contoured roof tile. This can limit the flowor volume of air. Monitor conditions.• SCRUBBING: Roof membranes are being scuffed by treelimbs. Remove tree limbs and mitigate damaged roofcoverings if any by consulting with a licensed roofingcontractor and or arborist.• Consider water proofing the top of the two columns at thefrton entry door area where the decorative bowls are located,see photo.

Page 33 Item: 3 Plumbing BootObservations

• Lead Boot does not cover the top edge of the plumbing ventpipe, repair is needed, see photo

HVAC

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Page 41 Item: 1 Thermostats • NOTE: During the inspection process the inspector foundthat Systems # 1 & 3 were not functioning. We notified thelisting agent on site whom notified the current owner who sentan HVAC tech out from Conditioned Air Inc. while we were onsite (see photo of truck) . We will only comment generallyabout systems # 1 &3 but the proper operation of thosesystems should be confirmed by a written report fromConditioned Air Inc and supplied to you from the currentowner. As far as report goes those systems were notfunctioning at the time of the inspection.

Page 42 Item: 3 Air HandlerCondition

• Zone # 1 OFF: Not inspected. System is shut down. Pleaseconfer with seller regarding start up procedure for this system.• Zone #3 OFF: Not inspected. System is shut down. Pleaseconfer with seller regarding start up procedure for this system.

Page 43 Item: 4 Refrigerant LinesObservations

• All Zones DAMAGED: Missing and or damaged insulationon suction line(aka, Line set). Recommend that all suctionlines be insulated with dry, undamaged and properly sealedinsulation to maintain the systems high efficency. Theinsulation should be inspected and maintained from thecondensing unit all the way to the air handler. Note that theline set insulation has evidence of organic growth and algae.This is a sign that the air flow across the coil may be too lo andor other problems with the system. Have all systems fullyevaluated by an HVAC contractor.

Page 43 Item: 5 CondensationPumps & DrainLine Observations

• Zone #2 NON INSULATED DRAIN LINE: The primarycondensation drain line for the air handler is not insulated.Water stained and damaged building materials aroundprimary drain line observed in attic space. Very cold water offthe evaporator drains out the PVC pipe. The pipe is routedthrough the hot humid attic. The pipe condensates and ordrips water the water penetrates building materials. To rectify,simply add rubber/foam insulation on pipe and or consult witha HVAC technician.• Zones # 2 & 3: TERMINATION TRAP: No Primary drain linetermination trap. The primary condensate drain line exits onthe Left side of the structure. has no drain trap. The drain lineshould have a trap devise attached to the end of the pipe sothat insects and vermin cannot enter pipe causing a possibleclog in the drain line.

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Page 44 Item: 6 Secondary DrainPan Observations

• Zone #3 WATER IN SECONDARY DRAIN PAN: Theemergency or secondary drain pan that sits under the airhandler has water in the pan. This could be caused byseveral problems such as but limited to; blockage of the maincondensation discharge line or a cracked primary drain pan.Have a certified air conditioning contractor inspect and repair.Repairmen on site.• Zones # 2 & 3: RUSTED PAN: The emergency orsecondary drain pan that sits under the air handler is rusted. Arusted drain pan may leak when put into service to catch anyoverflow water from the primary drain pan. The pan should becleaned and inspected for any pinholes or leaking and berepaired or replaced if need be by a certified sheet metal, airconditioning contractor.• Zones # 2 & 3: DEBRIS DRAIN PAN: The emergency orsecondary drain pan that sits under the air handler is filledwith debris. The debris should be cleaned out in order for thepan to perform as it is designed in case of a leak in the airhandler.• Zone #3 NOT CENTERED: The emergency catch pan underthe air handler is not positioned properly. Emergency orsecondary drain pans should be centered or at least have upto 1" overage under the air handler in case of leaks.Emergency catch pans should encompass the cabinet bythree inches all the way around. Consult HVAC technician forrepair.

Page 45 Item: 7 Delta TObservations

• NOTE: Since the house had two air conditioners down at thetime of the inspection the other two air conditioners cannot beproperly evaluated for proper TD's. Above are thefindings,however after all the systems have been deemed inproper working order a proper TD can be attained for eachsystem. We highly recommend that all HVAC systems beinspected and evaluated under normal heat loads and after allsystems are working properly.• Zone #2 TOO WARM AIR OFF OF COIL: The industrystandard for air off the supply side evaporator (operatingtemp) is 55°F to 60° F under normal heat loads. When the airoff the evaporator is too warm it is an indication that there maybe a problem with the systems or the system needs someservice. Conditions that might cause the temperature of the airleaving the evaporator to be above 55°F to 60° F include butnot limited to: too little refrigerant in the system, too much airpassing over the coil as a result too high a fan speed, toolarge a fan, or equipment that may be too small for thestructure. This condition is also inherent when the TD or DeltaT cannot be accomplished or is below 15°F. To be certain thatthe system is in proper working order we recommend that aprofessional technician inspect the system. NOTE this couldbe from the other systems not working.

Bathroom

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Page 52 Item: 10 Sinks • Master Bathroom both right and left lavatories drainassembly is leaking under the lavatory. Have fully evaluatedby a plumbing contractor and repaired.• Master Bathroom right side lavatory drains slowly and orhas a gurgling sound . Slow draining can be caused byseveral problems such as a simple local clogged drainassembly, a more severe downstream drain or ventingproblem. Have handyman or certified plumbing contractorinspect and repair.• Aerator for Guest bathroom # 3 needs cleaning, it sprays allover the place and is misdirected.• Guest Bathroom 3 lavatory pop-up drain assembly ismissing the stopper, drain assembly arm is disconnected ordamaged and is inoperable or will not hold water inside thelavatory, have repaired or replaced.

Page 52 Item: 11 Toilets • Half Bathroom shut off or stop valve to the toilet is leaking.Have plumbing contractor inspect, repair or replace stopvalve.• Guest Bathroom 2 Toilet seat cover loose; recommendtightening.

Page 52 Item: 12 Bidet • Master Bathroom bidet aerator is misdirected and sprayingall over or is leaking. Have plumbing contractor inspect,repair.

Page 53 Item: 13 Bath Tubs • There were no handles for the supply valves under the leftside master lavatory. have current owner supply handles forvalves.

KitchenPage 59 Item: 15 Ventilation • The light switch would not shut off for the inspector. The

switch is a push in for on and off but inspector could not getswitch or light s to shut off, have appliance tech inspect andrepair.

Interior AreasPage 62 Item: 2 Front Entry Door • The front entry door is a decorative metal piece that has

signs of sever rusting. Have general contractor insect andmake recommendations for repairs.

Page 63 Item: 5 Patio Doors • Due to the conditions found on other hinged type exteriordoors in the home closely monitor all doors primarily aroundthe threshold areas for any possible water intrusion issues.

Page 63 Item: 6 Windows • The formal living room rear window that over looks thereflecting pool/fountain appears to have had a possible waterintrusion issue at one time. Evidence of moisture meterprobes observed on drywall under window sills as shown inthe attached photographs. Also observed on the exterior ofthe window frames and around glazing are signs of siliconesealant repairs. A Tramex moisture meter and a thermalimaging scan of the area found no sign of moisture at the timeof this inspection. Whenever Windows and or doors arearound a water source such as the reflecting pool and aredirectly exposed to the weather as this window is goodwaterproofing practices must prevail. We highly recommendthat this area be closely monitored for any possible waterintrusion issues.• A small amount of wood rot/fungi found on wood windowmullion, monitor conditions.

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Page 65 Item: 11 Electrical • The Game Room kitchen area has a light switch that'slocated to the far right of the sink, as shown in the photobelow. The switch, the right bank of the four-gang receptacleto the right of the sink, the outlet for the television above thesink and several recess can lights above the bar area are allon this GFCI circuit. Consult with electrical contractor lightsand switches are normally not on a GFCI circuit.

Bedrooms/Den/StudyPage 68 Item: 3 Patio Doors • Guest 3 Bedroom patio door wood Rot/ Fungi found on door

jamb and or molding at foot of door, repair and or replace asneeded.

Page 69 Item: 4 Windows • Study/Den hallway window MISSING SCREENS: Windowscreens have been removed or are not present at the time ofthe inspection. Check with seller to determine if they are onthe property.• Study hallway window has wood rot fungi o bottom ofwindow frame as noted in photos. No paint was observed onbottom of window and window may be taking on more waterthan other windows in the home for some reason. Thiswindow needs repair. NOTE: Closely monitor all windows inthe home. Wood frame windows are never a good fit in a Hot& Humid climate and even more so if there is no protectivepaint on bare wood. My recommendation would be to have apainting contractor evaluate all wood windows to be surethere is afresh coat of protective coatings on all parts of thewindows.• As mentioned earlier in the report the left rear window of thestudy has signs that the irrigation system is spraying on thewindow. There is a fairly good chance this window could beleaking due to the evidence of past repairs and sealants foundon the window sill. Be aware that moisture meters and thermalimaging equipment cannot see into the wall of these areasdue to the wood decorative cladding that are around this areaas shown in the photos below. Closely monitor this window.

Page 70 Item: 9 Electrical • Master Bedroom LOOSE: Switch as soon as you walk thrudoor to the left marked Master & Wet bar is loose as well asswitches next to master bed. A certified electrician shouldinspect and repair to sure the proper repair is completed.

Page 71 Item: 14 Fireplace • NOT START: Gas fireplace would not start during inspectionprocess by using the remote control. Pilot light appeared tobe operating. Have current owner confirm operation prior toclosing. If current owner no available have a gas fireplaceprofessional service/evaluate fireplace before operating. Note:ask current owner or inquire about the location of any remotecontrols.

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