For the Property at: XX STREET ADDRESS XX · ST. AUGUSTINE, FL 32084 Prepared for: XX CLIENT NAME XX Inspection Date: Thursday, March 15, 2018 Prepared by: Austin Barbour, Certified

INSPECTION REPORT

For the Property at:

XX STREET ADDRESS XXST. AUGUSTINE, FL 32084

Prepared for: XX CLIENT NAME XX

Inspection Date: Thursday, March 15, 2018

Prepared by: Austin Barbour, Certified Master Inspector, HI2280

HomePro Inspections2950 Halcyon Ln, Suite 201

Jacksonville, FL 32223904-268-8211800-270-9791

[email protected]

HomePro Inspections - It's About Knowing!

www.gohomepro.com

July 30, 2018

Dear XX CLIENT NAME XX,

RE: Report No. 3860

XX STREET ADDRESS XX

St. Augustine, FL

32084

Thank you for choosing HomePro Inspections! We're honored to serve you.

How to read your report:

The upcoming pages contain your report "summary", which will provide you with a brief overview of issues discovered

during your inspection. After the summary will be your full inspection report that includes more detail. At the top of each

page is a series of tabs; clicking a tab will take you immediately to that section of the report (Roofing, Exterior, Structure,

Electrical, etc.). Each tab is separated into three areas: Descriptions, Inspection Methods and Limitations, and

Observations and Recommendations. Within the body of your full inspection report, click on any blue highlighted and

underlined text for more information about that item. Please feel free to contact our office at 904-268-8211 with any

questions after you have a chance to review this entire report.

We always recommend that you have all repairs or upgrades performed by a properly qualified and licensed contractor

who is well-experienced and familiar with the work to be done. To confirm the license status of your contractor in Florida,

visit http://www.MyFloridaLicense.com

Remember, any time you have questions about homes, construction, or energy savings, HomePro is here for you. We

are your consultants for life - you have free phone consultations with one of our staff now and always! Please contact us

first on any issue in your home for objective advice...

Sincerely,

Austin Barbour, Certified Master Inspector, HI2280

on behalf of

HomePro Inspections

HomePro Inspections2950 Halcyon Ln, Suite 201

Jacksonville, FL 32223904-268-8211800-270-9791

[email protected]

www.gohomepro.com

SUMMARY

This Summary outlines issues from your full inspection report (which follows this summary). This Summary is provided as

a courtesy and cannot be considered a substitute for reading the entire inspection report. Please read this entire

document completely.

IMPORTANT: While this summary is a convenient tool, it is not your complete inspection report, and may not include

every problem noted in the full report. We strongly recommend you thoroughly review and understand your full inspection

report right away, before acting upon this cursory summary. Your full inspection report follows this summary and may

include additional items of concern, observations and recommendations, more in-depth information on the systems and

components of the home, the details and limitations of the service, plus photos and educational and reference

information. This document is confidential and for your use only; use by any other person(s) or entity is strictly prohibited.

The inspection is a two-part service; the on-site subjective inspection, which is verbal and visual, and this entire written

report; as such, it is not transferable. This summary is not intended to determine which items may need to be addressed

per any purchase and sale contract that may exist; any items or areas of uncertainty should be clarified by consulting

your real estate agent and/or attorney.

DEFINITIONS used in this report regarding problems, observations, and recommendations:

MAJOR - an item that is typically more than $1000 to repair, replace, or upgrade.

MINOR - typically less than $1000 to repair, replace, or upgrade, OR is considered an ongoing maintenance item.

SAFETY - an item that is considered a safety hazard.

We recommend that problems listed in the inspection report be evaluated and repaired/replaced by appropriately

Qualified and Experienced Licensed Contractors; please be sure to verify the status of all contractor licenses (in Florida,

visit http://www.MyFloridaLicense.com), and comply with all permitting regulations. For a convenient list of top-quality

service professionals, please visit:

https://www.gohomepro.com/trusted-contractors/

Roofing

General

Previous roof repair(s) noted which can sometimes hide clues of a past problem. Consider this as a heightened risk since

hidden problems may exist.

Repair at front Balcony- Membrane, No concerns were visible at this time- recommend optaining all Pictures/

Documentation on company/ Repair

Location: Front Upstairs Romeo/ Juliet balcony

Task: Informational - no action required

Exterior

General

Left side of main home and left side of Guest house, Exhaust covers damaged/ missing

Location: Exterior Both Structures

Task: Replacement recommended

Cost: Minor

XX STREET ADDRESS XX, St. Augustine, FL March 15, 2018 www.gohomepro.com

HomePro Inspections - It's About Knowing! www.GoHomePro.com

Report No. 3860

Page 1 of 105

SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR SITE INFO

INFRARED HEAT PUMP POOL & SPA IRRIGATION SEAWALLS DOCKS MOISTURE/M APPLIANCES RECALLCHE REFERENCE

https://www.gohomepro.com/trusted-contractors/

www.gohomepro.com

SUMMARY

Several wood shutters with Wood decay and insect damage- See WDO report

Location: Around both homes

Task: Repair recommended

Cost: Minor

Structure built for pool equip. and toy storage- no air ventilation, holding water- mold/ growth present underside of top

panels

Location: Storage stucture- rear of summer patio Kit.


WALLS \ Wood siding

Condition: Rot

Both wood sided garage door panels- insect damage and decayed wood- see Florida Pest control WDO report

Implication(s): Weakened structure | Material deterioration

Location: Guest House


DOORS \ Doors and frames

Condition: Sticker on the door stating do not open, door appears to have been replaced to Romeo and Juliet balcony,

Most exterior secondary doors have notes to "Not Open", ask seller reason

Location: 2nd floor front left guest bed

Task: Ask sellers why and demonstrate

Condition: Rot

Rot lower left and right door jamb- see Florida Pest control WDO report performed on todays date

Implication(s): Chance of damage to finishes and structure

Location: Main House- Garage access exterior door


Cost: Minor

DOORS \ Glass

Condition: Lost seal

Implication(s): Nuisance | Shortened life expectancy of material

Location: Both doors, Exterior French doors off kitchen


Cost: Minor

PORCHES, DECKS, STAIRS, PATIOS AND BALCONIES \ General

Condition: Extra clear/ shinny sealant visible at balcony stone and wall connection, no visible concerns interior guest

residence or garage below

Location: West & South side guest house balcony

Task: Ask Sellers/ Monitor

Condition: Unsafe

Areas of back porch where someone could step off and injure themselves at dusk/ night- caution, place planter or

something to block off



Report No. 3860

Page 2 of 105



https://www.discoverhorizon.com/hrb/article.aspx?ASKID=796&DROPDOWN=235421



www.gohomepro.com

SUMMARY

Implication(s): Physical injury

Location: Back Porch


Cost: Safety

PORCHES, DECKS, STAIRS, PATIOS AND BALCONIES \ Handrails and guards

Condition: Railings have areas of peeling paint, powder coating damaged- peeling, typical of environment- repair as

needed

Location: Around both structures


Time: Monitor moving forward Normal life expectancy unlikely due to hostile / corrosive environment

Condition: Loose

Balcony railing on left front of guest house

Implication(s): Fall hazard

Location: Floor #2 Balcony


Cost: safety

LANDSCAPING \ Walkway

Condition: Uneven (trip hazard)

Garage to guest house foyer, front guest house entrance, entrance to front porch main home


Location: Various locations

Cost: Safety

LANDSCAPING \ Retaining wall

Condition: Cracked

Settlement

Implication(s): Chance of movement | Weakened structure

Location: East side yard- Guest house


Time: Monitor moving forward

Electrical

General

What looks to be High voltage/ Romex wires- loose rolled up wires hanging from ceiling

Location: Closet Master Bath/ Bed

Task: Ask Seller, Informational - no action required

Structure is located in a hostile salt environment, therefore electrical equipment not reach normal life expectancy

Time: Normal life expectancy unlikely due to hostile / corrosive environment

SERVICE BOX, GROUNDING AND PANEL \ Auxiliary panel (subpanel)

Condition: Corrosion noted at exterior pool panel and 12 V pool transformer



Report No. 3860

Page 3 of 105






www.gohomepro.com

SUMMARY

Location: At pool equipment area


Cost: Minor

DISTRIBUTION SYSTEM \ Outdoor wiring

Condition: Exposed wiring noted at boatlift area

Location: Dock


Cost: Safety

DISTRIBUTION SYSTEM \ Outlets (receptacles)

Condition: Loose

Implication(s): Fire hazard | Electric shock

Location: 2nd floor, front main home sitting area- South wall


Cost: Minor

Condition: Loose


Location: Upstairs front sitting area wall


Cost: Minor

DISTRIBUTION SYSTEM \ Cover plates

Condition: Missing

Guest house bedroom

Implication(s): Electric shock

Location: Floor #2 Bedroom


Condition: For switch is missing

Switch plate missing

Location: Attic at scuttle stairs- laundry main home


Cost: Safety

DISTRIBUTION SYSTEM \ Lights

Condition: Corroded

Corrosion and broken/missing glass lens noted at exterior lantern lights

Location: All exterior lantern lights


Cost: Minor

Condition: Inoperative

Light is a florescent light fixture

Implication(s): Inadequate lighting



Report No. 3860

Page 4 of 105





https://www.discoverhorizon.com/hrb/HHRB.aspx?id=1154&DROPDOWN=18031


www.gohomepro.com

SUMMARY

Location: Attic/ over Dome


Cost: Minor


Lights at dock pavilion not functioning at time of inspection


Location: Dock


Cost: Minor

Condition: Missing

Gas Lanterns missing at columns


Location: Upstairs rear balcony sitting area

Task: Ask Sellers/ Replace

DISTRIBUTION SYSTEM \ Smoke detectors

Condition: More than 10 years old

Though they are only 9 years or so old and not 10+, recommend replacement

Implication(s): Life safety hazard

Location: Throughout both structures

Task: Upgrade recommended

Cost: Safety

Plumbing

SUPPLY PLUMBING \ Shut off valve

Condition: Buried

Implication(s): Difficult to service | Reduced system life expectancy

Location: East side of guest house


Cost: Minor

FIXTURES AND FAUCETS \ Faucet

Condition: Hot and cold reversed

Left side bathroom

Implication(s): Scalding

Location: Floor #1 Bathroom


FIXTURES AND FAUCETS \ Basin, sink and laundry tub

Condition: Under counter sink not sealed to bottom of countertop, water leaks through

Location: 1st floor Laundry room

Cost: Minor



Report No. 3860

Page 5 of 105







www.gohomepro.com

SUMMARY

Condition: Water holding, not draining fully from copper sink

Location: Main House- Kitchen Sink


Cost: Minor

Condition: Slow drains

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

Location: West side master bath sink


Cost: Minor

FIXTURES AND FAUCETS \ Bathtub

Condition: Valve and pipe assembly is not secured to anything but strength of horizontal pipes- assembly moves and

vulnerable to pipe damage, recommend securing in place

Location: Master Bath Tub

Task: Secure

FIXTURES AND FAUCETS \ Shower stall

Condition: Tiles at windowsill in shower, lose, grout missing, vulnerable to water damage from shower

Location: Upstairs middle guest bath shower

Task: Repair/ caulk

Cost: Minor

Condition: Low water flow at shower

Location: Detached garage bath


Cost: Minor

Condition: Ceiling shower head clogged holes, Hand shower wand not working properly

Location: Master Bath Shower

Task: Repair recommended Replacement recommended

Cost: Minor

Condition: Control valve loose

Shower control valve loose; seal to prevent moisture intrusion

Location: Garage/ Guest house Shower


Cost: Minor

FIXTURES AND FAUCETS \ Shower stall enclosure

Condition: Installed shower unit- not functioning properly- Lights, control panel, radio

Location: Main 1st floor right rear Guest bath


FIXTURES AND FAUCETS \ Toilet

Condition: Flush mechanism inoperative

Toilet flush handle missing



Report No. 3860

Page 6 of 105





www.gohomepro.com

SUMMARY

Implication(s): Sewage entering the building | Equipment failure

Location: detached garage downstairs bathroom


Cost: Minor

Condition: Loose

Loose and not sealed to floor

Implication(s): Sewage entering the building | Chance of water damage to contents, finishes and/or structure

Location: Master Bath


Cost: Minor

Interior

General

IR showing no moisture/ No visible concerns from past repaired Romeo/ Juliet balcony

Location: 1st Floor front guest bed- under repaired balcony


CEILINGS \ Fan

Condition: Noisy

Implication(s): Noise nuisance

Location: Upstairs front left guest bed, rubbing


Cost: Minor

WALLS \ Plaster or drywall

Condition: Cracked

Front right bathroom wall by entry door

Implication(s): Damage or physical injury due to falling materials



WINDOWS \ General


Front left playroom

Implication(s): Reduced comfort | Restricted emergency exits | System inoperative or difficult to operate

Location: Front left playroom


WINDOWS \ Glass (glazing)

Condition: Dirty and possibly fogged/clouded at time of inspection - recommend re-evaluating after proper and

thorough cleaning

Right side bedroom right window. Water stains also observed on bottom window frame




Report No. 3860

Page 7 of 105





www.gohomepro.com

SUMMARY

Task: Cleaning recommended

Condition: Dirty and possibly fogged/clouded at time of inspection - recommend re-evaluating after proper and

thorough cleaning

Location: Front stairway- guest house window

Task: Clean and Re-evaluate

Cost: Minor

Condition: Cracked

Front left play room


Location: Floor #2 Family Room


Condition: Cracked

Right rear bedroom left window




Condition: Cracked

Right rear bedroom window


Location: Bedroom Floor #2


Condition: Lost seal on double or triple glazing

Implication(s): Shortened life expectancy of material

Location: South side guest garage


Cost: Minor

Condition: Lost seal on double or triple glazing


Location: Southside detached garage

Task: Replacement Recommended

Cost: Minor

WINDOWS \ Sashes

Condition: Sash coming apart

Second story guest house rear bedroom -both windows

Implication(s): Glass breaking | Chance of damage to finishes and structure



WINDOWS \ Frames

Condition: Front left window not stained and vulnerable to decay



Report No. 3860

Page 8 of 105









www.gohomepro.com

SUMMARY

Location: Floor #2 Front sitting area


Cost: Minor


Condition: Binds

Second story bedroom balcony door (left) in the guesthouse

Implication(s): System inoperative or difficult to operate



Condition: Does not latch properly

Front left bathroom door





Media control room door


Location: Floor #1


DOORS \ Hardware

Condition: Loose

Right rear bathroom

Implication(s): Equipment failure



Condition: Loose

Right front bathroom shower door handle





Left side second story office does does not shut


Location: Floor #2 Office



Second story laundry room


Location: Floor #2 laundry room



Report No. 3860

Page 9 of 105





www.gohomepro.com

SUMMARY



Right side storage door in main home garage


Location: Floor #1 Garage



Guest house bathroom door




GARAGE \ Vehicle door operators

Condition: Sensors inoperative

Overhead garage doors do not auto reverse


Location: Both doors on right side of detached garage


Cost: Safety

Heat Pump Equipment

General

Equipment is in a hostile salt environment, and may not reach normal life expectancy

Location: Attic HVAC systems all locations


HEAT PUMP \ Duct system

Condition: Dirty

Clean

Location: Air Handler Electronic Air filters

Task: Maintenance item

Cost: Minor

Pool & Spa

CHILD-SAFE BARRIERS \ General

Condition: No child-safe barriers present


Cost: Safety



Report No. 3860

Page 10 of 105



https://www.cpsc.gov/s3fs-public/pdfs/blk_media_SafetyBarrierGuidelinesResPools.pdf

www.gohomepro.com

SUMMARY

Irrigation

SYSTEM \ General

Condition: Rain sensor not mounted to function properly

Location: Front Yard at Well / Irrigation Equip


Cost: Minor

Seawalls

MASONRY SEAWALLS, CAP & SUPPORT \ Overview

Condition: Rust/ Corrosion at rebar/ components behind seawall- see Marine contractor's inspection findings for remedy

Location: Concrete Walls- Seawalls


Docks

General

Boat lift not functioning

Large South lift is missing, Cable disconnected at motor

Location: Dock- Both Lifts



CONCRETE DOCKS \ concrete dock

Condition: Spalled Concrete dock surface

Location: Dock surface



Cost: Major

Moisture/Mold

General

Air/ Mold Samples were taken 1st floor/ 2nd floor main home, Guest House & Exterior- Results will be sent to you n

ext week




Report No. 3860

Page 11 of 105



www.gohomepro.com

SUMMARY

Appliances

EXHAUST FAN \ General

Condition: Two lights were not functioning in exhaust hood

Location: Kitchen


Cost: Minor

REFRIGERATOR \ General

Condition: Refrigerator door seal defective

Refrigerator Door seal deteriorated & Corrosion noted on door hinges

Location: Kitchen


Cost: Minor

CLOTHES WASHER \ General

Condition: Recommend upgrading to Non- bursting washing machine hoses

Location: Upstairs Main & Guest Houses


This concludes the Summary section.

The remainder of this report describes each of the home's systems and also documents any limitations, plus

observations and recommendations for improvements. Please note that the probability of undiscovered and/or

unreported MAJOR problems is low, and the probability of undiscovered and or unreported MINOR problems is high - a

visual inspection is typically limited to about 2/3 of the risks of home ownership. All homes require maintenance and

expeditious repairs to problems; allow a budget of 1-3% of the value of the home for routine annual maintenance.

For an Estimated Life Expectancy Chart for Florida homes from the International Association of Certified Home

Inspectors (InterNACHI), please visit:

https://www.nachi.org/florida-life-expectancy.htm



Report No. 3860

Page 12 of 105



https://www.nachi.org/florida-life-expectancy.htm

www.gohomepro.com

ROOFING

Descriptions

General: Roofs may leak at any time; leaks most often appear at roof penetrations, flashings, vents, as well as changes

in direction or material. A roof leak should be addressed promptly to avoid damage to the structure, interior finishes and

furnishings. Routine inspection and maintenance is recommended at least yearly as preventative measures and to

maximize roof life.

General: General view of roof



Report No. 3860

Page 13 of 105



www.gohomepro.com

ROOFING

Sloped roofing material:

Clay tile

Age 2009

Sloped roof flashing material: Metal

Flat roofing material: Appears to be Single Ply membrane, Age 2009

Flat roof flashing material: Metal

Probability of leakage: Low



Report No. 3860

Page 14 of 105




www.gohomepro.com

ROOFING

Inspection Methods and Limitations

General: This inspection cannot guarantee the roof system or how long it will be watertight in the future. Determination

of any leaks is limited to visible and accessible areas; please note that a single leak may mask others. A roof leak does

not necessarily mean the roof has to be replaced. Where indicated, your inspector may use a moisture meter and/or

infrared technology to determine the status of visible stained areas; inferences are drawn based on visual clues.

Underlying materials should be reviewed during the course of any repairs and additional repairs may be needed.

Roof inspection limited/prevented by: Lack of access (too slippery/fragile)

Inspection performed: Aerial drone

Age determined by: Online permit data search

Observations and Recommendations

General

1. Previous roof repair(s) noted which can sometimes hide clues of a past problem. Consider this as a heightened risk

since hidden problems may exist.

Repair at front Balcony- Membrane, No concerns were visible at this time- recommend optaining all Pictures/

Documentation on company/ Repair

Location: Front Upstairs Romeo/ Juliet balcony




Report No. 3860

Page 15 of 105



www.gohomepro.com

ROOFINGXX STREET ADDRESS XX, St. Augustine, FL March 15, 2018 www.gohomepro.com


Report No. 3860

Page 16 of 105



www.gohomepro.com

EXTERIOR

Descriptions

General: Protecting the exterior elements from water and pests is directly and primarily responsible for the building's

overall "health" and structural integrity. Routine inspection and monitoring of exterior areas are recommended at least

yearly as preventative measures.

General: General view of exterior

General: This report should not be construed as a termite inspection or termite clearance letter. A complete wood/pest

infestation report by a qualified State WDO inspector/cardholder is always recommended, even if not required by another

entity. Any inspection or treatment noted, either past or present, should NOT be construed to mean that the property is

currently free, and/or will remain free, of pests, wood decay, and/or wood destroying organisms.

General: Notice(s) of WDO inspection

Note: See Florida Pest Control Inspection report performed today

Gutter & downspout material: Copper

Gutter & downspout type: There is no debris protection in place. A debris-protection system is designed to allow rain

water to enter your roof drainage system while keeping leaves and other debris out (leaves and debris can clog the roof

drainage system, allowing water to back up and possibly causing damage to your roof, walls, foundation, and

landscaping).

Gutter & downspout type: Eave mounted

Downspout discharge: Below grade

Lot slope: Flat

Soffit and fascia: Wood

Wall surfaces and trim: Stone

Retaining wall: Note: Retaining wall(s) are designed to restrain land from "slumping over". Generally

speaking, the more water in the soil, the greater the force against the wall. Weep holes allow water to flow through

retaining walls but they often fail over time. Walls that project above the landscape and trap water like a dam are prone to

collapse. Recommend periodic monitoring of water drainage around the retaining wall(s) to gauge future problems;

inspect every six months.



Report No. 3860

Page 17 of 105









www.gohomepro.com

EXTERIOR

Retaining wall:

Concrete

Concrete walls surround elevated property- monitor

Driveway: Gravel

Walkway: Concrete

Window Shutters/Panels: Decorative shutters

Exterior steps: Concrete Stone

Balcony: Aluminum railings

Patio: Stone


General: Only the outer surface of the exterior wall surface can be viewed, and additional damage may exist within wall

cavity areas. The full extent of activity or damage within walls or ceilings is beyond the scope of this visual inspection and

therefore cannot be detected. Underlying materials should be reviewed during the course of repairs, and additional

repairs made as needed.

No or limited access to: Stories above first floor

Upper floors inspected from: Aerial drone

Upper floors inspected from: Ground level

Exterior inspected from: Lower floors inspected from ground level



Report No. 3860

Page 18 of 105




www.gohomepro.com

EXTERIOR


General

2. Left side of main home and left side of Guest house, Exhaust covers damaged/ missing

Location: Exterior Both Structures


Cost: Minor

3. Several wood shutters with Wood decay and insect damage- See WDO report

Location: Around both homes


Cost: Minor

4. Structure built for pool equip. and toy storage- no air ventilation, holding water- mold/ growth present underside of top

panels

Location: Storage stucture- rear of summer patio Kit.



Report No. 3860

Page 19 of 105



www.gohomepro.com

EXTERIOR


WALLS \ Wood siding

5. Condition: Rot

Both wood sided garage door panels- insect damage and decayed wood- see Florida Pest control WDO report

Implication(s): Weakened structure | Material deterioration

Location: Guest House



6. Condition: Sticker on the door stating do not open, door appears to have been replaced to Romeo and Juliet

balcony, Most exterior secondary doors have notes to "Not Open", ask seller reason

Location: 2nd floor front left guest bed

Task: Ask sellers why and demonstrate



Report No. 3860

Page 20 of 105




www.gohomepro.com

EXTERIOR

7. Condition: Rot

Rot lower left and right door jamb- see Florida Pest control WDO report performed on todays date

Implication(s): Chance of damage to finishes and structure

Location: Main House- Garage access exterior door


Cost: Minor

DOORS \ Glass

8. Condition: Lost seal

Implication(s): Nuisance | Shortened life expectancy of material

Location: Both doors, Exterior French doors off kitchen


Cost: Minor



Report No. 3860

Page 21 of 105





www.gohomepro.com

EXTERIOR

PORCHES, DECKS, STAIRS, PATIOS AND BALCONIES \ General

9. Condition: Extra clear/ shinny sealant visible at balcony stone and wall connection, no visible concerns interior guest

residence or garage below

Location: West & South side guest house balcony

Task: Ask Sellers/ Monitor

10. Condition: Unsafe

Areas of back porch where someone could step off and injure themselves at dusk/ night- caution, place planter or

something to block off


Location: Back Porch


Cost: Safety



Report No. 3860

Page 22 of 105



www.gohomepro.com

EXTERIOR

PORCHES, DECKS, STAIRS, PATIOS AND BALCONIES \ Handrails and guards

11. Condition: Railings have areas of peeling paint, powder coating damaged- peeling, typical of environment- repair

as needed

Location: Around both structures



12. Condition: Loose

Balcony railing on left front of guest house

Implication(s): Fall hazard

Location: Floor #2 Balcony


Cost: safety



Report No. 3860

Page 23 of 105




www.gohomepro.com

EXTERIOR

LANDSCAPING \ Walkway

13. Condition: Uneven (trip hazard)

Garage to guest house foyer, front guest house entrance, entrance to front porch main home


Location: Various locations

Cost: Safety

LANDSCAPING \ Retaining wall

14. Condition: Cracked

Settlement

Implication(s): Chance of movement | Weakened structure

Location: East side yard- Guest house


Time: Monitor moving forward



Report No. 3860

Page 24 of 105





www.gohomepro.com

STRUCTURE

Descriptions

General: Comments in this section are made based on visible clues present. Maintaining the structural integrity of a

building is primarily a matter of protecting all structural elements from water and pests. Routine inspection and monitoring

of critical areas are recommended at least yearly as preventative measures. Structures built to accommodate unusual

soils or special conditions will usually have special maintenance requirements.

General: General view of structural elements

Configuration: Slab-on-grade

Foundation material: Poured concrete

Floor construction: Concrete

Exterior wall construction: Cast-in-place concrete

Roof and ceiling framing: Trusses Plywood sheathing


General: Access to internal construction elements is typically impaired, and little of the foundation and structural

elements are usually available for inspection.

Inspection limited/prevented by: Ductwork Low clearance Spray foam

Attic/roof space:

Entered but access was limited



Report No. 3860

Page 25 of 105









www.gohomepro.com

STRUCTUREXX STREET ADDRESS XX, St. Augustine, FL March 15, 2018 www.gohomepro.com


Report No. 3860

Page 26 of 105



www.gohomepro.com

ELECTRICAL

Descriptions

General: Please click here for electrical safety tips from the Consumer Product Safety Commission.

Maintaining an electrical system is primarily a matter of routine inspection and keeping connections tight and clean, as

well has having necessary repairs done promptly and professionally. Have your electrical system inspected every six (6)

months. Child protection devices should be used to cover electrical openings (i.e., receptacles) when needed. Any

electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to

the entire building should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seem. All

alarms should be tested twice per year. See Local Utility Authority for electrical consumption history.

General: General view of electrical components



Report No. 3860

Page 27 of 105



http://www.gohomepro.com/pdf/CPSChomewiringhazards.pdf

www.gohomepro.com

ELECTRICAL

Service entrance cable and location: Underground - cable material not visible

Service size: Estimated to be 800 Amp (120/240V)

Main disconnect/service box type and location:

Breakers -exterior wall

At detached garage

System grounding material and type: Not visible

Distribution panel type and location: Breakers - garage

Distribution panel rating: 200 Amps

Electrical panel manufacturers: Age of main distribution panel (estimated mfr. date)

Note: 2009

Electrical panel manufacturers: Square D

Auxiliary panel (subpanel) type and location: Breakers - guest suite Square D

Auxiliary panel (subpanel) type and location:

Breakers - utility room

Square D

Breakers - garage

Square D

Breakers - exterior wall

Square D (at detached garage)

Breakers - exterior wall

Square D (at pool equipment)



Report No. 3860

Page 28 of 105












www.gohomepro.com

ELECTRICAL

Auxiliary panel (subpanel) rating: Age of sub-panel (est. mfr. date)

Note: 2009

Auxiliary panel (subpanel) rating: Manufacturer: Square D

Auxiliary panel (subpanel) rating: 200 Amps

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

Type and number of outlets (receptacles): Grounded - typical

Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI): GFCI - bathroom GFCI - exterior GFCI - garage

GFCI - kitchen AFCI - bedroom

Smoke detectors: Test button(s) audible when pressed. WARNING: the audible sound of a smoke alarm is not an

indicator or guarantee that the smoke detection feature is functional.

Smoke detectors: Present Combination type (photoelectric and ionization)

Carbon monoxide (CO) detectors: Present Combination smoke/CO detector(s) noted


General: Sealed boxes are not opened; only a representative number of outlets are checked during this inspection; not

all outlets may be accessible/checked; nor are concealed components inspected. During the inspection, inoperative light

fixtures are assumed to have burned out bulbs. Light bulbs are not changed during the inspection, and fixtures are not

removed. If the problem is not a bad bulb, it is normally necessary to contact an electrician. Please note that the

functionality of security systems are not checked by state statue. If a security/alarm system is present, we recommend

that you contact a licensed alarm company for a specialized security system evaluation/service. Likewise, if a satellite

dish is present, that service/equipment is also not checked for functionality; please contact installer for evaluation and/or

service. Electromagnetic fields (EMF) are not checked.

Inspection limited/prevented by: Main breaker interlock would not allow opening enclosure, to view breaker, without

shutting down power to the entire house; Main breaker size was estimated

Panel covers: Panel covers could not be removed as wall trim was installed around perimeter of cover

System ground: Not accessible Continuity not verified Quality of ground not determined

Circuit labels: The accuracy of the circuit index (labels) was not verified.


General

15. What looks to be High voltage/ Romex wires- loose rolled up wires hanging from ceiling

Location: Closet Master Bath/ Bed

Task: Ask Seller, Informational - no action required



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ELECTRICAL

16. Structure is located in a hostile salt environment, therefore electrical equipment not reach normal life expectancy


SERVICE BOX, GROUNDING AND PANEL \ Auxiliary panel (subpanel)

17. Condition: Corrosion noted at exterior pool panel and 12 V pool transformer

Location: At pool equipment area


Cost: Minor

DISTRIBUTION SYSTEM \ Outdoor wiring

18. Condition: Exposed wiring noted at boatlift area

Location: Dock


Cost: Safety



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Page 30 of 105



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ELECTRICAL

DISTRIBUTION SYSTEM \ Outlets (receptacles)



Location: 2nd floor, front main home sitting area- South wall


Cost: Minor



Location: Upstairs front sitting area wall


Cost: Minor



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Page 31 of 105





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ELECTRICAL

DISTRIBUTION SYSTEM \ Cover plates

21. Condition: Missing

Guest house bedroom

Implication(s): Electric shock



22. Condition: For switch is missing

Switch plate missing

Location: Attic at scuttle stairs- laundry main home


Cost: Safety

DISTRIBUTION SYSTEM \ Lights

23. Condition: Corroded

Corrosion and broken/missing glass lens noted at exterior lantern lights

Location: All exterior lantern lights


Cost: Minor



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Page 32 of 105




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ELECTRICAL

24. Condition: Inoperative

Light is a florescent light fixture


Location: Attic/ over Dome


Cost: Minor


Lights at dock pavilion not functioning at time of inspection


Location: Dock


Cost: Minor



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Page 33 of 105





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ELECTRICAL

26. Condition: Missing

Gas Lanterns missing at columns


Location: Upstairs rear balcony sitting area

Task: Ask Sellers/ Replace

DISTRIBUTION SYSTEM \ Smoke detectors

27. Condition: More than 10 years old

Though they are only 9 years or so old and not 10+, recommend replacement

Implication(s): Life safety hazard

Location: Throughout both structures


Cost: Safety



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Page 34 of 105




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HEATING

Descriptions

General: Please see these tips from the EPA BurnWise program.

Fireplaces/stoves should never be left unattended while in operation. Use only the appropriate fuel designed for the

fireplace/stove; to use inappropriate fuel can create harmful vapors as well as cause mechanical damage. Have the

fireplace/stove system cleaned and inspected by a Qualified Licensed Chimney Sweep prior to each season's use.

General: General view of components

Fuel/energy source: Gas

Fireplace/stove:

Gas fireplace

Vent-free gas fireplace - Guest house

Gas fireplace

Vent-free gas log fireplace - Main living room



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https://www.epa.gov/burnwise




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HEATING

Chimney/vent: None

Combustion air source: Interior of building


General: Inspection of the fireplace/stove is limited to the visible and accessible portions. Any gas pilot lights are not lit

during the inspection (inspection limitation).



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INSULATION AND VENTILATION

Descriptions

General: Insulation levels (R value) is estimated based on construction of the structure, as actual measurement is often

impractical. Your inspector may use infrared technology to determine the status hidden areas; inferences are drawn

based on visual clues. Environmental, material, situational, and numerous other restrictions may limit the usefulness of

the infrared information on the day of service.

General: General view of insulation

Attic/roof insulation material: Spray Foam

Note: Both Main and Guest House structures

Attic/roof insulation amount/value: Estimated to be R-38

Attic/roof ventilation:

None found

Typical

Wall insulation material: Not visible


General: Inspection of insulation is always limited due to the concealed nature of insulation in wall cavities, attic spaces,

etc.

Attic inspection performed: By entering attic, but access was limited



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https://www.discoverhorizon.com/hrb/HHRB.aspx?id=1727


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PLUMBING

Descriptions

General: Please click this link for water saving ideas from WaterSense.

Please note that a single plumbing leak may mask additional leaks in the system; ensure that a licensed plumber

re-evaluates entire plumbing system after completion of any repairs. Have your plumbing system and equipment

inspected yearly as a preventative measure. Water quality testing can be performed for an additional charge, contact

HomePro Inspections at 904-268-8211 for pricing.

General: General view of plumbing components

Note: Sauna Operated at time of inspection though I did not take it to full temperature

Normal Operation Normal Operation



Report No. 3860

Page 38 of 105



http://www.gohomepro.com/pdf/WaterSenseSaveWater.pdf

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PLUMBING

Sauna- Operated

Water supply source: Public

Service piping into building: Plastic

Supply piping in building: Original - supply piping appears to have no modifications, additions, or updates.

Supply piping in building: CPVC (Chlorinated PolyVinylChloride)

Main water shut off valve at the: Not Located- Ask Seller

Water heater type: Tankless/indirect

Water heater fuel/energy source: Gas

Water heater manufacturer:

Rinnai

(3)- Ages 2008

Water heater location: Left and Right sides of main Home

Water heater location: Garage

Water heater failure probability: High

Hot water circulating system: None

Waste disposal system: Lift Station



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PLUMBING

Waste disposal system: Public

Waste and vent piping in building: PVC plastic

Floor drain location: Garage Floor

Water treatment system: Water softener

Gas piping: Steel Copper CSST (Corrugated Stainless Steel Tubing)

Main fuel shut off valve at the:

Exterior

Gas meter

In Ground Tank- front yard at street

Exterior hose bibb (outdoor faucet): Present Freeze resistant

Location of fuel storage tank/system: Front Exterior


General: Determination of leakage is limited to areas where pipes are visible and accessible; inferences are drawn

based on visual clues. Please note that a single plumbing leak may mask additional leaks in the system; ensure that a

licensed plumber re-evaluates entire plumbing system after completion of any repairs. It is beyond the scope of this

visual inspection to assess/identify environmental hazards or determine the degree of salinity, quality, flow, or volume of

any water supply, or to report on the operational effectiveness of any water treatment equipment.

Items excluded from a building inspection: There is a water treatment or filtration system present, but the

functionality of these cannot be evaluated or tested as a part of an inspection (however, pipe and connections were

visually assessed for leakage). Contact the water treatment/filtration company who installed the system for maintenance

records and proper full evaluation (plus verify ownership/lease status).

Items excluded from a building inspection: Well Water quality Isolating/relief valves & main shut-off valve

Concealed plumbing Tub/sink overflows Water heater relief valves are not tested The performance of floor drains or

clothes washing machine drains



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PLUMBING


SUPPLY PLUMBING \ Shut off valve

28. Condition: Buried

Implication(s): Difficult to service | Reduced system life expectancy

Location: East side of guest house


Cost: Minor

FIXTURES AND FAUCETS \ Faucet

29. Condition: Hot and cold reversed

Left side bathroom

Implication(s): Scalding



FIXTURES AND FAUCETS \ Basin, sink and laundry tub

30. Condition: Under counter sink not sealed to bottom of countertop, water leaks through

Location: 1st floor Laundry room

Cost: Minor



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PLUMBING

31. Condition: Water holding, not draining fully from copper sink

Location: Main House- Kitchen Sink


Cost: Minor

32. Condition: Slow drains

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

Location: West side master bath sink


Cost: Minor

FIXTURES AND FAUCETS \ Bathtub

33. Condition: Valve and pipe assembly is not secured to anything but strength of horizontal pipes- assembly moves

and vulnerable to pipe damage, recommend securing in place

Location: Master Bath Tub

Task: Secure



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PLUMBING

FIXTURES AND FAUCETS \ Shower stall

34. Condition: Tiles at windowsill in shower, lose, grout missing, vulnerable to water damage from shower

Location: Upstairs middle guest bath shower

Task: Repair/ caulk

Cost: Minor

35. Condition: Low water flow at shower

Location: Detached garage bath


Cost: Minor

36. Condition: Ceiling shower head clogged holes, Hand shower wand not working properly

Location: Master Bath Shower

Task: Repair recommended Replacement recommended

Cost: Minor

37. Condition: Control valve loose

Shower control valve loose; seal to prevent moisture intrusion

Location: Garage/ Guest house Shower


Cost: Minor

FIXTURES AND FAUCETS \ Shower stall enclosure

38. Condition: Installed shower unit- not functioning properly- Lights, control panel, radio

Location: Main 1st floor right rear Guest bath




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PLUMBING

FIXTURES AND FAUCETS \ Toilet

39. Condition: Flush mechanism inoperative

Toilet flush handle missing

Implication(s): Sewage entering the building | Equipment failure

Location: detached garage downstairs bathroom


Cost: Minor


Loose and not sealed to floor

Implication(s): Sewage entering the building | Chance of water damage to contents, finishes and/or structure

Location: Master Bath


Cost: Minor



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INTERIOR

Descriptions

General: This inspection is done to a generalist level, and does not include an all-exhaustive punch list of minor

problems and maintenance needs. Inspectors do not move furnishings, carpet, rugs, shelves, stored items, or coverings

to improve viewing or access; viewing of each and every interior area is impossible. Where indicated, your inspector

may use a moisture meter and/or infrared technology to determine the status of visible stained areas; inferences are

drawn based on visual clues. Determination of any leaks is limited to visible and accessible areas; please note that a

single leak may mask others.

General: General view of interior



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INTERIOR

Major floor finishes: Hardwood Stone

Major wall finishes: Plaster/drywall Stucco/texture/stipple

Major ceiling finishes: Plaster/drywall Stucco/texture/stipple

Windows: Fixed Casement Wood

Glazing: Double

Exterior doors - type/material: Hinged French Metal Metal-clad Garage door - metal

Doors: Garage door opener auto safety reversing feature tested and working at time of appointment

Bathroom ventilation: Exhaust fan

Stairs and railings: Inspected

Accessibility equipment:

Elevators

Shaft Built- Elevator Installer was out to check for installation


General: Multilayered glazing in windows (or doors) is often subject to leakage at the seals between the glazing

sections. The result is often a film or cloudiness between the glass known as "fogging". It is important to recognize that

the evidence of seal loss ("fogged") may come and go with temperature and/or humidity changes, time of day, time of

year, etc. As such, these failed seals are frequently not detectable during the limited time frame of an inspection; fogging

may not be visible due to screens, dirt, rain, sun glare, humidity, inside temperature, and/or outside temperature.

Windows considered "fogged" at time of inspection may not show fogginess later due to a change in conditions; and if a

window does not show fogged later, it does not mean it won't again become fogged.

Not included as part of a building inspection: Security systems and intercoms Decorative items



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INTERIOR


General

41. IR showing no moisture/ No visible concerns from past repaired Romeo/ Juliet balcony

Location: 1st Floor front guest bed- under repaired balcony


CEILINGS \ Fan

42. Condition: Noisy

Implication(s): Noise nuisance

Location: Upstairs front left guest bed, rubbing


Cost: Minor

WALLS \ Plaster or drywall


Front right bathroom wall by entry door



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INTERIOR

Implication(s): Damage or physical injury due to falling materials



WINDOWS \ General


Front left playroom

Implication(s): Reduced comfort | Restricted emergency exits | System inoperative or difficult to operate

Location: Front left playroom


WINDOWS \ Glass (glazing)

45. Condition: Dirty and possibly fogged/clouded at time of inspection - recommend re-evaluating after proper and

thorough cleaning

Right side bedroom right window. Water stains also observed on bottom window frame



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INTERIOR


Task: Cleaning recommended

46. Condition: Dirty and possibly fogged/clouded at time of inspection - recommend re-evaluating after proper and

thorough cleaning

Location: Front stairway- guest house window

Task: Clean and Re-evaluate

Cost: Minor


Front left play room


Location: Floor #2 Family Room




Report No. 3860

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INTERIOR


Right rear bedroom left window





Right rear bedroom window


Location: Bedroom Floor #2


50. Condition: Lost seal on double or triple glazing


Location: South side guest garage



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Page 50 of 105






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INTERIOR


Cost: Minor



Location: Southside detached garage

Task: Replacement Recommended

Cost: Minor

WINDOWS \ Sashes

52. Condition: Sash coming apart

Second story guest house rear bedroom -both windows

Implication(s): Glass breaking | Chance of damage to finishes and structure



WINDOWS \ Frames

53. Condition: Front left window not stained and vulnerable to decay

Location: Floor #2 Front sitting area


Cost: Minor



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INTERIOR


54. Condition: Binds

Second story bedroom balcony door (left) in the guesthouse




55. Condition: Does not latch properly

Front left bathroom door





Media control room door



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INTERIOR


Location: Floor #1


DOORS \ Glass (glazing)


All four panes


Location: Right door, upstairs front left guest bed


Cost: Minor

DOORS \ Hardware


Right rear bathroom






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INTERIOR


Right front bathroom shower door handle





Left side second story office does does not shut


Location: Floor #2 Office




Report No. 3860

Page 54 of 105




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INTERIOR


Second story laundry room


Location: Floor #2 laundry room



Right side storage door in main home garage


Location: Floor #1 Garage




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Page 55 of 105



www.gohomepro.com

INTERIOR


Guest house bathroom door




GARAGE \ Floor


Slab cracking noted at detached garage; Recommend sealing/patching to avoid further

widening

Implication(s): Uneven floors

Location: Detached garage


Cost: Minor



Report No. 3860

Page 56 of 105




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INTERIOR

GARAGE \ Vehicle door operators

65. Condition: Sensors inoperative

Overhead garage doors do not auto reverse


Location: Both doors on right side of detached garage


Cost: Safety



Report No. 3860

Page 57 of 105



www.gohomepro.com

INTERIORXX STREET ADDRESS XX, St. Augustine, FL March 15, 2018 www.gohomepro.com


Report No. 3860

Page 58 of 105



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SITE INFO

Descriptions

General: Please click here for your complimentary Energy Savings Guide.

If you have not attended the inspection appointment, there is likely to be much that you won't know by only reading this

report; if you have any questions, please call 904-268-8211 to speak with HomePro staff after reviewing this report

completely. It is beyond the scope of this visual inspection to determine air quality or assess/identify environmental

hazards. If so desired, mold, particulate, lead paint, asbestos, "meth lab", water and/or radon sampling can be performed

separately for an additional charge; contact our office for pricing.

General: General view of site/property

Weather: Sunny Clear Ground was dry

Approximate temperature: Exterior temperature



Report No. 3860

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http://www.gohomepro.com/pdf/JEAsavewaterenergy.pdf

www.gohomepro.com

SITE INFO

Attendees: HomePro Inspector: Austin Barbour, Certified Master Inspector, Florida License #HI2280. Additional

HomePro inspector(s) Client(s) Client's representative/friend/family

Attendees: Buyer's Agent Seller's Agent

Access to home provided by: Buyer's agent

Occupancy: The home was occupied at the time of the inspection.

Utilities: Electric service was on at time of inspection. Water service was on at time of inspection. Gas service was

on at time of inspection.

Approximate age of home: Age 2009

Garage, carport and outbuildings: Boat/ Walk Ramp

Garage, carport and outbuildings: Dock



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SITE INFO

Garage, carport and outbuildings:

Guest house



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INFRARED

Descriptions

General: Infrared technology converts temperature variances into a color picture that may assist in detecting areas of

moisture intrusion, thermal loss, fire hazards, and other issues. The use of an infrared camera may increase the

probability of detecting problems or determining the cause of a problem. Environmental, material, situational, and

numerous other restrictions may limit the usefulness of the infrared information on the day of service.

Exterior:

Walls

Windows

Interior: Electrical Panel



Report No. 3860

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www.gohomepro.com

INFRARED

Interior: Interior wall(s)



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INFRARED

Windows: Windows



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HEAT PUMP EQUIPMENT

Descriptions

General: Click here for energy efficiency tips from EnergyStar.

Keeping equipment clean and in good working order are the primary tasks an owner should perform. Change filters

frequently, and have regularly scheduled preventive maintenance inspections, cleanings, and service by a qualified

licensed HVAC professional. This will insure optimum performance of your system, and will encourage long life.

General: General view of heat pump equipment

Media Room Air Handler #4 Upstairs Air Handler #3

Sample of Thermostats Guest House Garage AC



Report No. 3860

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http://www.energystar.gov/index.cfm?c=heat_cool.pr_hvac

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HEAT PUMP EQUIPMENT

Air Handler #1 Upstairs Air Handler #2

Sample of Electronic Air filters at All Right Side AC Compressors



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Page 66 of 105



www.gohomepro.com

HEAT PUMP EQUIPMENT

Guest House AC Left Side AC Compressors

Guest House AC Compressors

Heat Pump #1 Type and Style: Type: Air to Air Style: Split High Failure Probability

Heat Pump #1 Air Handler Location and Size: Garage 60000 BTU

Heat Pump #1 Air Handler Mfr and Age:

Trane

Age 2008

Heat Pump #1 Air Handler Drain Pan and Overflow Shutoff : Overflow Shutoff Present

Heat Pump #1 Compressor Location and Size: Exterior 60000 BTU

Heat Pump #1 Compressor Mfr and Age:

Trane

Age 2008



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HEAT PUMP EQUIPMENT

Heat Pump #1 Supply Temperature : Supply Temperature

Note: AC supply temperature was 54 degrees F

Heat Pump #1 Temperature Differential: Acceptable


Heat Pump #2 Air Handler Location and Size: Interior Closet 48000 BTU


Trane

Age 2008

Heat Pump #2 Air Handler Drain Pan and Overflow Shutoff: Drain Pan Present Overflow Shutoff Present



Trane

Age 2008





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www.gohomepro.com

HEAT PUMP EQUIPMENT





Trane

Age 2008




Trane

Age 2008

Heat Pump #3 Supply Temperature: Supply Temperature




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www.gohomepro.com

HEAT PUMP EQUIPMENT





Trane

Age 2008




Trane

Age 2008





Heat Pump #5 Air Handler Location and Size:

Garage

Guest House Garage Ceiling

36000 BTU


Trane

Age 2007





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www.gohomepro.com

HEAT PUMP EQUIPMENT


Trane

Age 2007




Heat Pump #6 Type and Style : Type: Air to Air Style: Split High Failure Probability

Heat Pump #6 Air Handler Location and Size:

Interior Closet

Guest House

36000 BTU


Trane

Age 2007




Trane

Age 2007





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www.gohomepro.com

HEAT PUMP EQUIPMENT



General: Any deficiencies noted are based only on visual inspection; no comment is made regarding electrical, gauge,

or pressure performance of the equipment. It is beyond the scope of this inspection to determine or comment on air

quality; Mold, particulate, lead paint, asbestos, and/or radon sampling can be performed for an additional charge, contact

HomePro Inspections at 904-268-8211 for pricing.

Heat pump only tested in: Heating mode Cooling mode


General

66. Equipment is in a hostile salt environment, and may not reach normal life expectancy

Location: Attic HVAC systems all locations


HEAT PUMP \ Duct system

67. Condition: Dirty

Clean

Location: Air Handler Electronic Air filters

Task: Maintenance item

Cost: Minor



Report No. 3860

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HEAT PUMP EQUIPMENTXX STREET ADDRESS XX, St. Augustine, FL March 15, 2018 www.gohomepro.com


Report No. 3860

Page 73 of 105



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POOL & SPA

Descriptions

General: General view of components



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POOL & SPA

General: Please see separate specialized pool inspection report that has been or will be completed by a 3rd party

Note: See Pool Inspection report performed by Batt's Pool Builders on Wednesday per client- over look only

Pool / Spa type: This is also called a negative edge or vanishing edge pool. This feature produces a visual effect of

water extending to the horizon, vanishing, or extending to "infinity". Spa Electronic control panel present

Interior Finish Materials: Pebble-surface


General: Per seller/ Agent/ Client they do NOT want me (Homepro) to Inspect pool/ Equipment- Visual over look only


CHILD-SAFE BARRIERS \ General

68. Condition: No child-safe barriers present


Cost: Safety



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https://www.cpsc.gov/s3fs-public/pdfs/blk_media_SafetyBarrierGuidelinesResPools.pdf

www.gohomepro.com

IRRIGATION

Descriptions

General: Determination of leakage is limited to areas where pipes are visible and accessible; inferences are drawn

based on visual clues. Please note that a single plumbing leak may mask additional leaks in the system; ensure that a

licensed plumber evaluates entire system after completion of any repairs.

General: General view of irrigation system/components

Control Location: Control Type: Electronic control board

Note: Located at Irrigation Well equipment front yard at street- was told by Agents that irrigation is shared with North

Neighbor

Rain Sensor: Installed



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IRRIGATION


General: Each and every individual sprinkler head is not checked for operation; a representative sample is checked for

functionality. It is beyond the scope of this inspection to inspect timers, moisture sensors, or other automatic functions.


SYSTEM \ General

69. Condition: Rain sensor not mounted to function properly

Location: Front Yard at Well / Irrigation Equip


Cost: Minor



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SEAWALLS

Descriptions

General: Joints between seawall panels should be kept sealed. Backfilling of low areas behind the seawall(s) may be

needed on a periodic basis. Recommend periodic monitoring of the seawall(s) to gauge future problems; inspect every

six months. Please know that waterfront properties tend to be subject to higher winds, waters, mildew, salt, erosion,

and/or other harsh environmental issues. By its nature, waterfront property is at a higher risk than normal. Check with

local authorities regarding flooding, wind risk, evacuation, insurability, etc.

General: General view of seawall elements

General: Please see separate specialized seawall inspection report that has been or will be completed by a 3rd party

Note: See Marine Contractor's Inspection report that was per client going to be performed this afternoon

Concrete & sheet-pile seawall panels, cap & support: Poured in place concrete panels Concrete cap


General: This visual inspection is not able to determine the condition at the base of the seawall(s) or condition below the

water line.

Inspection performed:

Visual from above

Please see Marine contractors inspection report that I was told would be performed this afternoon


MASONRY SEAWALLS, CAP & SUPPORT \ Overview

70. Condition: Rust/ Corrosion at rebar/ components behind seawall- see Marine contractor's inspection findings for

remedy

Location: Concrete Walls- Seawalls




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SEAWALLSXX STREET ADDRESS XX, St. Augustine, FL March 15, 2018 www.gohomepro.com


Report No. 3860

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DOCKS

Descriptions

General: Recommend periodic monitoring of the dock(s) to gauge future problems; inspect every six months. Please

know that waterfront properties tend to be subject to higher winds, waters, mildew, salt, erosion, and/or other harsh

environmental issues. By its nature, waterfront property is at a higher risk than normal. Check with local authorities

regarding flooding, wind risk, evacuation, insurability, etc.

General: General view of dock components

General: Please see separate specialized dock inspection report that has been or will be completed by a 3rd party

Note: See Marine Contractor's Inspection report that was per client going to be performed this afternoon



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DOCKS


General: This visual inspection is not able to determine the condition underneath or at the base of the dock(s) or any

condition below the water line.

Inspection performed: Visual from above


General

71. Boat lift not functioning

Large South lift is missing, Cable disconnected at motor

Location: Dock- Both Lifts





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DOCKS

CONCRETE DOCKS \ concrete dock

72. Condition: Spalled Concrete dock surface

Location: Dock surface



Cost: Major



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MOISTURE/MOLD

Descriptions

General: Click here for "A Brief Guide to Mold, Moisture, and Your Home" from the EPA.

A Mold Screening is a visual evaluation of the interior looking for evidence of mold-like substances and the conditions

that cause mold, while a Moisture Analysis blends the visual observations of the interior and exterior of the building

envelope with moisture equipment readings and infrared thermography to determine the extent and source of moisture

intrusion into the structure (a condition that can cause mold).

General: Interior temperature and relative humidity measurement.

(At time of inspection - these are subject to change with weather and HVAC settings). For optimal comfort and indoor air

quality, the EPA recommends that indoor humidity be kept below 60% and ideally between 30-50%.


General: Determination of any moisture or mold is limited to visible and accessible areas. While your inspector will use

a moisture meter and/or infrared technology to determine the status of visible stained areas (either currently wet or dry),

inferences are often drawn based on visual clues that we may not have the ability to confirm. Underlying materials

should be reviewed during the course of any repairs which may require additional repairs that cannot be known based on

a visual inspection.

Interior components: Non - Intrusive


General

73. Air/ Mold Samples were taken 1st floor/ 2nd floor main home, Guest House & Exterior- Results will be sent to

you next week




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http://www.gohomepro.com/pdf/HPMold.pdf

http://www.epa.gov/iedmold1/preventionandcontrol.html

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APPLIANCES

Descriptions

General: Wine Cooler present. High failure probability (in 5 years).

General: The continued operation of all motor driven appliances is dependent on many internal factors which cannot be

measured by a visual inspection. All appliance ages are approximates.

General: General view of kitchen area

General: Gas grill at exterior (permanent installation)



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APPLIANCES

Range: Age of Range (estimated year of manufacture)

Range:

Gas

Maytag 2009 (at guest suite)

Gas

Wolf

Medium failure probability

Exhaust fan/range hood:

Discharge to exterior

Vent-A-Hood 2009

Recirculating type

Nutone 2009 (at guest suite)


Refrigerator: Age of Refrigerator (estimated year of manufacture)

Refrigerator: At guest suite - GE

Refrigerator: At kitchen

Note: Sub-Zero

Refrigerator: Medium failure probability

Freezer: Ice maker - KitchenAid - 2009

Freezer: Medium failure probability

Dishwasher: Age of Dishwasher (estimated year of manufacture)

Dishwasher:

Built-in

Thermador

Built-in



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APPLIANCES

GE (at guest suite)


Microwave oven: Portable unit only

Waste disposal:

Continuous feed

InSinkErator 2009 (at guest suite)

Continuous feed

(2) InSinkErator 2009


Washer and dryer: Age of Washer (estimated year of manufacture) Age of Dryer (estimated year of manufacture)

Washer and dryer:

Front-loading washer

GE

Electric dryer

GE

Medium failure probability - washer

Medium failure probability - dryer

Doorbell: Wired type Front door


General: Proper operation of oven timers, range/oven temperature controls, dishwasher drying cycles, ice maker

functionality, etc. is not verified, due to time constraints. Inspectors do not move furnishings, equipment, carpet, rugs, or

other stored items to improve access; viewing of interior areas will be restricted.

General: Refrigerator water supply connection (hidden area that is vulnerable; monitor regularly).

General: Appliances are tested for basic operation only. Accuracy of oven temperature was not tested. Self-cleaning

features of oven not tested. Defrosting feature was not tested on refrigerator. Defrosting feature was not tested on

freezer. Effectiveness of dishwasher drying cycle not tested. Dishwasher was not put through a full cycle.

Not Tested/Not In Service: Gas grill at summer kitchen; gas was turned off, therefore grill was not operated


EXHAUST FAN \ General

74. Condition: Two lights were not functioning in exhaust hood

Location: Kitchen


Cost: Minor

REFRIGERATOR \ General

75. Condition: Refrigerator door seal defective

Refrigerator Door seal deteriorated & Corrosion noted on door hinges



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APPLIANCES

Location: Kitchen


Cost: Minor

CLOTHES WASHER \ General

76. Condition: Recommend upgrading to Non- bursting washing machine hoses

Location: Upstairs Main & Guest Houses




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RECALLCHEK

Descriptions

General: Max-E-Therm 333 Pool Heater

General: Alfresco outdoor grill

General: RecallChek has compiled a database of hundreds of millions of consumer recalls from public records dating

back to January 1, 1974, creating a valuable system to check for dangerous defects in select home

appliances/equipment. The items below have been sent to the RecallChek service for research - you will receive your

custom RecallChek report by email, typically within 72 hours of your inspection appointment. If you do not receive your

report, please contact HomePro Inspections at 904-268-8211 and we will gladly re-send it.

Air Conditioner / Heat Pump:

Trane

Main house - garage



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RECALLCHEK

Trane

Main home control room

Trane

Guest house



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RECALLCHEK

Trane

Right front main house

Trane

Right rear main house



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RECALLCHEK

Trane

Left front main house

Trane

Left rear main house



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RECALLCHEK

Trane

Guest house

Trane

Guest house



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RECALLCHEK

Trane

Guest house

Trane

Front right bath



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RECALLCHEK

Trane

Second story main hall

Water Heater:

Rinnai

Right side main house



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RECALLCHEK

Rinnai

Left side main house

Rinnai

Guest house



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RECALLCHEK

Refrigerator:

GE

Guest house

Sub-Zero

Label not visible

Range:

Maytag

Guest house



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RECALLCHEK

Wolf

Label not visible

Dishwasher: Thermador

Dishwasher:

GE

Guest house



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RECALLCHEK

Waste Disposal: InSinkErator

Waste Disposal: InSinkErator



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RECALLCHEK

Waste Disposal:

General

Badger - Guest house

Exhaust Fan: VentAHood - label not visible

Exhaust Fan: NuTone - Guest House



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RECALLCHEK

Washer:

Amana

Left side craft room

GE

Guest house



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RECALLCHEK

Whirlpool

Second story

Dryer:

GE

Guest house



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RECALLCHEK

Whirlpool

Second story

Pool Pump: WhisperFlo



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RECALLCHEK

Pool Pump: Pentair



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RECALLCHEK


General: RecallChek cannot research appliances/equipment when the data plate is not found or is not readable.

Model number plate not found or not legible on: Gulf Stream Pool Heater

END OF REPORT



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REFERENCE LIBRARY

The links below connect you to a series of documents that will help you understand your home and how it works. These

are in addition to links attached to specific items in the report.

Click on any link to read about that system.

01. ROOFING, FLASHINGS AND CHIMNEYS

02. EXTERIOR

03. STRUCTURE

04. ELECTRICAL

05. HEATING

06. COOLING/HEAT PUMPS

07. INSULATION

08. PLUMBING

09. INTERIOR

10. APPLIANCES

11. LIFE CYCLES AND COSTS

12. SUPPLEMENTARY

Asbestos

Radon

Urea Formaldehyde Foam Insulation (UFFI)

Lead

Carbon Monoxide

Mold

Household Pests

Termites and Carpenter Ants

13. HOME SET-UP AND MAINTENANCE

14. MORE ABOUT HOME INSPECTIONS



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https://hcloud.blob.core.windows.net/hrbpdfs/HRB_1_Roofing_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_2_Exterior_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_3_Structure_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_4_Electrical_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_5_Heating_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_6_Cooling_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_7_Insulation_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_8_Plumbing_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_9_Interior_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_10_Appliances_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_11_Life_Cycles_2013.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_12_Supplementary_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_13_Maintenance_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_14_Appendix_A_2011.pdf

www.gohomepro.com

Documents

For the Property at: XX STREET ADDRESS XX · ST. AUGUSTINE, FL 32084 Prepared for: XX CLIENT NAME XX Inspection Date: Thursday, March 15, 2018 Prepared by: Austin Barbour, Certified