home inspection - penny property inspectors inspection.pdf · inspector name david penny;...

Home Inspection Report

3333 Main Street Mount Dora, FL 32757

Prepared for: Dave Penny

Prepared by: Penny Property Inspectors, Inc.PO Box 856Mt. Dora, FL 32757Tel 352 552 2136 [email protected]

General Information

Note .

Property Information

Property Address 3333 Main Street City Mount Dora State FL Zip 32757 Contact Name Jaret Whitney Phone N/A Fax N/A

Client Information

Client Name Dave Penny Client Address 1234 Terragona frive City Sorrento State FL Zip 34711 Phone 352 552 2136 Fax N/A E-Mail N/A

Inspection Company

Inspector Name David Penny; Registered member of the Florida Association of Building Inspectors # RPI 610 Company Name Penny Property Inspectors, Inc. Company Address PO Box 856 City Mt. Dora State FL Zip 32757 Phone 352 552 2136 Fax 352 357 2292 E-Mail [email protected] File Number N/A

Conditions

Others Present Buyers representative, Property Occupied Yes Estimated Age 2004 Entrance Faces North Inspection Date August 14th 2007 Amount Invoiced Home inspection $300 Termite Inspection $50 Total $350 Start Time AM End Time AM Electric On Yes Gas/Oil On Not Applicable Water On Yes Temperature 80'S Weather Fine and Clear Soil Conditions Dry Space Below Grade None Building Type Single family; Garage Attached Sewage Disposal Septic (NOT INSPECTED) It is recommended that the septic system is inspected and certified by a licensed company. How Verified Multiple Listing Service Water Source Well (NOT INSPECTED) It is recommended that the well is inspected and certified by a licensed company. How Verified Multiple Listing Service Additions/Modifications N/A Permits Obtained N/A How Verified N/A Note Occasionally insurance companies will require a separate inspection, this is known as a Four Point insurance Report. When Penny Property Inspectors carries out the home inspection the company will record and keep on file the information for a Four Point, should the insurance company then require a report Penny Property Inspectors will produce the report at a discounted fee of $100 dollars. The inspection company can advise if work may be required for a Four Point. This report may contain digital photographs of some items and components. These images are for your convenience only and do not represent all items or components that may be deficient. NOT ALL DEFECTS ARE PHOTOGRAPHED.

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Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc.

General Information (Continued)

The US Consumer Product Safety Commission issues recall information on many products. Consumers can recall information at CPSC's web site. www.cpsc.gov Re-inspections to verify repairs have been completed, start at $90 per visit. The inspection must be performed within 90 days of the original inspection for the original client.

Lots and GroundsExterior, Foundation, Crawlspace Disclaimer This inspection is visual in nature. Areas hidden from view by finished walls or stored items are not part of this inspection. Minor cracks are typical in many foundations and do not represent a structural problem. In instances where carpeting and other floor coverings prevent recognition of cracks or settlement, the condition of the flooring underneath cannot be determined. All exterior grades should allow for surface and roof water to flow away from the foundation. The inspector is not required to inspect items, including window and door flashing that are not visible or readily accessible from the ground. In addition, the inspector will not enter any crawlspaces that are not readily accessible or where entry could cause damage or pose a hazard to the inspector. The inspector will not move stored items or debris, operate sump pumps with inaccessible floats, identify size, spacing, span, location or adequacy of foundation bolting, bracing, joists or support systems, provide any engineering or architectural service.

1. Walks: Lawn; 2. Steps/Stoops: Concrete; 3. Balcony: Treated wood; 4. Porch: Front of home; 5. Vegetation: Shrubs / trees. Keep shrubs away from

the walls of the home, they can cause damage to the finish.

6. Grading: Flat; 7. Exterior Surface Drain: Surface drain; 8. Driveway: Concrete; The driveway is cracked, this

is considered typical, monitor.


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Lots and Grounds (Continued)

9. Lawn Sprinklers: Four Zones=== The sprinklers spray onto the home, this will result in staining of the stucco; the heads should be adjusted.

Exterior Surface and ComponentsPenny Property Inspectors is not liable for any damage or defect that has been concealed by the seller. Our exterior evaluation is visual in nature and is based on our experience and understanding of common building methods and materials. we do not report cosmetic defects, minor flaws or normal common wear associated with virtually all properties.

Main; Exterior Surface 1. Type: Block with frame 2nd story; 2. Trim: Wood; 3. Fascia: Aluminum; 4. Soffits: Aluminum; 5. Door Bell: Hard wired; 6. Entry Doors: Metal; 7. Patio Door: Glass sliding; 8. Windows: Double Pane Single hung; 9. Window Screens: Mesh;

10. Exterior Lighting: Surface mount; 11. Exterior Electric Outlets: 110 VAC & GFI; 12. Hose Bibs: Gate;

Electrical

A random selection of receptacles throughout the property will be tested, it should be noted that access to the receptacles may be restricted by furniture. These will not be tested.

1. Service Size Amps: 200 Volts: 110-240 VAC 2. Service: Direct connection to meter;

3. 120 VAC Branch Circuits: Copper; 4. 240 VAC Branch Circuits: Copper; 5. Aluminum Wiring: From service panel to distribution panel; 6. Conductor Type: Non-metallic sheathed cable 7. GFCI: Exterior, garage, kitchen, bathrooms. 8. Ground: Rod in ground 9. Smoke Detectors: Present


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Electrical (Continued)

Left of house Electric Panel 10. Manufacturer: Siemens 11. Max Capacity: 200 Amps

12. Main Breaker Size: 200 Amps 13. Breakers: CU/AL 14. Fuses: None 15. Is the panel bonded? Yes Bonding pin Garage Electric Panel 16. Manufacturer: Siemens 17. Max Capacity: 200 Amps 18. Breakers: CU/AL 19. Fuses: None 20. Note .

Roof

Roof The following is an opinion of the general quality and condition of the roofing material. The inspector is not required to walk on any roof surface or predict the service life expectancy of the roof. The inspector does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued with a disclaimer: The only way to determine whether a roof is absolutely watertight is to observe it during a prolonged rainfall. This situation may not be present during the inspection. Home buyers who require a more thorough assessment of the condition of the roof are encouraged to acquire the opinion of a licensed roofing contractor.

Main; Roof Surface 1. Method of Inspection: Binoculars; 2. Unable to Inspect: 20%; 3. Material: Asphalt shingle; 4. Type: Hip; 5. Approx Age: 2004 6. Flashing: Lead; 7. Plumbing Vents: PVC; 8. Electrical Mast: Underground utilities;


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Roof (Continued)

9. Gutters: Aluminum; 10. Downspouts: Aluminum;

Attic

Main Attic 1. Method of Inspection: In the attic

2. Unable to Inspect: 40%; 3. Roof Framing: 2x4 Truss; 4. Sheathing: Oriented strand board; 5. Ventilation: Soffit vents ridge vents. 6. Insulation: Blown in; 7. Insulation Depth: Variable thickness; 8. Wiring/Lighting: 110 VAC; 9. Moisture Penetration: None noted;

10. Bathroom Fan Venting: Flex pipe through the roof; 11. Note .

Air Conditioning

Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout the home cannot be addressed by a visual inspection. No representation is made regarding coolant charge or line integrity. Determining the condition of oil tanks, either exposed or buried, is beyond the scope of this inspection. Leaking oil tanks may represent an environmental hazard that is costly to remedy. The inspector will not inspect or evaluate interiors of said tanks.

Left side of house; AC System 1. A/C System Operation: Functional at time of inspection; 2. Condensate Removal: PVC; 3. Exterior Unit: Goodman; 4. Air handler manufacturer Goodman=== First floor unit 5. Air handler location Interior closet=== First floor unit 6. Area Served: 1st floor; Approximate Age: 2004 7. Fuel Type: 208 -230; Temperature Differential: 21 degrees 8. Type: Heat pump; Capacity: 2 Ton; 9. Visible Coil: Copper core with aluminum fins;

10. Refrigerant Lines: Serviceable condition; 11. Electrical Disconnect: Breaker disconnect;


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Air Conditioning (Continued)

Left side of house; AC System 12. A/C System Operation: Functional at time of inspection; 13. Condensate Removal: PVC; 14. Exterior Unit: Goodman; 15. Air handler Manufacturer Goodman=== 2nd floor unit 16. Air handler Location Interior closet, 2nd floor=== 2nd floor unit 17. Area Served: 2nd floor only; Approximate Age: 2004 18. Fuel Type: 208 -230; Temperature Differential: 20 degrees 19. Type: Heat pump; Capacity: 3 Ton; 20. Visible Coil: Copper core with aluminum fins; 21. Refrigerant Lines: Serviceable condition; 22. Electrical Disconnect: Breaker disconnect; 23. Exposed Ductwork: Insulated flex and ductboard; 24. Blower Fan/Filters: Disposable filter; 25. Filter location Family room=== 1st floor unit 26. filter location Ceiling=== 2nd floor unit 27. Thermostats: Individual; 28. Note .

Plumbing

Water heater tested for functional operation at time of inspection only. No life expectancy is expressed or implied.. water conditioning / filtering systems are not within the scope of this inspection.

1. Well and ancillary equipment Rear of the building

2. Main Water Shutoff: At the well; 3. Water Lines: PVC; 4. Drain Pipes: PVC 5. Service Caps: PVC; 6. Vent Pipes: PVC; 7. Purifer and filter system Water softener=== The water purifier / filter system has not

been inspected, it is specialized equipment that should be serviced and inspected by the manufacturers representative

Laundry room; Water Heater 8. Water Heater Operation: Functional at time of inspection; 9. Manufacturer: American water heater company

10. Type: Electric; Capacity: 50 Gall; 11. Approximate Age: 2004 Area Served: Whole building; 12. TPRV and Drain Tube: Copper and PVC;


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Plumbing (Continued)

13. Drip tray Missing; There is no drip tray fitted, should the water heater develop a leak it could possibly flood the home

14. Note .

Garage/Carport

Attached Garage 1. Type of Structure: Attached; Car Spaces: Two; 2. Garage Doors: Metal; 3. Door Operation: Mechanized; 4. Door Opener: Lift Master; 5. Exterior Surface: Block; 6. Service Doors: Fiberglass; 7. Ceiling: Drywall; 8. Walls: Block; 9. Floor/Foundation: Concrete;

10. Electrical: GFI 110 VAC.

StructureThis inspection does not cover any damage concealed by carpeting, rugs or furniture.

1. Structure Type: Block lower section frame upper section; 2. Differential Movement: Settlement cracks noted.

Settlement cracks are noted at various locations around the home, caulk and paint to stop the possible ingress of water. While the cracks are considered typical they should be monitored


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Structure (Continued)

3. Bearing Walls: Block; 4. Joists/Trusses: 2X4; 5. Floor/Slab: Concrete; The slab is not accessible, it is covered by

carpet/tile/wood/linoleum 6. Pest treatment or system Treatment notice posted inside electrical panel;

Bathroom

Since shut off valves are operated infrequently it is not unusual for them seize or to become frozen, when they are then operated a leak can start. FOR THIS REASON SHUT OFF VALVES ARE NOT INSPCTED NOR OPERATED DURING A HOME INSPECTION.

Guest Bathroom 1. Ceiling: Drywall; 2. Walls: Drywall; 3. Floor: Tile; 4. Doors: Hollow; 5. Windows: Double Pane Single hung; 6. Electrical: GFI 110 VAC. 7. Counter/Cabinet: Laminate and wood; 8. Sink/Basin: Two singles; 9. Faucets/Traps: Singe handle one spout.;

10. Spa Tub/Surround: Fiberglass tub and ceramic tile surround; Grout around tub to stop water gaining access behind the tile

11. Toilets: Elongated. 12. HVAC Source: Ceiling Vent; 13. Ventilation: Electric ventilation fan and window; 1st Floor Hall Bathroom 14. Ceiling: Drywall; 15. Walls: Drywall; 16. Floor: Tile; 17. Doors: Hollow; 18. Electrical: GFI 110 VAC. 19. Counter/Cabinet: Laminate and wood; 20. Sink/Basin: Single sink; 21. Faucets/Traps: Singe handle one spout.; 22. Shower/Surround: Fiberglass pan and fiberglass surround. 23. Toilets: Elongated. 24. HVAC Source: Ceiling Vent; 25. Ventilation: Electric ventilation fan;


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Bathroom (Continued)

Master Bathroom 26. Ceiling: Drywall; 27. Walls: Drywall; 28. Floor: Tile; 29. Doors: Hollow; 30. Windows: Non-opening; 31. Electrical: GFI 110 VAC. 32. Counter/Cabinet: Laminate and wood; 33. Sink/Basin: Single sink; 34. Faucets/Traps: Singe handle one spout.; 35. Shower/Surround: All tile with glass doors. 36. Spa Tub/Surround: Fiberglass 37. Toilets: Elongated. 38. HVAC Source: Ceiling Vent; 39. Ventilation: Electric ventilation fan;

Kitchen

Calibration of cooking devices are not included in the inspection. Appliances are tested for functional operation at the time of the inspection, no life expectancy is expressed or implied.

1st Floor Kitchen 1. Refrigerator: Side by side with ice maker; The ice maker was turned off during the

inspection. 2. Sink: Single sink; 3. Electrical: GFI 110 VAC. 4. Plumbing/Fixtures: Single handle one spout with sprayer; 5. Counter Tops: Laminate; 6. Cabinets: Wood; 7. Ceiling: Drywall; 8. Walls: Drywall; 9. Floor: Carpet;

10. Doors: Sliding glass; 11. HVAC Source: Ceiling Vent; 2nd Floor Kitchen 12. Cooking Appliances: Electric; 13. Ventilator: Re-circulate's; 14. Disposal: Badger 15. Dishwasher: Frigidare; 16. Refrigerator: Side by side with ice maker; 17. Microwave: General Electric 18. Sink: Double; 19. Electrical: GFI 110 VAC. 20. Plumbing/Fixtures: Single handle one spout with sprayer; 21. Counter Tops: Laminate; 22. Cabinets: Wood; 23. Ceiling: Drywall; 24. Walls: Drywall; 25. Floor: Tile; 26. Windows: Double Pane Single hung;


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Kitchen (Continued)

27. HVAC Source: Ceiling Vent;

BedroomA random selection of windows will be inspected, If access to the windows involves moving furniture they will not be inspected.

1st floor Bedroom 1. Closet: Single; 2. Ceiling: Drywall; 3. Walls: Drywall; 4. Floor: Tile; 5. Doors: Hollow; 6. Windows: Double Pane Single hung; 7. Electrical: 110 VAC Arc breakers. 8. HVAC Source: Ceiling Vent;

Master Bedroom 9. Closet: Walk In;

10. Ceiling: Drywall; 11. Walls: Drywall; 12. Floor: Carpet; 13. Doors: Hollow; 14. Windows: Double Pane Single hung; 15. Electrical: 110 VAC Arc breakers. 16. HVAC Source: Ceiling Vent; Front guest Bedroom 17. Closet: Walk In; 18. Ceiling: Drywall; 19. Walls: Drywall; 20. Floor: Carpet; 21. Doors: Hollow; 22. Windows: Double Pane Single hung; 23. Electrical: 110 VAC Arc breakers. 24. HVAC Source: Ceiling Vent;

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Living SpaceA random selection of windows will be inspected, If access to the windows involves moving furniture they will not be inspected. Our review is visual and evaluated with similar aged homes in mind. cosmetic consideration (cracked floor tiles, window treatments etc) can be overlooked due to furnishings, carpets curtains etc restricting access. Thus we suggest that these items are double checked during the final walk through.

Second floor main living area Living Space 1. Ceiling: Drywall; 2. Walls: Drywall; 3. Floor: Wood; 4. Doors: Two French doors 5. Windows: Double Pane Single hung; 6. Electrical: 110 VAC. 7. HVAC Source: Ceiling Vent;

Ist floor family room Living Space 8. Closet: Single; 9. Ceiling: Drywall;

10. Walls: Drywall; 11. Floor: Tile; 12. Doors: Sliding glass; 13. Windows: Double Pane Single hung; 14. Electrical: 110 VAC. 15. HVAC Source: Ceiling Vent;

Laundry Room/Area

Appliances are tested for functional operation at the time of the inspection, no life expectancy is expressed or implied.

Adjoining garage; Laundry Room/Area 1. Ceiling: Drywall; 2. Walls: Drywall; 3. Floors: Tile; 4. Doors: Exterior; 5. Electrical: 110 VAC. 6. HVAC Source: Ceiling Vent; 7. Laundry Tub: Plastic; 8. Laundry Tub Drain: PVC; 9. Washer Hose Bib: Rotary;

10. Washer and Dryer Electrical: 240-110 VAC; 11. Dryer Vent: Metal flex; 12. Washer Drain: Wall mounted drain; 13. Washing machine Whirlpool; 14. Dryer Whirlpool;



Maintenance Summary

Lots and Grounds

1. Vegetation: Shrubs / trees. Keep shrubs away from the walls of the home, they can cause damage to the finish.

2. Driveway: Concrete; The driveway is cracked, this is considered typical, monitor. 3. Lawn Sprinklers: Four Zones=== The sprinklers spray onto the home, this will result

in staining of the stucco; the heads should be adjusted.

Bathroom

4. Guest Bathroom Spa Tub/Surround: Fiberglass tub and ceramic tile surround; Grout around tub to stop water gaining access behind the tile



Not Inspected Summary

Plumbing

1. Well and ancillary equipment Rear of the building 2. Purifer and filter system Water softener=== The water purifier / filter system has not

been inspected, it is specialized equipment that should be serviced and inspected by the manufacturers representative

Structure

3. Floor/Slab: Concrete; The slab is not accessible, it is covered by carpet/tile/wood/linoleum



Marginal Summary

This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.

1. Differential Movement: Settlement cracks noted. Settlement cracks are noted at various locations around the home, caulk and paint to stop the possible ingress of water. While the cracks are considered typical they should be monitored



Defective Summary

This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.

Plumbing

1. Laundry room; Water Heater Drip tray Missing; There is no drip tray fitted, should the water heater develop a leak it could possibly flood the home



home inspection - penny property inspectors inspection.pdf · inspector name david penny;...

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