report: 1001manchester building inspection report...> front decorative trim under the two garage...

Report: 1001manchester

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Building Inspection ReportInspection Report for: William and Beverly Kline

Date of Inspection: April 8, 2020Property Address: 1001 Manchester Circle

Winter Park, Florida 32792

Report Prepared by: Good Lookers Property Inspections

407-341-5918

[email protected] www.GoodLookersInspections.com

Professional Realtor: Alan Frenkel Branch:

This report is the exclusive property of the inspection company and the client whose name appears herewith

and its use by any unauthorized persons is prohibited.

www.GoodLookersInspections.com

mailto:[email protected]

http://www.GoodLookersInspections.com

Report: 1001manchester Address:


4/8/2020

TO: William and Beverly Kline

RE: Inspection at: 1001 Manchester CircleWinter Park, Florida 32792

Dear William and Beverly Kline

At your request, a visual inspection of the above referenced property was conducted on April 8, 2020. An earnest effort was made onyour behalf to discover all visible defects, however, in the event of an oversight, maximum liability must be limited to the fee paid. The following is an opinion report, reflecting the visual conditions of the property at the time of the inspection only. Hidden orconcealed defects cannot be included in this report. No warranty is either expressed or implied. This report is not an insurancepolicy, nor a warranty service.

IMPORTANT: The Summary is not the entire report. The complete report may include additional information of concern to theclient. It is recommended that the client read the complete report. The entire Inspection Report, including the Standards of Practice,limitations and scope of Inspection should be carefully read to fully assess the findings of the inspection. This list is not intended todetermine which items may need to be addressed per the contractual requirements of the sale of the property. Any areas ofuncertainty regarding the contract should be clarified by consulting an attorney or real estate agent.

It is strongly recommended that you have appropriate licensed contractors evaluate each concern further and the entire system foradditional concerns that may be outside our area of expertise or the scope of our inspection BEFORE the close of escrow. Please callour office for any clarifications or further questions.

The following SYNOPSIS were noted at time of inspection:

TRIM:1. Wood rot was noted in the following areas at time of inspection:

> front decorative trim under the two garage windows> bottom left and right side of the front door trim

A qualified trim carpenter should be called to make further evaluation and repairs as needed.

2. The beams along the front entryway area are loose and /r deteriorating at the header of the beam. These should bereplaced to prevent property damage and or personal injury.

ATTIC AND VENTILATION3. The pull down stairs in the garage are not installed based on manufacture requirements. The unit is installed withscrews, which do not have the load weight capacity of 16D nails or lag bolts. This should be corrected to preventpersonal injury and/or property damage.

4. Evidence of roof leaks are noted to the roof decking where water staining on the underside of the roof sheathing. The stains are not currently wet nor do they have an elevated moisture content. This is noted over the masterbathroom space. However, the patching appears to be less than professional, and is likely to leak in the not too distantfuture. A licensed roofing contractor should be called to make further evaluation and repairs as needed.

ELECTRICAL SYSTEM:5. Ground wire clamp (located at ground level under the electric meter) is not properly connected to the ground rod. This should be corrected as needed by a qualified electrician.

CONDUCTORS:6. Wire junctions noted without the benefit of a junction box. This was noted in the following area(s):

> attic over the master bedroomWhere electrical wires join each other in areas other than within a closed electrical junction box, a fire hazard exists.



Overheating at any exposed wiring junctions could cause a fire which would spread quickly throughout the house. Electrical junction boxes with covers are used to contain any overheating which may rarely occur. Each of the aboveareas where uncontained electrical junctions occur should have an electrical junction box and cover installed. Alicensed electrician should be called out to add these boxes as needed.

SWITCHES & OUTLETS:7. Some grounded type outlets did not appear to be properly grounded. This was noted in the following locations:

> sunroom off the master bedroom (right outlet)PRIMARY AIR CONDITIONING:

8. Unit was manufactured in: 1990

AIR CONDITIONER AGE: Air conditioning systems of this type have expected service lives of 10 to 15 years. Anycomponent of a central cooling and heating system which is over 10 years age is categorized as being in fair condition,primarily due to its increased likelihood of breakdown and need for replacement in the future. Any service life inexcess of 15 years is in the realm of good fortune only and should be viewed as such.

9. The suction line insulation of the HVAC system was missing and/or damaged and should be repaired to prevent theline from dripping and improving performance of the unit. This was noted near the compressor unit.

PRIMARY HEATING SYSTEM DESCRIPTION:10. Water is noted dripping under the base of the air handler from poor drainage and/or dirty coils. This is causingponding water on the inside of the return air chamber/filter. The cause of the poor drainage should be taken to preventthe air handler condensation from leaking around the unit.

11. Unit was manufactured in: Undetermined, label is blocked and/or illegible. Unit is estimated to be over 30 years ofage. AIR CONDITIONER AGE: Air conditioning systems of this type have expected service lives of 10 to 15 years. Any component of a central cooling and heating system which is over 10 years age is categorized as being in faircondition, primarily due to its increased likelihood of breakdown and need for replacement in the future. Any servicelife in excess of 15 years is in the realm of good fortune only and should be viewed as such.

PRIMARY HEATING SYSTEM CONDITION:12. Filter is dirty and/or damaged. Suggest cleaning/changing filter. The filter should be changed monthly to improveperformance of the unit.

DUCTWORK:13. The ducts in the attic are in good overall condition however evidence of air leaks are noted around some of theregisters on the interior or water stains have developed. Connections in the attic are loose and causing cold air fromthe AC unit and the hot air in the attic space to develop condensation around the registers. The source of the moistureshould be corrected and any associated damage repaired as needed.

KITCHEN SINK:14. Corrugated plumbing material is used under the sink for the drain line, which is subject to clogging. This shouldbe replaced with smooth material.

WINDOWS:15. Window screen(s) are missing and/or damaged in the following areas:

> multiple windowsThese should be added as needed and/or replaced if damaged.

16. Some windows are hard to operate or painted closed. Bedroom windows should be fully operational to allowegress in the event of an emergency. This should be corrected as necessary. The windows are original to date ofconstruction and are in fair to poor overall conditions. Some of the seals around the window are dry, and pullingaway. Springs are damaged and/or off balanced and do not allow the windows to function properly. It isrecommended that the windows be serviced and/or replaced to allow proper operation of the units.

SMOKE / FIRE DETECTOR:17. Change batteries to ensure proper operation. It is also suggested that the smoke detectors that are older than 10years of age replaced to ensure proper operation.

MAIN LINE:18. A leak is noted at the main disconnect near the front of the house. This should be repaired as needed.



SUPPLY LINES:19. Some or all of the plumbing in this structure, is polybutylene plumbing. This material was recalled in 1995 due tofailure and leaks when installed with plastic and brass clamps. Although, this material has copper clamps, theplumbing in this region is known to fail for other reasons, such as pipe weakening from the levels of chlorine in thewater and other minerals. Polybutylene plumbing should be monitored for leaks.

Factors contributing to system leaks included degeneration of piping and/or fittings, water quality, chlorine levels,poor insulation and age. Over time, some of all of these factors may contribute to system failure. So even with perfectinstallation, polybutylene systems may likely fail at some point as a result of other factors. For additional informationregarding polybutylene piping, visit www.polybutylene.com for additional information. Buyer should be aware thatmost insurance companies in Florida may not issue a policy on properties with poly material and it is recommendedthat the buyer inquire with an insurance agency for additional information.

BATHROOM AREA: Hallway20. The following problems were noted at the drain: Rust/Corrosion noted at drain line under the sink. This should becorrected to prevent drain leaks.

21. The diverter for the shower/tub control does not function properly. The water does not fully flow to the showerhead. This should be corrected to prevent water damage behind the wall, which may occur when the diverter isactivated.

ELECTRIC CONTROLS:22. The rain sensor device for the irrigation system was not located and/or malfunctions and should be added/replacedas needed.

The following SAFETY items were identified at time of inspection:

REAR PORCH COVER:1. Open design, Metal, Pan metal roofing material is noted, and is a thin metal. Walking this roof is not advised andthe roof cannot hold a level of weight.

The following RECOMMENDATIONS were noted at time of inspection:

ROOF:1. Walked on roof, The roof appears to be between 12 to 15 years of age. Asphalt or fiberglass roofing shinglesgenerally have service lives of 15 to 18 years respectively in this area of the country. Heavy duty shingles will oftenlast 18 to 20 years before replacement is needed. Early signs of aging include brittleness, minor curling, and loss ofmineral granules, while signs of advanced aging are severe curling, broken or split shingles, and exposed felts. Theuseful life of a roof can be extended by patching and coating eroded or worn areas as they become evident. As a roofapproaches the end of its economic life expectancy, patching becomes increasingly necessary, due to an increasedlikelihood of leakage in the last few years of roof life.

The roof is approaching the end of it's expected life, and will need to be replaced in the not too distant future.2. TYPICAL MAINTENANCE IS RECOMMENDED for the roof surface. This usually consists of repair/replacementof damaged/missing shingles, keep low hanging branches away from the roof surface, clearing debris away from lowareas of the roof, and checking periodically for popping nails through the surface

This maintenance should help insure the weather tightness of the building and should be performed on a regular basis.SECONDARY ROOF:

3. TYPICAL MAINTENANCE IS RECOMMENDED for the roof surface. This usually consists of repair/replacementof damaged/missing material, keep low hanging branches away from the roof surface, clearing debris away from lowareas of the roof, and checking periodically for separation along the seams and overlaps of the roof surface.

This maintenance should help insure the weather tightness of the building and should be performed on a regular basis.

www.polybutylene.com

http://www.polybutylene.com



ATTIC AND VENTILATION4. Evidence of rodent activity is noted in the attic space where a number of animal droppings and urine stains arepresent. This is noted to multiple areas of the attic and has caused contamination to the insulation material. The entrypoints into the attic should be corrected/sealed to prevent further rodent access into the attic.

In addition, removal of any contaminated material with animal excrements and replaced. Unsafe condition exists anda pest company should be contacted to make further evaluation to determine extent of damage and necessary repairs.

ELECTRICAL SYSTEM:5. Air conditioner disconnect, Federal Pacific Electric "Stab-Lok" service panels and breakers are a latent hazard andcan fail to trip in response to overcurrent, leading to electrical fires. The breakers may also fail to shut off internallyeven if the toggle is switched to "off." Some double-pole (240-Volt) FPE circuit breakers and single-pole FPEStab-Lok circuit breakers simply do not work safely. There are other panel-defects independent of the breakerproblems, panel and panel-bus fires and arcing failures in some equipment. The failure rates for these circuit breakerswere and still are significant. In some cases failure to trip occurs 60% of the time - a serious fire and electrical shockhazard. FPE Stab-Lok electrical panels should be replaced. Do not simply swap in some replacement breakers.

PRIMARY AIR CONDITIONING:6. The condensation lines should be cleaned out periodically to allow proper drainage. Check with your localhardware for products to clean line.

PRIMARY HEATING SYSTEM DESCRIPTION:7. The condensation lines should be cleaned out periodically to allow proper drainage. Check with your localhardware for products to clean line.8. Water stains are present around the base of the air handler indicating past and/or present water seepage from the airhandler. Significant damage was not noted at time of inspection, however, measures should be taken to prevent the airhandler condensation from leaking around the unit.

PRIMARY HEATING SYSTEM CONDITION:9. The filter(s) for the A/C system should be changed periodically, once a month, to maintain the unit and keep theunit running at optimal performance. It is also recommended that the lines be cleaned out periodically to prevent thecondensation from building up with slug build up. (Gallon of hot water and a cup of vinegar is best).

KITCHEN INTERIOR COMPONENTS:10. Outlets within 6 feet of the kitchen sink are not GFCI protected. This was not a requirement at time ofconstruction, but is a recommendation to replace the current standard outlets with GFCI protection to preventelectrical injury.

LAUNDRY:11. Dryer vent should be cleaned out periodically to allow proper ventilation.

WINDOWS:12. The windows are original to date of construction and are in fair to poor overall conditions. Some of the sealsaround the window are dry, and pulling away. Springs are damaged and/or off balanced and do not allow the windowsto function properly. It is recommended that the windows be serviced and/or replaced to allow proper operation of theunits.

BATHROOM AREA: Hallway13. Limited venting is noted in the bathroom where there is no installed ventilation fan. There is a window installed;and if it is used correctly, there is no need for a fan, however without opening the window limited venting would beprovided. Adding a fan is recommended.

BATHROOM AREA: Master Bathroom14. Limited venting is noted in the bathroom where there is no installed ventilation fan. There is a window installed;and if it is used correctly, there is no need for a fan, however without opening the window limited venting would beprovided. Adding a fan is recommended.

Thank you for selecting our firm to do your pre-purchase home inspection. If you have any questions regarding the inspection reportor the home, please feel free to call us.

Sincerely,



Glenn L TromblyGood Lookers Property Inspections407.341.5918



INSPECTION CONDITIONS

Property Inspection for William and Beverly Kline

PROPERTY ADDRESS:1001 Manchester Circle.

PROPERTY CITY:Winter Park, Florida 32792.

CLIENT & SITE INFORMATION:

FILE #:1001Manchester.

DATE OF INSPECTION:April 8, 2020.

TIME OF INSPECTION:1:00 P.M.

CLIENT NAME:William and Beverly Kline.

EMAIL ACCOUNT:[email protected].

REALTOR:Alan Frenkel.

LICENSE INFORMATION"Glenn L. Trombly; Master Professional Inspector

Florida Building License HI-4574FABI (Florida Association of Building Inspectors) Master Professional Inspector MPI-0387ASHI (American Society of Home Inspectors); Number 211155ITA (Inspection Training Association) Certified.

mailto:EMAIL ACCOUNT: [email protected].



CLIMATIC CONDITIONS:

WEATHER:Clear.

SOIL CONDITIONS:Dry.

APPROXIMATE OUTSIDETEMPERATURE in F:

70-80.

BUILDING CHARACTERISTICS:

MAIN ENTRY FACES:West.

ESTIMATED AGE OFProperty was built in: 1979.

BUILDING TYPE:Ranch, Single Family.

STORIES:Single Story.

SPACE BELOW GRADE:Slab.

UTILITY SERVICES:

WATER SOURCE:Public.

SEWAGE DISPOSAL:Unknown, inquire with seller regarding type of sewer system. If system isa private type, it is recommended to have the system further evaluated forcondition and location.

UTILITIES STATUS:All utilities on.

OTHER INFORMATION:

AREA:Suburb.

HOUSE OCCUPIED?Yes.

CLIENT PRESENT:No.

PEOPLE PRESENT:Buyers Agent.

COMMENTS:



No visual evidence of any mold like substance was noted at time ofinspection.

PAYMENT INFORMATION:

INSPECTION FEE:$325.

PAID BY:Credit Card, Paid In Full.

REPORT LIMITATIONS

This report is intended only as a general guide to help the client make his own evaluation of the overallcondition of the structure, and is not intended to reflect the value of the premises, nor make any representationas to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon hisvisual impressions of the conditions that existed at the time of the inspection only. The inspection and reportare not intended to be technically exhaustive, or to imply that every component was inspected, or that everypossible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliancesor stored items, or excavation was performed. All components and conditions which by the nature of theirlocation are concealed, camouflaged or difficult to inspect are excluded from the report.

Systems and conditions which are not within the scope of the building inspection include, but are not limited to:formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pestinfestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment,internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; waterwells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; cosmetics orbuilding code conformity. Any general comments about these systems and conditions are informational onlyand do not represent an inspection.

The inspection report should not be construed as a compliance inspection of any governmental or nongovernmental codes or regulations. The report is not intended to be a warranty or guarantee of the present orfuture adequacy or performance of the structure, its systems, or their component parts. This report does notconstitute any express or implied warranty of merchantability or fitness for use regarding the condition of theproperty and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, orexpected life of components are general estimates based on information about similar components andoccasional wide variations are to be expected between such estimates and actual experience.

We certify that our inspectors have no interest, present or contemplated, in this property or its improvement andno involvement with tradespeople or benefits derived from any sales or improvements. To the best of ourknowledge and belief, all statements and information in this report are true and correct.

Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitrationand shall be submitted for binding, non-appealable arbitration to the American Arbitration Association inaccordance with its Construction Industry Arbitration Rules then obtaining, unless the parties mutually agreeotherwise. In the event of a claim, the Client will allow the Inspection Company to inspect the claim prior toany repairs or waive the right to make the claim. Client agrees not to disturb or repair or have repaired anything



which may constitute evidence relating to the complaint, except in the case of an emergency.



GROUNDS

This inspection is not intended to address or include any geological conditions or site stability information. Forinformation concerning these conditions, a geologist or soils engineer should be consulted. Any reference tograde is limited to only areas around the exterior of the exposed areas of foundation or exterior walls. Thisinspection is visual in nature and does not attempt to determine drainage performance of the site or thecondition 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 aswell as others too low to enter, or in some other manner not accessible, are excluded from the inspection andare not addressed in the report. We routinely recommend that inquiry be made with the seller about knowledgeof any prior foundation or structural repairs.

DRIVEWAY:

CONDITION:Good overall condition. Cracks noted are typical, monitor for expansionand/or increase separation.

SIDEWALKS:

TYPE:Concrete.

CONDITION:Good overall condition.



LANDSCAPING:

CONDITION:Not inspected.

GRADING:

SITE:Flat site, Grade at foundation is satisfactory and appears adequate at timeof inspection.

REAR PORCH COVER:

TYPE:Open design, Metal, Pan metal roofing material is noted, and is athin metal. Walking this roof is not advised and the roof cannot holda level of weight.


REAR PORCH COVER: Screen Enclosure

TYPE:Metal, with screens. (Florida Room)




FENCES & GATES:

TYPE:Vinyl.




EXTERIOR - FOUNDATION - BASEMENT

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 cracksare present along with bowing, we routinely recommend further evaluation be made by a qualified structuralengineer. All exterior grades should allow for surface and roof water to flow away from the foundation. Allconcrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In mostinstances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Wherecarpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannotbe determined.

EXTERIOR WALLS:

MATERIAL:Block.


TRIM:

MATERIAL:Wood.

CONDITION:Wood rot was noted in the following areas at time of inspection:

> front decorative trim under the two garage windows> bottom left and right side of the front door trim

A qualified trim carpenter should be called to make furtherevaluation and repairs as needed.

The beams along the front entryway area are loose and /rdeteriorating at the header of the beam. These should be replaced toprevent property damage and or personal injury.



SLAB ON GRADE:

CONDITION:Slab is not visible due to carpet and/or floor covering - no readily visibleproblem are noted.



ROOF SYSTEM

The foregoing is an opinion of the general quality and condition of the roofing material. The inspector cannotand does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. Thisreport is issued in consideration of the foregoing disclaimer. The only way to determine whether a roof isabsolutely water tight is to observe it during a prolonged rainfall. Many times, this situation is not presentduring the inspection.

ROOF:

STYLE:Hip.

TYPE:Composition shingles, 3 Tab shingle material. The average life of this roofand our region is generally 15 to 18 years under normal weatherconditions.

ROOF ACCESS/AGE:Walked on roof, The roof appears to be between 12 to 15 years of age.Asphalt or fiberglass roofing shingles generally have service lives of15 to 18 years respectively in this area of the country. Heavy dutyshingles will often last 18 to 20 years before replacement is needed. Early signs of aging include brittleness, minor curling, and loss of



mineral granules, while signs of advanced aging are severe curling,broken or split shingles, and exposed felts. The useful life of a roofcan be extended by patching and coating eroded or worn areas asthey become evident. As a roof approaches the end of its economiclife expectancy, patching becomes increasingly necessary, due to anincreased likelihood of leakage in the last few years of roof life.

The roof is approaching the end of it's expected life, and will need tobe replaced in the not too distant future.

ROOF COVERING STATUS:Appears serviceable/within useful life. General maintenance isrecommended. This usually consists of repair/replacement ofdamaged/missing shingles, keep low hanging branches away from the roofsurface, clearing debris away from low areas of the roof, and checkingperiodically for popping nails through the surface

This maintenance should help insure the weather tightness of the buildingand should be performed on a regular basis. General condition appearsserviceable with signs of normal aging. Regular maintenance andinspections are advised. This usually consists of repair/replacement ofdamaged/missing shingles. This maintenance should help insure theweather tightness of the building and should be performed on a regularbasis.

ROOF CONDITION:TYPICAL MAINTENANCE IS RECOMMENDED for the roofsurface. This usually consists of repair/replacement ofdamaged/missing shingles, keep low hanging branches away from theroof surface, clearing debris away from low areas of the roof, andchecking periodically for popping nails through the surface

This maintenance should help insure the weather tightness of thebuilding and should be performed on a regular basis.

SECONDARY ROOF:

STYLE:Flat/Low. (Florida Room)



TYPE:Rolled Asphalt roofing. Rolled roofing material is a cellulose matimpregnated with asphalt and colored gravel surface. It is 36 inches widerolled horizontally with at least a 2" overlap. It is installed over a feltpaper and generally covered with a granular surface to retard ultravioletdeterioration.

The expected lifespan of a modified bitumen roof, often called a "modifiedbit" roof, is 10 to 15 years in Florida. The material is used for roofs with alow slope or nearly flat. It is a roll roofing that is applied with liquid masticand has a surface finish of small rock granules similar to a 3-tab shingleroof. As the material approaches the end of its lifespan, there is granuleloss and cracking of the surface as shown in the photo above.

The 10 to 15 year average lifespan estimate is based on "average"conditions. Many factors contribute to a longer or shorter life of the roof;so a particular modified bit roofs life can vary-sometimessignificantly-from the average. Here is a list of conditions that affect rooflongevity:

- Color of roof - A dark roof absorbs more heat, which shortens thelifespan.

- Angle of roof slope - Higher pitch roofs tend to last longer.- Orientation of roof surface - A roof slope facing south will get more

sunlight, and have a shorter life.- Attic ventilation - An unventilated or poorly ventilated attic reduces

roof lifespan.- Quality of roof material - "Economy" roof materials have a shorter life.

ROOF ACCESS/AGE:Walked on roof, Roof appears to be between 2 to 5 years of age.

ROOF COVERING STATUS:Appears serviceable/within useful life. TYPICAL MAINTENANCE ISRECOMMENDED for the roof surface. This usually consists of



repair/replacement of damaged/missing material, keep low hangingbranches away from the roof surface, clearing debris away from lowareas of the roof, and checking periodically for separation along theseams and overlaps of the roof surface.

This maintenance should help insure the weather tightness of thebuilding and should be performed on a regular basis.

EXPOSED FLASHINGS:

TYPE AND CONDITION:Metal, Good overall condition.

ATTIC AND VENTILATION

Attic Access Location:Garage ceiling and bedroom closet ceiling.

Attic Accessibility:The pull down stairs in the garage are not installed based onmanufacture requirements. The unit is installed with screws, whichdo not have the load weight capacity of 16D nails or lag bolts. Thisshould be corrected to prevent personal injury and/or propertydamage.

Method of Inspection:The attic cavity was inspected by entering the area.

Attic Cavity Type:Crawl Through - The attic cavity is not useable for any storage due tosize, framing, or insulation.

Roof Framing:A truss system is installed in the attic cavity that is used to support theroof decking and transmit the roof load to the exterior walls. The trusschords/spacing are approximately 24 inch on center.

Roof Framing Condition:Satisfactory - The roof framing appears to be in functional condition.



Roof Decking:Dimensional wood planks.

Evidence of Leaks on Interior ofAttic:

Evidence of roof leaks are noted to the roof decking where waterstaining on the underside of the roof sheathing. The stains are notcurrently wet nor do they have an elevated moisture content. This isnoted over the master bathroom space. However, the patchingappears to be less than professional, and is likely to leak in the not toodistant future. A licensed roofing contractor should be called tomake further evaluation and repairs as needed.

Ventilation Hi/Low:Satisfactory - There appears to be adequate ventilation installed. Ventsare located both in the ridge area and low in the eaves area. There aresoffit vents installed. There are off ridge vents installed to the roof andappear in good overall condition.

Insulation Clear of Sheathing:There is at least 1 1/2 inches of clearance between the roof sheathing andthe insulation.

Rodent Activity:Evidence of rodent activity is noted in the attic space where anumber of animal droppings and urine stains are present. This isnoted to multiple areas of the attic and has caused contamination tothe insulation material. The entry points into the attic should becorrected/sealed to prevent further rodent access into the attic.

In addition, removal of any contaminated material with animalexcrements and replaced. Unsafe condition exists and a pestcompany should be contacted to make further evaluation todetermine extent of damage and necessary repairs.



INSULATION:

INSULATION TYPE ANDCONDITION:

Cellulose- Blown.

DEPTH AND R-FACTOR:Fair overall coverage is noted throughout the attic area.



ELECTRICAL SYSTEM

Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to the entire house should be turned off prior to beginning any repair efforts, no matter how trivialthe repair may be. Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs orhave dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. SmokeAlarms should be installed in each of the bedrooms and living areas plus tested regularly.

SERVICE:

TYPE:120/240 Volt system, Circuit breakers are provided.

CONDITION:Service is in good overall condition.

ELECTRICAL PANELS:

MAIN PANEL LOCATION ANDNOTES:

The main panel is located in the following location: Exterior of structure,Panel was manufactured by, Square D with, single main disconnect, Thispanel is estimated to be approximately 7 years of age.

INSPECTION NOTES:The main panel cover was removed for inspection and no defects werenoted at time of inspection. Circuit and wire sizing correct so far asvisible.

ELECTRICAL SYSTEM:

Grounding:Ground wire clamp (located at ground level under the electric meter)is not properly connected to the ground rod. This should becorrected as needed by a qualified electrician.

Main Panel Amperage150 AMPS.



AIR CONDITIONER:Air conditioner disconnect, Federal Pacific Electric "Stab-Lok"service panels and breakers are a latent hazard and can fail to trip inresponse to overcurrent, leading to electrical fires. The breakers mayalso fail to shut off internally even if the toggle is switched to "off."Some double-pole (240-Volt) FPE circuit breakers and single-poleFPE Stab-Lok circuit breakers simply do not work safely. There areother panel-defects independent of the breaker problems, panel andpanel-bus fires and arcing failures in some equipment. The failurerates for these circuit breakers were and still are significant. In somecases failure to trip occurs 60% of the time - a serious fire andelectrical shock hazard. FPE Stab-Lok electrical panels should bereplaced. Do not simply swap in some replacement breakers.

GARAGE PANEL:GARAGE PANEL: Square D, with matching circuit breakers. This panelis approximately 10 years of age.



AIR HANDLER:AIR HANDLER: The main panel is located in the following location:The air handler disconnect is located in the sub panel.

SUB PANEL NOTES:The sub panel cover was removed for inspection and no defects werenoted at time of inspection. Circuit and wire sizing correct so far asvisible, The grounds and neutrals are isolated properly.

CONDUCTORS:

ENTRANCE CABLES:Service wire from the utility company is aluminum.

BRANCH WIRING: TYPECopper non metallic wire, Good overall condition.



BRANCH WIRING: CONDITIONWire junctions noted without the benefit of a junction box. This wasnoted in the following area(s):

> attic over the master bedroomWhere electrical wires join each other in areas other than within aclosed electrical junction box, a fire hazard exists. Overheating atany exposed wiring junctions could cause a fire which would spreadquickly throughout the house. Electrical junction boxes with coversare used to contain any overheating which may rarely occur. Each ofthe above areas where uncontained electrical junctions occur shouldhave an electrical junction box and cover installed. A licensedelectrician should be called out to add these boxes as needed.



SWITCHES & OUTLETS:

CONDITION:Stored items prevent access and testing at some outlets and switches.

DEFICIENCIES:Some grounded type outlets did not appear to be properly grounded. This was noted in the following locations:

> sunroom off the master bedroom (right outlet)



AIR CONDITIONING AND HEATING

The inspector is not equipped to inspect furnace heat exchanges for evidence of cracks or holes, as this can onlybe done by dismantling the unit. This is beyond the scope of this inspection. Some furnaces are designed insuch a way that inspection is almost impossible. The inspector can not light pilot lights. Safety devices are nottested by the inspector.NOTE: Asbestos materials have been commonly used in heating systems.

Determining the presence of asbestos can ONLY be preformed by laboratory testing and is beyond the scope ofthis inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or theeven distribution of air throughout a building cannot be addressed by a visual inspection. Electronic aircleaners, humidifiers and de-humidifiers are beyond the scope of this inspection. Have these systems evaluatedby a qualified individual. The inspector does not perform pressure tests on coolant systems, therefore norepresentation is made regarding coolant charge or line integrity. Subjective judgment of system capacity is nota part of the inspection. Normal service and maintenance is recommended on a yearly basis. Determining thecondition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanksrepresent an environmental hazard which is sometimes costly to remedy.

PRIMARY AIR CONDITIONING:

TYPE:Electric, Central, Unit was manufactured by: Trane.

POWER SOURCE:220 Volt, Electrical disconnect present.

COMPRESSOR AGE IN YEARS:Unit was manufactured in: 1990

AIR CONDITIONER AGE: Air conditioning systems of this typehave expected service lives of 10 to 15 years. Any component of acentral cooling and heating system which is over 10 years age iscategorized as being in fair condition, primarily due to its increasedlikelihood of breakdown and need for replacement in the future. Anyservice life in excess of 15 years is in the realm of good fortune only



and should be viewed as such.

CAPACITY OF UNIT:2.5 ton.

CONDENSATE LINE:The condensation lines should be cleaned out periodically to allowproper drainage. Check with your local hardware for products toclean line.

RETURN AIR TEMPERATURE:75 Degrees.

SUPPLY AIR TEMPERATURE:58 to 61 degrees.

AIR TEMPERATURE DROP:System is operating within normal operating temperature.

AIR CONDITION SYSTEMCONDITION:

The suction line insulation of the HVAC system was missing and/ordamaged and should be repaired to prevent the line from drippingand improving performance of the unit. This was noted near thecompressor unit.



NORMAL CONTROLS:Appear serviceable.

PRIMARY HEATING SYSTEM DESCRIPTION:

LOCATION OF UNIT:Garage.

SYSTEM TYPE:Heat Pump system. HEAT PUMP- A heat pump works on the principalthat outside air, no matter the temperature, has some heat in it which canbe extracted and used within the house, even during cold days. When theheat pump is operated, it can only produce air with a temperature of about98 degrees F, or the approximate temperature of our skin. For thatreason, homeowners with heat pumps will often complain that they are notproducing heat, when in fact they are working properly. Somemanufacturers have installed supplementary electric heat strips to help heatthe air, just so homeowners would be able to feel hot air blowing out ofthe system to insure them it was working. Many older heat pumps,however, were installed without electric heating strips. Homeowners withsuch systems are advised to turn on the heat a couple hours before aparticular temperature is desired, to give the unit time to exchange air andto reach the desired comfort level.

Unit was manufactured by: Carrier.

FUEL TYPE AND NOTES:



Electric.

CAPACITY OF UNIT:Undetermined, label is blocked and/or illegible.

CONDENSATE LINE:The condensation lines should be cleaned out periodically to allowproper drainage. Check with your local hardware for products toclean line.

Water is noted dripping under the base of the air handler from poordrainage and/or dirty coils. This is causing ponding water on theinside of the return air chamber/filter. The cause of the poordrainage should be taken to prevent the air handler condensationfrom leaking around the unit.

Water stains are present around the base of the air handlerindicating past and/or present water seepage from the air handler. Significant damage was not noted at time of inspection, however,measures should be taken to prevent the air handler condensationfrom leaking around the unit.

APPROXIMATE AGE IN YEARS:Unit was manufactured in: Undetermined, label is blocked and/orillegible. Unit is estimated to be over 30 years of age. AIR



CONDITIONER AGE: Air conditioning systems of this type haveexpected service lives of 10 to 15 years. Any component of a centralcooling and heating system which is over 10 years age is categorizedas being in fair condition, primarily due to its increased likelihood ofbreakdown and need for replacement in the future. Any service lifein excess of 15 years is in the realm of good fortune only and shouldbe viewed as such.

PRIMARY HEATING SYSTEM CONDITION:

PRIMARY UNIT:The heating unit was not operated since the outside air temperature wasnot adequate enough to operate unit without causing possible harm to theinternal components. It is recommended that the heating cycle not beoperated unless the outside temperature is at least 65 degrees or lower.

AIR FILTERS:The filter(s) for the A/C system should be changed periodically, oncea month, to maintain the unit and keep the unit running at optimalperformance. It is also recommended that the lines be cleaned outperiodically to prevent the condensation from building up with slugbuild up. (Gallon of hot water and a cup of vinegar is best).

Filter is dirty and/or damaged. Suggest cleaning/changing filter. Thefilter should be changed monthly to improve performance of the unit.

AIR PLENUM:Discoloration is noted to the top section of the air plenum. This is notuncommon due to the levels of heat located in the garage and the coolpassing through the air handler. Measures should be taken to limit and/oromit these conditions by have air plenum sealed and checked for leaksoccasionally.

NORMAL CONTROLS:Appears in good overall condition.



DUCTWORK:

TYPE:Fiberglass Ductboard.

DUCTS/AIR SUPPLY:The ducts in the attic are in good overall condition however evidenceof air leaks are noted around some of the registers on the interior orwater stains have developed. Connections in the attic are loose andcausing cold air from the AC unit and the hot air in the attic space todevelop condensation around the registers. The source of themoisture should be corrected and any associated damage repaired asneeded.



KITCHEN - APPLIANCES - LAUNDRY

Inspection of stand alone freezers and built-in ice makers are outside the scope of the inspection. No opinion isoffered as to the adequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cookingfunctions, 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 requireconnection to facilitate testing.

KITCHEN SINK:

TYPE:Stainless Steel sink, Hand sprayer is in good condition. Faucet is in goodcondition. Good overall condition.

CONDITION:Corrugated plumbing material is used under the sink for the drainline, which is subject to clogging. This should be replaced withsmooth material.

RANGE/COOK TOP AND OVEN:

TYPE:Electric, Combination, Good overall condition.



CONDITION:The anti tilt unit for the stove was verified and checked for installation attime of inspection and appears in working condition.

KITCHEN VENTILATION:

TYPE AND CONDITION:Internal ventilation. Fan/Hood operational.

REFRIGERATOR:

TYPE AND CONDITION:Good condition.



DISHWASHER:

TYPE:Good working condition. Air gap device or high-loop is present on drainline- Proper. This prevents waste water from backing up into thedishwasher.

CONDITION:Good working condition.

GARBAGE DISPOSAL:

CONDITION:None installed.

OTHER BUILT-INS:

MICROWAVE:None.

ICE MAKER:Good condition. Unit functioned properly at time of inspection.

KITCHEN INTERIOR COMPONENTS:

COUNTERS AND CABINETS:TYPE

Counters are Formica (plastic laminate), Good overall condition.

COUNTERS AND CABINETS:CONDITION

Fair condition, with moderate to heavy wear.

WALLS/CEILINGS/FLOORS:TYPE

Walls and ceilings appear serviceable/good overall condition. Floorcovering is vinyl/linoleum.

WALLS/CEILINGS/FLOORS:CONDITION



Good overall condition.

WINDOWS/DOORS:See window section.

SWITCHES/FIXTURES/OUTLETS:CONDITION

Outlets within 6 feet of the kitchen sink are not GFCI protected. This was not a requirement at time of construction, but is arecommendation to replace the current standard outlets with GFCIprotection to prevent electrical injury.

Laundry appliances are not tested or moved during the inspection and the condition of any walls or flooringhidden by them cannot be judged. Drain lines and water supply valves serving washing machines are notoperated. Water supply valves may be subject to leaking if turned.

LAUNDRY:

LOCATION:Garage.

CONDITION:Electrical outlet is grounded, Plumbing appears serviceable, 220Service-operational.

DEFECTSDryer vent should be cleaned out periodically to allow properventilation.

WASHER AND DRYER:

CLOTHES WASHER:None on site at time of inspection. Inspection was unable to check/verifythe condition of the drain. This should be checked once a unit is installedfor proper drainage.

CLOTHES DRYER:Electric, None on site at time of inspection.



INTERIOR

The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the generalcondition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies areconsidered normal wear and tear and are not reported. Determining the source of odors or like conditions is nota part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floorsunderlying floor coverings is not inspected. Determining the condition of insulated glass windows is not alwayspossible due to temperature, weather and lighting conditions. Check with owners for further information. Allfireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage.

DOORS:

MAIN ENTRY DOOR:Good overall condition.

OTHER EXTERIOR DOORS:Sliding glass, Good overall condition.

INTERIOR DOORS:Good condition. Hardware operational.

WINDOWS:

TYPEAluminum, Sliding, Single hung.

STATUS:The windows are original to date of construction and are in fair topoor overall conditions. Some of the seals around the window aredry, and pulling away. Springs are damaged and/or off balanced anddo not allow the windows to function properly. It is recommendedthat the windows be serviced and/or replaced to allow properoperation of the units.

CONDITION: DEFECTS



Window screen(s) are missing and/or damaged in the following areas:

> multiple windowsThese should be added as needed and/or replaced if damaged.

Some windows are hard to operate or painted closed. Bedroomwindows should be fully operational to allow egress in the event of anemergency. This should be corrected as necessary. The windows areoriginal to date of construction and are in fair to poor overallconditions. Some of the seals around the window are dry, and pullingaway. Springs are damaged and/or off balanced and do not allow thewindows to function properly. It is recommended that the windowsbe serviced and/or replaced to allow proper operation of the units.

INTERIOR WALLS:

MATERIAL:Drywall, Stored items or furnishings prevent full inspection. It issuggested to having the walls checked once stored items and furnishingsare removed to determine full condition. Inspector was unable to fullydetermine condition of the walls and areas blocked.

The potential for unseen defects may exist behind stored furnishings, andshould be checked once items are cleared.

CONDITION:General condition appears serviceable. No or minor damage noted at timeof inspection.

CEILINGS:

TYPE:Drywall.

CONDITION:General condition appears serviceable. No or minor damage or ceilingstains were noted at time of inspection.

FLOORS:

TYPE:Carpet, Vinyl.

CONDITION:Stored items or furnishings prevent full inspection. It is recommended thatthese areas be checked/inspected once items are removed. Un-noted orunseen items may be revealed behind stored furnishing/items.

SMOKE / FIRE DETECTOR:

COMMENTS:Older/original devices and should be replaced to properly function.



DEFECTS:Change batteries to ensure proper operation. It is also suggested thatthe smoke detectors that are older than 10 years of age replaced toensure proper operation.



PLUMBING

Water quality or hazardous materials (lead) testing is available from local testing labs. All underground pipingrelated to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion inunderground piping cannot be detected by a visual inspection. The temperature pressure relief valve, at theupper portion of the water heater, is a required safety valve which should be connected to a drain line of propersize terminating just above floor elevation or to the exterior of the structure. If no drain is located in the floor acatch pan should be installed with a drain extending to a safe location. The steam caused by a blow-off cancause scalding. Improper installations should be corrected.

MAIN LINE:

MATERIAL:Plastic.

MAIN WATER DISCONNECTLOCATION:

Front of structure.

PLUMBING:Appears serviceable, Valve is operational.

CONDITION:A leak is noted at the main disconnect near the front of the house. This should be repaired as needed.



SUPPLY LINES:

MATERIAL:Polybutylene supply.

Some or all of the plumbing in this structure, is polybutyleneplumbing. This material was recalled in 1995 due to failure and leakswhen installed with plastic and brass clamps. Although, this materialhas copper clamps, the plumbing in this region is known to fail forother reasons, such as pipe weakening from the levels of chlorine inthe water and other minerals. Polybutylene plumbing should bemonitored for leaks.

Factors contributing to system leaks included degeneration of pipingand/or fittings, water quality, chlorine levels, poor insulation and age.Over time, some of all of these factors may contribute to systemfailure. So even with perfect installation, polybutylene systems maylikely fail at some point as a result of other factors. For additionalinformation regarding polybutylene piping, visitwww.polybutylene.com for additional information. Buyer should beaware that most insurance companies in Florida may not issue apolicy on properties with poly material and it is recommended thatthe buyer inquire with an insurance agency for additionalinformation.

www.polybutylene.com

http://www.polybutylene.com



CONDITION:No visible leaks were noted at time of inspection. Plumbing appears to bein good overall condition.

WASTE LINES:

MATERIAL:Plastic, PVC.

WASTE LINES:Lines not fully visible, some of the plumbing is underground and is not



visible for inspection. Condition is not fully determined.

CONDITION:Unable to fully view pipes. Inspector is unable to determine condition ofunder grade plumbing. Buyer may want to perform a pipe scopeinspection to determine if any damage to the lines exist.

HOSE FAUCETS:

OPERATION:Sample operated, appeared in good overall condition.

WATER HEATER:

TYPE:Electric, Rheem.

MANUFACTURED DATE:Unit was manufactured in: 2011.



SIZE:50 Gallons.

LOCATION:Garage, below living level and is away from causing damage to interior ifunit leaks. No pan is required.

CONDITION:Appears serviceable, Pressure relief valve noted, not tested since inspectordid not want to damage the seals. A water shutoff valve is installed.



BATHROOMS

BATHROOM AREA: Hallway

BATH LOCATION:Hallway.

VANITY /SINK DESCRIPTION:Satisfactory - The vanity cabinet and top in this bathroom are satisfactory.

SINK:Counters/cabinets appear in good overall condition. Normal wear isnoted.

SINK/CABINET CONDITION:The following problems were noted at the drain: Rust/Corrosionnoted at drain line under the sink. This should be corrected toprevent drain leaks.

TOILET:Good overall condition. The unit flushed properly and drainage was good. No leaks were noted to the toilet tank and/or the toilet bowl at time ofinspection.

TUB/SHOWER MATERIAL:Steel tub.

TUB: CONDITION:Steel Tub OK - The bathtub is a steel material with a solid finish applied. It appears to be in satisfactory condition.

SHOWER CONDITION:The wall areas of the shower were surveyed with a moisture/infrareddevice and no moisture was detected at time of inspection.

TUB/SHOWER PLUMBINGFIXTURES:

Drain appears in good condition. The drain was filled with water andallowed to drain. No leaks were noted at time of inspection.



CONDITION OF TUB/SHOWERPLUMBING FIXTURES:

The diverter for the shower/tub control does not function properly. The water does not fully flow to the shower head. This should becorrected to prevent water damage behind the wall, which may occurwhen the diverter is activated.

BATH VENTILATION:Window is provided.

VENTILATION:Limited venting is noted in the bathroom where there is no installedventilation fan. There is a window installed; and if it is usedcorrectly, there is no need for a fan, however without opening thewindow limited venting would be provided. Adding a fan isrecommended.

BATHROOM AREA: Master Bathroom

BATH LOCATION:Master bedroom.

VANITY /SINK DESCRIPTION:Satisfactory - The vanity cabinet and top in this bathroom are satisfactory.

SINK:Good overall condition. No cracks or damage was noted at time ofinspection. Counters/cabinets appear in good overall condition. Normalwear is noted. Drain appear in good overall condition. The drain waschecked for leaks and none were noted at time of inspection. The drainshould be checked periodically for leaks and repaired as/if needed.

TOILET:Good overall condition. The unit flushed properly and drainage was good. No leaks were noted to the toilet tank and/or the toilet bowl at time ofinspection.

SHOWER CONDITION:The shower pan was filled with water to test for leaks and noleaks/seepage occurred at time of inspection. Enclosure appears in goodoverall condition. We cannot effectively duplicate a long shower orprolonged use conditions but we do know, through experience, thatshower enclosures commonly leak. The interior side must be kept cleanand sealed to inhibit future leakage. The wall areas of the shower weresurveyed with a moisture/infrared device and no moisture was detected attime of inspection.

TUB/SHOWER PLUMBINGFIXTURES:

The fixtures/control valves are in good overall condition. No leaks werenoted at time of inspection. Shower head appears in good overall



condition. Drain appears in good condition. The drain was filled withwater and allowed to drain. No leaks were noted at time of inspection.

BATH VENTILATION:Satisfactory - There is an exhaust fan installed in this bathroom, and it isperforming satisfactorily.

VENTILATION:Limited venting is noted in the bathroom where there is no installedventilation fan. There is a window installed; and if it is usedcorrectly, there is no need for a fan, however without opening thewindow limited venting would be provided. Adding a fan isrecommended.



GARAGE - CARPORT

Notice: Determining the heat resistance rating of firewalls is beyond the scope of this inspection. Flammablematerials should not be stored within closed garage areas.

GARAGE DOOR:

LOCATION:Attached, Two car, Metal door, with hurricane bracing provided.

GARAGE ROOF:

CONDITION:See house roof report.

GARAGE FLOOR:

CONDITION:Good overall condition. Floor is not fully visible, due to stored items inthe garage area. Have area inspected prior to closing once items aremoved out of the garage area.

FIRE WALL:

CONDITION:A firewall is an enclosed garage wall that delays the spread the unlikely



event of a fire from spreading into the attic space. The garage space isfully enclosed with no openings into the attic space.

GARAGE DOOR(S):

CONDITION:Good overall condition. Automatic door opener(s)- operational,Automatic reverse feature is.

MISCELLANEOUS:CEILING FINISH: Loose taping at ceilings generally occurs at seamsbetween pieces of plasterboard. This is a common cosmetic deficiencywhich occurs most often at ceilings over un-heated areas, such as a rearporch or garage, but which can also occur at interior ceilings. Cosmeticrepairs generally become more difficult as time goes on. Eventually youmay desire to have the ceiling re-plastered. This cosmetic repair usuallycosts a couple hundred dollars if done by a plastering contractor.



LAWN SPRINKLER SYSTEM

It is not within the scope of this report to determine the degree of salinity or volume of any well water. Inquirewith the sellers of the property or check with the local agricultural extension service for these tests. We suggestyou have the sellers instruct you as to the operation of this system. Ongoing maintenance of damaged orclogged sprinkler heads is necessary with most sprinkler systems.

WATER SOURCE:Well.

DISTRIBUTION VALVES:

TYPE:Automatic operation.

NUMBER OF ZONES:Undetermined.

CONDITION:Appears serviceable.

VISIBLE SUPPLY LINES:

TYPE:PVC.

ELECTRIC CONTROLS:

SUBPANELS AND TIMERS:The rain sensor device for the irrigation system was not locatedand/or malfunctions and should be added/replaced as needed.

SPRINKLER HEADS:

CONDITION:Full coverage is not assured.



BACKFLOW:

CONDITION:Appears Serviceable.

PUMP & MOTOR:

PUMP TYPE:Shallow.

PUMP/MOTOR CONDITION:Appears serviceable.

report: 1001manchester building inspection report...> front decorative trim under the two garage...

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