Home Inspection Report

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Home Inspection Report

Property Address:

123 Maple Lane, St. Augustine, FL 32092

Prepared For:

Mr. Smith Prepared By:

EDGE Inspections www.edgeinspections.com

PO Box 601055 Jacksonville, FL 32260

P: 904.540.3533 F: 904.807.7746 E: info@edgeinspections.com

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____________________________________________________________________________________________________________

GENERAL INFORMATION

Property 123 Maple Lane St. Augustine, FL 32092

Client Mr. Smith

Inspection Company Joseph Coppedge Certified Home Inspector # 1839

EDGE Inspections PO Box 601055 Jacksonville, FL 32260 P: 904.540.3533 F: 904.807.7746

E: info@edgeinspections.com

Conditions Date: 5/21/11 Time: 9am-12pm Attendees: Mr. Smith & family Property Occupied: Yes

Estimated Age: 8 years Property Faces: South Space Below Grade: No

Building Type: Single Family Garage: Attached 2 car Sewage Type: Public

Water Source: Public

Electric On: Yes Water On: Yes Gas On: Yes

Weather Conditions: Sunny, 80 degrees Real Estate Professionals:

Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor.

Acceptable (A) Functional with no obvious signs of defect Not Present (NP) Item was unable to be inspected

Not Inspected (NI) Item is not in this home or building

Marginal (M) Item is not fully functional and requires repair or servicing Defective (D) Item needs immediate repair or replacement

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Lots and Grounds

Acceptable (A) Functional with no obvious signs of defect Not Present (NP) Item was unable to be inspected

Not Inspected (NI) Item is not in this home or building

Marginal (M) Item is not fully functional and requires repair or servicing Defective (D) Item needs immediate repair or replacement

A NP NI M D Item Description

1. X Driveway: Concrete

2. X Walks & Steps: Concrete

3. X Porch:

4. X Patio: Screen lanai over patio

5. X Deck:

6. X Grading:

7. X Vegetation:

8. X Retaining Walls:

9. X Surface Drainage:

10. X Fences:

11. X Irrigation: Backflow preventer and valves located on left

side of house. Controller located on left wall of garage

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Building Exterior

Acceptable (A) Functional with no obvious signs of defect Not Present (NP) Item was unable to be inspected

Not Inspected (NI) Item is not in this home or building

Marginal (M) Item is not fully functional and requires repair or servicing Defective (D) Item needs immediate repair or replacement

A NP NI M D Item Description

1. X Cladding / Trim: Stucco, see comments

2. X Sealing:

3. X Fascia: Vinyl clad wood

4. X Soffit: Perforated vinyl panels

5. X Door Bell:

6. X Exterior Doors: Steel/fiberglass

7. X Windows: Aluminum frame insulated glass, see

comments

8. X Window Screens:

9. X Ext. Lighting:

10. X Ext. Outlets: GFCI tested OK

11. X Hose Bibbs:

Building Exterior Comments

1a. Left side of house, stucco holding moisture. Recommend re-coating stucco with high quality elastomeric paint, such as Sherwin Williams “Loxon” product

1b. At corner of house in lanai patio, high stucco moisture content due to installation of several wall anchors. Recommend sealing the anchor holes with caulk and painting with high quality elastomeric paint

1c. Several minor cracks in stucco, most notably in lanai patio area and front entry area.

Recommend sealing all cracks and paint areas as noted above 7. Fogged windows at front bedroom and dining room

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Building Exterior Pictures

1a. 1b.

1c. 7.

7.

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Roof

Roof Type: Composite shingle Approx Age: 8 years

Overall Condition: Good

Method of Inspection: Observed from ground / ladder

Acceptable (A) Functional with no obvious signs of defect Not Present (NP) Item was unable to be inspected

Not Inspected (NI) Item is not in this home or building

Marginal (M) Item is not fully functional and requires repair or servicing Defective (D) Item needs immediate repair or replacement

A NP NI M D Item Description

1. X Roof Covering: Composite shingles

2. X Flashing:

3. X Valleys:

4. X Skylights:

5. X Plumbing Boots: Neoprene/lead

6. X Electrical Mast:

7. X Gutters:

8. X Downspouts:

9. X Vents: Off ridge vents

Chimney

10. X Spark Arrestor:

11. X Roof Cap:

12. X Flue:

13. X Chimney

Flashing:

14. X Chimney

Framing:

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Electrical

Service Type: Underground Service Meter Location: Left side of house

Main Panel Location: In garage Panel Manufacturer: Square D

Amps: 150 Volts: 120/240

Acceptable (A) Functional with no obvious signs of defect Not Present (NP) Item was unable to be inspected

Not Inspected (NI) Item is not in this home or building

Marginal (M) Item is not fully functional and requires repair or servicing Defective (D) Item needs immediate repair or replacement

A NP NI M D Item Description

1. X Service: Aluminum service conductors OK

2. X Panel:

3. X 120 VAC Circuits:

4. X 240 VAC Circuits:

5. X Conductor Type: Copper

6. X Aluminum Wiring:

7. X Ground:

8. X Panel Bonding:

9. X Circuit Breakers:

10. X GFCI: At bathrooms, kitchen, and outside

11. X AFCI: At bedroom circuits

12. X Smoke Detectors:

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Air Conditioning System

Manufacturer: TempStar

Type: Split system DX Refrigerant Type: R-22

Approx Age: 8 years Capacity: 3 ton Air Handler (AHU) Location: In garage

Condenser (CND) Location: Back of house Area Served: Entire house

Acceptable (A) Functional with no obvious signs of defect Not Present (NP) Item was unable to be inspected

Not Inspected (NI) Item is not in this home or building

Marginal (M) Item is not fully functional and requires repair or servicing Defective (D) Item needs immediate repair or replacement

A NP NI M D Item Description

1. X A/C Operation: 14 degree differential OK

2. X AHU Condition:

3. X Condensation

Drain:

4. X CND Condition:

5. X Refrigerant Lines:

6. X Visible Coil:

7. X Electrical

Disconnect:

8. X Blower Fan /

Filter:

9. X Thermostat: Located in hallway by office / master

bedroom

10. X Exposed Duct: Duct board / insulated flex duct

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Heating System

Primary Type: Heat pump Primary Capacity: 3 ton

Area Served: Entire house Approx Age: 8 years

Auxiliary Type: Heat strips Auxiliary Capacity: 5 kW

Auxiliary Location: In AHU cabinet Area Served: Entire house

Approx Age: 8 years

Acceptable (A) Functional with no obvious signs of defect Not Present (NP) Item was unable to be inspected

Not Inspected (NI) Item is not in this home or building

Marginal (M) Item is not fully functional and requires repair or servicing Defective (D) Item needs immediate repair or replacement

A NP NI M D Item Description

11. X Heating

Operation:

See comments

12. X Blower Fan /

Filter:

Same as A/C

13. X Distribution: Same as A/C ductwork

14. X Flue Piping:

15. X Controls: See comments

16. X Thermostats: Same as A/C

A/C & Heat Comments

11. Auxiliary heat strips did not fire upon signal from thermostat. Possible faulty relay (controls) or heat element.

15. See Item #11 above

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Plumbing

Water shutoff Water heater Main gas valve / regulator

Type: CPVC (water), Steel pipe (Gas) Approx Age: 8 years

Water Heater (WH) Type: LP gas, tank water heater WH Capacity: 50 gal

WH Manufacturer: Rheem

WH Area Served: Bathrooms, kitchen, laundry WH Location: Garage

Acceptable (A) Functional with no obvious signs of defect Not Present (NP) Item was unable to be inspected

Not Inspected (NI) Item is not in this home or building

Marginal (M) Item is not fully functional and requires repair or servicing Defective (D) Item needs immediate repair or replacement

A NP NI M D Item Description

1. X Service Line: Underground, only visible portion inspected

2. X Main Shutoff: Ball valve, left side of house

3. X Water Lines: CPVC

4. X Drain Piping: PVC, only visible piping inspected

5. X Vent Pipes: PVC

6. X Gas Piping: Galv pipe, Black iron pipe

7. X WH Operation: 120 degrees output, see comments

8. X WH TPRV Valve: Present, not tested

9. X WH Drain Line:

10. X WH Flue Pipe: Galvanized round duct

Plumbing Comments

7. Slight leak at water heater supply fitting

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Plumbing Pictures 7.

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Structure

Acceptable (A) Functional with no obvious signs of defect Not Present (NP) Item was unable to be inspected

Not Inspected (NI) Item is not in this home or building

Marginal (M) Item is not fully functional and requires repair or servicing Defective (D) Item needs immediate repair or replacement

A NP NI M D Item Description

1. X Structure Type: 2x wood frame

2. X Foundation: Concrete

3. X Settling: None observed

4. X Beams:

5. X Bearing Walls:

6. X Joists / Trusses: 2x4 engineered trusses

7. X Piers / Posts:

8. X Floor / Slab: Slab on grade

9. X Subfloor:

10. X Stairs / Handrail:

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Attic

Method of Inspection: Walked entire attic

Access Location: Garage ceiling scuttle hole

Acceptable (A) Functional with no obvious signs of defect Not Present (NP) Item was unable to be inspected

Not Inspected (NI) Item is not in this home or building

Marginal (M) Item is not fully functional and requires repair or servicing Defective (D) Item needs immediate repair or replacement

A NP NI M D Item Description

1. X Roof/Wall

Framing:

2x4 engineered truss roof

2. X Sheathing: ½” OSB

3. X Ventilation: Off ridge vents

4. X Insulation: Blown fiberglass/slag

5. X Insulation Depth: 12” (r30)

6. X Attic Fan:

7. X Electrical: See comments

8. X Water Intrusion: None observed

9. X Exhaust Venting: Flex duct to eaves

Attic Comments

7. Light at garage attic access has broken cover Attic Pictures

7.

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Garage

Type of Structure: Attached garage Car Spaces: 2 car

Acceptable (A) Functional with no obvious signs of defect Not Present (NP) Item was unable to be inspected

Not Inspected (NI) Item is not in this home or building

Marginal (M) Item is not fully functional and requires repair or servicing Defective (D) Item needs immediate repair or replacement

A NP NI M D Item Description

1. X Garage Doors: Fiberglass decorative doors

2. X Door Operation: OK

3. X Door Opener: Works OK

4. X Other Doors: OK

5. X Ceiling: Drywall

6. X Walls: Drywall

7. X Floor: Concrete, some large cracks in floating slab

8. X Electrical: OK

9. X Heat & Air:

10. X Windows:

11. X Plumbing:

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Laundry Area

A NP NI M D Item Description

12. X Laundry Tub:

13. X Washer Drain &

Connection:

14. X Washer Electrical:

15. X Dryer Electrical:

16. X Dryer Vent:

17. X Dryer Gas Line:

18. X Floor Drain:

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Foyer / Living / Dining Room

Foyer Living Room Dining Room

Acceptable (A) Functional with no obvious signs of defect Not Present (NP) Item was unable to be inspected

Not Inspected (NI) Item is not in this home or building

Marginal (M) Item is not fully functional and requires repair or servicing Defective (D) Item needs immediate repair or replacement

A NP NI M D Item Description

1. X Ceiling: Drywall

2. X Walls: Drywall

3. X Floor: Carpet / tile

4. X Doors: Masonite paneled doors

5. X Windows: Aluminum frame insulated glass, see

comments

6. X Electrical: OK

7. X HVAC Source: Ceiling grilles

8. X Closet: OK

Living / Dining Comments

5. Fogged window in dining room

Living / Dining Pictures 5.

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Kitchen

Acceptable (A) Functional with no obvious signs of defect Not Present (NP) Item was unable to be inspected

Not Inspected (NI) Item is not in this home or building

Marginal (M) Item is not fully functional and requires repair or servicing Defective (D) Item needs immediate repair or replacement

A NP NI M D Item Description

1. X Stove/Range: LP gas stove / oven

2. X Ventilator: Re-circulating vent on microwave

3. X Disposal: OK

4. X Dishwasher: OK

5. X Refrigerator: OK

6. X Microwave: Microwave/vent combo

7. X Sink / Faucet: OK

8. X Electrical: GFCI OK

9. X Countertops: Granite

10. X Cabinets: Wood

11. X Ceiling / Walls: Drywall

12. X Floor: Tile

13. X Doors:

14. X Windows:

15. X HVAC Source: Ceiling grilles

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Bathroom

Type: Hall bath

Location: Hallway by bedrooms

Acceptable (A) Functional with no obvious signs of defect Not Present (NP) Item was unable to be inspected

Not Inspected (NI) Item is not in this home or building

Marginal (M) Item is not fully functional and requires repair or servicing Defective (D) Item needs immediate repair or replacement

A NP NI M D Item Description

1. X Counter / Cabinet: Laminate top / Wood cabinet

2. X Sink / Basin: Cast iron OK

3. X Faucet / Drain: OK

4. X Tub / Surround: Fiberglass acrylic tub & surround, see comments

5. X Shower/Surround:

6. X Spa Tub:

7. X Toilet: OK

8. X Ventilation: Ceiling exhaust OK

9. X HVAC Source: Ceiling grilles

10. X Ceiling: Drywall

11. X Walls: Drywall, see comments

12. X Floor: Tile

13. X Doors: Masonite paneled door

14. X Windows: Aluminum frame insulated glass

15. X Electrical: GFCI OK

Bathroom Comments 4. Tub stopper removed

11. Water damage at drywall adjacent to tub, recommend replacing drywall and sealing tub/surround joint and drywall/tub joint

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Bathroom Pictures

4. 11.

11.

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Bathroom

Type: Master bathroom

Location: Back right corner of house

Acceptable (A) Functional with no obvious signs of defect Not Present (NP) Item was unable to be inspected

Not Inspected (NI) Item is not in this home or building

Marginal (M) Item is not fully functional and requires repair or servicing Defective (D) Item needs immediate repair or replacement

A NP NI M D Item Description

1. X Counter / Cabinet: Laminate top / Wood cabinet

2. X Sink / Basin: Cast iron sink OK

3. X Faucet / Drain: OK

4. X Tub / Surround:

5. X Shower/Surround: Tile walk in shower, see comments

6. X Spa Tub: Cultured marble spa w/ pump, OK

7. X Toilet: OK

8. X Ventilation: Ceiling exhaust fan OK

9. X HVAC Source: Ceiling grilles

10. X Ceiling: Drywall

11. X Walls: Drywall

12. X Floor: Tile

13. X Doors: Masonite paneled door

14. X Windows: Aluminum frame insulated glass

15. X Electrical: GFCI tests OK

Bathroom Comments

5. Tiles popping off wall on exterior shower wall due to moisture intrusion. Cause is either inadequate sealing of tile or drain weep hole blockage. Recommend removing wall tiles and installing water barrier and proper cement board backing. Also recommend

installing cover over weep holes to prevent clogging/blockage.

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Bathroom Pictures 5.

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Bedroom

Type: Guest bedroom 1 Location: Front of house

Acceptable (A) Functional with no obvious signs of defect Not Present (NP) Item was unable to be inspected

Not Inspected (NI) Item is not in this home or building

Marginal (M) Item is not fully functional and requires repair or servicing Defective (D) Item needs immediate repair or replacement

A NP NI M D Item Description

1. X Ceiling: Drywall

2. X Walls: Drywall

3. X Floor: Carpet

4. X Doors: Masonite paneled

5. X Windows: Aluminum frame insulated glass, see

comments

6. X Electrical: OK

7. X HVAC Source: Ceiling grilles

8. X Closet: OK

Bedroom Comments

5. Bottom window sash fogged Bedroom Pictures

5.

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Bedroom

Type: Guest Bedroom 2

Location: Front of house, adjacent to hall bath

Acceptable (A) Functional with no obvious signs of defect Not Present (NP) Item was unable to be inspected

Not Inspected (NI) Item is not in this home or building

Marginal (M) Item is not fully functional and requires repair or servicing Defective (D) Item needs immediate repair or replacement

A NP NI M D Item Description

1. X Ceiling: Drywall

2. X Walls: Drywall

3. X Floor: Carpet

4. X Doors: Masonite paneled

5. X Windows: Aluminum frame insulated glass

6. X Electrical: OK

7. X HVAC Source: Ceiling grilles

8. X Closet: OK

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Office

Type: Office

Location: Back of house

Acceptable (A) Functional with no obvious signs of defect Not Present (NP) Item was unable to be inspected

Not Inspected (NI) Item is not in this home or building

Marginal (M) Item is not fully functional and requires repair or servicing Defective (D) Item needs immediate repair or replacement

A NP NI M D Item Description

1. X Ceiling: Drywall

2. X Walls: Drywall

3. X Floor: Carpet

4. X Doors: Masonite paneled

5. X Windows: Aluminum frame insulated glass

6. X Electrical: OK

7. X HVAC Source: Ceiling grilles

8. X Closet:

Figure

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References

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