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THE EVOLUTION OF HOME INSPECTIONS A WHOLE NEW WAY OF CONDUCTING INSPECTIONS Home Inspections, Radon Testing, Mold Assessments and Testing, Commercial Inspections, Home Watch Services
CONFIDENTIAL HOME INSPECTION REPORT
Prepared for:
Tuesday, August 28, 2012 NOTICE TO THIRD PARTIES: This report is for the sole benefit and confidential use of the client(s) listed above and is NOT to be disclosed or transferred to any thirds parties. Our inspection and this report have been performed within a written standard and limits its scope and usefulness. This report may not be sold, transferred or given to any third party without the written consent of this company and the client(s) named above.
EMAIL: russell@bestinspector.com - Phone: 239-481-3977 - www.bestinspector.com
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Table of Contents_ Report: 0044758 Address:
Date: 8/28/2012
PROPERTY INFORMATION
4
EXTERIOR AND GENERAL CONSTRUCTION AREAS:
5
GARAGE
9
ROOF & OVERHANGS
11
KITCHEN & APPLIANCES
15
LAUNDRY AREA
20
PLUMBING SYSTEMS
22
BATH AREAS
28
ELECTRICAL
36
HVAC SYSTEMS
39
AIR QUALITY TESTING INFORMATION:
48
INTERIOR ROOMS
50
ATTIC
66
POOL/SPA & EQUIPMENT
69
SPRINKLER SYSTEM
75
RECALL CHEK
78
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PROPERTY INFORMATION Front of house faces (approximately): 1.1 House Faces: East.
Temperature (Fahrenheit): 1.2 Temperature: 91-95.
Rain: 1.3 Rain: Rain did occur within the last 48 hours.
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EXTERIOR AND GENERAL CONSTRUCTION AREAS: CONFIDENTIAL - FOR CLIENT USE ONLY CONDITION DEFINITIONS: Good - Unit is operating in its intended manner with no defects noted; no guarantee to the life expectancy should be assumed. Fair - Unit is operating, however a defect was noted within the area mentioned. Poor- Unit does not operate as intended, is a safety or security issue and needs applicable attention. All directional references to left, right, front, or rear assume the reader is standing in the street, facing the front doors of the building being referenced. The following opinion is based on an inspection of the visible portion of the foundation and the exterior. This inspection is a VISUAL inspection to all accessible areas at the time of the inspection. No destructive means are attempted to uncover any defects. Areas hidden from view by finished walls or stored items can not be judged and are not a part of this inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation be made by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannot be determined. This inspection is not intended to address or include any geological conditions or site stability information. For information concerning these conditions, a geologist or soils engineer should be consulted. Any reference to grade is limited to only areas around the exterior of the exposed areas of foundation or exterior walls. This inspection is visual in nature and does not attempt to determine drainage performance of the site or the condition of any underground piping, including municipal water and sewer service piping or septic systems. Decks and porches are often built close to the ground, where no viewing or access is possible. These areas as well as others too low to enter, or in some other manner not accessible, are excluded from the inspection and are not addressed in the report. We routinely recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs. The inspection is limited to visible items at the time of the inspection.
GENERAL COMMENTS: 2.1 General Comments: These pictures show the exterior elevations.
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DRIVES/WALKS: 2.2 Driveway: Brick Pavers.
2.3 Driveway Condition Good. 2.4 Walkways: Brick pavers.
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2.5 Walkway Condition: Good.
FOUNDATIONS: 2.6 Foundation Material: Concrete Slab. 2.7 Floor Support: Floor is a concrete slab. 2.8 Evidence of Settlement: No significant settlement noted.
GRADING: 2.9 Grading: Anticipate flooding at the following location(s). On the right side of the residence.
EXTERIOR WALL SURFACES: 2.10 Type & Predominant Materials: CBS at the large portion/all of the first story and wood framing noted at the second story. 2.11 Structural Deficiencies: None noted. 2.12 Settlement Cracks: No significant cracking noted. 2.13 Shrinkage/Expansion Cracks: Minor hairline cracks are noted at some exterior walls. Small cracks in masonry will sometimes appear as a house ages. These cracks are not structural in nature and are a result of shrinkage and/or settlement. Cracks should be sealed as a precaution to prevent rainwater penetration. This is a cosmetic defect and does not effect the structural integrity of the residence.
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OVERHANGS: 2.14 Type: Aluminum/Aluminum. 2.15 Condition: Good Overall.
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GARAGE CONFIDENTIAL - FOR CLIENT USE ONLY CONDITION DEFINITIONS: Good - Unit is operating in its intended manner with no defects noted; no guarantee to the life expectancy should be assumed. Fair - Unit is operating, however a defect was noted within the area mentioned. Poor- Unit does not operate as intended, is a safety or security issue and needs applicable attention. The viewing of the garage is only of the VISUALLY accessible areas, no owners items are moved to enhance or uncover the viewing area.
GARAGE DOOR TYPE AND CONDITION: 3.1 Garage Door Type: Metal. Double width. Good overall. Good overall.
GARAGE DOOR OPENER: 3.2 How the Overhead Garage Door Operates: Garage door is manual operated only due to no installed garage door opener. This door was not meant for only manual operation as there is no exterior handle on the garage door to actually manual open. An outlet is installed and pressure switch wire is installed for an operator to be installed.
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GARAGE INTERIOR: 3.3 Interior: Good overall.
3.4 Floors: Minor cracking is present at the garage floor. This is typical cracking that occurs with concrete slabs or slab on grade foundations. Monitor as precaution in the future for more separation however, in most cases the separation present is the amount to be expected.
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ROOF & OVERHANGS CONFIDENTIAL - FOR CLIENT USE ONLY CONDITION DEFINITIONS: Good - Unit is operating in its intended manner with no defects noted; no guarantee to the life expectancy should be assumed. Fair - Unit is operating, however a defect was noted within the area mentioned. Poor- Unit does not operate as intended, is a safety or security issue and needs applicable attention. This inspection is made on the basis of what is visible and accessible on the day of the inspection and is not a warranty of the roof system or how long it will be watertight in the future. Roof surfaces are walked-on where conditions permit without danger to roof damage. Leaks cannot be seen from the exterior only visible defects are noted in this section. Many times the lack of recent rain hinders the effectiveness of the inspection. Sometimes SW Florida goes through about 5 months without major rainfall. The attic is accessed (if possible) to determine if any old/new/suspect water intrusion can be seen. When in doubt or if there is a question, call a licensed roofer for further evaluation to determine the item in question. The foregoing is an opinion of the general quality and condition of the roofing material. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is absolutely water tight is to observe it during a prolonged rainfall. Many times, this situation is not present during the inspection.
MAIN ROOF: 4.1 Roof Style: These are pictures of the roof from the inspectors point of view and to illustrate that we did in fact walk upon the roof for a visual inspection.
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4.2 Roof Covering: Barrel concrete tile.
4.3 Overall Impressions: Roof repairs are needed. 4.4 Specific Observations- Concrete Tiles: Several tiles are broken and slipped out of place and need to be repositioned and then re-adhered. Be aware that the roof has a membrane under the tile and just because a tile is broken, missing, cracked or slipped out of place does not mean the roof is leaking. The primary reason for the tile is to prolong the life of the underlayment by keeping the bulk of the water off the underlayment and keeping the damaging UV light off the membrane. You can find more information about this on our You Tube video located here: http://www.youtube.com/watch?v=7S_sf0mVinE. The areas are located at the second story near the roof vent and where the repairs were done at the lower area under the right window. The person who repaired these did so improperly and the tile are not adhered and just lift up. Numerous ridge cap tiles are loose and need to be re-adhered to cure. These tile are very susceptible to uplift during periods of high winds. The cure is easy, lift the tile install adhesive, set the tile back down. Be aware that the roof has a membrane under the tile and just because a tile is broken,
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missing, cracked or slipped out of place does not mean the roof is leaking. The primary reason for the tile is to prolong the life of the underlayment by keeping the bulk of the water off the underlayment and keeping the damaging UV light off the membrane. You can find out more information at our you tube video located here: http://www.youtube.com/watch?v=r8OvfkcuPeY. The loose ridge tile are all located at the first story at the front of the house.
VALLEYS, FLASHING & STACKS: 4.5 Flashing:
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KITCHEN & APPLIANCES CONFIDENTIAL - FOR CLIENT USE ONLY CONDITION DEFINITIONS: Good - Unit is operating in its intended manner with no defects noted; no guarantee to the life expectancy should be assumed. Fair - Unit is operating, however a defect was noted within the area mentioned. Poor- Unit does not operate as intended, is a safety or security issue and needs applicable attention. Please be aware that many times when remodeling or modifications occur, hidden defects are exposed; there is no way that this company can visually detect these defective items without invasive and/or destructive means. This inspection is a NON-invasive inspection. Inspection of stand alone freezers and built-in ice makers are outside the scope of the inspection. No opinion is offered as to the adequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not tested during this inspection. Appliances are not moved during the inspection. Portable dishwashers are not inspected, as they require connection to facilitate testing.
KITCHEN INTERIOR: 5.1 Interior: Good Overall.
KITCHEN PLUMBING: 5.2 Sinks: Good Overall.
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5.3 Faucet/Sprays: Good Overall. 5.4 Soap Dispenser: Inoperative, either due to the lack of soap or an operating failure. Replacements are under $10. 5.5 Water Supply: Good Overall. 5.6 Drainage: Minor leakage is occurring at sink drain piping under the sink. Replace seals or tighten and reposition fittings as first means to cure.
KITCHEN APPLIANCES: 5.7 Disposal: Not present. 5.8 Dishwasher: The dishwasher operated as intended and the picture shows that water was running and the dishwasher was operating as intended.
5.9 Dishwasher Air Gap: Good overall. An adequate air gap is provided. An air gap is required in the drain hose running from the dishwasher to the main drain under the sink. Air gaps assist in positive drainage and act to prevent clogging, as well as serving to prevent back siphoning in the event the sink becomes clogged.
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5.10 Range: The range operated as intended and the picture shows the burners are red hot and all were operating at the time of the inspection.
5.11 Range Ventilator: Good Overall. Functioned and operated normally when tested. Integrated with Microwave above range. This type of ventilator recirculates the air back into the kitchen. Important to insure filter(s) are kept clean.
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5.12 Ovens: This picture shows the estimated temperature using a temperature gun as verification that the oven did operate as intended.
5.13 Oven Anti-Tip Device: Good overall. This device has been the standard installation for years. All free-standing, slide-in ranges include an anti-tip device and this device is essential in the safe operation of the range. It provides protection when excess force or weight is applied to an open oven door. If something heavy is set on the door this prevents the oven from tipping over. 5.14 Microwave: Device was placed in the microwave indicating the microwave operates as intended.
5.15 Refrigerator/Freezer: The temperature gun shows that the refrigerator and freezer are operating as intended.
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5.16 Ice Maker: Good Overall.
EMAIL: russell@bestinspector.com - Phone: 239-481-3977 - www.bestinspector.com
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LAUNDRY AREA CONFIDENTIAL - FOR CLIENT USE ONLY CONDITION DEFINITIONS: Good - Unit is operating in its intended manner with no defects noted; no guarantee to the life expectancy should be assumed. Fair - Unit is operating, however a defect was noted within the area mentioned. Poor- Unit does not operate as intended, is a safety or security issue and needs applicable attention. The clothes washer and dryer were operated. Not every single cycle was tested, however the appliances were checked for operational status and to ensure the appliances did not leak. The dryer was turned on and the appliance was evaluated to ensure it did in fact heat. We do not check the entire vent. We look behind the dryer and ensure it is attached. The evaluation of the dryer vent would include disassembly and utilization of a lint removal device. This is not performed. Often the dryer will heat and yet take a long time or multiple cycles for the clothes to dry; This problem is typically resolved by cleaning the dryer vent.
GENERAL COMMENTS: 6.1 General Comments: Washer and Dryer not present at the time of the inspection.
LAUNDRY INTERIOR: 6.2 Interior: Good overall
LAUNDRY PLUMBING & APPLIANCES:
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6.3 Washer Hookups: The washer water supply valves were not turned on or tested as no washing machine was provided at the time of inspection, however the cold water faucet was capped and dripping indicating leakage. There is a washer drain line present, but the line was not filled or tested and we cannot guarantee that the drain line is functional.
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PLUMBING SYSTEMS CONFIDENTIAL - FOR CLIENT USE ONLY CONDITION DEFINITIONS: Good - Unit is operating in its intended manner with no defects noted; no guarantee to the life expectancy should be assumed. Fair - Unit is operating, however a defect was noted within the area mentioned. Poor- Unit does not operate as intended, is a safety or security issue and needs applicable attention. It is not within the scope of this report to determine the degree of salinity, quality, or volume of any well water or the operational effectiveness of any water treatment equipment. Contact your local Health Department for these tests. Water quality or hazardous materials (lead) testing is available from local testing labs. All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping cannot be detected by a visual inspection. The temperature pressure relief valve, at the upper portion of the water heater, is a required safety valve which should be connected to a drain line of proper size terminating just above floor elevation. If no drain is located in the floor a catch pan should be installed with a drain extending to a safe location. The steam caused by a blow-off can cause scalding. Improper installations should be corrected.
THERMAL INFRARED PICTURES: 7.1 General Comments: The following pictures are to show that not ONLY were visual means used. Thermal Infrared Technology was also used to determine if any water leakage was occurring. All defects (if any) are mentioned in the appropriate areas of the report. This is just to show that Thermal Infrared was in fact use don the residence. Not all plumbed areas are necessarily shown here, but they were in fact inspected.
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GENERAL COMMENTS: 7.2 General Comments: Unusual odor is present, consider flushing the hot water as the first means to cure. If this does not eliminate the "smelly water" (which more often it does), then call a professional plumber for further advice.
WATER SOURCE: 7.3 Source: Municipal service. 7.4 Main Cutoff Valve Condition/Location: Exterior left side of house.
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7.5 Supply Pressure in PSI:
7.6 Interior Supply Lines: CPVC Plastic.
WASTE PROVISIONS: 7.7 General Comments: Sewer. 7.8 Interior Waste Lines: Predominant Type: PVC. 7.9 Drainage: Good overall. 7.10 Venting System: Adequate.
WATER HEATER #1:
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7.11 Location: Garage.
7.12 Size and Type: 40 gallon. Water heater is electric.
7.13 Year of Manufacture: 2003 7.14 Equipment Condition: The picture shows the temperature of the water using a temperature gun and this is showing the water heater is heating at the time of the inspection. Water temperature observed to be: 107 degrees F. This is satisfactory. Recommended temp should be set at 110-122 degrees F to prevent scalding, extend water heater life, and improve energy efficiency and conservation. Some rusting noted at the bottom of the unit. This area was dry at the time of inspection.
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7.15 Electrical Provisions: Good overall. An electrical disconnect must be present, unless within 50 feet and eyesight of the electrical panel. This water heater meets those requirements.
7.16 Pressure Relief Valve: Pressure relief valve has a good visual appearance. A temperature pressure relief (TPR) valve was installed at the water heater as required. The valve includes a discharge pipe to within six inches of the ground at a visible and accessible location as needed. This safety valve releases water (and thus relieves pressure) if either the temperature or pressure in the tank gets too high. These valves are very important.
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7.17 Overflow Pan: Pan is cracked and in this condition it is useless. An overflow pan is not required as the unit is located in the garage and not at the same floor level as the house. Repair/replace pan to cure if desired.
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BATH AREAS CONFIDENTIAL - FOR CLIENT USE ONLY CONDITION DEFINITIONS: Good - Unit is operating in its intended manner with no defects noted; no guarantee to the life expectancy should be assumed. Fair - Unit is operating, however a defect was noted within the area mentioned. Poor- Unit does not operate as intended, is a safety or security issue and needs applicable attention. Please be aware that many times when remodeling or modifications occur, hidden defects are exposed; there is no way that this company can visually detect these defective items without invasive and/or destructive means. This inspection is a NON-invasive inspection. Shower pans are visually checked for leakage, but leaks often do not show except when the shower is in actual and continual use. Determining whether shower pans, tub/shower surrounds, and underneath the tile flooring at the commode area are water tight is beyond the scope of this inspection. It is very important to maintain all grouting and caulking in the bath areas. Very minor imperfections can allow water to get into the wall or floor areas and cause damage. Proper ongoing maintenance will be required in the future.
HALL BATH: 8.1 Interior Elements: Good overall condition.
8.2 Windows: Good overall. The window operated as intended.
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8.3 Sinks: Good Overall. 8.4 Water Supply: Good overall 8.5 Drainage: The sink was filled with water and then the water was released. No leakage was observed and the pipes under the sink were dry.
8.6 Toilet/Bidet: Good overall. The toilet responded properly when flushed and no leakage was observed at the time of inspection.
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8.7 Tub/Shower Fixtures: Good overall. 8.8 Showerhead: Good overall
8.9 Tub/Shower Enclosure: Good overall 8.10 Shower Walls and Floors: Shower walls were pressed against and no signs of water intrusion is occurring at this time. 8.11 Shower Doors, Windows, Caulking: Periodic re-caulking and grouting of tub and shower areas is an ongoing maintenance task which should not be neglected. Areas which should be examined periodically are vertical corners, horizontal grout lines at walls near floor areas, the underside of shower curbs, the tub lip, tub spouts, faucet trim plates and any other areas specifically mentioned in this report. Siliconized acrylic latex caulk is the product of choice, as it has long life and easy clean-up.
UPSTAIRS HALL BATH:
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8.12 Interior Elements: Good overall condition.
8.13 Sinks: Good Overall. 8.14 Water Supply: Good overall 8.15 Drainage: The sink was filled with water and then the water was released. No leakage was observed and the pipes under the sink were dry.
8.16 Toilet/Bidet: Good overall. The toilet responded properly when flushed and no leakage was observed at the time of inspection.
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8.17 Tub/Shower Fixtures: Good overall. 8.18 Showerhead: Good overall
8.19 Tub/Shower Enclosure: Good overall 8.20 Shower Walls and Floors: Shower walls were pressed against and no signs of water intrusion is occurring at this time. 8.21 Shower Doors, Windows, Caulking: Periodic re-caulking and grouting of tub and shower areas is an ongoing maintenance task which should not be neglected. Areas which should be examined periodically are vertical corners, horizontal grout lines at walls near floor areas, the underside of shower curbs, the tub lip, tub spouts, faucet trim plates and any other areas specifically mentioned in this report. Siliconized acrylic latex caulk is the product of choice, as it has long life and easy clean-up.
MASTER BATH:
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8.22 Interior Elements: Good overall condition.
8.23 Windows: Good overall. The window operated as intended.
8.24 Sinks: Good Overall. 8.25 Water Supply: Good overall 8.26 Drainage: The sink was filled with water and then the water was released. No leakage was observed and the pipes under the sink were dry.
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8.27 Toilet/Bidet: Good overall. The toilet responded properly when flushed and no leakage was observed at the time of inspection.
8.28 Tub/Shower Fixtures: Good overall. 8.29 Showerhead: Good overall
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8.30 Tub/Shower Enclosure: Cracked tiles noted at the left side of the tub surround.
8.31 Shower Walls and Floors: The wall of the shower appears to allow water intrusion into the master bedroom closet. We ran the shower and scanned the wall in the master bedroom closet with a thermal infrared camera and moisture was detected. The surrounding area was also poked with a moisture meter and elevated moisture was detected. This leads us to believe that water intrusion is taking place from the shower. Call the applicable tradesman for further evaluation and exact cost to cure. See Thermal Infrared section under interior for photographic evidence. 8.32 Shower Doors, Windows, Caulking: Periodic re-caulking and grouting of tub and shower areas is an ongoing maintenance task which should not be neglected. Areas which should be examined periodically are vertical corners, horizontal grout lines at walls near floor areas, the underside of shower curbs, the tub lip, tub spouts, faucet trim plates and any other areas specifically mentioned in this report. Siliconized acrylic latex caulk is the product of choice, as it has long life and easy clean-up.
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ELECTRICAL CONFIDENTIAL - FOR CLIENT USE ONLY CONDITION DEFINITIONS: Good - Unit is operating in its intended manner with no defects noted; no guarantee to the life expectancy should be assumed. Fair - Unit is operating, however a defect was noted within the area mentioned. Poor- Unit does not operate as intended, is a safety or security issue and needs applicable attention. 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. Light bulbs are not changed during the inspection, due to time constraints. If the problem is not simply a bad bulb, it is normally necessary to contact an electrician to resolve the difficulty. Any ceiling fans are checked for general operation only. Smoke Alarms should be tested regularly. The low voltage or landscape lighting is tested to ensure the system as a whole operates as intended. Not every single light is checked and some of the lights may be buried within the foliage. We make every attempt to try and obtain the condition of the lights, but sometimes they are hidden and out of view and many times they did work at the time of the inspection, but during the period of time between the inspection and the closing, some of the lights may haven been damaged or the bulbs have extinguished. Have these operational at the time of the walk through to ensure they operate to your satisfaction.
MAIN SERVICE: 9.1 Service Entrance: Underground.
MAIN DISCONNECT: 9.2 Main Circuit Rating: 200 amps. 9.3 Entrance Cable Size: 4/0 Aluminum. 9.4 Service Disconnect Switch: Located at the top of main panel.
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DISTRIBUTION PANEL(S): 9.5 Location: This is just to illustrate that the panel cover was removed and that the wiring within the panel was inspected. Garage.
9.6 With: Circuit breakers. 9.7 Workmanship and Layout: Good overall. 9.8 Anti-Oxidant Paste on Aluminum Cable? Yes. 9.9 Circuit Breakers: Size vs Indicated Use: Good.
BRANCH CIRCUIT WIRING: 9.10 Wire Size vs Indicated Use: Good.
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9.11 Predominant Wire Type: Copper.
ELECTRICAL GROUNDING: 9.12 Condition: Good overall.
EXTERIOR ELECTRICAL ITEMS: 9.13 Exterior Electrical Items: Cable wire is penetrating a high voltage conduit at the rear right pool screen door. This will allow moisture in the conduit and eventually deteriorate the wires inside. Remove cable and seal conduit or replace as needed.
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HVAC SYSTEMS CONFIDENTIAL - FOR CLIENT USE ONLY CONDITION DEFINITIONS: Good - Unit is operating in its intended manner with no defects noted; no guarantee to the life expectancy should be assumed. Fair - Unit is operating, however a defect was noted within the area mentioned. Poor- Unit does not operate as intended, is a safety or security issue and needs applicable attention. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgment of system capacity is not a part of the inspection. Normal service and maintenance is recommended on a yearly basis. Our inspection is a snap shot in time inspection. Our report will prove the conditions that were present on the time of the inspection and we make no further warranty of the item. The inspection is a snap shot in time as to the operating conditions at the time of the inspection and the thermal infrared pictures will indicate the findings. It is required that the house be walked through before closing and the Air Conditioned be checked to ensure it operates as it did at the time of the inspection. Items can and will change in between the date of the inspection and the date of closing. Once again, we make no warranty as to the operational status of the Air Conditioning unit but do provide proof that it operates within industry standards at the time of the inspection. If Humidistats are present, ensure you KNOW how to operate them before attempting to do so. Failure to know how these operate can lead to mold within the residence Be aware that newer HVAC high efficiency systems may not be compatible with older duct work can lead to static pressure problems and negatively affect the system. It is beyond the scope of the inspection and not tested. If the system is newer consider contacting the installation contractor and ensure the duct work is properly sized and installed.
AIR CONDITIONING (MAIN UNIT): 10.1 System Type: Electric Split System. 10.2 Condenser: Bryant.
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10.3 Condenser Manufacture Date: 2000.
10.4 System Size: 2.0 tons. 10.5 Condition: The condenser platform needs to be at least 3 inches above grade. This is to prevent premature deterioration and allow sufficient in air flow threw the fins.
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10.6 Controls: Good. Thermostat properly activated the system in the heating and cooling modes.
10.7 Intake Filter: Good overall, Filter(s) are Washable types.
10.8 Air Handler: Carrier brand.
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10.9 Air Handler Manufacture Date: 2000.
10.10 Air Leakage: No significant areas noted. 10.11 Condensate Stains: No significant staining was seen. 10.12 Heating System: Electric heat strips. 10.13 Condition: The air handler is located at the garage ceiling area. 10.14 Ductwork-Type: Fiberglass/Flexible Duct. 10.15 Ductwork- Condition: Good Overall. 10.16 Air Flow: Good overall. 10.17 Air Temperature Drop and Verification: 20-22 degrees F. Superior Cooling.
10.18 Heating Temperature Differential Verification:
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10.19 Overall Operation: The system operates as intended at the time of the inspection. The pictures show the several areas that were visually inspected. This is not guarantee that it will operate in the future. We can only determine how it is operating at the time of the inspection and we are not in anyway a fortune teller. Every attempt is taken to ensure you get the best evaluation within a home inspection parameters. Preventive maintenance will prolong the life of the unit.
AIR CONDITIONER (UPSTAIRS): 10.20 System Type: Electric Split System Heat Pump. 10.21 Condenser: Bryant.
10.22 Condenser Manufacture Date:
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10.23 System Size: 2.0 tons. 10.24 Condition: Condenser platform should be at least 3 inches above grade. Listen to prevent premature deterioration and allow sufficient air flow through the exterior fins.
10.25 Controls: Good. Thermostat properly activated the system in the heating and cooling modes.
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10.26 Intake Filter: Good overall.
10.27 Air Handler: Carrier brand.
10.28 Air Handler Manufacture Date: 2000.
10.29 Coils: Good overall visual condition.
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10.30 Air Leakage: No significant areas noted. 10.31 Condensate Stains: No significant staining was seen. 10.32 Heating System: Electric heat strips. 10.33 Condition: Evaporator cabinet is located within the attic area, The unit is operating within the industry standards but is nearing the end if a typical life expectancy for this appliance. Air Handlers of this type typically have a service life of 10-15 years. As an Air Handler nears 10 years of age, it has an increased likelihood of breakdown in the future. Be aware the breakdown could occur at anytime given the age of the appliance. But once again, it is operating as intended at the time of the inspection as indicated by the thermal infrared pictures below. 10.34 Ductwork-Type: Fiberglass/Flexible Duct.
10.35 Ductwork- Condition: Good Overall. 10.36 Air Flow: Good overall.
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10.37 Air Temperature Drop and Verification: 16-18 degrees F. Good cooling.
10.38 Heating Temperature Differential Verification:
10.39 Overall Operation: The system operates as intended at the time of the inspection. The pictures show the several areas that were visually inspected. This is not guarantee that it will operate in the future. We can only determine how it is operating at the time of the inspection and we are not in anyway a fortune teller. Every attempt is taken to ensure you get the best evaluation within a home inspection parameters. Preventive maintenance will prolong the life of the unit.
EMAIL: russell@bestinspector.com - Phone: 239-481-3977 - www.bestinspector.com
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AIR QUALITY TESTING INFORMATION: AIR SAMPLING INFORMATION: 11.1 SAMPLE INFORMATION AND LOCATIONS Mold levels in the air were determined by utilizing the Allergenco D spore trap method. This allows for quantification of the airborne fungal spores. Since there is always some spores in the air, a baseline sample was taken at the exterior of the home for comparison to interior samples. Interior samples were taken as described below. The Allergenco cassette was used in conjunction with a volume sampling pump set to collect 15 liters of air per minute. Along with the exterior (baseline sample), a sample was taken at the interior near each of the HVAC system's air returns. The samples were taken at the following area(s) at the upstairs air return..
11.2 CALIBRATION: Photos serve as verification that calibration with a rotameter was performed at EACH sampling location to insure proper operation of the air sampler.
11.3 TEMPERATURE AND RELATIVE HUMIDITY Temperature and Relative Humidity were measured on the exterior of the property and interior locations using a calibrated thermometer and hygrometer accurate within 2 degrees and 2%.
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Temperature Outside was 93 Degrees and the relative humidity was 52% Temperature Inside Downstairs was 80 Degrees and the relative humidity was 49% Temperature Inside Upstairs was 77 Degrees and the relative humidity was 57%
11.4 SAMPLE PROPERLY SEALED AND SHIPPED: All samples were properly sealed and shipped overnight. Please see photo to this effect.
11.5 MOLD SAMPLE RESULT SUMMARY Results of this air quality test will follow in a separate report. If remediation is required, the proper protocol will be included in that report.
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INTERIOR ROOMS CONFIDENTIAL - FOR CLIENT USE ONLY CONDITION DEFINITIONS: Good - Unit is operating in its intended manner with no defects noted; no guarantee to the life expectancy should be assumed. Fair - Unit is operating, however a defect was noted within the area mentioned. Poor- Unit does not operate as intended, is a safety or security issue and needs applicable attention. Where practical, your inspector will use a moisture meter to determine the status of visible stained areas. No effort is made to move furniture or other stored items which are sometimes present and restrict viewing at interior areas. The interior of almost every home contains an assortment of minor cosmetic or mechanical deficiencies which your inspector will try to discover, however, you should be aware that some items may not be discovered until all furniture is removed, generally sometime after the conclusion of the inspection. Once again, no furniture or carpets were moved and this is a visual inspection. Hidden items can be come evident at your walk through once ALL present owner items are removed. A typical house has numerous items in closet and cupboards and shelves, these rooms/area items are not removed and can conceal hidden items.
Thermal Infrared Technology: 12.1 Thermal Infrared: Thermal Infrared Technology was used to determine if any water intrusion was occurring. The following Thermal Infrared Pictures to show that your house, in fact, was scanned and evaluated. Defects will be noted in the applicable areas of the report.
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All accessible operating windows were exercised to ensure ability to open, close, and lock with reasonable effort.
WINDOWS: 12.2 Predominant Type: Aluminum Framed Vertical Sliding, and Horizontal Sliding.
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12.3 Type and Condition of Sills: Cracks and voids in the caulking and sills around the exterior window frames are noted at numerous windows. Repair is needed as this is a typical source for water infiltration. All baseboards and walls below the windows were checked with a Survey Master Moisture Meter and no elevated moisture found during this inspection.
All doors were opened, closed and secured for verification of operational process. Below are just pictures verifying the process was completed.
ENTRY DOORS: 12.4 Main Entry - Door Type: Metal with wood core, Out-swing, with a sidelight on one side.
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12.5 Main Entry - Door Condition: The lower portion of the sidelight frame contains wood rot. Remove the lower shutter bracket to not trap the water in this area. Call the applicable tradesman to further evaluate to determine if repair or replacement is needed.
12.6 Main Rear Entry - Door Type: Aluminum sliding glass doors.
12.7 Main Rear Entry - Door Condition: The sliding glass door(s) are missing bumpers to prevent fingers from becoming pinched. You can find more information regarding slider bumpers on our You tube video located here: http://www.youtube.com/watch?v=EElssz9upjE.
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SMOKE ALARMS: 12.8 Observation: Smoke alarm did activate when the tested with can smoke for testing the smoke detectors. Ensure that they are tested on a quarterly basis and change batteries on an annual basis.
OUTLETS/SWITCHES/FIXTURES: 12.9 Outlets: Overall Condition: Good. A random sampling of the accessible outlets were tested as confirmed by these pictures.
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FRONT ENTRY: 12.10 Interior: Good overall condition.
LIVING ROOM: 12.11 Interior: Good overall condition.
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OFFICE: 12.12 Interior: Good overall condition.
12.13 Ceiling Fans: Good overall condition.
12.14 Windows: The screen was not installed in the office window properly. The inspector installed the screen however it has a loose fit and will likely come out of position again in the future. Repair or replace as needed.
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DINING ROOM: 12.15 Interior: Good overall condition.
12.16 Windows: The glass in the stationary sash is extremely loose, the exterior glazing bead is broken. The glass should not be held in place just by the this plastic bead. A glazing compound is missing. Repair is needed. Contact an aluminum window service provider to further evaluate and give cost to repair.
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FAMILY ROOM: 12.17 Interior: Good overall condition.
12.18 Ceiling Fans: Good overall condition.
BREAKFAST NOOK: 12.19 Interior: Good overall condition.
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HALLWAYS: 12.20 Interior: Good overall condition. 12.21 Windows: The window screen in this hallway stairway window is damaged. Consult with your Real Estate Professional as this may or may not be covered in the sales contract.
12.22 Closets: The florescent fixture in the closet under the stairs has a cracked cover. Replace as needed.
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12.23 Stairs: The top of the stairway handrail has slight movement. Handrails should be fixed in place with no movement as the bottom section is. This will likely become worse if not tightened.
MASTER SUITE: 12.24 Interior: Good overall condition.
12.25 Floors: The floor has elevated moisture detected during this inspection along the baseboard at the interior of the closet near the wall shared with the shower. Without removing some baseboard and possibly some drywall for further viewing the exact cause can not be determined. . Water infiltration IS occurring and repair is needed. The exact cause is not known. Call the applicable tradesman for further evaluation and cost to cure.
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12.26 Ceiling Fans: Good overall condition.
12.27 Doors: Elevated moisture and staining noted at the interior side of the sliding glass door in this room. A licensed contractor should further evaluate this area as to the exact cause. Many of the installation items / procedures are not viewable without removing trim or floor coving to further view.
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12.28 Private Deck/Balcony The paint finish has reached its life end and the wood deck is starting to splinter. Use caution with bare feet. Have a proper paint finish applied.
DOWNSTAIRS RIGHT FRONT BEDROOM: 12.29 Interior: Good overall condition.
12.30 Ceiling Fans: Good overall condition.
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UPSTAIRS RIGHT FRONT BEDROOM: 12.31 Interior: Good overall condition.
12.32 Ceiling Fans: Good overall condition.
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12.33 Doors: The entry door to the room self closes. It will not stay in the open position on it's own. Make adjustments needed.
UPSTAIRS SITTING AREA: 12.34 Interior: Good overall condition.
12.35 Floors: Minor carpet wrinkles noted. This is not a trip hazard, it is more cosmetic. Consider having carpet re-stretched prior to placing furniture.
UPSTAIRS RIGHT REAR BEDROOM: 12.36 Interior: Good overall condition.
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12.37 Ceiling Fans: Good overall condition.
12.38 Windows: The window screen in this room is damaged. Consult with your Real Estate Professional as this may or may not be covered in the sales contract.
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ATTIC CONFIDENTIAL - FOR CLIENT USE ONLY CONDITION DEFINITIONS: Good - Unit is operating in its intended manner with no defects noted; no guarantee to the life expectancy should be assumed. Fair - Unit is operating, however a defect was noted within the area mentioned. Poor- Unit does not operate as intended, is a safety or security issue and needs applicable attention.
ATTIC: 13.1 Attic Accessible? Yes. Hatch is located in the garage ceiling and master bedroom closet. 13.2 Conditions Noted: Evidence of rodent intrusion was noted i the attic above the garage. The Inspector recommends that you contact a pest control contractor to discuss options and costs for removal of any animals in the attic and securing it from further entry.
13.3 Evidence of Leaks: Apparent moisture damage (staining) to the underside of roof sheathing was visible in the attic at the time of the inspection. The moisture meter showed elevated levels of moisture present in these areas indicating recent roof leakage. Have this area evaluated and repaired by the proper tradesman. Located above garage in three different locations. One is just in front of air handler, the right side fascia, and left side fascia toward the rear of garage.
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13.4 Roof Framing: 2x4 trusses at 24 inch centers. Trusses must never be cut or altered in any way. Adding structural loads to portions of trusses which were not designed to bear such extra weight will alter truss performance and should be avoided.
13.5 Type Sheathing: Plywood.
13.6 Insulation & R-Value: 8-9 inches blown cellulose: R-30.
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13.7 Ventilation: Soffit and roof vents.
13.8 Attachment: Single Wrap.
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POOL/SPA & EQUIPMENT CONFIDENTIAL - FOR CLIENT USE ONLY CONDITION DEFINITIONS: Good - Unit is operating in its intended manner with no defects noted; no guarantee to the life expectancy should be assumed. Fair - Unit is operating, however a defect was noted within the area mentioned. Poor- Unit does not operate as intended, is a safety or security issue and needs applicable attention. Inspection was limited to those areas which are above ground or water level. The only way to detect an underground leak in a supply line, buried pipe fitting, or pool surface crack is by observation of the persistent and continuous loss of water from the pool over an extended period of time. Pool filtering devices are not disassembled to determine the condition of any installed filter elements. Operation of time clock motors and thermostatic temperature controls cannot be verified during a visual inspection. Pilot lights on LP gas pool heaters are not lit during the inspection. The automatic pool controls such as aqua link systems and Pentaire systems are checked at the time of the inspection at the local control exterior portion of the controls.. But these are gentle and easily damaged items from out power surges that we have here in SW Florida. Too many times people try to operate these items without any knowledge and the defects that arise are from improper operation of the systems. Insure you know how to operate the system before trying to alter the program. No liability is assumed with these systems due to their sensitivity to power surges and the damage caused my improper operation. The Inspector shall inspect: The visual surface of the pool and look for any significant cracking, or obvious defects. Inspect the pool and spa lights and ensure they illuminate. Check the hand railing. Check the skimmer basket. Check the filter system at the pressure gauge and inspect the pressure gauge. Inspect the timer. Inspect the motor. Inspect the heater(s) using normal operations to ensure that they turn on and off using normal controls. Ensure the pool pumps are circulating water as intended. Inspect the control valves to ensure they are not broken. Ensure the decking is acceptable, check the lower screen cages and ensure access to the pool area is proper. The inspect does not inspect: Pools for leaks that use scuba equipment and specialty leak equipment. Does not ensure the heating adequacy is powerful enough to heat the pool under adverse conditions or inspect the adequacy of the heater. Check to ensure the hydro jet action is acceptable enough. Check every control to activate the system in every condition. Inspect the screening so that each and every panel can be inspected. Some panel are torn but can only be seen when high winds occur. Every attempt is made to find the torn screening, but no guarantee that every single rip, tear or hole is noted.
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POOL SURFACE: 14.1 Type: Aggregate surface (pebblecrete, diamond brite, krystal krete)
14.2 Condition: Good overall condition.
SKIMMER & BASKET: 14.3 Condition: Weir door is missing from the skimmer basket and no skimming action is taking place because no surface tension is being created. Click here to for more information, http://www.bestinspector.com/WeirDoor. If it does not come up then copy and paste into your internet explorer or just type the link in. It will explain the problem with the weir door. Cost is about $20, but ensure the proper size is obtained. Missing at both areas.
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HAND RAILINGS: 14.4 Condition: Good.
POOL LIGHT: 14.5 Pool Light: Not operable. Call the proper tradesman to determine if it is the light itself or the transformer or another issue that could be occurring. Sometimes it is the lack of finding the proper switch. Have seller demonstrate the lights operate as intended. Be aware that the light system presently use is a fiber optic light system which can be costly to repair.
SPA LIGHT: 14.6 Spa Light: Not operable and tied into the pool lighting system.
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PUMPING EQUIPMENT: 14.7 Pump and Motor Condition: There are 2 pumps present and they operate as intended.
14.8 Evidence of Water Leakage: None noted. 14.9 Hair/Lint Filter: Good- no significant air bubbles noted. 14.10 Evidence of Air Leakage: None noted. 14.11 Filter Type: Cartridge. 14.12 Pressure in PSI: Operating at the normal range, given the age and amenities present. 14.13 Chlorinator: Type: In-line type.
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VISIBLE PLUMBING LINE: 14.14 Condition: The entire pool / spa plumbing is installed incorrectly. None of the valves are labeled The timer to activate the spa is wrong it doesn't automatically shut off and turn on it has to be turned on with a switch There is no hydrojet action at the spa means no air bubbles or hydrojet therapy. The vast majority of the time when a spa is present it has the ability to be heated. There is no means to heat the spa present at the residence. The entire pool system needs to be evaluated by a pool contractor to determine exactly what needs to be done to get this pool back to an operational condition.
HEATERS: 14.15 Type and Condition: None present.
POOL DECKING: 14.16 Type: Vinyl acrylic coating, this is the rubber type coating over the concrete that prevents the concrete from obtaining extremely high temperatures and to improve the aesthetics. 14.17 Condition: Good.
SCREENING: 14.18 Overall Condition: Torn screening noted that the upper panel and right panel.
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SPA/HOT TUB: 14.19 Spa/Hot Tub: Spa is present. but does not operate as intended as previously mentioned.
EMAIL: russell@bestinspector.com - Phone: 239-481-3977 - www.bestinspector.com
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SPRINKLER SYSTEM CONFIDENTIAL - FOR CLIENT USE ONLY CONDITION DEFINITIONS: Good - Unit is operating in its intended manner with no defects noted; no guarantee to the life expectancy should be assumed. Fair - Unit is operating, however a defect was noted within the area mentioned. Poor- Unit does not operate as intended, is a safety or security issue and needs applicable attention. It is not within the scope of this report to determine the degree of salinity or volume of any well water. Inquire with the sellers of the property or check with the local agricultural extension service for these tests. We suggest you have the sellers instruct you as to the operation of this system. Ongoing maintenance of damaged or clogged sprinkler heads is necessary with most sprinkler systems. Many times heads are broken due to the landscaping crews. Sprinklers should be checked often for proper operation and they system is tested, we do not insure that every inch of grass is going to be covered, water pressure changes with the seasons and watering times. Broken heads are not covered in this inspection, because they do happen so often due to careless landscapers.
GENERAL COMMENTS SPRINKLER: 15.1 General Comments: There was no water spraying during this inspection. The inspector attempted operation in both manual mode and sensor bypass mode. The water may be controlled by the community association. Inquire with seller as to association rules or have seller demonstrate operation during walk through or call the applicable tradesman to cure.
ELECTRIC CONTROLS: 15.2 Sub Panels and Timers: Good.
EMAIL: russell@bestinspector.com - Phone: 239-481-3977 - www.bestinspector.com
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DISTRIBUTION VALVES: 15.3 Type: Indexing, Electric.
15.4 Automatic. 15.5 Number of Zones: 9 zone programmed.
VISIBLE SUPPLY LINES: 15.6 Type: PVC.
SPRINKLER HEADS: 15.7 Overall Condition: Not determined - No water flow.
WATER SOURCE:
EMAIL: russell@bestinspector.com - Phone: 239-481-3977 - www.bestinspector.com
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15.8 Water Source: Municipal supply.
EMAIL: russell@bestinspector.com - Phone: 239-481-3977 - www.bestinspector.com
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RECALL CHEK The RecallChek Story Since 1974, American citizens have been protected from dangerous items in their homes by federal law. Congress prescribed a system whereby if a manufacturer designed a dangerous product, they MUST recall all those items and FIX THEM FOR FREE! The problem in the law is that most often its up to the consumer, to find out whether appliances are potential fire or safety hazards! There is a database designed and managed by the government, but you would have to wade through 195 MILLION recalled items to find out if a dishwasher or air conditioner is a hazard to your clients family. In conjunction with your Home Inspection Report, Comprehensive Building Consultants will submit your model and serial numbers absolutely FREE as an added compliment to our services! The RecallChek Process How it works: Appliance data for your property is submitted to RecallChek through the internet at the same time your Home Inspection Report is completed. At RecallChek Headquarters, your manufacturers and model numbers are computer matched against MILLIONS of recalls using their Model Number Algorithm (MNA). RecallChek will then hand-check the report, to eliminate wrong numbers from worn plates and ID cards, and other problems. In the event of a potential recall, RecallChek issues a report including: 1) the nature of the recall, 2) where the product was sold, 3) how to remedy the defect, and 4) how to get the item repaired / replaced in most cases - absolutely FREE!!! The information below was submitted to RecallChek on your behalf. Look for an email from RecallCheck soon with regard to these items!
RECALL CHEK ITEMS: 16.1 Appliance Type Dishwasher 16.2 Manufacturer Sears 16.3 Model 587.14013428A 16.4 Serial Number TH15280608 16.5 Appliance Type Oven 16.6 Manufacturer Sears
EMAIL: russell@bestinspector.com - Phone: 239-481-3977 - www.bestinspector.com
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16.7 Model 790.92203014 16.8 Serial Number VF15036507 16.9 Appliance Type Microwave 16.10 Manufacturer Kenmore 16.11 Model 721.85033111 16.12 Serial Number 122TA01144 16.13 Appliance Type Refrigerator 16.14 Manufacturer Kenmore 16.15 Model 106.51103110 16.16 Serial Number HR15004286 16.17 Appliance Type Water Heater 16.18 Manufacturer State 16.19 Model P64020RSGW 16.20 Serial Number F00316555
EMAIL: russell@bestinspector.com - Phone: 239-481-3977 - www.bestinspector.com
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