Sample Home Inspection Report

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Professional Building Consultants Since 2002 FL Certified General Contractor #CGC058361 FL Certified Building Inspector #BN 5316

FL Certified Home Inspector #725 Registered Professional Inspector # 0437

HOME INSPECTION REPORT THIS INSPECTION MEETS OR EXCEEDS THE CURRENT FABI “STANDARDS OF PRACTICE”

1567 Yourstreet, Hometown, FL 12345 This report is prepared exclusively for:

Mr. & Mrs. Homebuyer

FL State Certified

Home Inspector #725

P.O. Box 700937 St. Cloud, FL 34770-0937 Ph. 407-383-7241 Fax 407-891-7410

Chief Inspection Services Certified Inspection Report

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Client Name: Mr. & Mrs. Homebuyer Property Address: 1567 Yourstret City, State: Hometown, FL 32725

Date and Time of Inspection: October 10, 2011 @ 11:00am

Weather Conditions: Cloudy

Temperature: 84 Humidity: 48%

HOME INSPECTION REPORT TABLE OF CONTENTS

CLIENT INFO & REPORT INDEX Page 1 INSPECTION AUTHORIZATION Page 2 - 3 EXTERIOR Page 4 ROOF Page 5 ATTIC Page 6 WINDOWS / DOORS Page 7 KITCHEN / APPLIANCES Page 8 PLUMBING Page 9 HEATING / AIR CONDITIONING Page 10 ELECTRICAL Page 11 POOL / SCREEN ENCLOSURE Page 12 HOME INSPECTION SUMMARY PAGE Page 13

Chief Inspection ServicesCertified Inspection Report

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Home Inspection Authorization Form This home inspection is performed in accordance with the Standards of Practice of Florida Association of Building Inspectors and is an examination of the mechanical and physical components of real property identified on page 1 of the report as they exist at the time of the inspection through visual means and operation of normal user controls. The home inspector does not necessarily possess licenses authorizing the rendering of detailed opinions regarding all of the systems, structures, and components of a building. Chief Inspection Services. may have an affiliation with third-party service providers (“TPSP”) in order to offer value-added services to its Clients. By signing this agreement you authorize our third party service providers to call you at the numbers you have provided to discuss special service offers.

What We Do: 1. We perform a visual inspection in a good and workmanlike manner. 2. We tell you whether each item we inspect is performing the function for which it was intended or is

in need of immediate repair. 3. We will explain any deficiencies that are present on the items we inspect. 4. The report will meet the current Standards of Practice of the Florida Association of Building

Inspectors. A copy of the current Standards of Practice and Code of Ethics can be viewed at WWW.FABI.org .

What the Client Must Do: 1. Client must notify us in writing of any complaints regarding our inspection within seven (7) days after receipt of our report. 2. If we report that an item is in need of immediate repair or is not performing its intended function and Client intends to purchase the property anyway, we recommend that Client have that item, as well as the entire system, examined by a licensed professional or a specialist. 3. It is agreed by all parties that, to the extent allowed by law, any damages for breach of this contract are limited to the amount of the inspection fee. 4. If Client sues on this contract but does not prevail, Client agrees to pay our reasonable attorney fees. 5. Client acknowledges that the inspector has not made any oral representations that differ from or modify what is written in this report. 6. Client must not allow anyone else to use or rely on this report. A copy of this report and/or summary page may be provided to their realtor upon request of the client.

Client agrees that: “Any dispute, controversy, interpretation or claim including claims for, but not limited to, breach of contract, any form of negligence, fraud or misrepresentation arising out of, from, or related to this contract or arising out of, from or related to the inspection or inspection report shall be submitted to final and binding arbitration under the Rules and Procedures of the Expedited Arbitration of Home Inspection Dispute of Construction Arbitration Services, Inc. The decision of the arbitrator appointed thereunder shall be final and binding judgement on the Award and may be entered into any Court of competent jurisdiction.”


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What We Do Not Do: 1. We do not make guarantees, representations or insure the performance or condition of any item

after the date and time of this inspection. Please remember that almost every component in any house, except new construction, is in used condition and has ordinary wear and tear.

2. We do not inspect any item which we cannot see in a normal inspection. For example, we do not move furniture, floor or wall coverings, or other furnishings.

3. We do not inspect buried pipes or wiring. We cannot see items covered by walls or flooring. Repairs, painting or remodeling may hide evidence of prior damage or defects.

4. We do not dismantle equipment to inspect component parts. We do suggest that you ask the owner about repairs, covered up items or previous problems.

5. We do not check heating elements in central air conditioning units when the outside ambient temperature is above 65 degrees. We do not check central air conditioners in the cooling cycle when the outside ambient temperatures are below 65 degrees.

6. We do not check window air conditioners, refrigerators, washers, dryers or icemakers. 7. We do not inspect for formaldehyde, lead, Chinese drywall, mold, radon or other environmental

hazards unless specifically included in the line item prices. 8. We do not walk on roof surfaces with an eave height above 8 feet or a slope greater than 4/12.

We do not walk on tile roofs due to possible damage. 9. We do not enter crawl spaces with a clearance of less than 24 inches from soil to bottom of floor

joists. 10. We do not inspect for building codes, soil analysis, gas leaks, adequacy of design, capacity,

efficiency, size, value, flood plain, pollution or habitability. Please remember that older houses do not meet the same standard as newer houses even though items in both might be performing functions for which they are intended.

11. We do not hold ourselves out to be specialists for any particular item. 12. We are a general real estate inspection company. If we report that an item is not performing its

intended function or needs repair, we urge you to have that item, as well as the entire system, examined by a specialist before purchasing the property.

13. We do not give estimates of the cost to repair any item. Repair cost estimates can be furnished upon request for an additional fee of $85.00.

14. If the water is off at the main water shut off valve or the meter location at the time of inspection, Chief Inspection Services at their discretion may or may not activate the water service for inspection. Certain restrictions apply.

15. Chief Inspection Services will perform a complete inspection on one (1) mobilization only. If electric or water is not on at the time of inspection, additional service call charges in the amount of $75.00 will be billed for additional trips to the property. Client is responsible for payment of additional trip charges. Client will be responsible to get reimbursement for addition trip charges from seller, sellers agent or other parties at their discretion if necessary.

Inspection Fee of $XXX.00 was paid by upon completion and prior to issuance of the report.

Client Signature

Date:

Jeff Clair Chief Inspection Services

Date: October 10, 2011


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EXTERIOR

NOTE: THIS REPORT CANNOT AND DOES NOT REPRESENT THE OPERATION OR CONDITION OF ANY ITEMS AFTER THE DATE AND TIME OF THIS INSPECTION. THIS REPORT IS THE RESULT OF A VISUAL INSPECTION ONLY.

X

WALL STRUCTURE Type: Masonry Block w/ Wood framed addition

X

PATIO

X

FOUNDATION Type: concrete slab

X

WATER DRAINAGE

NA

SPRINKLER SYSTEM No. of zones:

X

EXTERIOR FINISHES Type: Cementicious Coating / cement board siding

X

WINDOW / DOOR TRIM

X

DRIVEWAY / PARKING

NA

GARAGE DOOR

NA

GARAGE DOOR OPENER

COMMENTS / RECOMMENDATIONS – Wood framed addition is non compliant in several areas. Structural damage to framing was observed, water infiltration under the exterior walls and ponding inside was observed, improper electrical and plumbing issues were observed. Recommend the entire rear addition is removed and replaced with proper construction techniques and permitting for safety and effective water control issues. Page. See photos next

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ROOF


X

ROOF COVERING Type: 3 tab Composition Shingles Roof was inspected via walking on surface

X

FLASHINGS

X

GUTTERS / DOWNSPOUTS

X

FACIA

1 X

VENT CAPS

X

SOFFITS

X

ROOF FRAMING Type: Pre engineered trusses @ 24” on center Style: Gable

5 – 7 Years

ESTIMATED AGE OF ROOF COVERING

COMMENTS / RECOMMENDATIONS – Roof covering at low sloped roof surface is at or beyond it’s useful life and should be replaced as soon as practical. Evidence of improper laps were observed on rolled roofing. Flashing at rolled roofing and shingles is improper and should be corrected to prevent roof leaks. Visible roof leaks were observed at rear addition and soffit areas. Gutters and downspouts have failed and water is draining into structure. Recommend repairs are made as necessary to control roof drainage away from structure. See photos next page.

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ATTIC


X

INSULATION Type: Blown Cellulose R-11

X

ROOF INTERIOR Water Stains: None visible

X

ROOF VENTS Type: Eave, Off ridge

X

ELECTRICAL BOXES

X

ROOF FRAMING

X

EXHAUST VENTS

X

ATTIC ACCESS

COMMENTS / RECOMMENDATIONS – Attic was inspected from opening due to restricted access; attic space over rear addition was not visible. Recommend drywall ceiling is removed at rear addition to provide access for further evaluation of structural wall connections to roof framing.

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DOORS / WINDOWS / INTERIOR


X

FRONT ENTRY DOOR

X

DOOR BELL

NA

SLIDING DOORS

X

INTERIOR DOORS Type: Hollow core

X

WINDOWS / SCREENS Type: Single Hung

X

CLOSET DOORS

X

EXTERIOR DOORS

X

INTERIOR WALLS & CEILINGS Type: Drywall

X

FLOORING

NA

FIREPLACE

COMMENTS / RECOMMENDATIONS – Exterior doors are rubbing the jambs and wood rot / moisture damage was observed at rear addition. Exterior door at patio area does not open correctly due to sloping floors. Interior walls and floor of rear addition exhibited significant water infiltration as evidenced by ponding water, 100% moisture readings and improper sloping of exterior grades. Peeling paint was observed in 1st bathroom that should be removed and replaced to prevent moisture buildup on interior walls.

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KITCHEN / APPLIANCES


X

DISHWASHER Manufacturer: Frigidaire Color: white

X

RANGE / OVEN Type: Free standing; electric Manufacturer: Frigidaire Color: white

X

VENTHOOD Type: Recirculating

NA

DISPOSAL

X

KITCHEN SINK

X

CABINETS

X

RECEPTACLES

NA

MICROWAVE Manufacturer: Gold Star Color: white

X

COUNTERTOPS Type: Laminate

COMMENTS / RECOMMENDATIONS – Dishwasher is missing the interior components and did not function. Stove burners did not function when tested. Refrigerator is missing freezer parts. Bottom of sink bas cabinet is deteriorated and should be replaced with newer materials due to previous water damage. Countertops are uneven and should be corrected as necessary.

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PLUMBING


X BATH VANITY CABINETS & SINKS

X BATH TUBS

X SHOWERS

X TOILETS

X

WATER HEATER Age: 2007 Type: electric Size: 40 Gal Manufacturer: Whirlpool

X OUTSIDE FAUCETS

X FIXTURE SHUT OFF VALVES

X

WASHER / DRYER CONNECTIONS DRYER HEAT SOURCE: NA DRYER VENTED THROUGH NA:

X MAIN WATER SHUT OFF VALVE Location: L Side of house

GALVANIZED / CPVC

SUPPLY PIPING WATER PRESSURE: 53 PSI

Cast iron DRAIN / VENT PIPING

COMMENT / RECOMMENDATIONS – Plumbing system is installed improperly at rear addition and rear bathroom as evidenced by unsupported piping, mismatched pipe materials and exposed fittings. Water heater has been on without water inside the tank which can damage the heating elements. Water supply was off at time of inspection and the water meter valve was difficult to operate which prohibited fully inspecting the supply piping. Cast iron drain lines were visible at the main house and should be video inspected to determine actual condition due to the cast iron becoming brittle over time. Vent pipe at roof surface was capped with rubber plug and restricting proper venting of drain system. Galvanized water supply piping was observed in several areas which indicates the system is beyond it’s useful life. Recommend the entire water supply system is replaced. Floor drains at rear patio drained to mysterious location and should be video inspected to determine end of line. See photos next page.

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HEATING / AIR CONDITIONING


Type: Central air & heat

Fuel: Electric

Manufacturer: Carrier

X

CONDENSOR / COMPRESSOR (Outside unit) Model: 38CKC036330 Size: 3 TONS Age: 1998

X

REFRIGERATION LINES

X

DISTRIBUTION DUCTS

X

CONTROLS

X

BLOWER / FAN

X

EVAPORATOR COIL (Air handler) Model: FA4ANF036 Size: 3 TONS Age: 1998

X

CONDENSATE DRAIN

X

TEMPERATURE CHANGE AT COILS Supply Temp: 68.7 Return Temp: 74.8 Temp Difference: 61. degrees Normal Temperature Difference should be between 16-21 degrees

x

AIR FILTER Location: Return grill at bottom of unit Recommend changing the filters every 30 days.

COMMENTS / RECOMMENDATIONS – The temperature change during the cooling cycle was below the normal ranges at the time of inspection. HVAC equipment is beyond it’s useful life and should be upgraded with newer, more efficient models. Distribution ducts are deteriorated and not sealed at the connections to the boxes within the attic space. Recommend all grey plastic duct is replaced with new materials. Recommend System is further evaluated and repaired as necessary by a licensed HVAC contractor.

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ELECTRICAL


Size: 100 Amps

Location: Rear of house

Type: Underground

X

SERVICE ENTRANCE Conductor Type: Aluminum

X

SWITCHES

X

INSTALLED FIXTURES

X

ATTIC ELECTRICAL

X

MAIN PANEL / DISCONNECT Location: L Side of house

X

SUB PANEL Location: Garage

X BRANCH WIRING Type: NM Cable

X KITCHEN & BATHROOM GFI OUTLETS

X ROOM OUTLETS

X EXTERIOR OUTLETS

X

EXHAUST FANS

X EQUIPMENT DISCONNECTS

X

SMOKE DETECTORS Recommend all batteries are changed upon occupancy.

COMMENTS / RECOMMENDATIONS – Electrical panel is “sizzling” at intermittent times and is beyond it’s useful life. Recommend panel is replaced with a newer, more reliable model. Branch circuit wiring is unsafe at rear addition and needs immediate attention for safety. Kitchen, bathroom and exterior receptacles are not GFI type and should be replaced with GFI type for safety. Recommend entire system is further evaluated by a licensed electrician for safety.

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POOL / SPA / SCREENED AREA


X X

POOL SURFACE Type: Gunite

X X

PUMP Type:

X X

DECKING Type: Concrete

NA

POOL HEATER Type: Temp. change was not checked due to control panel being locked.

NA

SCREEN DOORS

NA

SCREEN ENCLOSURES

NA

FILTER / SKIMMER

NA

SPA JETS

NA

POOL ACCESSORIES

COMMENTS / RECOMMENDATIONS – Pool was filled with algae and could not be inspected at this time. Evidence of pool surface cracks were observed above the water line. Recommend pool is drained and professional cleaned by a licensed Pool specialist. Recommend door and window alarms are installed as well as pool safety fence is installed to prohibit unauthorized access to pool area.

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HOME INSPECTION REPORT SUMMARY PAGE

Client Name: Mr. & Mrs. Homebuyer Property Address: 1567 Yourstreet, Hometown, FL 32725 Date and Time of Inspection: October 10, 2011 @ 11:00am

The items noted below were found to be inoperable, non-functioning or defective at the time our inspection was conducted. We urge you to have these items, as well as the entire system repaired, replaced or further evaluated by a licensed professional prior to closing.

Exterior Wood framed addition is non compliant in several areas. Structural damage to framing was observed, water infiltration under the exterior walls and ponding inside was observed, improper electrical and plumbing issues were observed. Recommend the entire rear addition is removed and replaced with proper construction techniques and permitting for safety and effective water control issues. Page.

Roof Roof covering at low sloped roof surface is at or beyond it’s useful life and should be replaced as soon as practical. Evidence of improper laps were observed on rolled roofing. Flashing at rolled roofing and shingles is improper and should be corrected to prevent roof leaks. Visible roof leaks were observed at rear addition and soffit areas. Gutters and downspouts have failed and water is draining into structure. Recommend repairs are made as necessary to control roof drainage away from structure.

Attic Attic was inspected from opening due to restricted access; attic space over rear addition was not visible. Recommend drywall ceiling is removed at rear addition to provide access for further evaluation of structural wall connections to roof framing.

Doors/Windows/Interior Exterior doors are rubbing the jambs and wood rot / moisture damage was observed at rear addition. Exterior door at patio area does not open correctly due to sloping floors. Interior walls and floor of rear addition exhibited significant water infiltration as evidenced by ponding water, 100% moisture readings and improper sloping of exterior grades. Peeling paint was observed in 1st bathroom that should be removed and replaced to prevent moisture buildup on interior walls.

Kitchen / Appliances Dishwasher is missing the interior components and did not function. Stove burners did not function when tested. Refrigerator is missing freezer parts. Bottom of sink bas cabinet is deteriorated and should be replaced with newer materials due to previous water damage. Countertops are uneven and should be corrected as necessary.


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HOME INSPECTION REPORT SUMMARY PAGE Cont’d.

Client Name: Mr. & Mrs. Homebuyer Property Address: 1567 Yourstreet, Hometown, FL 32725 Date and Time of Inspection: October 10, 2011 @ 11:00am

The items noted below were found to be inoperable, non-functioning or defective at the time our inspection was conducted. We urge you to have these items, as well as the entire system repaired, replaced or further evaluated by a licensed professional prior to closing.

Plumbing Plumbing system is installed improperly at rear addition and rear bathroom as evidenced by unsupported piping, mismatched pipe materials and exposed fittings. Water heater has been on without water inside the tank which can damage the heating elements. Water supply was off at time of inspection and the water meter valve was difficult to operate which prohibited fully inspecting the supply piping. Cast iron drain lines were visible at the main house and should be video inspected to determine actual condition due to the cast iron becoming brittle over time. Vent pipe at roof surface was capped with rubber plug and restricting proper venting of drain system. Galvanized water supply piping was observed in several areas which indicates the system is beyond it’s useful life. Recommend the entire water supply system is replaced. Floor drains at rear patio drained to mysterious location and should be video inspected to determine end of line.

HVAC The temperature change during the cooling cycle was below the normal ranges at the time of inspection. HVAC equipment is beyond it’s useful life and should be upgraded with newer, more efficient models. Distribution ducts are deteriorated and not sealed at the connections to the boxes within the attic space. Recommend all grey plastic duct is replaced with new materials. Recommend System is further evaluated and repaired as necessary by a licensed HVAC contractor.

Electrical Electrical panel is “sizzling” at intermittent times and is beyond it’s useful life. Recommend panel is replaced with a newer, more reliable model. Branch circuit wiring is unsafe at rear addition and needs immediate attention for safety. Kitchen, bathroom and exterior receptacles are not GFI type and should be replaced with GFI type for safety. Recommend entire system is further evaluated by a licensed electrician for safety.

Pool / Screen Enclosure Pool was filled with algae and could not be inspected at this time. Evidence of pool surface cracks were observed above the water line. Recommend pool is drained and professional cleaned by a licensed Pool specialist. Recommend door and window alarms are installed as well as pool safety fence is installed to prohibit unauthorized access to pool area.

Please contact Jeff Clair at 407-383-7241 if you have any questions regarding this inspection report. Thank you for choosing Chief Inspection Services.

Jeff Clair RPI-0437 State Certified Home Inspector #725

Real Estate

Sample Home Inspection Report