home inspection report
Home. Safe. Home.
Each office is independently owned and operated. | ©2013 The HomeTeam Inspection Service, Inc. All rights reserved.
FileNumber:1569-072015-0797
AddressofInspection:123SampleDrive
PREFACE:
Thisreportisintendedforthesole,confidential,andexclusiveuseandbenefitoftheClient(s)underawrittenHomeTeamInspectionAgreement.Thisreportisnotintended
forthebenefitof,andmaynotberelieduponby,anyotherparty.Thedisclosureordistributionofthisreporttothecurrentowner(s)ofthepropertyinspectedortoanyreal
estateagentwillnotmakethosepersonsintendedbeneficiariesofthisreport.TheHomeTeamInspectionServicehasnoliabilitytoanyparty(otherthantheHomeTeam
clientnamedabove,forwhomthisreportwasexpresslyprepared)foranyloss,damageorexpense(including,withoutlimitation,attorneyfees)arisingfromanyclaim
relatingtothisreport.
Ahomeinspectionisintendedtoassistinevaluationoftheoverallconditionofthedwelling.Theinspectionisbasedonobservationofthevisibleandapparentconditionof
thestructureanditscomponentsonthedateoftheinspection.Wewillnotrenderanopinionastotheconditionofanysystemsorcomponentsofthestructurethatare
concealedbywalls,floors,drywall,paneling,suspendedceilingtiles,insulation,carpeting,furnitureoranyotheritemsstoredinoronthepropertyatthetimeofthe
inspection.
Theresultsofthishomeinspectionarenotintendedtomakeanyrepresentationregardingthepresenceorabsenceoflatentorconcealeddefectsthatarenotreasonably
ascertainableinacompetentlyperformedhomeinspection.Nowarrantyorguarantyisexpressedorimplied.
Ifthepersonconductingyourhomeinspectionisnotalicensedstructuralengineerorotherprofessionalwhoselicenseauthorizestherenderingofanopinionastothe
structuralintegrityofabuildingoritsothercomponentparts,youmaybeadvisedtoseekprofessionalopinionastoanydefectsorconcernsmentionedinthereport.Ifthe
age,conditionoroperationofanysystem,structureorcomponentofthepropertyisofaconcerntoyou,itisrecommendedthataspecialistintherespectivefieldbe
consultedforamoretechnicallyexhaustiveevaluation.
Thishomeinspectionreportisnottobeconstruedasanappraisalandmaynotbeusedassuchforanypurpose.
Thisinspectionreportincludesadescriptionofanymaterialdefects*notedduringtheinspection,alongwithanyrecommendationthatcertainexpertsberetainedto
determinetheextentofthedefectsandanycorrectiveactionthatshouldbetaken.Anymaterialdefectthatposesanunreasonablerisktopeopleonthepropertywillbe
conspicuouslydefinedassuch.Anyrecommendationsmadetoconsultwithotherspecialistsforfurtherevaluationasaresultofourfindingsshouldbecompletepriorto
theconclusionoftheinspectioncontingencyperiod.TheClientwarrantstheywillreadtheentireInspectionReportwhenreceivedandshallpromptlycontactHomeTeam
regardinganyquestionsorconcernstheClientmayhaveregardingtheinspectionortheInspectionReport.A"materialdefect"isanysingledefectinasystemor
componentofthepropertythatcannotbecorrected,repairedorreplacedfor$1,000orless.
MaterialDefect:Aproblemwitharesidentialrealpropertyoranyportionofitthatwouldhaveasignificantadverseimpactonthevalueofthepropertyorthatinvolves
anunreasonablerisktothepeopleontheproperty.Thefactthatastructuralelement,systemorsubsystemisnear,atorbeyondtheendofthenormalusefullifeofsuch
astructuralelement,systemorsubsystemisnotbyitselfamaterialdefect.
Themajorityofhomeinspectionsareperformedonpre-existingstructures.Thesestructuresrangeinagefromnewconstructiontohistoriccenturyhomes.Building
techniqueshavechangeddramaticallyoverthedecades.Theageandmethodofconstructionaffectsthecharacterofindividualhomesandentireneighborhoods,and
oftenaffectabuyer'sdecisiontopurchaseonehomeoveranother.
Wewillnotdeterminethecauseofanyconditionordeficiency,determinefutureconditionsthatmayoccurincludingthefailureofsystemsandcomponentsor
consequentialdamageorcomponentsordeterminetheoperatingcostsofsystemsorcomponents.
Itisnotuncommontoobservecracksorforcrackstooccurinconcreteslabsorexteriorandinteriorwalls.Cracksmaybecausedbycuringofbuildingmaterials,
temperaturevariationsandsoilmovementsuchas:settlement,unevenmoisturecontentinthesoil,shockwaves,vibrations,etc.Whilecracksmaynotnecessarilyaffect
thestructuralintegrityofabuilding,cracksshouldbemonitoredsothatappropriatemaintenancecanbeperformedifmovementcontinuesatanabnormalrate.Proper
foundationmaintenanceiskeytothepreventionofinitialcracksorcracksenlarging.Thisincludes,butnotlimitedtoproperwatering,foundationdrainageandremovalof
vegetationgrowthnearthefoundation.
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GENERALDESCRIPTION
Throughoutthisreport,theterms"right"and"left"areusedtodescribethepropertyasviewedfromthestreet.Theterm"materialdefect"is
definedintheHomeInspectionAgreement,thetermsofwhichareincorporatedintothisreport.HomeTeaminspectsforevidenceofstructural
failureandsafetyconcernsonly.Thecosmeticconditionsofthepaint,wallcovering,carpeting,windowcoverings,etc.,arenotaddressed.Any
requestedrepairsshouldbeperformedbyalicensedcontractorbeforeclosingandareceiptshouldbeleftforyourrecordsandprotection.All
conditionsarereportedastheyexistedatthetimeoftheinspection.
Routinemaintenanceandsafetyitemsarenotwithinthescopeofthisinspectionunlesstheyotherwiseconstitutematerialdefectsasdefinedin
theInspectionAgreement.Conditionsthatarenotvisible,hiddendamage(especiallyunderflooringorslabs,insidewallcavities,underroofing
materialsandbehindexteriorsidingandfasciaboards)arenotwithinthescopeofinspection.Althoughsomemaintenanceand/orsafetyitems
maybedisclosed,thisreportdoesnotincludeallmaintenanceorsafetyitems,andshouldnotberelieduponforsuchitems.
Thehomewaspartiallyoccupiedatthetimeoftheinspection.Theapproximatetemperatureatthetimeoftheinspectionwas70-75degrees
Fahrenheit,andtheweatherwasmistyandwet.Thebuyersandtheiragentwerepresentduringtheinspection.
Theinspectedpropertyconsistedofaonestoryblockstructurewithstuccocoveringtheexteriorofthehome.Therewerenomaterialdefects
observedinthevisibleportionsofthesiding.
Thehomewassituatedonalightlyslopedlot.Thegeneralgradearoundthehomeappearedtobeadequatetodirectrainwaterawayfromthe
foundation.Theageofthestructurewasreportedtobe24yearsold.
Therewasaconcretewalkwayleadingtothebrickpaverentrywayinthefrontofthehome.Therewerenomaterialdefectsobservedinthe
visibleportionsofthewalkwayandthefrontentryway.
Thehomewasoccupiedwithfurnitureandstoreditemsthatmadesomewallsurfaces,windows,electricalreceptacles,undersinkplumbingtraps,
closets,etc.notaccessibleforinspection.Ourinspectorsarenotallowedtomovefurnitureorpersonalbelongings.Theconditionsunderthe
flooringorbaseboardscannotbeinspectedforanyhiddenconditionsastheinspectorsarenotallowedtoremovecarpetingorotherflooring.
Therewasabrickpaversdrivewayontheleftsideofthehomewhichledtothegarage.Therewasnounusualsettlementormovementobserved
tothebrickpavers.Therewerenomaterialdefectsobservedinthevisibleportionsofthedriveway.
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GARAGE
Theattachedgaragewasdesignedfortwocarswithaccessprovidedbyoneoverhead-styledoor.TheGenieelectricgaragedooropenerwas
functional.Theautomaticsafetyreverseonthegaragedoorwastestedandfoundtobefunctional.Theconcretegaragefloorwasingood
condition.Therewerenomaterialdefectsobservedinthevisibleportionsofthegarageorthedoormechanisms.
FOUNDATION
Thefoundationwasconstructedofconcrete.Asingleinspectioncannotdeterminewhethermovementofafoundationorwallstructurehas
ceased.Anyexteriorcracksshouldbepatchedandmonitoredregularlyformovement.Therewerenomaterialdefectsobservedinthevisible
portionsofthefoundation.
SLABONGRADE
Thefullslabwasnotvisibleatthetimeoftheinspectionbecauseofcarpetorotherfloorcoverings.Therewerenoindicationsofmoisturepresent.
Hairlineandsettlementcracking,ifnotexcessiveunderexistingflooring,isconsiderednormal.Therewerenomaterialdefectsobservedinthe
visibleportionsoftheslab.
TYPESOFCRACKS
Therewereseveralminorhairlinecracksobservedinthemasonryelements.Thecrackswere1/16-inchorlessinwidthwithnochangeinvertical
plane.ThesecracksaretypicalofFloridamasonryanddidnotappeartohaveanystructuralsignificanceatthetimeoftheinspection.
ROOFSTRUCTURE
Theroofwasagable,hipandvalleydesigncoveredwithasphalt/fiberglassshingles.Observationoftheroofsurfacesandflashingwasperformed
fromgroundlevelwiththeaidofbinocularsandawalkoninspection.Theageoftheroofcoveringwasreportedtobe7yearsold.Therewasone
layerofshinglesontheroofatthetimeoftheinspection.
Therewasnocurlingandnosurfacewearobservedontheroofshinglesatthetimeoftheinspection.Theseconditionsindicatetheroofshingles
wereinthefirsthalfoftheirusefullife.Therewerenomaterialdefectsobservedinthevisibleportionsoftheroof.
Thisvisualroofinspectionisnotintendedasawarrantyoranestimateontheremaininglifeoftheroof.Anyroofmetal,especiallythe
flashingandvalleys,mustbekeptwellpaintedwithapaintspeciallyformulatedfortheuse.Pleasenotethatthewaterproofingmembraneontop
oftheroofsheathingcannotbeviewedfromavisualinspection.
Theroofdrainagesystemconsistedofaluminumguttersanddownspouts(attherearonly)whichappearedtobefunctionalatthetimeofthe
inspection.Guttersanddownspoutsshouldreceiveroutinemaintenancetopreventprematurefailure.Therewerenomaterialdefectsobservedin
thevisibleportionsoftheguttersanddownspouts.
Therewasonechimney.Observationofthechimneyexteriorwasmadeduringourroofinspection.Therewerenomaterialdefectsobservedon
theexteriorofthechimney.
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ATTICSTRUCTURE
Theatticwasaccessedthroughapulldownladderinthegarage.Theatticabovethelivingspacewasinsulatedwithblowninsulation,
approximately12-inchesindepth.Ventilationthroughouttheatticwasprovidedbysoffitandridgevents.Theroofstructureconsistedoftwo-inch
byfour-inchwoodtrussesspaced24inchesoncenterandstrandboardsheathing.Therewasnomoisturevisibleintheatticspace.Therewere
nomaterialdefectsobservedinthevisibleportionsoftheatticandroofstructure.
Becauseoftheconfigurationofthetrussesandtheductwork,whichlimitedaccess,itwasnotpossibletoinspectallareasoftheattic.
PATIO/LANAI
Therewasabrickpaverslocatedinthebackofthehome.Therewerenomaterialdefectsobservedinthevisibleportionsofthepatio.
ELECTRICSERVICE
Theundergroundelectricservicewireenteredthehomeontheleftsidewall.Theelectricmeterwaslocatedontheexteriorwall..Thesystemwas
properlygroundedtoafooterTheservicewireenteredaSiemensservicepanel,locatedonthegaragewallwitha200ampand120/240volt
ratedcapacity.Thebranchcircuitswithinthepanelwerecopper.Thesebranchcircuitsandthecircuitbreakerstowhichtheywereattacheddid
appeartobeappropriatelymatched.Themainshutoffwaslocatedattheservicepanel.ThevisiblewiringconsistedprimarilyoftheRomextype
andappearedtobeingoodcondition.
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Theelectricpanelissurroundedbycabinetsandisnotimmediatelyaccessible.Thiscouldcreateanunsafeconditionintheeventof
anemergency.
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Arepresentativenumberofinstalledlightingfixtures,switches,andreceptacleslocatedthroughoutthehomewereinspectedandwerefoundto
befunctional.Thegroundingandpolarityofreceptacleswithinsixfeetofplumbingfixtures,andthoseattachedtogroundfaultcircuit
interrupters(GFCI),ifpresent,werealsotested.AllGFCIreceptaclesandGFCIcircuitbreakersshouldbetestedmonthly.TherewereGFCI
protectedcircuitslocatedkitchen,bathroomsandgarage.
TherewasanopenJ-boxunderthemasterbathroomsink.Recommendinstallingacover.
Therewasacappedwireunderthepatiosinkthatwascappedandappearedtonothavepower.
OPENJ-BOX
CAPPEDWIREUNDERPATIOSINK
Theelectricalserviceappearedtobeadequate.Alarms,electronickeypads,remotecontroldevices,landscapelighting,telephoneandtelevision,
andallelectriccompanyequipmentwerebeyondthescopeofthisinspection.Therewerenomaterialdefectsobservedinthevisibleportionsof
theelectricalsystem.
SMOKEALARMS
Thereweresmokealarmsfoundintheproperty.Forsafetyreasons,thesmokealarmsshouldbetesteduponoccupancy.Thebatteries(ifany)
shouldbereplacedonanannualbasisandthesmokealarmsshouldbetestedonamonthlybasis.Safetyexpertsrecommendthattherebea
detectorineachroomandrecommendhavingafireevacuationplanandperiodicfiredrills.Smokealarmsshouldbereplacedevery7yearsper
mostindustryexperts.
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PLUMBING
Thevisiblewatersupplylinesthroughoutthehomewerecopperpipe.Thewaterwassuppliedbyapublicwatersupply.Thevisiblewastelines
consistedofPVCpipe.Thehomewasreportedtobeconnectedtoapublicsewersystem.TheHomeTeamdoesnottestforthepresenceofa
septictank,HomeTeamrecommendsthatbuyersofhomesverifythatthehomeisconnectedtoapublicsewersystemorseptictank.Allplumbing
fixturesnotpermanentlyattachedtoahouseholdappliancewereoperatedandinspectedforvisibleleaks.Theconditionofanypipes(inslabs,
underinsulation,andbehindwallsetc.)thatcannotbeobservedisnotwithinthescopeofthehomeinspection.Waterflowthroughoutthehome
wasaverage.Waterpressurewastestedontheexteriorwallandfoundtobe60-65poundspersquareinch.Nowaterqualityorbiologicaltesting
wasperformed.Therewerenomaterialdefectsobservedinthevisibleportionsoftheplumbingsystem.
Thecoldwaterknobonthelaundryroomsinkleakswhenturnedon.Recommendreplacingsealsandtightening.
LEAKS
Therewasa50galloncapacity,electricwaterheaterlocatedinthegarage.ThewaterheaterwasmanufacturedbyGeneralElectric,serial
number1009B25522informationonthewaterheaterindicatedthatitwasmanufactured6yearsago.Thewaterheaterwasfunctional.
PUMPANDTANK
Therewasanelectricpumplocatedintheleftyardandapressuretanklocatedinthegarage.Thepumpwasforlawnirrigationandfunctioned
properly.
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LAWNIRRIGATION
Thehomewasequippedwithalawnirrigationsystem.Thesystemdidactivatewhenturnedoninthemanualmode.Testingoftimersandcontrol
devicesarenotwithinthescopeoftheinspection.Adequacyofthesystemcoverageisnotevaluatedinthisinspection.Sprinklersystemsshould
bemaintainedonaregularbasistoensurepropercoverageandcheckforbrokenheads.
Thewatermeterwaslocatedinthefrontyardofthehome.Themainwatershutoffvalveforthehomewaslocatedatthemeterofthehome.
Thegastankwasburiedontheleftsideyard.Althoughnoactualtestingwasperformedtodetectthepresenceofgasfumes,therewasno
noticeableodorofgasdetectedatthetimeoftheinspection.
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WINDOWS,DOORS,WALLSANDCEILINGS
Arepresentativenumberofaccessiblewindowsanddoorswereoperatedandfoundtobefunctional.Theprimarywindowswereconstructedof
aluminum,asinglehungstyle,withdoublepaneglass.Allexteriordoorswereoperatedandfoundtobefunctional.
Theexteriordoorlocksshouldbechangedorre-keyeduponoccupancy.Periodiccaulkmaintenanceisrecommendedaroundtheexteriorwindow
framestopreventwaterintrusion.Possibleproblemareasmaynotbeidentifiedifthewindowsordoorshavebeenrecentlypainted.
Therewerenomaterialdefectsobservedinthevisibleportionsofthewindowsanddoors.
Thefrontofficewindowhadasprungspringontheleftside.
Thetwoleftsidebedroomdoorswouldnotlatchwhenclosed.Recommendadjustingthecatchlatch.
SPRUNGSPRING
WOULDNOTLATCHCLOSED
Theinteriorwallandceilingsurfaceswerefinishedwithdrywall.Possibleproblemareasmaynotbeidentifiediftheinteriorwallandceiling
surfaceshavebeenrecentlypainted.Therewerenomaterialdefectsobservedinthevisibleportionsoftheinteriorwallsandceilings.
Therewasasmallwatermarkinthelivingroomabovetheslidingglassdoor.Itappearstobepossiblycomingfromtheventpipe
directlyabove.Recommendsealingtheventpipeandifthemarkappearstogetbiggercontactaqualifiedlicensedroofingcontractor
tofurtherevaluate.
WATERMARK
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FLOORPLAN
Thebasicfloorplanconsistedofthekitchen,livingroom,diningroom,familyroom,masterbedroom/bath,bedrooms,bathrooms,andlaundry
room.TheHomeTeaminspectsforevidenceofstructuralfailureandsafetyconcernsonly.Thecosmeticconditionofthepaint,wallcovering,
carpeting,windowcoverings,blinds,etc.,arenotaddressed.Therewerenomaterialdefectsobservedinthelivingarea.
Thevisibleportionsofthecabinetsandcountertopswereingoodcondition.
InkeepingwiththeStateofFloridaStandardsofPracticeforHomeInspectors,HomeTeamusesthenormalcontrolstoverifytheprimaryfunction
ofconnectedappliances.Nowarranty,expressorimplied,isgivenforthecontinuedoperationalintegrityoftheappliancesortheircomponents.
Thekitchencontainedthefollowingappliances:
TheKitchenAidelectricoven/rangewasinspectedanddidactivateatthetimeoftheinspection.Theaccuracyoftheclock,timersandsettingson
ovensarenotwithinthescopeofthisinspection.
Therangehoodandmicrowavecombinationwasactivatedanddidappeartobefunctional.Theexhaustcapacityisnotwithinthescopeofthis
inspection.Cleaningthefanandfiltermayincreasetheexhaustcapability.
TheKenmorerefrigeratorwasinspectedandwasfunctional.Thetemperaturesettingandicemaker,ifpresent,andperformancetestingofthe
refrigeratorarenotwithinthescopeoftheinspection.
TheKitchenAiddishwasherdidactivate.Performancetesting,accessories,theconditionoftheinteriorandtheoperationofthetimerandcontrols
arenotwithinthescopeofourinspection.
TheIn-Sink-Ertordisposalwasactivatedanddidappeartobefunctional.Theefficiencyratingisnotwithinthescopeoftheinspection.
TheGeneralElectricmicrowaveovenwasinspectedanddidactivate.Theaccuracyoftheclocks,timersandsettingsarenotwithinthescopeof
thisinspection.Microwaveperformancetestingisnotwithinthescopeofthehomeinspection.
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WASHER/DRYER
TherewasaGeneralElectricwasherandMaytagdryerinthehomewhichwasbrieflyactivatedanddidappeartobefunctional.Theoperationof
thewasheranddryerwithoutclothesmaynotgiveanaccurateevaluationoftheequipment.Theconnectionstothewatersupply,washer
dischargepipinganddryerventingmaynothavebeenobservedasourinspectorsarenotallowedtomoveappliances.Performancetestingof
thewasher/dryerisnotwithinthescopeofourinspection.
FIREPLACE
Agasfireplacewaslocatedinthefamilyroom.Therewerenocracksobservedinthefireboxorvisibleportionsofthechimney.Forsafetyreasons,
afireplaceandthechimneyorpipetowhichitisventedshouldbecleanedandre-inspectedastheremaybehiddendefects,notfullyvisibleat
thetimeoftheinspection.Thefireplacewasnottestedforoperationorfunction.
Ahomeinspectionofthefireplaceandchimneyislimitedtothereadilyvisibleportionsonlyandthefireplacewasnotoperated.The
innerreachesofaflueismainlyinaccessible.Ourviewwasnotadequatetodiscoverpossibledeficienciesordamage,evenwitha
stronglight.Forsafeandefficientoperationwerecommendannualinspectionsbyaqualifiedfireplaceprofessional.Aqualified
chimneysweepwillcleantheinteriorifnecessary,usingspecializedtools,testingprocedures,mirrorsandvideocamerasasneeded
toevaluatethefireplacesystem.Ifthefireplacehasnotbeencleanedandinspectedbyaqualifiedfireplaceprofessionalwithinthe
pastyearwerecommendthisbedonepriortouse.
HEATINGANDAIRCONDITIONINGUNIT
TheelectricoutdoorheatpumpcondensingunitwasaCarrier,SerialNumber2604E25575.Theunitislocatedontheleftsideofthehome.This
unitisapproximatelyelevenyearsold.Therewasadisconnectpresent.Therefrigerantlinewasinsulated.
TheairhandlerwasaCarrier,SerialNumber2904A73202.Theunitislocatedinthegarage.Thisunitisapproximatelyelevenyearsold.The
condensatelinesappearedtobeproperlyinstalled.Temperaturedifferentials(TD)weredeterminedbycalculatingthedifferenceinthe
temperatureatthewarmairreturnagainsteachcoldairsupplyvents.TheTDswere:14*to19*F.Theidealrangeisfrom13*to19*F.Periodic
preventivemaintenanceisrecommendedtokeepthisunitingoodworkingcondition.Thecoolingsystemwasfoundtobefunctional.
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DUCTWORK,FILTERS,ANDTHERMOSTAT
Airflowthroughoutthehousemaybebalancedbyadjustinganydampersinthesupplyducts,orbyadjustingthesupplyregisters.
Thedisposablefiltershouldbereplacedonaregularbasistomaintaintheefficiencyofthesystem.Theefficiencyratingisnotwithinthescopeof
thisinspection.
Thecontrolfortheheatingandairconditioningsystemwasa24voltthermostatlocatedonthediningroomwallofthehome.Thethermostatwas
foundtobeinworkingorder.
HEATINGANDAIRCONDITIONING
Thisreportisbaseduponavisualinspectionanddoesnotconstituteaguaranteeorwarrantyofanykindoranestimateontheremaininglifeof
thesystem.Thisinspectiondoesnoteliminatetheneedforroutinemaintenance,orpurporttoevaluatethesystemdesignorairflowbalance.No
indoorairqualityormoldtestingwasperformed.
Theheating,andairconditioningsystemwasworkingwithinindustrystandardsatthetimeofourinspection.Nocomponentsaretakenapartor
panelsopenedperStateofFloridaStandardofPracticeforHomeInspectors.Afullmaintenanceandcleaningservice(airhandlercoils)witha
checkoftherefrigerantchargeisrecommendedformaximumenergyefficiencyandsanitation.
POOLINSPECTION
Thisreportisbaseduponavisualinspectionanddoesnotconstituteaguaranteeorwarrantyofanykind.Thisinspectiondoesnoteliminatethe
needforroutinemaintenance,orpurporttoevaluatethesystemdesign.Theconditionofthepoolandspasystemislistedbelow.
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Thein-groundpoolwasconstructedofgunite.Thedecksurroundingthepoolwasconstructedofbrick.Therewerenomaterialdefectsobserved
inthevisibleportionsofthepool.
Poollightilluminated
TheMarathonpoolcirculatingpumpwasoperationalatthetimeoftheinspection.
Pump
Thepoolpumpwaslouderthannormal.Thiscouldindicatefailingbearings.
Pump
TheHaywardpoolcartridgefilterwasoperationalatthetimeoftheinspection.Theefficiencyofthefiltrationsystemisnotwithinthescopeofthe
inspection.
TheHaywardpoolelectricheatpumpheaterwasNOTOPERATIONALatthetimeoftheinspection.Nopanelswereopenedontheunit.A
completeinspectionandservicebyaqualifiedtechnicianisrecommendedbeforeclosinganduse.Nopanelsareopened.Performancetestingof
suchequipmentisnotwithinthescopeofthehomeinspection.
Thepoolheatercontrolpanelactivatedwhenthefusewasinsertedintheonposition.Theheaterdidnotactivate.
Thescreencageoverthepoolwasconstructedofaluminum.Thereweretwoaccessdoors.Therewerenomaterialdefectsatthetimeofthe
inspection.
Thisinspectiondoesnotincludetestingthepool'schemicalbalance.Thistestingisconsideredroutinepoolmaintenance.Noanalysiswas
performedtodetermineifthepool(orspaifpresent)isleaking.Notestofthewaterquality,includingthebacteriallevelwasconducted.
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1645SFishcreekPtCrystalRiver,FL34429
SUMMARY:
Thissummaryprovidesaquickoverviewoftheresultsoftheinspectionperformedon8/3/2015at123SampleDrive,Homosassa,FL34446:.
Readthefullbodyoftheinspectionreport;itcontainsimportantdetailsandrecommendationsthatarenotincludedwithinthissummary.Any
additionalevaluationsrecommendedinthereportmustbecompletedpriortotheconclusionoftheinspectioncontingencyperiod.
SafetyConcerns
Theelectricpanelissurroundedbycabinetsandisnotimmediatelyaccessible.Thiscouldcreateanunsafeconditioninthe
eventofanemergency.
Ahomeinspectionofthefireplaceandchimneyislimitedtothereadilyvisibleportionsonlyandthefireplacewasnotoperated.
Theinnerreachesofaflueismainlyinaccessible.Ourviewwasnotadequatetodiscoverpossibledeficienciesordamage,even
withastronglight.Forsafeandefficientoperationwerecommendannualinspectionsbyaqualifiedfireplaceprofessional.A
qualifiedchimneysweepwillcleantheinteriorifnecessary,usingspecializedtools,testingprocedures,mirrorsandvideo
camerasasneededtoevaluatethefireplacesystem.Ifthefireplacehasnotbeencleanedandinspectedbyaqualifiedfireplace
professionalwithinthepastyearwerecommendthisbedonepriortouse.
TherewasanopenJ-boxunderthemasterbathroomsink.Recommendinstallingacover.
Therewasacappedwireunderthepatiosinkthatwascappedandappearedtonothavepower.
OtherObservations
Thepoolpumpwaslouderthannormal.Thiscouldindicatefailingbearings.
Thepoolheatercontrolpanelactivatedwhenthefusewasinsertedintheonposition.Theheaterdidnotactivate.
Thefrontofficewindowhadasprungspringontheleftside.
Thetwoleftsidebedroomdoorswouldnotlatchwhenclosed.Recommendadjustingthecatchlatch.
Therewasasmallwatermarkinthelivingroomabovetheslidingglassdoor.Itappearstobepossiblycomingfromtheventpipe
directlyabove.Recommendsealingtheventpipeandifthemarkappearstogetbiggercontactaqualifiedlicensedroofing
contractortofurtherevaluate.
Thecoldwaterknobonthelaundryroomsinkleakswhenturnedon.Recommendreplacingsealsandtightening.
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REASONABLEEXPECTATIONSREGARDINGAPROFESSIONALHOMEINSPECTION:
Theremaycomeatimewhenyoudiscoversomethingwrongwiththehouse,andyoumaybeupsetordisappointedwithyourhomeinspection.Therearesome
thingswe'dlikeyoutokeepinmind.
Intermittentorconcealedproblems:Someproblemscanonlybediscoveredbylivinginahouse.Theycannotbediscoveredduringthefewhoursofahome
inspection.Forexample,someshowerstallsleakwhenpeopleareintheshower,butdonotleakwhenyousimplyturnonthetap.Someroofsandbasements
onlyleakwhenspecificconditionsexist.Someproblemswillonlybediscoveredwhencarpetsarelifted,furnitureismovedorfinishesareremoved.
Noclues:Theseproblemsmayhaveexistedatthetimeoftheinspection,buttherewerenocluesastotheirexistence.Ourinspectionsarebasedonthepast
performanceofthehouse.Iftherearenocluesofapastproblem,itisunfairtoassumeweshouldforeseeafutureproblem.
Wealwaysmisssomeminorthings:Somesayweareinconsistentbecauseourreportsidentifysomeminorproblemsbutnotothers.Theminorproblems
thatareidentifiedwerediscoveredwhilelookingformoresignificantproblems.Wenotethemsimplyasacourtesy.Theintentoftheinspectionisnottofind
the$200problems;itistofindthe$1000problems.Thesearethethingsthataffectpeople'sdecisionstopurchase.
Contractor'sadvice:Acommonsourceofdissatisfactionwithhomeinspectorscomesfromcommentsmadebycontractors.Contractors'opinionsoftendiffer
fromours.Don'tbesurprisedwhenthreeroofersallsaytheroofneedsreplacement,whenwesaidthattheroofwouldlastafewmoreyearswithsomeminor
repairs.
"Lastmanin"theory:Whileouradvicerepresentsthemostprudentthingtodo,manycontractorsarereluctanttoundertaketheserepairs.Thisisbecauseof
the"lastmanin"theory.Thecontractorfearsthatifheisthelastpersontoworkontheroof,hewillgetblamediftheroofleaks,regardlessofwhetherornot
theroofleakishisfault.Consequently,hewon'twanttodoaminorrepairwithhighliability,whenhecouldre-rooftheentirehouseformoremoneyandreduce
thelikelihoodofacallback.Thisisunderstandable.
Mostrecentadviceisbest:Thereismoretothe"lastmanin"theory.Itsuggeststhatitishumannatureforhomeownerstobelievethelastbitofexpert
advicetheyreceive,evenifitiscontrarytopreviousadvice.Ashomeinspectors,weunfortunatelyfindourselvesinthepositionof"firstmanin"and
consequentlyitisouradvicethatisoftendisbelieved.
Whydidn'tweseeit?:Contractorsmaysay,"Ican'tbelieveyouhadthishouseinspected,andtheydidn'tfindthisproblem."
Thereareseveralreasonsfortheseapparentoversights:
Conditionsduringinspection:Itisdifficultforhomeownerstorememberthecircumstancesinthehouseatthetimeoftheinspection.Homeowners
seldomrememberthatitwassnowing,therewasstorageeverywhereorthatthefurnacecouldnotbeturnedonbecausetheairconditioningwas
operating,etc.It'simpossibleforcontractorstoknowwhatthecircumstanceswerewhentheinspectionwasperformed.
Thiswisdomofhindsight:Whentheproblemmanifestsitself,itisveryeasytohave20/20hindsight.Anybodycansaythatthebasementiswetwhen
thereis2"ofwateronthefloor.Predictingtheproblemisadifferentstory.
Alonglook;Ifwespenthalfanhourunderthekitchensinkor45minutesdisassemblingthefurnace,we'dfindmoreproblems,too.Unfortunately,the
inspectionwouldtakeseveraldaysandwouldcostconsiderablymore.
We'regeneralists:Wearegeneralists;wearenotspecialists.Theheatingcontractormayindeedhavemoreheatingexpertisethanwedo.Thisis
becauseweareexpectedtohaveheatingexpertiseandplumbingexpertise,structuralexpertise,electricalexpertise,etc.
Aninvasivelook:Problemsoftenbecomeapparentwhencarpetsorplasterareremoved,whenfixturesorcabinetsarepulledout,andsoon.Ahome
inspectionisavisualexamination.Wedon'tperforminvasiveordestructivetests.
Notinsurance:Inconclusion,ahomeinspectionisdesignedtobetteryourodds.Itisnotdesignedtoeliminateallrisk.Forthatreason,ahomeinspection
shouldnotbeconsideredaninsurancepolicy.Thepremiumthataninsurancecompanywouldhavetochargeforapolicywithnodeductible,nolimitandan
indefinitepolicyperiodwouldbeconsiderablymorethanthefeewecharge.Itwouldalsonotincludethevalueaddedbytheinspection.
ReprintedfromASHIReporter,ByPermissionofAlanCarson,CarsonDunlop&Assoc.
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