inspection xpress · page 37 item: 2 window condition • some window screens damaged. 2. some of...

InspectionXpress Home Inspection Report

Inspection XpressProperty Inspection Report

Cover Page

55 55th Sreet, Some Place, FL 33333Inspection prepared for: Alejandro and Alejandra Perez

Date of Inspection: 10/14/2015 Time: 2PM Age of Home: 2006 Size: 6,994 SF

Weather: Hot!Inspection performed by: Chet Peterman HI-8110

Inspector: Andy MazoLicense # HI2325

2005 Vista Parkway Suite 22, West Palm Beach, FL 33411Phone: 561-742-7222

Email: [email protected]

Inspection Xpress 55 55th Sreet, Some Place, FL

Page 1 of 46

Report SummaryReport Summary

The summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expenses to correct or items I would like to draw extraattention to. The summary is not a complete listing of all the findings in the report, and reflects theopinion of the inspector. Please review all of the pages of the report as the summary alone does notexplain all the issues. All repairs must be done by a licensed &bonded trade or profession. Irecommend obtaining a copy of all receipts, warranties and permits for the work done.Interior AreasPage 6 Item: 16 Window Condition • One or more windows did not open/close/lock/latch properly,

recommend repairs for enhanced security/safety tooccupants. A spring kit is needed at the dining room windowfor proper operation.

BathroomPage 10 Item: 13 Showers • Missing grout noted at the tile near the drain in the master

bath. Recommend maintenance of grout and caulking toprevent water seepage.

Page 11 Item: 17 Sinks • Slow drain at sink. Recommend clearing. Some of thestoppers need to be adjusted for proper operation.

Page 11 Item: 18 Toilets • Tank base in the 1/2 bath is cracked/broken. This does notaffect operation of the fixture.

KitchenPage 13 Item: 6 Microwave • Inoperable at the time of inspection,Heat/ACPage 18 Item: 6 Refrigerant Lines • Missing insulation at A/C unit.Garage4 Item: 5 Rafters & Ceiling • Garage drywall ceiling has minor cracking from drywall tape

shrinkage and only needs to be monitored.Page 25 Item: 14 Garage Door's

Reverse Status• The 1 car door requires a great deal of resistance to triggerthe auto-reverse mechanism. We recommend adjusting theopener for proper reverse tension.

RoofPage 28 Item: 1 Roof Condition • Some shingles / tiles damaged and/or loose.

• Recommend roofing contractor to evaluate.Page 32 Item: 7 Gutter • One of the gutters needs to be inserted into the carry

extension.AtticPage 32 Item: 2 Structure • Evidence of past or present leaks, dry at time of the

inspection. Monitor for leaks &/or have roofing contractorevaluate.

Exterior AreasPage 37 Item: 2 Window Condition • Some window screens damaged. 2. Some of the window

areas need to be cleaned due to moisture based growth.Page 38 Item: 4 Eaves & Facia • There are areas where the facia needs to be painted due to

peeling or missing paint. Some of the areas appear to bestained from previous rains etc. There are also other areasthat appear to have been repaired which most likely datesback to the builder.

Grounds


Page 2 of 46

9 Item: 1 Driveway andWalkway Condition

• Potential Trip Hazard(s) at sidewalk; monitor / repair asnecessary. 2. There is a low area of pavers at the front entry.

Page 40 Item: 3 VegetationObservations

• Prune or remove any plants that are in contact or proximityto home to eliminate pathways of wood destroying insects. 2.The sod at the front yard needs to be replaced.

Page 40 Item: 4 Gate Condition • Gate is sagging - hinges appear to be corroded. 2. Some ofthe fence hardware is missing for appearance.

PoolPage 43 Item: 4 Filter • Recommend pool contractor to evaluate. There is an

accumulation of water at the filter on the pad possiblymeaning there is a slight leak.

Page 44 Item: 6 Pool HeaterCondition

• There is a pool heater that needs to be evaluated by aqualified tech during the pool service.

Page 45 Item: 13 Timer • The salt system is not operating properly as stated andneeds further evaluation / repair.

Page 46 Item: 16 Electrical • There are wires loose / pulled at the conduit connection.This is a potential shock hazard.


Page 3 of 46

Inspection Details

Interior Areas

We appreciate the opportunity to conduct this inspection for you! Please carefully read your entireInspection Report. Call us after you have reviewed your report, so we can go over any questionsyou may have. Remember, when the inspection is completed and the report is delivered, we are stillavailable to you for any questions you may have, throughout the entire closing process.Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspectionof the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFI outlets may not be installed; thisreport will focus on safety and function, not current code. This report identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repairany critical concerns and defects. Note that this report is a snapshot in time. We recommendthat you or your representative carry out a final walk-through inspection immediately beforeclosing to check the condition of the property, using this report as a guide.

1. AttendanceIn Attendance: Client present

2. Home TypeHome Type: Single Family Home

3. OccupancyOccupancy: Occupied - Furnished: Heavy volume of personal and householditems observed. • The utilities were on at the time of inspection. • Access tosome items such as: electrical outlets/receptacles, windows, wall/floorsurfaces, and cabinet interiors may be restricted by furniture or personalbelongings. Any such items are excluded from this inspection report.

The Interior section covers areas of the house that are not considered part of the Bathrooms,Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist ofhallways, foyer, and other open areas. Within these areas the inspector is performing a visualinspection and will report visible damage, wear and tear, and moisture problems if seen. Personalitems in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert shouldbe consulted if you would like further testing.

1. BarGood Fair Poor N/A None

X

2. CabinetsGood Fair Poor N/A None

X


Page 4 of 46

3. Ceiling FansGood Fair Poor N/A None

XObservations:• Operated normally when tested, at time of inspection.

4. ClosetsGood Fair Poor N/A None

XObservations:• The closet is in serviceable condition.

5. Door BellGood Fair Poor N/A None

XObservations:• Operated normally when tested.

6. DoorsGood Fair Poor N/A None

XObservations:• Double door entryway.

7. ElectricalGood Fair Poor N/A None

XObservations:• Some outlets not accessible due to furniture and or stored personal items.

8. Smoke DetectorsGood Fair Poor N/A None

XObservations:• Testing of smoke detectors is not included in this inspection. Pushing the"Test" button only verifies that there is power at the detector--either a batteryor hard wired to the house power--and not the operational workings of thedetector. The operational check is done by filling the sensor with smoke andis beyond the scope of this inspection. Battery operated smoke alarmsshould be checked routinely and the batteries changed frequently.

9. Stairs & HandrailGood Fair Poor N/A None

X


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10. Window-Wall AC or HeatGood Fair Poor N/A None

X

11. Ceiling ConditionGood Fair Poor N/A None

XMaterials: There are drywall ceilings noted.

12. Patio DoorsGood Fair Poor N/A None

XObservations:• The hinged patio door was functional during the inspection.

13. Screen DoorsGood Fair Poor N/A None

X

14. Wall ConditionGood Fair Poor N/A None

XMaterials: Drywall walls noted.Observations:• Some areas not accessible due to stored personal items.

15. FireplaceGood Fair Poor N/A None

XMaterials: Living RoomObservations:• Have a gas fireplace professional service/evaluate fireplace beforeoperating.


Page 6 of 46

Bedrooms

16. Window ConditionGood Fair Poor N/A None

XMaterials: Aluminum framed single hung window noted. • Insulated glassnoted.Observations:• One or more windows did not open/close/lock/latch properly, recommendrepairs for enhanced security/safety to occupants. A spring kit is needed atthe dining room window for proper operation.

The main area of inspection in the bedrooms is the structural system. This means that all walls,ceilings and floors will be inspected. Doors and windows will also be investigated for damage andnormal operation. Personal items in the bedroom may prevent all areas to be inspected as theinspector will not move personal items.

1. Locations


X


Page 7 of 46

3. Ceiling FansGood Fair Poor N/A None

XObservations:• Operated normally when tested, at time of inspection.

4. ClosetsGood Fair Poor N/A None

XObservations:• The closet is in serviceable condition.


XObservations:• Double door entryway.


XObservations:• Some outlets not accessible due to furniture and or stored personal items.

7. FireplaceGood Fair Poor N/A None

X

8. Floor ConditionGood Fair Poor N/A None

X

9. Smoke DetectorsGood Fair Poor N/A None

X



11. Window-Wall AC or HeatGood Fair Poor N/A None

X


XMaterials: Aluminum framed single hung window noted. • Insulated glassnoted.




XObservations:• The hinged patio door was functional during the inspection.


Page 8 of 46

Bathroom


X

Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets.Because of all the plumbing involved it is an important area of the house to look over. Moisture in theair and leaks can cause mildew, wallpaper and paint to peel, and other problems. The homeinspector will identify as many issues as possible but some problems may be undetectable due toproblems within the walls or under the flooring..

1. Locations


X



4. CountersGood Fair Poor N/A None

XObservations:• Granite tops noted.


X


X

7. GFCIGood Fair Poor N/A None

XObservations:• GFCI tested and functioned properly.

8. Exhaust FanGood Fair Poor N/A None

XObservations:• The bath fan was operated and no issues were found.


XMaterials: Ceramic tile is noted.


Page 9 of 46

10. HeatingGood Fair Poor N/A None

XObservations:• Central heating and cooling noted in this room. At the time of theinspection, all appeared to be functioning and in serviceable condition.

11. MirrorsGood Fair Poor N/A None

X

12. PlumbingGood Fair Poor N/A None

X


Page 10 of 46

13. ShowersGood Fair Poor N/A None

XObservations:• Missing grout noted at the tile near the drain in the master bath.Recommend maintenance of grout and caulking to prevent water seepage.

14. Shower WallsGood Fair Poor N/A None

XObservations:• Ceramic tile noted.

15. Bath TubsGood Fair Poor N/A None

XObservations:• Whirlpool tub observed and stated to be in working condition.

16. EnclosureGood Fair Poor N/A None

XObservations:• The shower enclosure was functional at the time of the inspection.


Page 11 of 46

Kitchen

17. SinksGood Fair Poor N/A None

XObservations:• Slow drain at sink. Recommend clearing. Some of the stoppers need to beadjusted for proper operation.

18. ToiletsGood Fair Poor N/A None

XObservations:• Tank base in the 1/2 bath is cracked/broken. This does not affect operationof the fixture.


XMaterials: Aluminum framed fixed window noted. • Insulated glass noted.

The kitchen is used for food preparation and often for entertainment. Kitchens typically include astove, dishwasher, sink and other appliances.


Page 12 of 46


XObservations:• No deficiencies observed.


XObservations:• Granite tops noted.

3. DishwasherGood Fair Poor N/A None

XObservations:• Operated.


X

5. Garbage DisposalGood Fair Poor N/A None

XObservations:• Operated - appeared functional at time of inspection.


Page 13 of 46

6. MicrowaveGood Fair Poor N/A None

XObservations:• Built-in microwave ovens are tested using normal operating controls. Unitwas tested and appeared to be serviceable at time of inspection. Leak and/orefficiency testing is beyond the scope of this inspection.• Inoperable at the time of inspection,

7. Cook top conditionGood Fair Poor N/A None

XObservations:• Gas cook top noted.

8. Oven & RangeGood Fair Poor N/A None

XObservations:• Oven: gas burners

9. SinksGood Fair Poor N/A None

X

10. Drinking FountainGood Fair Poor N/A None

X

11. Spray WandGood Fair Poor N/A None

X

12. Hot Water DispenserGood Fair Poor N/A None

X

13. Soap DispenserGood Fair Poor N/A None

X


Page 14 of 46

14. Trash CompactorGood Fair Poor N/A None

X

15. Vent ConditionGood Fair Poor N/A None

XMaterials: Exterior Vented


X


X


X




X


X


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Laundry


X




XMaterials: Drywall walls noted.

1. Locations




X

4. Dryer VentGood Fair Poor N/A None

X


Page 16 of 46


X


X

7. Exhaust FanGood Fair Poor N/A None

X

8. Gas ValvesGood Fair Poor N/A None

X

9. Wash BasinGood Fair Poor N/A None

X


Page 17 of 46

Heat/AC


X


XObservations:• Some not accessible.






X


X

The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is theclimate control system for the structure. The goal of these systems is to keep the occupants at acomfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs ata minimum. The HVAC system is usually powered by electricity and natural gas, but can also bepowered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls.For a more thorough investigation of the system please contact a licensed HVAC service person.


Page 18 of 46

1. Heater ConditionGood Fair Poor N/A None

XMaterials: The furnace is located in the hall closet • The furnace is located inthe atticMaterials: The home has a split system.

2. Heater BaseGood Fair Poor N/A None

X

3. EnclosureGood Fair Poor N/A None

X

4. VentingGood Fair Poor N/A None

X

5. Gas ValvesGood Fair Poor N/A None

X

6. Refrigerant LinesGood Fair Poor N/A None

XObservations:• Missing insulation at A/C unit.

7. AC Compress ConditionGood Fair Poor N/A None

XCompressor Type: ElectricLocation: The compressor is located on the exterior north. • The compressoris located on the exterior south.Observations:• Appeared functional at the time of inspection.• The typical temperature differential split between supply and return air in anair conditioner of this type is 15 - 20 degrees F. This system responded andachieved an average acceptable differential temperature of 16 - 18 degreesF between the four systems.• Annual HVAC service contract is recommended.


Page 19 of 46

8. Air SupplyGood Fair Poor N/A None

XObservations:• The return air supply system appears to be functional.


Page 20 of 46

9. RegistersGood Fair Poor N/A None

X


Page 21 of 46

Water Heater

10. FiltersGood Fair Poor N/A None

XObservations:• MAINTENANCE: The air filter(s) should be inspected at least monthly andcleaned or replaced as required. There are two types of filters commonlyused: (1) Washable filters, (constructed of aluminum mesh, foam, orreinforced fibers) these may be cleaned by soaking in mild detergent andrising with water. Or (2) Fiberglass disposable filters that must beREPLACED before they become clogged. Remember that dirty filters are themost common cause of inadequate heating or cooling performance.

11. ThermostatsGood Fair Poor N/A None

XObservations:• Functional at the time of inspection.• Thermostats are not checked for calibration or timed functions.

1. BaseGood Fair Poor N/A None

X

2. Heater EnclosureGood Fair Poor N/A None

X

3. CombusionGood Fair Poor N/A None

X

4. VentingGood Fair Poor N/A None

X


Page 22 of 46

5. Water Heater ConditionGood Fair Poor N/A None

XHeater Type: ElectricLocation: The heater is located in the garage.Observations:• Tank appears to be in satisfactory condition -- no concerns.

6. TPRVGood Fair Poor N/A None

XObservations:• Appears to be in satisfactory condition -- no concerns.

7. Number Of GallonsGood Fair Poor N/A None

XObservations:• 119 gallons

8. Gas ValveGood Fair Poor N/A None

X


Page 23 of 46

Garage


XMaterials: CopperObservations:• No deficiencies observed at the visible portions of the supply piping.

10. Overflow ConditionGood Fair Poor N/A None

X

11. StrappingGood Fair Poor N/A None

X

1. Roof ConditionGood Fair Poor N/A None

XMaterials: Roofing is the same as main structure.Materials: Concrete tiles noted.Observations:• No major system safety or function concerns noted at time of inspection.

2. WallsGood Fair Poor N/A None

X

3. Anchor BoltsGood Fair Poor N/A None

XObservations:• The anchor bolts were not visible.


XMaterials: Bare concrete floors noted.


Page 24 of 46

5. Rafters & CeilingGood Fair Poor N/A None

XObservations:• Garage drywall ceiling has minor cracking from drywall tape shrinkage andonly needs to be monitored.


X


X

8. 240 VoltGood Fair Poor N/A None

X

9. Exterior DoorGood Fair Poor N/A None

X

10. Fire DoorGood Fair Poor N/A None

X

11. Garage Door ConditionGood Fair Poor N/A None



Page 25 of 46

12. Garage Door PartsGood Fair Poor N/A None

XObservations:• The garage door appeared functional during the inspection.

13. Garage Opener StatusGood Fair Poor N/A None

XObservations:• Chain drive opener noted.

14. Garage Door's Reverse StatusGood Fair Poor N/A None

XObservations:• The 1 car door requires a great deal of resistance to trigger the auto-reverse mechanism. We recommend adjusting the opener for proper reversetension.

15. VentilationGood Fair Poor N/A None

XObservations:• Under eave soffit inlet vents noted.


Page 26 of 46

Electrical

16. Vent ScreensGood Fair Poor N/A None

XObservations:• Vent screens noted as functional.


X


X

19. Wash BasinGood Fair Poor N/A None

X

1. Electrical PanelGood Fair Poor N/A None

XLocation: Panel box located in garage.Observations:• No major system safety or function concerns noted at time of inspection atmain panel box.


Page 27 of 46

2. Main Amp BreakerGood Fair Poor N/A None

XObservations:• 150 amp

3. Breakers in off positionGood Fair Poor N/A None

XObservations:• 0

4. Cable FeedsGood Fair Poor N/A None

XObservations:• There is an underground service lateral noted.

5. BreakersGood Fair Poor N/A None

XMaterials: Copper armor sheathed cable noted.Observations:• All of the circuit breakers appeared serviceable.

6. FusesGood Fair Poor N/A None

X


Page 28 of 46

Roof

1. Roof ConditionGood Fair Poor N/A None

XMaterials: Inspected from ladder. • Roof was visually inspected fromaccessible points on the interior and/or exterior. If a roof is too high, is toosteep, is wet, or is composed of materials which can be damaged if walkedupon, the roof is not mounted. Therefore, client is advised that this is alimited review and a licensed roofer should be contacted if a more detailedreport is desired.Materials: Concrete tiles noted. • Rolled roofing noted.Observations:• Some shingles / tiles damaged and/or loose.• Recommend roofing contractor to evaluate.


Page 29 of 46


Page 30 of 46


Page 31 of 46

2. FlashingGood Fair Poor N/A None

X

3. ChimneyGood Fair Poor N/A None

XObservations:• No major system safety or function concerns noted at time of inspection.

4. Sky LightsGood Fair Poor N/A None

X

5. Spark ArrestorGood Fair Poor N/A None

X

6. Vent CapsGood Fair Poor N/A None

X


Page 32 of 46

Attic

7. GutterGood Fair Poor N/A None

XObservations:• One of the gutters needs to be inserted into the carry extension.

1. AccessGood Fair Poor N/A None

XObservations:• Bedroom Closet.• Garage ceiling.

2. StructureGood Fair Poor N/A None

XObservations:• Evidence of past or present leaks, dry at time of the inspection. Monitor forleaks &/or have roofing contractor evaluate.


Page 33 of 46

3. VentilationGood Fair Poor N/A None

XObservations:• Under eave soffit inlet vents noted.

4. Vent ScreensGood Fair Poor N/A None

XObservations:• Vent screens noted as functional.

5. Duct WorkGood Fair Poor N/A None

XObservations:• See HVAC page.


Page 34 of 46


XObservations:• Most areas not accessible due to insulation.


Page 35 of 46

7. Attic PlumbingGood Fair Poor N/A None

X

8. Insulation ConditionGood Fair Poor N/A None

XMaterials: Fiberglass batts with kraft paper facing noted.Depth: Insulation averages about 8-10 inches in depth


Page 36 of 46

9. ChimneyGood Fair Poor N/A None

X

10. Exhaust VentGood Fair Poor N/A None

XObservations:• Functional.


Page 37 of 46

Exterior Areas


XObservations:• Appeared in functional and in satisfactory condition, at time of inspection.


XObservations:• Some window screens damaged. 2. Some of the window areas need to becleaned due to moisture based growth.


Page 38 of 46

3. Siding ConditionGood Fair Poor N/A None

XMaterials: Stucco noted.

4. Eaves & FaciaGood Fair Poor N/A None

XObservations:• There are areas where the facia needs to be painted due to peeling ormissing paint. Some of the areas appear to be stained from previous rainsetc. There are also other areas that appear to have been repaired whichmost likely dates back to the builder.


Page 39 of 46

Grounds

5. Exterior PaintGood Fair Poor N/A None

XObservations:• Suggest caulking around doors and windows as necessary.

6. StuccoGood Fair Poor N/A None

X

1. Driveway and Walkway ConditionGood Fair Poor N/A None

XMaterials: Block / Brick sidewalk noted.Observations:• Potential Trip Hazard(s) at sidewalk; monitor / repair as necessary. 2.There is a low area of pavers at the front entry.

2. GradingGood Fair Poor N/A None

X


Page 40 of 46

3. Vegetation ObservationsGood Fair Poor N/A None

XObservations:• Prune or remove any plants that are in contact or proximity to home toeliminate pathways of wood destroying insects. 2. The sod at the front yardneeds to be replaced.

4. Gate ConditionGood Fair Poor N/A None

XMaterials: PlasticObservations:• Fences and gates are NOT INCLUDED as part of a home inspection.Recommend confirming that all fences and gates are in serviceable conditionbefore the close of escrow.• Gate is sagging - hinges appear to be corroded. 2. Some of the fencehardware is missing for appearance.

5. Patio and Porch DeckGood Fair Poor N/A None

X


Page 41 of 46

6. Stairs & HandrailGood Fair Poor N/A None

X

7. Grounds ElectricalGood Fair Poor N/A None

X


XObservations:• GFCI: Ground Fault Circuit interrupter .

9. Main Gas Valve ConditionGood Fair Poor N/A None

XMaterials: East side.Observations:• Meter located at exterior. All gas appliances have cut-off valves in line ateach unit. No gas odors detected.


Page 42 of 46

Pool


XMaterials: Copper piping noted. • PVC piping noted.

11. Exterior Faucet ConditionGood Fair Poor N/A None

XLocation: East side of house.

12. BalconyGood Fair Poor N/A None

XObservations:• Appears in satisfactory and functional condition with normal wear for itsage. Appears to be sound structure.

13. Patio EnclosureGood Fair Poor N/A None

X

14. Patio and Porch ConditionGood Fair Poor N/A None

XMaterials: The patio/porch roof is the same as main structure.

15. Fence ConditionGood Fair Poor N/A None

X

16. SprinklersGood Fair Poor N/A None

XObservations:• The inspector could not locate the zone valve box. Consult with the sellerfor its location.


Page 43 of 46

1. Air Booster PumpGood Fair Poor N/A None

X

2. Deck ConditionGood Fair Poor N/A None

XMaterials: n/a see grounds page for material type.Observations:• Appears in satisfactory and functional condition with normal wear for itsage. Appears to be sound structure.

3. Gate & Fence ConditionGood Fair Poor N/A None

XMaterials: See grounds page.Observations:• Gate did not self latch.

4. FilterGood Fair Poor N/A None

XObservations:• Recommend pool contractor to evaluate. There is an accumulation of waterat the filter on the pad possibly meaning there is a slight leak.


Page 44 of 46

5. Skimmer and BasketGood Fair Poor N/A None

XObservations:• Functional.

6. Pool Heater ConditionGood Fair Poor N/A None

XMaterials: Gas.Observations:• There is a pool heater that needs to be evaluated by a qualified tech duringthe pool service.

7. LightsGood Fair Poor N/A None

X

8. Pressure GaugeGood Fair Poor N/A None

XObservations:• Present on filter housing.


Page 45 of 46

9. PumpsGood Fair Poor N/A None

X

10. JetsGood Fair Poor N/A None

X

11. Structure ConditionGood Fair Poor N/A None

X

12. TileGood Fair Poor N/A None

X

13. TimerGood Fair Poor N/A None

XObservations:• The salt system is not operating properly as stated and needs furtherevaluation / repair.


Page 46 of 46

14. Water ConditionGood Fair Poor N/A None

X

15. Water Fill UnitGood Fair Poor N/A None

X


XObservations:• There are wires loose / pulled at the conduit connection. This is a potentialshock hazard.



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