professional building inspections,...

This report is the exclusive property of Professional Building Inspections, Inc. and the aforementioned named Client(s). It is not transferable to any third parties

including other prospective buyers. This report has been prepared as a result of a written agreement with the Client(s) and proposed State of Florida standards

of practice. All comments and opinions expressed herein are those of Professional Building Inspections, Inc.

Professional Building Inspections, Inc.Property Inspection Report

Cover Page

9119 Frost Lane, Bonita Springs FLInspection prepared for: Peter Pultorak & Lottie Pultorak

Inspection Date: 7/18/2012 Time: 9:30AM Age: 6 years Size: 2100 SF Under Air

Weather: Sunny-85 deg. F

CONFIDENTIAL PROPERTY INSPECTION

Inspector: James (Jim) W. LawsonHI License #4812 & PE License #58911

Phone: (239) 405-2532 Fax: (239) 949-1482

Professional Building Inspections, Inc. 9119 Frost Lane, Bonita Springs, FL

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Report SummaryReport Summary

On this page you will find in RED a brief summary of any critical concerns of the inspection as theyrelate to function including safety. Examples would be bare electrical wires or active drain leaks. Thecomplete list of items noted is found throughout the body of the report including normal maintenanceitems. Therefore, be sure to read your entire report.For your safety and liability, we recommend that you hire only licensed contractors when having anywork done. If the living area has been remodeled or is part of an addition, we recommend that youverify the permit and certificate of occupancy. This is important because our inspection does notapprove, endorse, or guarantee the integrity of any work that was done without a permit and latentdefects could exist. Depending upon your needs and those who will be on this property, items listed in the body of thereport may also be a concern to you. If there are no comments in RED there were no critical systemor safety concerns with this property at the time of inspection.BedroomsPage 6 Item: 7 Electrical • Bedroom circuits were not protected by an arc fault circuit

interrupter type breaker. An arc fault interrupter will shut itselfoff if it detects a short thus preventing an electrical fire.• It is HIGHLY recommended to have a qualified electricianinstall an Arc Fault Circuit Interrupter breaker in place of thethe ones currently protecting the bedroom circuits. In the nearfuture it will be a requirement and is a very safe and soundupdate.

Great RoomPage 15 Item: 4 Electrical • Extension cord under rug observed as a fire hazard.

Disconnect and remove extension cord.Garage0 Item: 7 GFCI • Power for light above workbench was supplied by an

extension cord. Recommend licensed electrician hardwirelight.

Page 21 Item: 10 Fire Door • There is no self-closing device on the door from the houseleading to the garage. It is strongly recommended that one beinstalled in order to protect the residence against garageoriginated fires.

AtticPage 25 Item: 6 Electrical • Some branch circuit wiring was stapled to ceiling joists in

way of attic access opening. Recommend licensed electricianrelocate wiring and make safe.

PoolPage 33 Item: 4 Skimmer and

Basket• Pool is fitted with a chlorine salt generator that is not inworking condition. Recommend consultation with a licensedpool contractor to remedy.


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Introduction We appreciate the opportunity to conduct this inspection for you. Please carefully read the entireinspection report and contact us if you have any questions. Properties being inspected do not "Pass" or "Fail.” The report is based on an inspection of the visibleportion of the structure since the inspection may be limited by vegetation and possessions. This report identifies specific non-code, non-cosmetic concerns that the inspector feels may needfurther investigation or repair. The focus of the inspection is function and safety.For your safety and liability purposes, we recommend that only licensed contractors evaluate andrepair any critical concerns and defects. Please note that this report is a snapshot in time. We recommend that you or your representativecarry out a final walk-through inspection immediately before closing to check the condition of theproperty, using this report as a guide.


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Inspection Details 1. Attendance

In Attendance: Agent present • Owner/Client present

2. Home TypeHome Type: Detached • Single Family Home

3. OccupancyOccupancy: Occupied - Furnished

4. DefinitionsTerms• Normal wear and tear refers to the condition of an item judged functionaland safe in accordance with its age.• Functional means that the system, subsystem or component underconsideration appeared to be performing satisfactorily during the inspection.• Safe means that during the inspection the item was observed not to be athreat to personal well being.• Cosmetic means that the item was judged functional and safe wheninspected but was found not to be as attractive compared to when new,presumably without appearance flaws.

5. What We InspectA Home Inspection is a non-invasive visual examination of a residentialdwelling, performed for a fee, which is designed to identify observed materialdefects within specific components of said dwelling. Components mayinclude any combination of mechanical, structural, electrical, plumbing, orother essential systems or portions of the home, as identified and agreed toby the Client and Inspector, prior to the inspection process.A home inspection is intended to assist in evaluation of the overall conditionof the dwelling. The inspection is based on observation of the visible andapparent condition of the structure and its components on the date of theinspection and not the prediction of future conditions.A home inspection will not reveal every concern that exists or ever couldexist, but only those material defects observed on the day of the inspection.A material defect is a condition with a residential real property or any portionof it that would have a significant adverse impact on the value of the realproperty or that involves an unreasonable risk to people on the property. Thefact that a structural element, system or subsystem is near, at or beyond theend of the normal useful life of such a structural element, system orsubsystem is not by itself a material defect.An Inspection report shall describe and identify in written format theinspected systems, structures, and components of the dwelling and shallidentify material defects observed. Inspection reports may containrecommendations regarding conditions reported or recommendations forcorrection, monitoring or further evaluation by professionals, but this is notrequired.


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Interior Areas This 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 of hallways, foyersand other open areas. Within these areas the inspector is performing a visual inspection and willreport visible damage, wear and tear and moisture problems if seen. Personal items in the structuremay prevent the inspector from viewing all the interior areas.

1. BarGood Fair Poor N/A None

X

2. CabinetsGood Fair Poor N/A None

X

3. Ceiling FansGood Fair Poor N/A None

X

4. ClosetsGood Fair Poor N/A None

X

5. Door BellGood Fair Poor N/A None

XObservations:• Operated normally when tested.

6. DoorsGood Fair Poor N/A None

XObservations:• Double door entryway• Doors are functional.

7. ElectricalGood Fair Poor N/A None

XObservations:• Receptacles tested satisfactory.

8. Security BarsGood Fair Poor N/A None

X

9. Smoke DetectorsGood Fair Poor N/A None

XObservations:• Operated properly when tested.

10. Stairs & HandrailGood Fair Poor N/A None

X


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

X

12. Window ConditionGood Fair Poor N/A None

X

13. Ceiling ConditionGood Fair Poor N/A None

XMaterials: DrywallObservations:• Professional quality

14. Patio DoorsGood Fair Poor N/A None

X

15. Screen DoorsGood Fair Poor N/A None

X

16. Wall ConditionGood Fair Poor N/A None

XMaterials: Drywall walls noted.Observations:• Like new condition noted.

17. FireplaceGood Fair Poor N/A None

X


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Bedrooms 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. LocationsLocations: Master • North Guest • Other Guest

2. BarGood Fair Poor N/A None

X


X

4. Ceiling FansGood Fair Poor N/A None

XObservations:• Ceiling fan in each bedroom operated normally when tested at time ofinspection.

5. ClosetsGood Fair Poor N/A None

XObservations:• All closets were in serviceable condition.


XObservations:• All bedroom doors were in serviceable condition.


XObservations:• Bedroom circuits were not protected by an arc fault circuit interrupter typebreaker. An arc fault interrupter will shut itself off if it detects a short thuspreventing an electrical fire.• It is HIGHLY recommended to have a qualified electrician install an ArcFault Circuit Interrupter breaker in place of the the ones currently protectingthe bedroom circuits. In the near future it will be a requirement and is a verysafe and sound update.

8. FireplaceGood Fair Poor N/A None

X

9. Floor ConditionGood Fair Poor N/A None

XFlooring Types: Carpet is noted.Observations:• Carpeting in Guest bedrooms was near new. Master bedroom carpetingwas near the end of its service life.


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X

11. Smoke DetectorsGood Fair Poor N/A None

XObservations:• The smoke detectors operated during the inspection.


XMaterials: Drywall walls noted.Observations:• Professional quality

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

X


XMaterials: Aluminum framed single hung window noted.Observations:• Functional except for broken springs in west front bedroom window.


XMaterials: Drywall ceilings noted.Observations:• Professional quality


X


X


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Bathrooms 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. LocationsLocations: Guest Bathroom • Bathrooms in master bedroom area and a smallguest bathroom on main floor


XObservations:• No deficiencies observed.


XMaterials: There are drywall ceilings noted.Observations:• Professional quality

4. CountersGood Fair Poor N/A None

XObservations:• Marble tops noted.


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



7. GFCIGood Fair Poor N/A None

XObservations:• GFCIs in place and operational.

8. Exhaust FanGood Fair Poor N/A None

XObservations:• The bath fans found operational with no issues.


XMaterials: Ceramic tile is noted.Observations:• Like new condition observed.

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.


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11. MirrorsGood Fair Poor N/A None

XObservations:• Mirrors at bottom slightly marred.

12. PlumbingGood Fair Poor N/A None

XObservations:• Functional


XObservations:• Master bath security bar in shower observed, tested and found functional.

14. ShowersGood Fair Poor N/A None

XObservations:• Shower base, enclosure and door found functional.

15. Shower WallsGood Fair Poor N/A None

XObservations:• Ceramic tile noted.• Found in like new condition.

16. Bath TubsGood Fair Poor N/A None

XObservations:• Soaker tub observed in Main Bath.• Tub found functional.

17. EnclosureGood Fair Poor N/A None

XObservations:• See Shower section.

18. SinksGood Fair Poor N/A None

XObservations:• Faucets, drains and stoppers found functional.• Hot/cold shutoff valves noted in each bedroom. Recommend ownerdemonstrate functionality. Sink finishes found like new.

19. ToiletsGood Fair Poor N/A None

XObservations:• Two toilets found functional.


XMaterials: Small aluminum framed single hung window noted in Guest Bath. •Aluminum framed fixed window noted in Master Bath.Observations:• Guest Bath window appears to be high for adequate egress in anemergency.


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Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include arefrigerator, stove, dishwasher, sink and other appliances. Plumbing and electrical issues are oftenfound in this frequently used room.




XObservations:• Granite tops noted.• There is normal wear noted for the age of the counter tops.• No discrepancies noted.

3. DishwasherGood Fair Poor N/A None

XObservations:• New and operated successfully for complete cycle.


XObservations:• Pantry bifold doors found functional.

5. Garbage DisposalGood Fair Poor N/A None

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

6. MicrowaveGood Fair Poor N/A None

XObservations:• Unit is new. Tested satisfactory using normal operating controls.

7. Cook top conditionGood Fair Poor N/A None

XObservations:• Electric cook top noted.• All heating elements operated when tested.

8. Oven & RangeGood Fair Poor N/A None

XObservations:• Ovens: Double Electric Self-Cleaning• Ovens operated successfully including self-cleaning cycle.

9. SinksGood Fair Poor N/A None

XObservations:• Drains and supply lines found functional.• Shutoffs found for dishwasher and double sink. They appeared to beoperational. Recommend current owner demonstrate complete functionalityby turning them on and off which inspector did not do in accordance withstandards of practice.• Kitchen has a double stainless steel surface mounted sink.• Stoppers are functional.• Swing faucet is functional.


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10. Drinking FountainGood Fair Poor N/A None

X

11. Spray WandGood Fair Poor N/A None

XObservations:• The spray wand was operated and was functional.

12. Hot Water DispenserGood Fair Poor N/A None

X

13. Soap DispenserGood Fair Poor N/A None

X

14. Trash CompactorGood Fair Poor N/A None

X

15. Vent ConditionGood Fair Poor N/A None

XMaterials: RecirculatingObservations:• Built into microwave. Found functional.• Central ventilation system was also present.


XMaterials: Aluminum framed double single hung window noted. • Non-insulated glass noted.Observations:• Windows and screens found functional.


XMaterials: Ceramic tile is noted.Observations:• Chipped tile noted in front of refrigerator, otherwise tile and grout foundfunctional.


XObservations:• Found functional.


XMaterials: There are drywall ceilings noted.Observations:• Professional quality


XObservations:• No security bars are present in this room.


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XObservations:• There are no patio doors present in this room.


X




XObservations:• GFCIs in place and operational




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Laundry The laundry is often the smallest room in the house. However, there is much for the inspector toexamine. Typically, the laundry has a washer, dryer, utility sink, 120 and 240 voltage electric circuits,GFCI protected receptacles, plumbing, ventilation, lighting, a lint removal system, cabinets orshelves and toxic materials. Many standards apply to this room and must be compared to what isobserved.

1. LocationsLocations: Next to garage




XObservations:• Plastic laminate counter top noted.

4. Dryer VentGood Fair Poor N/A None

XObservations:• The dryer vent has an approved flexible metal section.




XObservations:• GFCI in place and operational

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


XMaterials: Ceramic tile was noted.Observations:• Functional


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XObservations:• Professional quality


XObservations:• No security bars were present in this room.


XObservations:• Door is functional.


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Great Room 1. WallsGood Fair Poor N/A None

XMaterials: Drywall noted.Observations:• Professional quality

2. CeilingGood Fair Poor N/A None

XObservations:• Drywall was professional quality.

3. FansGood Fair Poor N/A None

XObservations:• Both fans were operated and found functional.


XMaterials: Floor receptacle is fitted with a proper cover and found functional.Observations:• Floor receptacle found functional.• Extension cord under rug observed as a fire hazard. Disconnect andremove extension cord.


XMaterials: Twelve foot four panel slider notedObservations:• Single pane glass was tempered and found functional.

6. FloorGood Fair Poor N/A None

XObservations:• Found functional in like new condition.


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Heat/AC The heating, ventilating and air conditioning system (often referred to as HVAC) is the climate controlsystem for the structure. The goal of this system is to keep the occupants at a comfortable levelwhile maintaining indoor air quality, provide proper ventilation and keep maintenance costs at aminimum. The HVAC system is usually powered by electricity or 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 and/or othercontrols. For a more thorough investigation of the system please retain a licensed HVAC servicecompany.

1. Heater ConditionGood Fair Poor N/A None

XMaterials: The furnace was located in the garageObservations:• Electric strips in plenum for heating were functional.

2. Heater BaseGood Fair Poor N/A None

X

3. EnclosureGood Fair Poor N/A None


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:• No defects found.

7. AC Compress ConditionGood Fair Poor N/A None

XCompressor Type: ElectricObservations:• Appeared functional at the time of inspection.

8. Air SupplyGood Fair Poor N/A None

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

9. RegistersGood Fair Poor N/A None

XObservations:• Registers were clean and louvers found operational.• Temperature difference between ambient at louver was 16 degrees F whichwas in the standard range.


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10. FiltersGood Fair Poor N/A None

XObservations:• Filter system found functional.

11. ThermostatsGood Fair Poor N/A None

XObservations:• Location: Only thermostat was in the Dining Room.• Digital, nonprogrammable type• All functional at the time of inspection.• Humidistat was connected to thermostat.


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Water Heater Virtually all homes have a means for producing hot water for distribution to designated locations inthe house. Various forms of energy and means to produce hot water are common. The most popularare stowage tanks fueled by electricity, natural gas or propane. There are also tankless waterheaters in furnaces and stand alone instant heating units. Here, besides assessing systemperformance, safety is a major consideration. Improperly installed water heaters have been known toact like missiles and go through the roofs of houses.

1. BaseGood Fair Poor N/A None

XObservations:• The water heater base was functional.

2. Heater EnclosureGood Fair Poor N/A None

XObservations:• The water heater enclosure was functional.

3. CombusionGood Fair Poor N/A None

XObservations:• Electric• Functional

4. VentingGood Fair Poor N/A None

X

5. Water Heater ConditionGood Fair Poor N/A None

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

6. TPRVGood Fair Poor N/A None

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

7. Number Of GallonsGood Fair Poor N/A None

XObservations:• 40 gallons

8. Gas ValveGood Fair Poor N/A None

X


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

10. Overflow ConditionGood Fair Poor N/A None

XMaterials: PVCObservations:• Appeared to be in satisfactory condition -- no concerns.


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11. StrappingGood Fair Poor N/A None

XObservations:• The water heater was not strapped nor necessary to be since house wasnot in an earthquake zone.


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Garage The condition of the garage can provide insights into the overall condition of the dwelling sincesometimes this is the only place where the exterior and interior walls can be inspected, if not coveredwith drywall. In case of the former, it can reveal how the exterior walls are attached to the foundation.Also, some garages can show the condition of some of the ceiling or floor joists.The garage is often the location for the main electric panel. This can provide 360 degree inside andout scrutiny of this vital but dangerous item, if not installed properly.Garages are also favorite places for water heaters that need to located away and sometimesprotected from vehicle traffic.Gas heaters can produce carbon monoxide that needs to be properly mitigated. This issue requiresspecial consideration since carbon monoxide can kill.Unfortunately, combustible materials are often stowed in garages thereby making fire protection acritical matter.Garage doors are often an important issue because of their weight and potential crushing ability.These are just but a few things that will be inspected in the garage.

1. Roof ConditionGood Fair Poor N/A None

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

2. WallsGood Fair Poor N/A None

XObservations:• Garage walls were concrete block and drywall. Both are in like newcondition.

3. Anchor BoltsGood Fair Poor N/A None

XObservations:• Anchor bolts, if present, were not visible.


XMaterials: Concrete floor covered with latex based epoxy noted.Observations:• Common thin shrinkage cracks noted, otherwise functional.

5. Rafters & CeilingGood Fair Poor N/A None

XObservations:• Same as the main house.• Limited review due to finished ceiling.


XObservations:• Some outlets possibly not accessible due to stored items and cabinetsalong wall.


XObservations:• Two GFCIs in place and found operational.• Power for light above workbench was supplied by an extension cord.Recommend licensed electrician hardwire light.


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8. 240 VoltGood Fair Poor N/A None

XObservations:• There are no 240 volt outlets visible in this room.

9. Exterior DoorGood Fair Poor N/A None

XObservations:• Garage was without a side door.

10. Fire DoorGood Fair Poor N/A None

XObservations:• There is no self-closing device on the door from the house leading to thegarage. It is strongly recommended that one be installed in order to protectthe residence against garage originated fires.

11. Garage Door ConditionGood Fair Poor N/A None

XMaterials: One metal 16 ft. overhead door noted.Observations:• No deficiencies observed.• Heavy missile (9 lb.) missile rated

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.• Appeared functional using normal controls at time of inspection.

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

XObservations:• Eye beam system present and operating.• Auto-reverse found functional.

15. VentilationGood Fair Poor N/A None

XObservations:• Under eave soffit inlet vents noted.• Ridge venting noted.

16. Vent ScreensGood Fair Poor N/A None

XObservations:• Vent screens not needed because of presence of perforated soffits.


XObservations:• No built-in cabinets present.


XObservations:• There is normal wear and tear noted for the age of the built-in woodworkshop bench.


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19. Wash BasinGood Fair Poor N/A None

XObservations:• No wash basin observed in garage.


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Electrical The electrical system will be reviewed for functionality including safety.The electric panel will be examined to determine whether or not it is a safe enclosure and the insideis properly accessible.The suitability of the cable feeds will be determined and the presence or absence of a properdisconnect such as a main circuit breaker will be determined. The presence of fuses or circuitbreakers will be noted.Wiring within the panel box will be inspected. Any concerns will be noted.Proper labelling of branch circuits will be ascertained. Residual capacity for additional breakers willbe identified.GFCI and AFCI protected outlets (if any) will be tested and tripped. Some baths may have non-GFCIoutlets which are protected by a GFCI outlet in a remote area such as the garage or anotherbathroom. Note that most electricians agree that smoke detectors are good for about 5 years and the breakersin your panel box have an expected life of about 20 years. Therefore, if this home was built morethan 20 years ago, consider having the panel box and breakers evaluated by a licensed electricianas an overheated breaker can result in a structural fire.Any home that has a Bulldog Pushmatic, Zinsco, Sylvania Zinsco or Federal Pacific electric panelshould have it evaluated by a licensed electrician, as these older types of panels and breakers havebeen known to overheat and cause house fires.If your home does not have a carbon monoxide detector as few do, we recommend making thatinvestment if carbon monoxide is a risk.1. Electrical PanelGood Fair Poor N/A None

XLocation: Main Location: GarageLocation: Sub Panel Location: No sub panel observed.Observations:• No major system safety or function concerns noted at time of inspection atmain panel box.

2. Main Amp BreakerGood Fair Poor N/A None

XObservations:• 200 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 non-metallic sheathed cable noted.Observations:• All of the circuit breakers appeared serviceable.

6. FusesGood Fair Poor N/A None

XObservations:• Electrical system had no fuses.


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Roof The roof plays a major role in maintaining the watertight integrity of the home.Besides assessing the general condition of the roof covering and its supporting structure each of itsmany roof penetrations are carefully evaluated.A check for both active and past leaks will be conducted and documented, if found.As with all areas of the house, we recommend that you carefully examine the roof immediately priorto the closing.Note that walking on a roof voids some manufacturer warranties. It is generally recommended thatroofs only be walked by licensed roofers. Adequate attic ventilation, solar/wind exposure and organic debris all affect the life expectancy of aroof.Always ask the seller about the age and history of the roof. On any home that is over 3 years old,experts recommend that you obtain a roof certification from an established licensed local roofingcompany to determine its serviceability and the number of layers of roof covering present. 1. Roof ConditionGood Fair Poor N/A None

XMaterials: Inspected from ladder.Materials: Concrete tiles noted.Observations:• No major system safety or function concerns noted at time of inspection.

2. FlashingGood Fair Poor N/A None

XObservations:• Flashing was functional.

3. ChimneyGood Fair Poor N/A None

X

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

XObservations:• Vent caps found functional.

7. GutterGood Fair Poor N/A None

XObservations:• Gutters noted all around found functional.


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Attic Ideally, attics should have stair access or a scuttle minimum. Either type of access should beunobstructed. In addition, lighting and flooring facilitate periodic review for inspection and appropriatemaintenance. It is recommended that attics without adequate access be appropriately upgraded.The structure is examined for broken members. The adequacy of natural and forced ventilation, ifany, are investigated. Vent screens are inspected to determine their ability to keep unwantedcreatures out of the attic. Any ductwork found is examined for leaks and kinks.Electric cabling, hangers and associated electrical parts are checked for proper location andcondition. Plumbing system components visible in the attic are examined for proper functionincluding safety.Any insulation found will be assessed for damage, thickness and distribution. Chimneys areexamined for safe operation and function.

1. AccessGood Fair Poor N/A None

XObservations:• Pull Down Ladder is located in garage.• Scuttle Hole, located in the Master Bedroom closet, is covered with looseinsulation. Recommend solid insulation be fitted to attic side so that fallinginsulation does not damage closet contents when opened.

2. StructureGood Fair Poor N/A None

XObservations:• Attic structural elements appeared functional.


XObservations:• Soffit inlet performated vents noted and found functional.


X

5. Duct WorkGood Fair Poor N/A None

XObservations:• All ductwork observed was functional.


XObservations:• Some branch circuit wiring was stapled to ceiling joists in way of atticaccess opening. Recommend licensed electrician relocate wiring and makesafe.

7. Attic PlumbingGood Fair Poor N/A None

XObservations:• PVC plumbing vents• No deficiencies noted in plumbing vent piping.

8. Insulation ConditionGood Fair Poor N/A None

XMaterials: Blown in cellulose insulation noted.Depth: Insulation averages about 10-12 inches in depthObservations:• Insulation appears adequate.


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9. ChimneyGood Fair Poor N/A None

X

10. Exhaust VentGood Fair Poor N/A None

XObservations:• Bathroom exhausts terminate at roof. Each found functional.


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Exterior Areas Moisture penetration is the primary phenomena that threatens the integrity and long life of a building.Therefore, it is especially important to protect the building from moisture penetration. Best practicesrequire that: 1. Grading slant downward away from the building. One inch in every 12 inches for thefirst 10 feet is a good rule-of-thumb. 2. The building be fitted with gutters, downspouts and splashblocks sending water directly towards locations where it can be adequately absorbed by the ground.3. Window frames and entry doors should be properly sealed at all times. 4. Roofs and ceilingsshould be examined after storms for leaks and repaired as necessary. 5. A licensed roof inspectorshould be hired every 3-5 years to inspect the condition of the roof and its penetrations and providean opinion of remaining service life. 6. All openings should be suitably protected during hurricanes. 7.High water tables should be mitigated to lessen the probability of moisture penetration through floorsor crawl spaces. 8. Humidity levels within the building be kept at levels where they do not causedamage. 9. Plumbing fixtures and drains be properly maintained and repaired to keep water fromcausing destruction. 10. Cracks in all exterior walls be properly sealed at all times. 11. Paintcoverings be suitably maintained. 12. Eaves and fascia be monitored for water intrusion.


XObservations:• Appeared functional and cosmetically attractive at time of inspection.


XObservations:• Components appeared in satisfactory condition at time of inspection.

3. Siding ConditionGood Fair Poor N/A None

XMaterials: Stucco veneer noted.Observations:• See Stucco section.

4. Eaves & FaciaGood Fair Poor N/A None

XObservations:• Soffits appeared functional at the time of the inspection.

5. Exterior PaintGood Fair Poor N/A None

XObservations:• Paint stucco as required to match original.

6. StuccoGood Fair Poor N/A None

XObservations:• Existing stucco had hairline cracks, especially in the vicinity of windows andexterior doors. Recommend monitor and have repaired by licensed stuccospecialist should cracks near 1/8th of an inch in width.• Stucco was missing near bottom of walls in several places. Recommendlicensed stucco specialist add stucco as necessary.


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Foundation Most foundations in Southwest florida are slab-on-grade foundations. They consist of steel reinforcedstructural concrete slabs poured directly on grade. No accessible space exists with slab-on-gradeconstruction. This type of slab is very popular where there are high water tables like found inSouthwest Florida. Crawl space foundations are the second most seen foundation configurations found in SouthwestFlorida. A crawlspace is an accessible space between the ground and the bottom of the first floor ofa home. Much can be learned about the systems contained within the crawl space providing theinspector can safely enter the space. Full basement foundations are extremely rare in Southwest Florida due to high water tables. Components of systems that interface with the foundation and fail to meet standards are reportedhere in the Foundation section. Within crawlspaces such shortcomings are reported in theCrawlspace section of this inspection report.

1. Slab FoundationGood Fair Poor N/A None

XObservations:• Concrete slab not visible due to floor coverings.

2. Foundation PerimeterGood Fair Poor N/A None

XObservations:• No deficiencies were observed at the visible portions of the structuralcomponents of the home.

3. Foundation WallsGood Fair Poor N/A None

X

4. Cripple WallsGood Fair Poor N/A None

X


X


X

7. Access PanelGood Fair Poor N/A None

X

8. Post and GirdersGood Fair Poor N/A None

X


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9. Sub FlooringGood Fair Poor N/A None

X

10. Anchor BoltsGood Fair Poor N/A None

XObservations:• The anchor bolts were not visible.

11. Foundation ElectricalGood Fair Poor N/A None

XObservations:• Whether or not wiring in slab is in conduit is unknown.• One receptacle was flush with top of slab and found functional.

12. Foundation PlumbingGood Fair Poor N/A None

XObservations:• 1+ inch PVC found at main shutoff with valve appeared to be functional.• Water shut off location shown to client in the event of an emergency.• Visible parts of foundation plumbing that could be observed found appearedto be functional at time of inspection.

13. Sump PumpGood Fair Poor N/A None

X

14. DuctingGood Fair Poor N/A None

X


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Grounds Note that minor settlement or “hairline” cracks in the garage floor or slabs are not noted in aninspection, as they are normal to properties of any age. They should, however, be monitored forexpansion and sealed as necessary. Residential inspections only include garages and carports thatare physically attached to the house. They are not considered habitable and conditions are reportedaccordingly.Inspectors are not required to enter any crawlspace areas that are not readily accessible, less than36” clearance, wet (electrical shock hazard), or where entry could cause damage or pose a hazard tothe inspector.We recommend that all attic hatches have a batt of fiberglass insulation installed over them, and thatthe hatch be sealed shut with latex caulk. This will keep warm moist air from entering the attic, whichmay cause condensation or even mold. Note that every attic has mold; mold is everywhere. Someattics have some minor visible mold. This is often a result of the building process, when materials getwet during construction. If there is extensive mold, or mold that appears to have grown due to poormaintenance conditions, we will report it to you, the client. If the hatch is sealed shut when we go toinspect the attic, it can only be unsealed by the owner or their representative, as our insuranceprohibits us from performing any destructive testing or entry. In accordance with industry andinsurance standards, we will not attempt to enter an attic that has less than 36 inches of headroom;does not have a standard floor designed for normal walking; walking, is restricted by ducts, or inwhich the insulation obscures the joists and thereby makes mobility hazardous. in such cases we willinspect the attic as best we can from the access point with no comments or evaluations of areas notreadily viewed from the hatch area. 1. Driveway and Walkway ConditionGood Fair Poor N/A None

XMaterials: Paver driveway and front entry walkway noted.Observations:• Driveway and exterior entryway in good shape for age and wear. Nodeficiencies noted.• Common area maintained by association.

2. GradingGood Fair Poor N/A None


3. Vegetation ObservationsGood Fair Poor N/A None

XObservations:• Some vegetation on east side of building in contact with wall. Trim back.

4. Gate ConditionGood Fair Poor N/A None

XObservations:• No fence or gates present.

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

XObservations:• Lanai appears in satisfactory and functional condition with normal wear forits age. Appears to be sound structure.

6. Stairs & HandrailGood Fair Poor N/A None

XObservations:• No stairs/handrails observed.


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7. Grounds ElectricalGood Fair Poor N/A None



XObservations:• GFCI receptacles were in functional condition.

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

XObservations:• House has no main gas service.


XMaterials: PVC piping noted.Observations:• No evidence found indicating that underground piping was not functional.

11. Water PressureGood Fair Poor N/A None

XObservations:• 45

12. Pressure RegulatorGood Fair Poor N/A None

XObservations:• Pressure regulator noted at utility interface.

13. Exterior Faucet ConditionGood Fair Poor N/A None

XLocation: East side of house at front. • West side of house at back.Observations:• Both bronze hose bibs appeared functional.

14. BalconyGood Fair Poor N/A None

X

15. Patio EnclosureGood Fair Poor N/A None

X

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

X

17. Fence ConditionGood Fair Poor N/A None

X


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18. SprinklersGood Fair Poor N/A None

XObservations:• Sprinkler system was operated by Owner in manual mode. Foundfunctional.• Client was advised to seek advice of a sprinkler specialist in fully evaluatingthis system before use.


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Pool Many single family homes in Southwest Florida have inground swimming pools. These pools varyfrom very basic units to complex installations with spas, waterfalls, underwater lighting, pool heaters,hi-tech chlorination systems, remote controls, telescopic pool covers and more. Since water andelectricity are in proximity to each other and pool safety is a most important issue, the inspector hasmuch to examine here. Further complications are that water circulation is often daily and propermaintenance is a must for safe swimming and long service life.The results from inspecting the various swimming pool subsystems and components are addressedin this section.

1. Air Booster PumpGood Fair Poor N/A None

X

2. Deck ConditionGood Fair Poor N/A None

XObservations:• Pool pavers found functional but tainted with black algae in spots.

3. FilterGood Fair Poor N/A None

XObservations:• Cartridge filter noted.

4. Skimmer and BasketGood Fair Poor N/A None

XObservations:• Air vent at top of pool filter leaks and needs to be fixed by a licensed poolspecialist.• Inoperative chlorine generator salt system noted. Recommend licensedpool specialist evaluate and repair.• Chlorination is by chlorine disk in skimmer basket.• Pool is fitted with a chlorine salt generator that is not in working condition.Recommend consultation with a licensed pool contractor to remedy.

5. Pool Heater ConditionGood Fair Poor N/A None

XMaterials: Electric heat pumpObservations:• Operated and found functional.

6. LightsGood Fair Poor N/A None

XObservations:• Two underwater pool lights noted.• Each light operated for full cycle and found functional.

7. Pressure GaugeGood Fair Poor N/A None

XObservations:• Present on filter housing and found functional.

8. PumpsGood Fair Poor N/A None

XObservations:• Operated and found functional.


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9. JetsGood Fair Poor N/A None

X

10. Structure ConditionGood Fair Poor N/A None

XObservations:• Pool is 5-1/2 years old. Found in good condition for age with no issues.

11. TileGood Fair Poor N/A None

XObservations:• Found functional.

12. TimerGood Fair Poor N/A None

XObservations:• Present and found functional.

13. Water ConditionGood Fair Poor N/A None

XObservations:• Very clear

14. Water Fill UnitGood Fair Poor N/A None

X


XObservations:• No major system safety or function concerns noted at time of inspectionexcept for slack wires.


XObservations:• GFCI tested and functioned properly

17. Pool CageGood Fair Poor N/A None

XObservations:• Pool cage closers operated and found functional.• Some clips have surface rust. Recommend wire brush clean, prime andpaint with suitable outdoor paint.


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Photos

Front Elevation Chipped Ceramic Floor-Front of Refrigerator

Extension Cord Under Great Room Area Rug Clutter Blocking Hot Water Tank Access

200 Amp Electric Panel-Deadfront Removed Garage Workbench Light Extension Cord-NearReceptacle


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Garage Workbench Light Extension-Near LightFixture

Wires Near Attic Pull-down Stairs

Wire Near Attic Pull-down Stairs Air Conditioning Condensate PVC Piping-TooClose to Exterior Wall

Missing Stucco-East Exterior Wall Rear Pool Wall-Missing Stucco


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Pool Filter Leak-At Vent Slack Wiring in Vicinity of Salt Generator Cell

Slack Wiring in Vicinity of Salt Generator ControlEnclosure

Low Salt Reading-800ppm

Pushed-in Soffit Panel-East Overhang Rear Short River Rock Retainer


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Typical Pool Cage Clips with Surface Rust Typical Black Pool Paver Blemishes Appear to beAlgae

Pool Area Garage Fire Door-No Automatic Closer

Left Elevation Right Elevation


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Rear Elevation Professional Licenses

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