Home Inspection Report Michael Smith · Home Inspection Report Michael Smith Property Address:...

501 N Semoran Blvd #570709Orlando, FL, 32807

Home Inspection Report

Michael SmithProperty Address:16883 Sample Circle

Orlando FL 32819

Ricardo De la Cruz, CMICertified Master Inspector, HI-8957

[email protected]

www.pointhomeinspect.com

Table of ContentsCover Page ................................................1

Table of Contents........................................2

Intro Page .................................................3

1 Roofing ..................................................4

2 Exterior ..................................................8

3 Garage ................................................. 15

4 Interiors ............................................... 20

5 Structural Components ........................... 28

6 Plumbing System................................... 32

7 Electrical System ................................... 39

8 Heating / Central Air Conditioning ............ 46

9 Insulation and Ventilation ....................... 51

10 Built-In Kitchen Appliances .................... 53

11 Lawn Sprinklers ................................... 58

Summary ................................................ 59

Invoice.................................................... 71

Point Home Inspection Smith

16883 Sample Circle of 71

Date: 10/12/2015 Time: 10:00 AM Report ID: 15-10023Property:16883 Sample CircleOrlando FL 32819

Customer:Michael Smith

Real Estate Professional:Mary MillerPHI Realty

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by theinspector should be considered before purchasing this home. Any recommendations by the inspector to repairor replace suggests a second opinion or further inspection by a qualified contractor. All costs associated withfurther inspection fees and repair or replacement of item, component or unit should be considered before youpurchase the property.

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made thenit appeared to be functioning as intended allowing for normal wear and tear.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whetheror not it was functioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building.

Repair or Replace (RR) = The item, component or unit is not functioning as intended, or needs furtherinspection by a qualified contractor. Items, components or units that can be repaired to satisfactory conditionmay not need replacement.

In Attendance:Seller, Customer's Agent, Listing Agent

Type of building:Single Family (1 story)

Approximate age of building:Built in 2006

Temperature:Over 70°F

Weather:Clear

Ground/Soil surface condition:Dry

Rain in last 3 days:Yes



1. Roofing

The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roofpenetrations; and Signs of' leaks or abnormal condensation on building components.

The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe theroofing.

The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but notlimited to solar systems, antennae, and lightning arrestors.

Styles & Materials

Roof Covering:3-Tab fiberglass

Viewed roof covering from:Walked roof

IN NI NP RR

1.0 Roof Coverings •1.1 Flashings •1.2 Skylights, Chimneys and Roof Penetrations •1.3 Roof Drainage Systems •IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR

1.0 Several shingles missing and exposed nails found throughout the roof. Recommend a qualified person forfurther evaluation and repairs as needed. Estimated remaining life expectancy of the roof is over 7 years afterrepairs are made.



1.2 Sealant around the water heater exhaust vent was deteriorated. Recommend a qualified person for furtherevaluation and re-sealing as needed to avoid any water intrusion.

1.3 Gutters not installed in one or more areas around the home. Recommend installation of gutters,downspouts and extensions to carry rain water away from the home.

The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find allareas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection andweather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector hasyour best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommendedthat qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.



2. Exterior

The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative numberof windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves,soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect totheir effect on the condition of the building.

The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative numberof windows; Operate garage doors manually or by using permanently installed controls for any garage door operator;Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistanceduring closing; and Probe exterior wood components where deterioration is suspected.

The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, andsimilar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remotecontrol transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths,swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities);Detached buildings or structures; or Presence or condition of buried fuel storage tanks.

The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, iceor debris that obstructs access or visibility.

Styles & Materials

Siding Style:Cement Stucco

Exterior Entry Doors:Metal

Driveway:Pavers

IN NI NP RR

2.0 Wall Cladding Flashing and Trim •2.1 Doors (Exterior) •2.2 Windows •

2.3Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover andApplicable Railings

•

2.4Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways andRetaining Walls (With respect to their effect on the condition of the building)

•

2.5 Eaves, Soffits and Fascias •2.6 Fence •IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR



2.0 (1) Hairline cracks visible on one or more areas of the exterior walls. Hairline cracks typically associatedwith settlement and/or movement of the building materials may occur. These cracks are considered to becosmetic, but it is recommended to seal or repair the cracks to avoid water intrusion and/or prevent furthercrack growth. This could usually be accomplished by applying paint or caulking.



2.0 (2) Gap visible on wall around exterior light fixture at the rear of the home. Recommend a qualified personfor further evaluation and corrections as needed to avoid water intrusion and electrical hazard.

2.0 (3) Evidence of repairs visible on exterior wall on the right side of the home. Recommend monitoringthese areas. (This is for your information)

2.1 (1) Front entrance door appeared to be adequate and equipped with the proper weather strip required.



2.1 (2) Sealant around rear sliding door was deteriorated. Recommend a qualified person for furtherevaluation and corrections as needed to avoid water intrusion.

2.2 Caulk around one or more windows was deteriorated. Recommend removing old caulk and applying newcaulk to avoid water intrusion.

2.4 (1) Signs of erosion visible on ground in some areas around the home. Recommend a qualified person forfurther evaluation and corrections as needed.



2.4 (2) Cracks visible on patio floor. Cracks are typically associated with settlement and/or movement of thebuilding materials. These cracks are considered to be cosmetic, but it is recommended to seal or repair thecracks to avoid water intrusion and trip hazard.

2.6 Fence appeared to be in good condition at the time of the inspection. One or more areas were slightlyloose or damaged. Recommend a qualified person for further evaluation and adjustments/repairs as needed.



The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to findall areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repairitems mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in yourfurther inspection or repair issues as it relates to the comments in this inspection report.



3. Garage

Styles & Materials

Garage Door Type:One automatic

Garage Door Material:Metal

Auto-opener Manufacturer:LIFT-MASTER

IN NI NP RR

3.0 Garage Ceilings •3.1 Garage Walls •3.2 Garage Floor •3.3 Occupant Door (from garage to inside of home) •3.4 Garage Door (s) •3.5 Garage Door Operation •IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR

3.0 (1) Signs of ceiling repairs visible around the water heater exhaust pipe. Repairs could have been due to aprevious water leak. At the time of the inspection it was dry. Recommend monitoring these areas.



3.0 (2) Hairline cracks visible on ceiling in one or more areas of the garage. Hairline cracks typicallyassociated with settlement and/or movement of the building materials may occur. These cracks are consideredto be cosmetic, but it is recommended to seal or repair the cracks to avoid further crack growth.

3.1 (1) Garage appeared to be in good condition. At the time of the inspection, one or more areas of thegarage were occupied; therefore, access was limited. Items in the garage are never moved.

3.1 (2) Hairline cracks visible on wall in one or more areas in the garage. Hairline cracks typically associatedwith settlement and/or movement of the building materials may occur. These cracks are considered to becosmetic, but it is recommended to seal or repair the cracks to avoid further crack growth.



3.2 Minor cracks (approximately 1/8" - 3/16" in width) visible on the garage floor. These cracks are typicallyassociated with settlement and/or movement of the building materials. Recommend a qualified person forfurther evaluation and repairs as needed to prevent a trip hazard or further crack growth.

3.3 (1) The occupant door from inside garage to inside the home is not a fire rated door. Recommend aqualified person for further evaluation and corrections as needed.



3.3 (2) Seal strip (weather strip) for the occupant door from inside garage to inside the home was damaged.Recommend a qualified person for further evaluation and repairs as needed.

3.4 Garage door weather strip was damaged/broken. Recommend a qualified person for further evaluation andcorrections as needed to avoid water intrusion.

3.5 The sensors (photocells) are in place for garage door(s) and will reverse the door.



4. Interiors

The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters anda representative number of installed cabinets; and A representative number of doors and windows.

The home inspector shall: Operate a representative number of windows and interior doors; and Report signs ofabnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on buildingcomponents.

The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls,ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.

Styles & Materials

Ceiling Materials:Gypsum Board (Drywall)

Wall Material:Gypsum Board (Drywall)

Floor Covering(s):CarpetTile

Interior Doors:WoodHollow core

Window Types:Single-hungSingle pane

Cabinetry:Wood

Countertop:Granite

IN NI NP RR

4.0 Ceilings •4.1 Walls •4.2 Floors •4.3 Counters and Cabinets •4.4 Doors •4.5 Windows •4.6 Bathroom •4.7 Laundry Room/Area •IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR

4.0 Water stains visible on ceiling in the family room. These water stains could have been caused by aprevious leak. At the time of the inspection it was dry. Recommend monitoring these areas.



4.1 (1) All rooms were inspected and appeared to be in good condition. At the time of the inspection, thehome was occupied by the owner; therefore, access was limited in some areas. Our company does not movefurniture or any other items in the home.



4.1 (2) Hairline cracks visible on wall in one or more areas throughout the home. Hairline cracks typicallyassociated with settlement and/or movement of the building materials may occur. These cracks are consideredto be cosmetic, but it is recommended to seal or repair the cracks to avoid further crack growth. This couldusually be accomplished by applying paint or caulking.



4.5 Water stain visible around one or more windows. These water stains could have been caused by a previouswater leak. At the time of the inspection it was dry. Recommend monitoring these areas.

4.6 (1) Moisture test was performed in all bathrooms to check for leaks behind tiles on the wall or the floorand appeared to be in good condition at the time of inspection.



4.6 (2) Evidence of moisture found around the showerhead and the shower door in the master bathroom.Recommend a qualified person for further evaluation and repairs as needed.



4.6 (3) Caulk or grout around tub, shower, sink or water fixtures was deteriorated. Recommend removing oldcaulk and applying new caulk or grout to prevent water damage to floor or wall materials.



4.6 (4) The toilet in the master bathroom was loose at the floor. Corrections may involved the replacement ofthe wax seal. Recommend a qualified person for further evaluation and corrections as needed.

4.7 (1) Laundry room and appliances appeared to be in good working condition. Due to the laundry appliancesbeing installed at the time of the inspection, access was limited. Items in the laundry room are never moved.



4.7 (2) Dryer gas line was missing the sediment trap. Sediment traps are installed to catch any debris insidethe gas line and are usually installed as close to the appliance inlet as practical. Recommend a qualified personfor further evaluation and corrections as needed.

The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to findall areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture,area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair itemsmentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in yourfurther inspection or repair issues as it relates to the comments in this inspection report.



5. Structural Components

The Home Inspector shall observe: Structural components including foundations, floors, walls, columns or piers,ceilings and roof.

The home inspector shall: Describe the type of Foundation, floor structure, wall structure, columns or piers, ceilingstructure, roof structure.

The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawlspaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or whendangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces andattics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmfulcondensation on building components.

The home inspector is not required to: Enter any area or perform any procedure that may damage the property orits components or be dangerous to or adversely effect the health of the home inspector or other persons.

Styles & Materials

Roof Structure:Engineered wood trusses

Roof-Type:Gable

Ceiling Structure:2X4

Method Used to Observe the Attic:Walked

Attic Access:Scuttle hole

Wall Structure:Masonry

Foundation:Poured ConcreteSlab

IN NI NP RR

5.0 Foundations, Basement and Crawlspace •5.1 Walls (Structural) •5.2 Floors (Structural) •5.3 Ceilings (Structural) •5.4 Roof Structure and Attic •IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR



5.4 (1) Attic and roof structure were inspected for proper insulation, tie down and other components, and allappeared adequate. The attic was scanned with infrared thermography camera and all areas appeared to bedry. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Accessin the attic is limited.



5.4 (2) Two blocking members along the ridge were slightly cracked. Recommend a licensed contractor forfurther evaluation and corrections as needed.

The structure of the home was inspected and reported on with the above information. While the inspector makes every effort tofind all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Anyrepair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be usedin your further inspection or repair issues as it relates to the comments in this inspection report.



6. Plumbing System

The home inspector shall observe: Interior water supply and distribution system, including: piping materials,supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, andvent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functionaldrainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls;and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supplypiping, venting, and supports; leaks; and Sump pumps.

The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent pipingmaterials; Water heating equipment; and Location of main water supply shutoff device.

The home inspector shall: operate all plumbing fixtures, including their faucets and all exterior faucets attached tothe house, except where the flow end of the faucet is connected to an appliance.

The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether watersupply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve exceptwater closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawnsprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigationsystems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment;or Observe the system for proper sizing, design, or use of proper materials.

Styles & Materials

Water Source:Public

Plumbing Water Distribution (inside home):CPVC

Washer Drain Size:2" Diameter

Plumbing Waste:PVC

Water Heater Power Source:Gas (quick recovery)

Water Heater Capacity:40 Gallon (1-2 people)

Water Heater Location:Garage

WH Manufacturer:GE

IN NI NP RR

6.0 Plumbing Drain, Waste and Vent Systems •6.1 Plumbing Water Supply, Distribution System and Fixtures •6.2 Hot Water Systems, Controls, Chimneys, Flues and Vents •6.3 Main Water Shut-off Device (Describe location) •IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR



6.0 (1) All plumbing drain, waste and vent systems were tested and appeared to be adequate at the time ofthe inspection.

Main drain line



6.0 (2) Guest bathroom tub was draining water slow. Recommend a qualified person for further evaluation andremoval of any debris or repairs as needed.



6.1 (1) Water pressure and fixtures appeared to be adequate and in good working condition at the time of theinspection. Exterior faucets are equipped with an anti-siphon device (vacuum breaker) which prevents waterfrom flowing back into the faucet and plumbing lines, and contaminating the potable water.

Master bathroom showerhead



6.1 (2) Exterior faucet on the right side of the home was slightly loose. Recommend properly securing thefaucet to the exterior wall to avoid stress on plumbing pipes. Recommend a qualified person for furtherevaluation and corrections as needed.



6.2 (1) Water heater appeared to be in good working condition. Water temperature should not exceed thetemperature recommended by the water heater manufacturer (typically 125°F). At the time of the inspection,the water temperature appeared adequate.

6.2 (2) Water heater gas line was missing the sediment trap. Sediment traps are installed to catch any debrisinside the gas line and are usually installed as close to the appliance inlet as practical. Recommend a qualifiedperson for further evaluation and corrections as needed.



6.3 The main water shut-off valve is located outside on the wall on the right side of the home.

The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort tofind all areas of concern, some areas can go unnoticed. Washing machine drain line for example, cannot be checked for leaks orthe ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can beobstructed and barely working during an inspection, but then fails under heavy use. If the water is turned off or not used forperiods of time (like a vacant home waiting for closing), rust or deposits within the pipes can further clog the piping system. Pleasebe aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered beforepurchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to thecomments in this inspection report.



7. Electrical System

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, mainover current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuitconductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of arepresentative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house,garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interiorplumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; Theoperation of ground fault circuit interrupters; and Smoke detectors.

The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service typeas being overhead or underground; and Location of main and distribution panels.

The home inspector shall: Report any observed aluminum branch circuit wiring. The home inspector shall report onpresence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are partof a central system.

The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operateany over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than toremove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security systemdevices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillarywiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

Styles & Materials

Electrical Service Conductors:Below ground

Panel Capacity:150 AMPAdequate

Panel Type:Circuit breakers

Electric Panel Manufacturer:SQUARE D

Branch wire 15 and 20 AMP:Copper

Wiring Methods:Romex

IN NI NP RR

7.0 Service Entrance Conductors •

7.1Service and Grounding Equipment, Main Overcurrent Device, Main andDistribution Panels

•

7.2Branch Circuit Conductors, Overcurrent Devices and Compatability of theirAmperage and Voltage

•

7.3Connected Devices and Fixtures (Observed from a representative numberoperation of ceiling fans, lighting fixtures, switches and receptacles locatedinside the house, garage, and on the dwelling's exterior walls)

•

7.4Polarity and Grounding of Receptacles within 6 feet of interior plumbingfixtures, all receptacles in garage, carport and exterior walls of inspectedstructure

•

7.5Operation of GFCI (Ground Fault Circuit Interrupters) and AFCI (Arc FaultCircuit Interrupters)

•

7.6 Smoke Detectors •IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR

7.1 (1) Main disconnect panel is located outside on the left side of the home. At the time of the inspection itappeared to be in good working condition.



One or more circuit breaker spaces were empty in the electrical panel. Circuit breaker filler plates may beinstalled when a circuit breaker space is not in use. Recommend a qualified person for further evaluation andcorrections as needed.

7.1 (2) Main distribution panel is located in the garage. At the time of the inspection it appeared adequate andin good working condition.

Main disconnect breaker



7.1 (3) Bushing around service entrance conductors was missing. Recommend a qualified person for furtherevaluation and corrections as needed.



7.3 (1) All electrical receptacles, switches and light fixtures throughout the home appeared to be in goodworking condition.

7.3 (2) Exposed electrical wires found at the food disposer on/off switch and the attic light fixture.Recommend a qualified person for further evaluation and corrections as needed to avoid any electrical hazard.

Under the kitchen sink

7.3 (3) Electrical box in the garage ceiling was missing the cover plate. Recommend a qualified person forfurther evaluation and corrections as needed to avoid electrical hazard.



7.3 (4) Ceiling fan in guest bedroom was not working at the time of the inspection. Recommend a qualifiedperson for further evaluation and repairs as needed

7.4 All electrical receptacles within 6 feet of interior plumbing fixtures, receptacles in the garage, carport andexterior walls appeared to be in good working condition.



7.5 (1) Ground-Fault Circuit Interrupter (GFCI) outlet offers protection against electrical shock by cutting offelectricity if it senses a discrepancy in the current flow. At the time of the inspection, all GFCI outlets appearedto be in good working condition.

7.5 (2) Open neutral and open hot were found at three of the kitchen GFCI receptacles. Recommend aqualified person for further evaluation and corrections as needed.

Open neutral Open hot



Open hot

7.6 The smoke detectors were tested and appeared to be in good working condition. Without a working smokedetector in your home you have no first alert to a possible fire. It is recommended to test the smoke detectorsupon moving into the home.

The electrical system of the home was inspected and reported on with the above information. While the inspector makes everyeffort to find all areas of concern, some areas can go unnoticed. Outlets were not removed. The inspection was only visual. One ormore outlets or electrical fixtures could have been not accessible; therefore, not tested. Please be aware that the inspector hasyour best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommendedthat qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.



8. Heating / Central Air Conditioning

The home inspector shall observe: Permanently installed heating and cooling systems including: Heatingequipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls;Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans,pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and thepresence of an installed heat source in each room.

The home inspector shall describe: Energy source; and Heating equipment and distribution type.

The home inspector shall: operate the systems using normal operating controls.

The home inspector shall: open readily openable access panels provided by the manufacturer or installer for routinehomeowner maintenance.

The home inspector is not required to: Operate heating systems when weather conditions or other circumstancesmay cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: Theinterior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy ofheat supply to the various rooms.

Styles & Materials

Heat Type:Heat Pump Forced Air (also provides cool air)

Energy Source:Electric

Heat SystemBrand:LENNOX

Cooling Equipment Type:Heat Pump Forced Air (also provides warmair)

Cooling Equipment EnergySource:Electricity

Central Air Brand:LENNOX

Number of AC Only Units:One

Ductwork:Insulated

Filter Type:Disposable

IN NI NP RR

8.0 Cooling and Air Handler Equipment •8.1 Automatic Safety Controls •8.2 Normal Operating Controls •

8.3Distribution Systems (including fans, pumps, ducts and piping, with supports,insulation, air filters, registers, radiators, fan coil units and convectors)

•

IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR



8.0 (1) The ambient air test was performed by using infrared sensor to determine if the difference intemperature between the supply and the return air were between 14°F and 22°F which indicates that the unitis cooling as intended. At the time of the inspection, the difference in temperature appeared to be withinrange.

It is recommended to perform a routine service on the HVAC system annually. This is to ensure trouble-freeoperation and optimum performance. The date of the last routine maintenance on the AC system appeared tobe over a year, or could not be determined. Recommend a qualified person for further evaluation and serviceas needed.



8.0 (2) Hot air would only be produced when the thermostat is set to "Emergency Mode". Recommend aqualified person for further evaluation and repairs as needed.



8.0 (3) Suction line at the interior unit is missing insulation in one or more areas. Missing insulation on suctionline can cause condensation and energy loss. Recommend a qualified person for further evaluation andcorrections as needed.

8.0 (4) Exposed electrical wires at the exterior unit. Recommend covering wires properly to avoid waterentering the conduit and prevent electrical hazard. Recommend a qualified person for further evaluation andcorrections as needed.



8.1 The safety switch was missing on the air handler. Without a safety switch, the unit will not shut-off if thedrain line is clogged. Recommend a qualified person for further evaluation and repairs as needed.

8.3 Signs of what appears to be mildew visible on ceiling ac register in the master bedroom closet.Recommend referring to the www.cdc.gov or www.epa.gov websites for information including clean-up andprevention.

The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makesevery effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive.The inspection does not involve removal and inspection behind service door, or dismantling that would otherwise reveal somethingonly a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair itemsmentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in yourfurther inspection or repair issues as it relates to the comments in this inspection report.



C:\Users\ricar\OneDrive\Documents\HomeGauge\Reports\15-10023\www.cdc.gov

C:\Users\ricar\OneDrive\Documents\HomeGauge\Reports\15-10023\www.epa.gov

9. Insulation and Ventilation

The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics andfoundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible atticventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control.

The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space atconditioned surfaces.

The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Moveinsulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filledstoops or porches, and at exterior doors.

The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipmentthat is integral with household appliances.

Styles & Materials

Attic Insulation:BlownFiberglass

Ventilation:Ridge ventsSoffit Vents

Exhaust Fans:Fan onlyFan with light

Dryer Power Source:Gas Connection

Dryer Vent:Flexible Metal

IN NI NP RR

9.0 Insulation in Attic •9.1 Venting Systems (Kitchens, Baths and Laundry) •9.2 Ventilation Fans and Thermostatic Controls in Attic •IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR

9.0 (1) Insulation in attic appeared to be low in one or more areas. Recommend a qualified person for furtherevaluation and corrections as needed.



9.0 (2) Insulation in attic appeared to be low in one or more areas. Recommend a qualified person for furtherevaluation and corrections as needed.

9.1 All vents were tested and appeared to be in good working condition at the time of the inspection.

The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makesevery effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fullyinspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Onlyinsulation that is visible was inspected. Please be aware that the inspector has your best interest in mind. Any repair itemsmentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in yourfurther inspection or repair issues as it relates to the comments in this inspection report.



10. Built-In Kitchen Appliances

The home inspector shall observe and operate the basic functions of the following kitchen appliances:Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trashcompactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven.

The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats forcalibration or automatic operation; Non built-in appliances; or Refrigeration units.

The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwiseinoperable.

Styles & Materials

Dishwasher Brand:WHIRLPOOL

Disposer Brand:BADGER

Exhaust/Range hood:NONE

Range/Oven:AMERICANA

Built in Microwave:WHIRLPOOL

Refrigerator:SAMSUNG

IN NI NP RR

10.0 Dishwasher •10.1 Ranges/Ovens/Cooktops •10.2 Range Hood (s) •10.3 Microwave Cooking Equipment •10.4 Refrigerator •10.5 Food Waste Disposer •10.6 Sink •10.7 Counters and Cabinets (representative number) •IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR

10.0 Dishwasher was tested and appeared to be in good working condition at the time of the inspection.



10.1 (1) Range was tested and appeared to be in good working condition at the time of the inspection.



10.1 (2) Range gas line was missing the sediment trap. Sediment traps are installed to catch any debris insidethe gas line and are usually installed as close to the appliance inlet as practical. Recommend a qualified personfor further evaluation and corrections as needed.

10.3 Microwave was tested and appeared to be in good working condition at the time of the inspection.



10.4 Refrigerator appeared to be in good working condition at the time of the inspection.

10.5 Food waste disposer was tested and appeared to be in good working condition at the time of theinspection.



10.6 Sink appeared to be in good working condition at the time of the inspection.

10.7 Cabinets appeared to be in good working condition at the time of the inspection.

The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes everyeffort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind.Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors beused in your further inspection or repair issues as it relates to the comments in this inspection report.



11. Lawn Sprinklers

IN NI NP RR

11.0 Sprinkler Operation •11.1 Controllers •11.2 Rotary Heads •IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR

11.0 Sprinkler system components were in place, but would not operate. Control panel was not installed atthe time of the inspection. Recommend a qualified person for further evaluation and corrections as needed.



Report Summary

CustomerMichael Smith

Address16883 Sample Circle

Orlando FL 32819


[email protected]

www.pointhomeinspect.com

The following items or discoveries indicate that these systems or components do not function as intended or adversely affectsthe habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation.This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioningcondition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report.The complete report may include additional information of concern to the customer. It is recommended that the customer read thecomplete report.

1. Roofing

1.0 Roof Coverings

Repair or ReplaceSeveral shingles missing and exposed nails found throughout the roof. Recommend a qualified personfor further evaluation and repairs as needed. Estimated remaining life expectancy of the roof is over 7years after repairs are made.



3. Garage

3.3 Occupant Door (from garage to inside of home)

Repair or Replace(1) The occupant door from inside garage to inside the home is not a fire rated door. Recommend aqualified person for further evaluation and corrections as needed.

4. Interiors

4.6 Bathroom

Repair or Replace(2) Evidence of moisture found around the showerhead and the shower door in the master bathroom.Recommend a qualified person for further evaluation and repairs as needed.



4.7 Laundry Room/Area

Repair or Replace(2) Dryer gas line was missing the sediment trap. Sediment traps are installed to catch any debrisinside the gas line and are usually installed as close to the appliance inlet as practical. Recommend aqualified person for further evaluation and corrections as needed.



5. Structural Components

5.4 Roof Structure and Attic

Repair or Replace(2) Two blocking members along the ridge were slightly cracked. Recommend a licensed contractor forfurther evaluation and corrections as needed.



6. Plumbing System

6.2 Hot Water Systems, Controls, Chimneys, Flues and Vents

Repair or Replace(2) Water heater gas line was missing the sediment trap. Sediment traps are installed to catch anydebris inside the gas line and are usually installed as close to the appliance inlet as practical.Recommend a qualified person for further evaluation and corrections as needed.

7. Electrical System

7.1 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels

Repair or Replace(1) Main disconnect panel is located outside on the left side of the home. At the time of the inspectionit appeared to be in good working condition.

One or more circuit breaker spaces were empty in the electrical panel. Circuit breaker filler plates maybe installed when a circuit breaker space is not in use. Recommend a qualified person for furtherevaluation and corrections as needed.



(3) Bushing around service entrance conductors was missing. Recommend a qualified person forfurther evaluation and corrections as needed.

7.3 Connected Devices and Fixtures (Observed from a representative number operation ofceiling fans, lighting fixtures, switches and receptacles located inside the house, garage,and on the dwelling's exterior walls)

Repair or Replace(3) Electrical box in the garage ceiling was missing the cover plate. Recommend a qualified person forfurther evaluation and corrections as needed to avoid electrical hazard.



7.5 Operation of GFCI (Ground Fault Circuit Interrupters) and AFCI (Arc Fault CircuitInterrupters)

Repair or Replace(2) Open neutral and open hot were found at three of the kitchen GFCI receptacles. Recommend aqualified person for further evaluation and corrections as needed.

Open neutral Open hot

Open hot



8. Heating / Central Air Conditioning

8.0 Cooling and Air Handler Equipment

Repair or Replace(2) Hot air would only be produced when the thermostat is set to "Emergency Mode". Recommend aqualified person for further evaluation and repairs as needed.

8.1 Automatic Safety Controls

Repair or ReplaceThe safety switch was missing on the air handler. Without a safety switch, the unit will not shut-off ifthe drain line is clogged. Recommend a qualified person for further evaluation and repairs as needed.



10. Built-In Kitchen Appliances

10.1 Ranges/Ovens/Cooktops

Repair or Replace(2) Range gas line was missing the sediment trap. Sediment traps are installed to catch any debrisinside the gas line and are usually installed as close to the appliance inlet as practical. Recommend aqualified person for further evaluation and corrections as needed.



Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the needfor a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Complianceor non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property orits marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed;The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items,or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate thestrength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage theproperty or its components or be dangerous to the home inspector or other persons; Operate any system or component that isshut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturbinsulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility;Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but notlimited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness ofany system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited tofailure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of thisinformation should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current informationconcerning this property.

Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Ricardo De la Cruz HI8957



http://www.HomeGauge.com

INVOICE


Ricardo@pointhomeinspection.com407-867-2905www.pointhomeinspect.comInspected By: Ricardo De la CruzHI-8957

Inspection Date: 10/12/2015Report ID: 15-10023

Customer Info: Inspection Property:

Michael Smith

Customer's Real Estate Professional:Mary MillerPHI Realty

16883 Sample CircleOrlando FL 32819

Inspection Fee:

Service Price Amount Sub-TotalHome Inspection / Infrared Inspection 325.00 1 325.004-Point Inspection Report 75.00 1 75.00Wind Mitigation Report 75.00 1 75.00Inspection Package Discount -50.00 1 -50.00

Tax $0.00Total Price $425.00

Payment Method: Credit CardPayment Status: Paid At Time Of InspectionNote:



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