Sample5

1) The home is a 2760 sq ft, 4/2.5/2 single family home, built in 2005 and located in a residential community of New Port Richey, FL. The property is in good condition for its age of 14 years.

All references to “left” and “right” are taken from the perspective of a person facing the front of the home.

Views of the home:

2) The home is a 2760 sq ft, 4/2.5/2/ single family home, built in 2005 and located in a residential community of New Port Richey, FL. The property is in good condition for its age of 14 years.

All references to “left” and “right” are taken from the perspective of a person facing the front of the home.

Views of the home:

3) The exterior of the home was inspected with the following items noted:

4) The roof was traversed with normal aging noted affecting the shingles and vents. The roof is covered with dimensional shingles that are about 50% into projected service life of 30 years. At this point the roof cover is aging as expected, with approximately 15 years of service life remaining.

The roof geometry is hip, as it meets requirements for 90% of the perimeter to be hip geometry. For this roof, non-hip features (front gables) are 16 linear feet against an overall perimeter of 205'. Hip percentage is 92.2%, the roof overall meets hip classification on the Wind Mitigation form. Roof geometry of hip is the strongest discount on the WMI calculation.

The shingles are shedding their granules normally for a 14+ year roof, and granules are collecting in the gutters. Granule loss is not severe at this point. The roof should have 5-10 years of service life remaining with appropriate care.

Darkening of the shingles by algae (Gloeocapsa Magma) is evident. This is cosmetic only and has no adverse affect on the roofing materials.

The gutters should be cleaned to clear downspouts for proper drainage.

Views of the roof:

5) The attic was partially traversed, to the limit of safe travel inside the space. The attic was accessed via the garage and Master Walk-in scuttles and is partially decked for storage over the garage. The space over the garage is uninsulated, fiberglass loose fill and fiberglass batt insulation is spread throughout the attic over the heated space to a depth of approximately 12".

HVAC ducting runs through the attic and appears to be in good condition. The system was observed in operation with no air leakage noted.

Rafters are attached with 8D nails every 6" and single-wrap hurricane straps are on each rafter end at the wall connection. Sheathing is 7/16" plywood; trusses are on 24" centers.

No defects were noted in the attic.

6) The garage is a two-car space equipped with an automatic vehicle door opener capable of auto-reversing if an obstruction is encountered during downward motion. The garage houses the MESP, water heater, irrigation control, attic stairway access and the HVAC system air handler, suspended over the garage deck.

The following checks were conducted in the garage (* indicates discrepancy noted):
- GFCI trips and resets
- Electric outlet security, wiring and polarity
- Lighting
- Garage-house door construction, closure device and operation*
- Garage service door condition and operation*
- Vehicle door condition, automatic operation and reversing
- Vehicle door opening trim strips and bucking board
- Ceiling leaks
- Wall and deck cracks and general condition
- Irrigation system*

The following discrepancies were noted in the garage:
- No closure device on the garage-house door. Installation of a closure, such as sprung hinges is recommended to help maintain fire and fume block integrity of the garage-house wall. Building code now requires a closure device on the garage-house door for new construction (see note below).
- Wood rot noted at the bottom of both sides of the service doorframe, and also on the lower door core. All rotted wood should be replaced with replacement wood, or excavated and filled with an exterior grade filler material
- Several attempts to actuate the Rain Bird irrigation controller failed.

Note: In 2007 two instances of carbon monoxide (CO) contamination of interior air from a vehicle left running in the garage occurred in our area. In both cases the garage-house door was left open. One incident resulted in two fatalities and the other two near-fatalities. CO is a colorless, odorless and tasteless gas that incapacitates the victim without their knowledge. Installation of an automatic closure device on the garage-house door is STRONGLY RECOMMENDED.

7) The electrical system was installed to 2005 code with GFCI protections for most water-prone areas (exterior, kitchen, garage and baths). Reset points for the GFCI's are available at outlets in the garage, kitchen and Half-bath. GFCI measures amperage constantly between the power and return wires and will trip if a 5 milliamp difference is noted between the two lines. This condition will occur when a person is being shocked with his body becoming a return path to ground, therefore, GFCI helps to prevent people from being shocked in a high-moisture environment.

Two AFCI circuits are in the MESP servicing the bedroom circuits. AFCI measures the waveform of the electrical signal when the circuit is energized, and will trip the AFCI breaker should a loose connection be sensed. Loose connections may be sensed when the connection sparks, which sends a waveform signal similar to an earthquake on a seismograph. If this is detected by the AFCI monitor the AFCI breaker will be tripped. AFCI breakers are designed to prevent fires caused by sparking generated by loose electrical connections. AFCI breakers have test pushbuttons; these were activated during the inspection with one good and one bad result. The top AFCI breaker did not respond to its test button and cannot be considered reliable for AFCI protection.

The Main Electrical Service Panel (MESP) is located in the garage and currently supports 24 circuits. Electric service is underground to the home with meter on the exterior right side. There is a single 225-amp shutoff circuit breaker in the MESP. Feeds to the MESP are 3 aluminum 600V-rated lines with dual power lines carrying 120V each to the main breaker; all-copper branch wiring is used with stranded and solid copper ground/neutral lines. Wiring in the MESP appeared to be undamaged with connections mechanically sound. All accessible wiring in the MESP was touch-tested to ensure mechanical security in the terminals.

All accessible outlets in the home were inspected for wiring and polarity and checked good. A number of outlets had broken or missing faceplates that need to be replaced.

NOTE: The metal casing in the MESP is unusually rusted, and the circuit breakers in the MESP were wet with droplets of water on an otherwise dry panel at the top and bottom of the case. Water on the circuit breakers, likely coming from inside the panel through condensation can be a dangerous situation for possible electrical shorting of one or multiple breakers. An electrician should be called to solve the condensation problem and certify that the panel is no longer generating condensation on electrically live wiring and active circuit breakers SAFETY ISSUE, PRIORITY REPAIR

8) The water heater is an A.O. Smith 50-gallon electric unit built in April 2005. The water heater was inspected with upper and lower thermostat covers removed. Command temperature was noted at 120 deg F for both sections. All wiring and connections appear to be in good condition and no tank corrosion noted.

Hot water response was tested at each outlet (deep sink, kitchen and baths) with good results.

The water heater has a projected service life of approximately 20 years, however, a water heater can provide good service well beyond projection as long as the inner tank does not suffer corrosion attack. Heating elements and thermostats can be changed at approximate 5-year intervals to maintain efficiency, and the tank should be flushed annually to eliminate internal debris.

The hot and cold lines on top of the water heater are insulated to minimize heat loss from the tank at all times.

9) The HVAC (heating, ventilation, air conditioning) system is powered by two heat pumps; a 2.5-ton Tempstar for the upper story and a 4-ton Airtemp with matching air handlers, located in the garage and attic. The air handlers are equipped with heating strips to augment the pump during heavy heat demand and during emergency heat operation. The air conditioning system was on during the inspection and performed acceptably. The thermostats were exercised in all positions with responses measured. First and second floor temperature drops in the air conditioning mode were recorded at 13 and 15 deg F respectively, both within the acceptable range of the 12-22 degree desired target for efficient heat pump operation. Heat responses for both the heat pumps alone (heat mode) were in the range of 100F+ and in emergency heat (air handler electrical heating strips) was noted to be in the range of 85F+ and rising when deactivated for both systems. These readings are normal for the mode selections set.

The first floor air handler (only accessible one) was inspected with cover removed to inspect the "A" coil, wiring and blower motor. The interior of the air handler appears in new condition reflecting the 1-year age of the 4-ton Airtemp system. The "A" coil is clean and blower is in nearly new condition. Cleaning the condensate line every few months with a chlorine solution (Clorox) is recommended to kill and flush out mold residue that builds in the line. Efforts should be made to keep the system clean by using high-quality disposable filters. Filters should be changed monthly during periods of heavy use. Recommend having the system serviced every 6 months to ensure peak performance is maintained.

10) Plumbing and Laundry
The Plumbing and Laundry system was inspected under flow at all sites where plumbing was visible for inspection. All plumbing in the laundry room, kitchen and baths showed no leakage. All supply plumbing appeared in good condition with hardware firmly anchored. There is a disposal plumbed into the kitchen undersink drain line that was stuck initially, but responded to the Allen wrench to free the disposal spindle allowing the unit to then work normally.

The right side sink basin, which is on the disposal side, is slow to drain. The blockage is likely due to partial clogging of the interior of the disposal; the sink may respond to a treatment of Drain-O or similar product.

The water service is pressure-demand via an in-ground well with submersible pump at the bottom of the well shaft. The pump kicks on automatically when certain water pressure points are reached. Water service pressure to the home was measured at 24 PSI nominal with pump ON/OFF pressure points of 20 and 40 PSI, respectively. A large filtering system is provided on the right side of the home t condition the well water prior to entry into the home for use.

The washer and dryer were exercised and both performed as advertised. The dryer was noted to by noisy with a loudly squeaking belt, but otherwise did its job.

Well and Septic
The well equipment is a pressure-demand type, that automatically senses when water is in use and turns the pump on to sustain steady flow. The pump drives to a kick-out pressure of 40 PSI, shuts off, and will turn on again at the low pressure switch setting of 20 PSI, and continues cycling between these two pressure points as long as demand is sensed. An accumulator tank dampens the pressure surges providing a constant pressure head to the home, a nominal 24 PSI for this home.

The well equipment was inspected with pump, accumulator tank, pressure gauge and shutoff valve making up the assembly. The pump is a submersible unit that operates far below the surface in or near the source water table. The new homeowner may want to inquire about the depth of the well for reference. Well depth for drinking water is determined largely by its location; specifically the depth of the aquifer under the home, which can vary from as little as 50' to as much as 300'+ in Florida. The well water seemed to be free of sulfur fumes inside the home and taste-tested favorably.

The home has a private sewage disposal system via a septic tank on the property. Since the home has been in use for 14 years, recommend the new homeowner have the septic tank pumped out (if not recently done) to start with a new slate. Solids gradually build up in the tank and must be pumped out on occasion, usually after several years. The performance of the septic tank should be monitored to ensure the drain field is working properly evacuating processed water out into the field, and not causing any backup problems. Inspection results of toilet flush and drainage were good, indicating no backup from the septic tank and likely a clear drain field.

While the septic tank is opened during pump-out the opportunity exists for a camera inspection of the interior tank walls. This should be requested of the septic service company that pumps out the tank.

11) The following checks were conducted in the kitchen (* indicates discrepancy noted or comments):
- Sink hot / cold operation*
- Sink sprayer check
- Undersink plumbing leak check
- Functional flow check
- Disposal operation
- Dishwasher condition and operation
- Refrigerator condition and operation
- Range and oven condition and operation
- Range hood fan and light
- Microwave operation
- Counter, drawer and cabinet condition and operation*
- Lights and window operation
- Walls, ceilings, floor condition
- Electric receptacle security, wiring and polarity
- GFCI trips and resets

The following discrepancies were noted in the kitchen:
- Right side sink basin is slow to drain, recommend a treatment using a drain cleaner (Drain-O or similar product)
- Several cabinet doors need adjustment or attachment of their Blum hinges

12) There are 2.5 baths in the home; the Half-bath, Upstairs bath and Master Bath. All were inspected for general condition, plumbing and electrical operation. All are GFCI-capable with reset at the Half-bath outlet. The following checks were conducted in each bath (* indicates discrepancy noted or comments):
- Functional flow
- Sink and tub/shower hot/cold operation and leak check
- Sink and tub/shower heads and drains*
- Sink and tub/shower caulking
- Shower doors condition and operation
- Undersink plumbing leak check
- Lights operation
- Fan operation
- Drawers and cabinets open/close operation and hardware
- Entrance door and window operation
- Walls, floors, ceilings and tilework
- Toilet mounting, flush and recovery
- Towel bars, TP holder, mounted accessories
- Electric receptacle condition, wiring and polarity
- GFCI trips and resets

The following discrepancies were noted in the baths:
- Sink drain stoppers are missing in the Master and Upstairs bath

13) The following checks were conducted in each interior room (* indicates discrepancy noted or comments):
- Lights operation
- Ceiling fan operation (where installed)
- Entrance doors, closet doors and windows*
- Walls, stairs, carpet and floors*
- Ceiling leaks
- Electric receptacle security, wiring and polarity*

The following discrepancies were noted in the interior rooms:
- The stairs handrail along the wall is loose and should be tightened
- Window screens missing from 2 upstairs bedroom windows
- Bedroom 2 bi-fold right side closet door dismounted (and fell on my head)
- Pop-up roller in the right side MBR walk-in closet door is broken and should be replaced
- A number of outlet faceplates need replacement or securing via a screw

14) The home features a medium-sized pool (12000-15000 gallons) powered from dual Century pumps, one for the pool and the second for the spa. An aerator valve is also provided to vary the amount of boil in the spa. Filtering equipment for the pool is conventional with large paper element Pentair filter being the main. A chlorine generator is provided with the pool system that converts salt in the pool (added by the owner) to chlorine and sodium for a time. The two components of salt will eventually rejoin and again form salt, and the cycle repeats. A basket filter at the pump inlet is also provided. Dump capability is provided via the valves.

The spa has a separate pump and impeller to support spa operation independently of the pool equipment. The spa was observed in operation with pump and aerator performing well. The spa was full to the brim and overflowing to the back fence and off the deck into the yard. With people inside the spa this overflow will likely be more pronounced.

The pool deck has suffered much cracking and some heaving of tiles. The pool shell appears to have sunken slightly causing a separation of the surrounding tiled deck. The back of the pool enclosure sits on elevated ground that is above the surrounding back yard. Fill dirt was used for construction and although compacted prior to pool installation, the fill may have allowed slight movement of the pool shell and deck as the pool was filled with water, becoming extremely heavy.
Recommend a pool construction expert evaluate the pool deck to determine if repairs should be made.

The pool and spa were originally heated by a gas-fired pool heater that has deteriorated into an unusable state due to extensive rust and decay of control knobs and metals. This heater should NOT be used. If pool/spa heat is desired, a new system can be purchased to use electric, gas or solar power for the heat source.

The water in the pool is currently clear and attractive. The pool shell appears to be a Gunite base with DiamondBrite (or similar) finish, which appears to be in good condition. At present the pool is in functionally good condition with overall appearance also good. All tested equipment performed well (pool/spa heat excluded).

Installation of a baby fence to block small children from entering the pool is STRONGLY RECOMMENDED. This is one of the most important purchases that can be made for pool safety whether the homeowners have small children or not, and nearly everyone has pets that also need this protection. Particular good news was that the pool is equipped (or was at one time) with a baby fence to prevent small children and pets from entering the pool unsupervised. These safety fences can be set up and taken down quickly as the poles plug into the deck in drilled holes that are spaced to form a tight-fitting barrier when all sections are latched together. These fences may be the most important equipment provided for any pool.

15) The inspector was alert for the presence of wood destroying insects and/or organisms throughout the inspection. Ants and flying insect nesting activity were noted on the exterior, but no wood-destroying insect activity was noted.

Recommend the home be initially treated by a pest control company to establish a baseline for treatment.

Disclaimer: Pristine Inspectors are formally trained in the recognition and identification of wood destroying insects and organisms. However, Pristine Home Inspections is not a licensed pest control operator in the state of Florida. By State of Florida law, termite inspections, the application of pesticide and the filing of form DACS 13645 shall only be done by licensed pest control companies.

16) The following is a list of recommended actions in priority order:
- Have an electrician evaluate and repair the condensation problem in the MESP. Water droplets were found over virtually all circuit breakers in the panel which creates an obvious danger of shorting and possibly electrical fires. The extensive rust on the handles of the breakers and on the MESP case is evidence that the problem has been going on for a long time.
- Locate the pool baby fence and install it to ensure that all sections are there. If the fence cannot be located, have a company custom-make one using the holes in the pool deck as a guide for design
- Have the pool deck evaluated for extensive cracking and heaving. The pool and deck need to be monitored over time after the evaluation to ensure no soil instability exists under the pool shell and deck.
- Discard the present pool/spa heater and replace with a new one if desired.
- Unless recently done, have the septic tank pumped to start with a clean slate
- Repair the dryer (or replace it) to eliminate the constant annoying squeal when the drum rotates
- Install a closure device on the garage-house door. 2 sprung hinges replacing existing hinges is recommended
- Repair cabinet doors in kitchen and baths where Blum hinges have become too loose or disconnected
- Mount or repair the bi-fold closet door in Bedroom 2 and the bi-fold MBR Walk-in closet
- Replace window screens in Bedrooms 2 and 3 upstairs
- Install bath drain stoppers where missing
- Clear the slow-draining kitchen sink right side basin
- Tighten the stair handrail mounted to the wall