InterCoastal Inspections - Sample Condo Inspection Report

Notice to third parties: This report is the exclusive property of InterCoastal Inspections, LLC, and the clients listed above, and isnot transferrable to any third party or subsequent buyers. Our inspections and report have been performed with a written contractagreement that limits the scope and usefulness. Unauthorized users or recipients are therefore advised not to rely on this report,but rather retain the services of a qualified home inspector of their choice to provide them with their own inspection and report.

InterCoastal InspectionsConfidential - Property Inspection Report - ConfidentialCover Page

777 Peace Dr., New Smyrna Beach, FL 32169Inspection prepared for: John Loggerhead

Real Estate Agent: Lesley Lounsbury - Keyes Realty

Date of Inspection: 11/27/2012 Time: 9AM Age of Home: 1986 Size: 1100 SQFT

Weather: Clear

Inspector: Chris BarnardFL#HI4600 / FL Radon MT#2271 / NACBI #2172012-56-FL

129 Teal Street, Wilbur by the Sea, FL 32127Phone: (386)868-8375

Email: [email protected]

InterCoastal Inspections 777 Peace Dr., New Smyrna Beach, FL

Page 1 of 29

Report SummaryReport Summary

The summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expenses to correct or items I would like to draw extraattention to. The summary is not a complete listing of all the findings in the report, and reflects theopinion of the inspector. Please review all of the pages of the report as the summary alone does notexplain all the issues. All repairs must be done by a licensed &bonded trade or profession. Irecommend obtaining a copy of all receipts, warranties and permits for the work done.The summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expenses to correct or items I would like to draw extraattention to. The summary is not a complete listing of all the findings in the report, and reflects theopinion of the inspector. Please review all of the pages of the report as the summary alone does notexplain all the issues. All repairs must be done by a licensed &bonded trade or profession. Irecommend obtaining a copy of all receipts, warranties and permits for the work done.

ExteriorPage 6 Item: 3 Exterior Doors • Track on Sliding Glass Doors need to be lubricated, and doors should be

repainted to increase lifespan of doors.• Porch Closet Door has significant water damage from the leak dealing withthe flashing issue overhead on the roof.

RoofingPage 8 Item: 4 Flashings • Recommend installing a "Kickout diverter flashing" at South wall to gutter

connection above slider door. This area is causing significant water damage tothe porch closet wall which adjoins to bedroom #3 closet. Termite evidencewas also noted in this area. Kickout flashing will prevent water from flowinginto the wall. Also, see Roof Drainage System section.

Page 9 Item: 7 Roof DrainageSystem

• The gutters are full of leaves & debris. Water is intruding into the porchcloset over the slider door on back porch. Recommend cleaning the gutters andmonitoring monthly and clean as needed.• Downspouts which discharge onto the ground - above grade - shoulddischarge a good distance away from the house -- four (4) to six (6) feet ormore, if possible. The slope of the ground in this area should be away from thehouse to direct water away from the foundation.

InteriorPage 12 Item: 1 Door Bell • The doorbell did not operate when tested. Recommend checking the door

bell button, chime & transformer & replace or repair as needed.• Exposed wires in hallway where doorbell should possibly be installed.

Page 12 Item: 2 Walls and Ceilings • Evidence of moisture damage above ceiling in kitchen. Popcorn finish isdetaching from ceiling. There are a couple of possibilities, and the one that ismost likely is condensation from the duct work in the ceiling. If the duct workis not insulated condensation can occur on the exterior of the duct work. Theother possibility is lack of insulation in that space. Condensation would be thesame result, but would form on the ceiling surface, versus the ducts dripping.If the ducts were to be loose from the registers, it could inhance thecondensation issue as well.

Page 13 Item: 4 Windows • Improve: Seals at double glazed arch window in living room windows havefailed because interior glass piece is broken. Recommend having a professionalcontractor replace the window.

Page 13 Item: 5 Interior Doors • Door knob on french door needs repair, missing strike plate lock

Page 13 Item: 6 Closets • 2 pieces of trim missing from master bedroom closet

Page 15 Item: 17 GeneralInformation

Evidence of Drywood Termites were found in the exterior porch closet andkitchen window frame. Recommend checking to see if HOA has a termitebond, and taking measures to stop water intrusion into the structure whichfeeds the termite

Heating and Air Conditioning


Page 2 of 29

Page 16 Item: 2 Heating System • IMPROVE: The furnace is dirty and there are no records of prior service.Recommend an HVAC contractor perform a system Clean-and-Check. HVACsystems require yearly maintenance.

Page 17 Item: 7 Cooling System • The insulation is missing or damaged at exterior refrigerant line.

Page 18 Item: 8 Fuse/CircuitBreaker Protection

• The disconnect box is rusted and wet at the exterior cooling system.Recommend repair or replacement of the rusted box.

Page 18 Item: 9 Condensate Drain • IMPROVE: There was no visible condensate line at the air handler to draindondensate water to the exterior. Recommend the HVAC contractor verifywhen cleaning unit.

Page 19 Item: 13 Solid Fuel Heating • Excessively dirty flue and damper and/or accumulation of soot were observed.An accumulation of soot and other materials can result in a chimney flue fire.There is also the possibility that soot, dirt, and cobwebs concealed otherproblems or defects; concealed defects are not within the scope of the homeinspection. Recommend having flue and/or damper cleaned and inspected by alicensed chimney sweep professional before use.

ElectricalPage 21 Item: 10 Lighting, Fixtures,

Switches, Outlets• One/Several loose outlet(s) were observed. Repair as needed.

Page 22 Item: 11 GFCI - GroundFault CircuitInterrupter

• There is no GFCI protection at the kitchen

Page 22 Item: 13 Smoke/HeatDetector(s)

• IMPROVE: Recommend installing one in each bedroom to bring up tomodern safety standards

Page 22 Item: 14 Carbon Monoxide(CO) Detector(s)

• Add near the Fireplace if it becomes functional.

PlumbingPage 23 Item: 3 Main Water Shut

Off• The main shut off valve for the water supply was not found. Consult theseller regarding the location or existence of a main shut off valve.

Page 23 Item: 5 Exterior HoseBibs/Spigots

• IMPROVE: There are no anti siphon devices at the exterior faucets. This is apotential cross contamination. Recommend installing anti siphon devices.• North Faucet is leaking when turned on

Page 24 Item: 7 Faucets • Kitchen sink dish sprayer is disconnected and not functioning.• Master Bath drain pull not operating properly

Page 25 Item: 13 Water Heater(s)Condition

• TPR valve should not go into the wall, it should terminate 6" above theground


Page 3 of 29

~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~SCOPE OF INSPECTION InterCoastal Inspections, LLC endeavors to perform all inspections in substantial compliance with theStandards of Practice of the International Association of Certified Home Inspector(InterNACHI). As such,we inspect the readily accessible, visually observable, installed systems and components of a home asdesignated in the InterNACHI Standards—except as may be noted in the “Limitations of Inspection”sections within this report. This Property Inspection Report contains observations of those systems andcomponents that, in the professional judgment of the inspector, are not functioning properly, significantlydeficient, unsafe, or are near the end of their service lives. If the cause for the deficiency is not readilyapparent, the suspected cause or reason why the system or component is at or near end of expected servicelife is reported, and recommendations for correction or monitoring are made as appropriate. When systemsor components designated in the InterNACHI Standards are present but are not inspected, the reason(s)the item was not inspected is reported as well. A complete copy of the InterNACHI Standards of Practice is available at:http://www.nachi.org/sop.htm. Inspectors are NOT required to determine: the condition of any system or component that is not readilyaccessible; the remaining service life of any system or component; the strength, adequacy, effectiveness orefficiency of any system or component; causes of any condition or deficiency; methods materials or cost ofcorrections; future conditions including but not limited to failure of systems and components; thesuitability of the property for any specialized use; compliance with regulatory codes, regulations, laws orordinances; the market value of the property or its marketability; the advisability of the purchase of theproperty; the presence of potentially hazardous plants or animals including but not limited to wooddestroying organisms or diseases harmful to humans; the presence of any environmental hazards including,but not limited to toxins,carcinogens, noise, and contaminants in soil, water or air; the effectiveness of anysystem installed or methods utilized to control or remove suspected hazardous substances; the operatingcosts of any systems or components; and the acoustical properties of any systems or components. Inspectors are NOT required to inspect underground items including, but not limited to undergroundstorage tanks or other underground indications of their presence, whether abandoned or active; systems orcomponents that are not installed; decorative items; systems or components that are in areas not entered inaccordance with the InterNACHI Standards of Practice; detached structures other than carports or garages;common elements or common areas in multi-unit housing, such as condominium properties or cooperativehousing. Inspectors are NOT required to perform any procedure or operation which will, in the opinion of theinspector, likely be dangerous to the inspector or others or damage the property, its systems orcomponents; move suspended ceiling tiles, personal property, furniture, equipment, plants, soil, snow, iceor debris or dismantle any system or component, except as explicitly required by the InterNACHIStandards of Practice. Inspectors are NOT required to enter under-floor crawlspaces or attics that are not readily accessible norany area which will, in the opinion of the inspector, likely be dangerous to the inspector or others personsor damage the property or its systems or components. Inspectors are NOT required to operate any system or component that is shut down or otherwiseinoperable; any system or component which does not respond to normal operating controls or any shut offvalves. Inspectors are NOT required to offer or perform any act or service contrary to law; offer or performengineering services or work in any trade or professional service other than home inspection 12 monthsfrom the date of inspection.


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Inspection and Site Details

1. Inspection TimeStart: 09:00 AMEnd : 10:30 AM

2. Attending InspectionClient presentBuyer Agent present

3. Residence Type/StyleCondominium/Townhouse

4. GarageNone

5. Age of Home or Year BuiltBuilt in:1986 (26 years old)

6. Square FootageApprox

7. Lot SizeN/A

8. Direction Of Front EntranceFor the purpose of this report the building is considered to be facing, North

9. Bedroom # Designation - Location -- for the purposes of this report#1 Master Bedroom#2 Bedroom#3 Bedroom - Slider Door

10. Bathroom # Designation - Location - Type -- for the purposes of this report#1 Master Bath

#2 Guest Bath

11. OccupancyVacant

12. Weather ConditionsClear, sunny sky75 degrees


Page 5 of 29

Conventions and Terms Used USE OF PHOTOS: Your report includes many photographs. Some pictures are informational and of a general view, to help you understand wherethe inspector has been, what was looked at, and the condition of the item or area at the time of the inspection. Some of thepictures may be of problem areas, these are to help you better understand what is documented in this report and to help you seeareas or items that you normally would not see. Not all problem areas or conditions will be supported with photos. TEXT COLOR SIGNIFICANCE: GREEN colored text: Denotes general/descriptive comments on the systems and components installed at the property.Limitations, if any, that restricted the inspection, associated with each area, are listed here as well. BLUE colored text: Denotes observations and information regarding the condition of the systems and components of thehome.These include comments of deficiencies which are less than significant; or comments which further expand on asignificant deficiency; or comments of recommendations, routine maintenance, tips, and other relevant resource information. RED colored text: Denotes a brief comment of significant deficient components or conditions which need relatively quickattention, repair, or replacement. These comments are also duplicated in the Report Summary page(s). COMMONLY USED TERMS: "SAFETY CONCERN": A condition, system or component that is considered harmful or dangerous due its presence or absence."DEFERRED COST": Denotes a system or component that is near or has reached its normal service life expectancy or showsindications that it may require repair or replacement anytime within the next five (5) years."MAINTENANCE": Recommendations for the proper operation and routine maintenance of the home."IMPROVE": Denotes improvements which are recommended but not required. These may be items identified for upgrade tomodern construction and safety standards."FMI": For More Information: Includes additional reference information and/or web links to sites which expand on installedsystems and components and important consumer product information."FYI": For Your Information: Denotes a general information and/or explanation of conditions; Safety information; Cosmeticissues; and useful tips or suggestions for home ownership. KEY TO RATINGS: Inspect = INSPECTED: A system or component was visually examined. It was observed to be functioning normally or asoriginally intended, at the time of inspection, with no apparent deficiencies. A system may not be operationally tested due tolimitations, in which case, these limitations will be listed in this report. A system or component may show signs of normal wearand tear. NotInspect = NOT INSPECTED: A system or component was not ON or it was shut down at the time of inspection, and could notbe evaluated using normal control devices. A system or component was hidden from visual evaluation by items such asfurniture, personal property, or other coverings as indicated in this report. Reason for non inspection will be indicated on thisreport. NotPresnt = NOT PRESENT: A system or component did not exist or was not evident on this property at the time of inspection. RepairReplace = REPAIR or REPLACE: A system or component was not operating normally, or as designed, at the time of inspection.It may need further review and evaluation by an appropriate professional tradesperson to be repaired or replaced as needed. Itmay include a condition that is hazardous or unsafe and could result in personal injury or property damage.


Page 6 of 29

Exterior In accordance with the InterNACHI Standards of Practice pertaining to Exteriors, this report describes the exterior wallcoverings and trim. Inspectors are required to inspect the exterior wall coverings, flashing, trim, all exterior doors, the stoops,steps porches and their associated railings, any attached decks and balconies and eaves, soffits and fascias accessible from groundlevel. Inspectors shall also inspect adjacent or entryway walkways, patios, and driveways; vegetation, grading, surface drainage,and retaining walls that are likely to adversely affect the building.

1. Walkways

InspectNot

InspectNot

PresntRepairReplac

XMaterials: Concrete

2. Porch, Patio, Flatwork

InspectNot

InspectNot

PresntRepairReplac

X

3. Exterior Doors

InspectNot

InspectNot

PresntRepairReplac

XObservations:• Track on Sliding Glass Doors need to be lubricated, and doors should be repainted to increase lifespanof doors.• Porch Closet Door has significant water damage from the leak dealing with the flashing issue overheadon the roof.

Paint Slider Door Exterior Closet Moisture Damage -Floor

Exterior Closet Damage - Ceiling Exterior Closet Door - Water Damge

4. Exterior Cladding

InspectNot

InspectNot

PresntRepairReplac

XDescription:• Hard Coat Stucco


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5. Eaves, Soffits, Fascia and Trim

InspectNot

InspectNot

PresntRepairReplac

XDescription: Vinyl

6. Window/Door Frames and Trim

InspectNot

InspectNot

PresntRepairReplac

X

7. Exterior Caulking

InspectNot

InspectNot

PresntRepairReplac

XComments:• The purpose of exterior caulking is to minimize air flow and moisture through cracks, seams, andutility penetrations/openings. Controlling air infiltration is one of the most cost effective energy-efficient measures in modern construction practices. A home that is not sealed will be uncomfortabledue to drafts and will use about 30% more energy than a relatively air-tight home. In addition, goodcaulking and sealing will reduce dust and dirt in the home and is one of the simplest energy efficientmeasures to install.• TIP: One of the better exterior caulk brands is: OSI Pro-Series QUAD Window, Siding, Gutter & RoofSealant. Can be found at home building centers.• Refer to your, provided, "Now That You've Had a Home Inspection" book for information to annuallycheck and seal/caulk the exterior of your home.Observations:• Caulking is recommended around windows/doors/masonry ledges/corners/utility penetrations.

8. Grading and Surface Drainage

InspectNot

InspectNot

PresntRepairReplac

XDescription:• Level GradeObservations:• Lot grading and drainage have a significant impact on the building, simply because of the direct andindirect damage that moisture can have on the foundation. It is very important, therefore, that surfacerunoff water be adequately diverted away from the home. Lot grading should slope away and fall aminimum of one (1) inch every foot for a distance of six (6) feet around the perimeter of the building.

9. Vegetation Affecting Structure

InspectNot

InspectNot

PresntRepairReplac

XObservations:• Vegetation too close to the building can cause harm through root damage to the foundation, branchesabrading the roof and siding, and leaves providing a path for moisture and insects into the home.

10. Limitations of Exterior Inspection

• A home inspection does not include an assessment of geological, geotechnical, or hydrologicalconditions -- or environmental hazards.


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Roofing In accordance with the InterNACHI Standards of Practice pertaining to Roofing, this report describes the roof coverings and themethod used to inspect the roof. Inspectors are required to inspect the roof covering, roof drainage systems, flashings, skylights,chimneys, and roof penetrations. The following web sites are an excellent resource of information on roofs: http://www.home-roofs.com and http://www.roofhelper.com

1. Roof Style and PitchHip

2. Method of Roof InspectionWalked on Roof Surface

3. Roof Covering

InspectNot

InspectNot

PresntRepairReplac

XDescription: Fiberglass-based asphalt shinglesObservations:• No deficiencies were noted, at time of inspection.

4. Flashings

InspectNot

InspectNot

PresntRepairReplac

XMaterials: MetalObservations:• Recommend installing a "Kickout diverter flashing" at South wall to gutter connection above sliderdoor. This area is causing significant water damage to the porch closet wall which adjoins to bedroom#3 closet. Termite evidence was also noted in this area. Kickout flashing will prevent water fromflowing into the wall. Also, see Roof Drainage System section.

Install Kick-Out Flashing Here - Culprit of all waterproblems associated with the South side of unit

Flashing screw has backed out - Grommet loose

5. Roof Penetrations

InspectNot

InspectNot

PresntRepairReplac

XDescription: PVC Piping for plumbing vent stack(s) encased in lead

6. Chimney(s)

InspectNot

InspectNot

PresntRepairReplac

XDescription: Metal flue--for wood burning fireplace


Page 9 of 29

7. Roof Drainage System

InspectNot

InspectNot

PresntRepairReplac

XDescription: Galvanized/AluminumObservations:• The gutters are full of leaves & debris. Water is intruding into the porch closet over the slider door onback porch. Recommend cleaning the gutters and monitoring monthly and clean as needed.• Downspouts which discharge onto the ground - above grade - should discharge a good distance awayfrom the house -- four (4) to six (6) feet or more, if possible. The slope of the ground in this area shouldbe away from the house to direct water away from the foundation.

Wash -out area - Install a splash block Gutter Completely Clogged

8. Skylight(s)

InspectNot

InspectNot

PresntRepairReplac

X

9. Limitations of Roofing Inspection

• Roofs may leak at any time. Leaks often appear at roof penetrations, flashings, changes in direction orchanges in material. A roof leak should be addressed promptly to avoid damage to the structure, interiorfinishes and furnishings. A roof leak does not necessarily mean the roof has to be replaced. Werecommend an annual inspection and tune-up to minimize the risk of leakage and to maximize rooflife.• Impossible to inspect the total underside surface of the roof sheathing for evidence of leaks. Evidenceof prior leaks may be disguised by interior finishes. Leakage can develop at any time and may dependon rain intensity, wind direction, ice buildup, and other factors.


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Structure In accordance with the InterNACHI Standards of Practice pertaining to Structural Components, this report describes thefoundation, floor, wall, ceiling and roof structures and the method used to inspect any accessible under floor crawlspace areas.Inspectors are required to inspect and probe the structural components of the home, including the foundation and framing,where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not done when doing sowill damage finished surfaces or when no deterioration is visible or presumed to exist. Inspectors are NOT required to offer anopinion as to the structural adequacy of any structural systems or components or provide architectural services or anengineering or structural analysis of any kind. Despite all efforts, it is impossible for a home inspection to provide any guarantythat the foundation, and the overall structure and structural elements of the building is sound. InterCoastal Inspections suggeststhat if the client is at all uncomfortable with this condition or our assessment, a structural engineer be consulted toindependently evaluate any specific concern or condition, prior to making a final purchase decision.

1. Foundation TypeSlab on Grade

2. Foundation Walls

InspectNot

InspectNot

PresntRepairReplac

XDescription: Masonry BlockObservations:• No deficiencies were observed at the visible portions of the structural components of the home.

3. Foundation Floor

InspectNot

InspectNot

PresntRepairReplac

XDescription: Concrete slabObservations:• All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. Inmost instances floor coverings prevent recognition of cracks or settlement in all but the most severecases. Where carpeting and other floor coverings are installed, the materials and condition of theflooring underneath cannot be determined.• Visible areas appear satisfactory

4. Under Floor Crawlspace(s)

InspectNot

InspectNot

PresntRepairReplac

X

5. Columns and Beams

InspectNot

InspectNot

PresntRepairReplac

X

6. Floor Structure

InspectNot

InspectNot

PresntRepairReplac

XDescription: ConcreteObservations:• Not visible to inspect due to finishing materials.

7. Wall Structure

InspectNot

InspectNot

PresntRepairReplac

XDescription: Interior Walls Wood frame: 2 X 4Observations:• Limited view due to finishing materials.

8. Ceiling and Roof Structure

InspectNot

InspectNot

PresntRepairReplac

XObservations:• Not visible to determine.


Page 11 of 29

9. Limitations of Structure Inspection

• Full inspection of all structural components (posts/girders, foundation walls, sub flooring, and/orframing) is not possible in areas/rooms where there are finished walls, ceilings and floors.


Page 12 of 29

Interior In accordance with the InterNACHI Standards of Practice pertaining to Interiors, inspectors are required to inspect walls,ceilings and floors, steps, stairways and railings, installed countertops and a representative number of installed cabinets, andrepresentative number of doors and windows. Garage door(s) and automatic garage door operators are inspected for properfunction and the operation of installed safety features. If the home is occupied, the possessions of the owner necessarily concealsome areas/items. These are exempt from inspection. All reasonable attempt is made to more closely inspect behind the owner'spossessions if any hint of a problem is found or suspected.

1. Door Bell

InspectNot

InspectNot

PresntRepairReplac

XObservations:• The doorbell did not operate when tested. Recommend checking the door bell button, chime &transformer & replace or repair as needed.• Exposed wires in hallway where doorbell should possibly be installed.

2. Walls and Ceilings

InspectNot

InspectNot

PresntRepairReplac

XMaterials: DrywallObservations:• Evidence of moisture damage above ceiling in kitchen. Popcorn finish is detaching from ceiling.There are a couple of possibilities, and the one that is most likely is condensation from the duct work inthe ceiling. If the duct work is not insulated condensation can occur on the exterior of the duct work.The other possibility is lack of insulation in that space. Condensation would be the same result, butwould form on the ceiling surface, versus the ducts dripping. If the ducts were to be loose from theregisters, it could inhance the condensation issue as well.

Dining Room Bathroom wall damage

3. Floor Surfaces

InspectNot

InspectNot

PresntRepairReplac

XMaterials: Ceramic tileObservations:• No deficiencies noted - with normal ware and age.

4. Windows

InspectNot

InspectNot

PresntRepairReplac

XObservations:• Improve: Seals at double glazed arch window in living room windows have failed because interiorglass piece is broken. Recommend having a professional contractor replace the window.


Page 13 of 29

Drywood Termite Evidence Window Treatment has come loose- re-anchor

Inside of thermal pane window isbroken

5. Interior Doors

InspectNot

InspectNot

PresntRepairReplac

XDescription: Hollow core wood doors • Interior French DoorsObservations:• Door knob on french door needs repair, missing strike plate lock

6. Closets

InspectNot

InspectNot

PresntRepairReplac

XObservations:• 2 pieces of trim missing from master bedroom closet

Water Damage - Adjoining exterior closet Trim missing

7. Stairways and Railings

InspectNot

InspectNot

PresntRepairReplac

X


Page 14 of 29

8. Ceiling Fans

InspectNot

InspectNot

PresntRepairReplac

XObservations:• Operated normally when tested, at time of inspection.

9. Cabinets and Vanities

InspectNot

InspectNot

PresntRepairReplac

XMaterials: Wood laminateObservations:• Appeared functional and in satisfactory condition, at time of inspection.• Normal wear

10. Countertops

InspectNot

InspectNot

PresntRepairReplac

XMaterials: LaminateObservations:• No discrepancies noted.• normal wear

Kitchen

11. Garage Door(s)

InspectNot

InspectNot

PresntRepairReplac

X

12. Garage Door Opener(s)

InspectNot

InspectNot

PresntRepairReplac

X

13. Garage Door Safety Features

InspectNot

InspectNot

PresntRepairReplac

X


Page 15 of 29

14. Garage Floor and Sill Plates

InspectNot

InspectNot

PresntRepairReplac

X

15. Garage Firedoor

InspectNot

InspectNot

PresntRepairReplac

X

16. Garage Firewall and Ceiling

InspectNot

InspectNot

PresntRepairReplac

X

17. General Information

InspectNot

InspectNot

PresntRepairReplac

XObservations: Evidence of Drywood Termites were found in the exterior porch closet and kitchenwindow frame. Recommend checking to see if HOA has a termite bond, and taking measures to stopwater intrusion into the structure which feeds the termite

18. Limitations of Interiors Inspection

• Window treatments, central vacuum systems, recreational facilities, paint, wallpaper, and other finishtreatments are not inspected.

• Determining the heat resistance of firewalls is beyond the scope of this inspection.


Page 16 of 29

Heating and Air Conditioning In accordance with the InterNachi Standards of Practice pertaining to Heating and Air Conditioning (HVAC) systems, thisreport describes the energy source and the distinguishing characteristics of the heating and cooling system(s). Inspectors arerequired toopen readily openable access panels and visually inspect the installed heating equipment and associated vent systems,flues and chimneys; and central air conditioning equipment and distribution systems. The HVAC system inspection is generaland not technically exhaustive. The inspector will test the heating and air conditioner using the thermostat and/or other normalcontrols. InterCoastal Inspections highly recommends that a standard, seasonal or yearly, Service and Maintenance Contractwith an HVAC contractor be obtained. This provides a more thorough investigation of the entire home's heating, airconditioning and filtering system as well as maintaining it at peak efficiency —thereby increasing service life.

1. Thermostat(s)

InspectNot

InspectNot

PresntRepairReplac

XDescription: Analog, non-programmable type. • Dehumidifier Thermostat

2. Heating System

InspectNot

InspectNot

PresntRepairReplac

XDescription: Electric Heat Pump • Manufacturer: • First Co.Age and Capacity:Not on Data Plate

Observations:• Heat Pump - Auxiliary/Back-up heat tested normally.• Annual/seasonal HVAC service contract highly recommended.• Heat Pump not operated in the Heat Mode due to >65 degree F outside air temperature. SeeLimitations.• IMPROVE: The furnace is dirty and there are no records of prior service. Recommend an HVACcontractor perform a system Clean-and-Check. HVAC systems require yearly maintenance.

Air Handler/Heater - First Co.

3. Energy Source

InspectNot

InspectNot

PresntRepairReplac

XFor Heating: Electric for Heat PumpFor Cooling: Electric


Page 17 of 29

4. Safety Switch

InspectNot

InspectNot

PresntRepairReplac

X

5. Combustion Air

InspectNot

InspectNot

PresntRepairReplac

X

6. Venting, Flue(s), and Chimney(s)

InspectNot

InspectNot

PresntRepairReplac

XMaterials: MetalObservations:• The visible portions of the vent pipes appeared functional.

7. Cooling System

InspectNot

InspectNot

PresntRepairReplac

XDescription: Compressor/Condensing unit:Age and Capacity: Approximately: • 10 yearsObservations:• The insulation is missing or damaged at exterior refrigerant line.

Compressor Lennox - 2 Ton Compressor

8. Fuse/Circuit Breaker Protection

InspectNot

InspectNot

PresntRepairReplac

XPlacard Max: BreakerObservations:• The disconnect box is rusted and wet at the exterior cooling system. Recommend repair orreplacement of the rusted box.


Page 18 of 29

Moisture Entering Box - Make Box Weather Proof

9. Condensate Drain

InspectNot

InspectNot

PresntRepairReplac

XObservations:• MAINTENANCE: During the hot season--it is important to monitor condensate trap to insure it isclear of debris for proper draining to occur. Recommend keeping a bottle brush handy for this purpose.Also, pouring a small amount of white vinegar in the trap occasionally will keep it clear of bacteria.• IMPROVE: There was no visible condensate line at the air handler to drain dondensate water to theexterior. Recommend the HVAC contractor verify when cleaning unit.

10. Heating & Cooling Distribution

InspectNot

InspectNot

PresntRepairReplac

XDescription: Flex ducting in attic - ceiling registers • Not able to inspect duct due to finishingmaterials

11. Filter(s)

InspectNot

InspectNot

PresntRepairReplac

XDescription: Fiberglass disposable filter(s) • 20 x 20 x 1Observations:• MAINTENANCE: The air filter(s) should be inspected at least monthly and cleaned or replaced asrequired. There are two types of filters commonly used: (1) Washable filters, (constructed of aluminummesh, foam, or reinforced fibers) these may be cleaned by soaking in mild detergent and rising withwater. Or (2) Fiberglass disposable filters that must be REPLACED before they become clogged.Remember that dirty filters are the most common cause of inadequate heating or cooling performance.

12. Other Components

InspectNot

InspectNot

PresntRepairReplac

XDescription: Dehumidifier

13. Solid Fuel Heating

InspectNot

InspectNot

PresntRepairReplac

XDescription: Pre-fab wood burning fireplace - with B-vent metal chimney flue • Location: • LivingroomObservations:• Excessively dirty flue and damper and/or accumulation of soot were observed. An accumulation ofsoot and other materials can result in a chimney flue fire. There is also the possibility that soot, dirt, andcobwebs concealed other problems or defects; concealed defects are not within the scope of the homeinspection. Recommend having flue and/or damper cleaned and inspected by a licensed chimney sweepprofessional before use.


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Clean Flue - Creosote Build up

14. Gas Fireplace(s)

InspectNot

InspectNot

PresntRepairReplac

X

15. Limitations of Heating and Air Conditioning Inspection

• Heat gain calculations, adequacy, efficiency, or the balanced distribution of air throughout the homeare not performed as part of a home inspection. These calculations are typically performed by designersto determine the required size of HVAC systems. As a very rough rule of thumb -- Air conditioningadequacy is 600-800 sq. feet of living area per ton (12,000 BTU) of A/C cooling capacity.• Humidifiers, dehumidifiers, and electronic filters are not inspected. An annual HVAC service contractshould include servicing these items.• The heat pump was not operated in the heating mode. To test in the Heat Mode, the outside airtemperature must be below <65 degrees Fahrenheit. Turning on a heat pump to the heating mode at anoutside temperature higher than 65 degrees may result in excessive refrigerant pressure and can damageheat pump components which are not designed or intended to be subjected to this pressure.


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Electrical In accordance with the InterNACHI Standards of Practice pertaining to Electrical Systems, this report describes the amperageand voltage rating of the service, the location of the main disconnect and any sub panel(s), the presence of solid conductoraluminum branch circuit wiring, the presence or absence of smoke detectors and wiring methods. Inspectors are required toinspect the viewable portions of the service drop from the utility to the house, the service entrance conductors, cables andraceways, the service equipment and main disconnects, the service grounding, the interior components of the service panels andsub panels, the conductors, the over-current protection devices (fuses or breakers), ground fault circuit interrupters and arepresentative number of installed lighting fixtures, switches and receptacles. All issues or concerns listed in this Electricalsection should be construed as current and a potential personal safety or fire hazard. Repairs should be a priority, and should bemade by a qualified, licensed electrician.

1. Service Drop

InspectNot

InspectNot

PresntRepairReplac

XDescription: Underground service lateral • Meter Location: • South

2. Service Entrance Wires

InspectNot

InspectNot

PresntRepairReplac

XDescription: Aluminum

3. Electrical Service RatingAmperage Rating: • 200 amps

4. Main Service Panel(s)

InspectNot

InspectNot

PresntRepairReplac

XDescription: Main Panel is where the Main Disconnect is located, which is on the meter.

5. Main Disconnect

InspectNot

InspectNot

PresntRepairReplac

XLocation: 125 Amp Breaker

125 Amp

6. Service Grounding

InspectNot

InspectNot

PresntRepairReplac

XDescription: Copper


Page 21 of 29

7. Overcurrent Protection

InspectNot

InspectNot

PresntRepairReplac

XType: Breakers

8. Sub Panel(s)

InspectNot

InspectNot

PresntRepairReplac

XDescription: Located in HallwayObservations:• The auxiliary panel ground & neutral wires are properly un-bonded.

9. Distribution Wiring

InspectNot

InspectNot

PresntRepairReplac

XDescription: CopperObservations:• Visible wiring appeared functional, at time of inspection.

10. Lighting, Fixtures, Switches, Outlets

InspectNot

InspectNot

PresntRepairReplac

XDescription: GroundedObservations:• Unable to test chandelier in dining room due to lack of light bulbs.• One/Several loose outlet(s) were observed. Repair as needed.

No Bulbs in Dining Room Chandelier A majority of Outlets are loose at the wallconnection.


Page 22 of 29

11. GFCI - Ground Fault Circuit Interrupter

InspectNot

InspectNot

PresntRepairReplac

XDescription:• GFCI is an electrical safety device that cuts power to the individual outlet and/or entire circuit whenas little as .005 amps is detected leaking--this is faster than a person's nervous system can react!Kitchens, bathrooms. whirlpools/hot-tubs, unfinished basements, garages, and exterior circuits arenormally GFCI protected. This protection is from electrical shock.• Recommend review of the Consumer Product Safety Commission publication at the following website: http://www.cpsc.gov/CPSCPUB/PUBS/99.htmlLocations & Resets:• All GFCI outlets for the exterior and bathrooms reset in the Master Bath GFCI outlet.Observations:• Test GFCIs monthly to ensure proper operation.• There is no GFCI protection at the kitchen

12. AFCI - Arc Fault Circuit Interrupter

InspectNot

InspectNot

PresntRepairReplac

XDescription:• AFCI is an electrical safety device that helps protect against fires by detecting arc faults. An arc (orsparking) fault is an electrical problem that occurs when electricity moves from one one conductoracross an insulator to another conductor. This generates heat that can ignite nearby combustiblematerial, starting a fire. At a minimum, all bedroom circuits are normally AFCI protected. Soon ALLelectrical circuits in new homes will require AFCI protection.• Recommend review of the Consumer Product Safety Commission publication at the following website: http://www.cpsc.gov/CPSCPUB/PUBS/AFCI.htmlLocations & Resets:• Absent-Not required when house constructed• None FoundObservations:• IMPROVE: Modern electrical codes require branch circuits at all bedrooms to be AFCI protected. Theelectrical code at the time this house was built may not have required AFCI protection at these circuits.Nonetheless, we strongly recommend they be added to all bedroom circuits as an extra preventive firesafety measure. Licensed electrician recommended.

13. Smoke/Heat Detector(s)

InspectNot

InspectNot

PresntRepairReplac

XObservations:• IMPROVE: Recommend installing one in each bedroom to bring up to modern safety standards

14. Carbon Monoxide (CO) Detector(s)

InspectNot

InspectNot

PresntRepairReplac

XLocation: Recommend refer to the following Consumer Product Safety Commission publication onCO Detectors: http://www.cpsc.gov/cpscpub/pubs/5010.htmlComments:• SAFETY INFO: Carbon Monoxide (CO) is a lethal gas--invisible,tasteless, odorless--produced innormal amounts whenever you use an appliance which burns a combustible fuel--gas, oil, kerosene,charcoal, and wood. When proper ventilation becomes blocked or inadequate, CO concentrations buildup inside your home and become deadly.• Add near the Fireplace if it becomes functional.

15. Limitations of Electrical Inspection

• Electrical components concealed behind finished surfaces are not visible to be inspected.• Labeling of electric circuit locations on Main Electrical Panel are not checked for accuracy.• The inspection does not include remote control devices, alarm systems and components, low voltagewiring, systems, and components, ancillary wiring, systems, and other components which are not partof the primary electrical power distribution system.


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Plumbing In accordance with the InterNACHI Standards of Practice pertaining to Plumbing systems, this report describes the watersupply, drain, waste and vent piping materials and the water heating equipment, energy source and location of the main waterand main fuel shut-off valves, when readily viewable or known. Inspectors are required to inspect the interior water supply anddistribution systems, all fixtures and faucets, the drain waste and vent systems (including all fixtures for conveying waste), thewater heating equipment (vent systems, flues and chimneys of water heaters or boiler equipment), fuel storage and distributionssystems for water heaters and/or boiler equipment and drainage sumps, sump pumps and associated piping. Some simpleplumbing repairs, such as a typical trap replacement, can be performed by a competent handyman. However, any more complexissues such as incorrect venting or improperly sloped drains should be repaired by a licensed plumber. All gas related issuesshould only be repaired by a licensed plumbing contractor —since personal safety is involved.

1. Water Supply SourceSource: Public municipal water supply

2. Service Piping Into The HouseMaterials: Copper

3. Main Water Shut Off

InspectNot

InspectNot

PresntRepairReplac

XLocation: Not Found- Water Meter NotedObservations:• The main shut off valve for the water supply was not found. Consult the seller regarding the locationor existence of a main shut off valve.

4. Supply Branch Piping

InspectNot

InspectNot

PresntRepairReplac

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

5. Exterior Hose Bibs/Spigots

InspectNot

InspectNot

PresntRepairReplac

XDescription: Standard hose bib south and north sideInterior Shutoffs: NoneObservations:• IMPROVE: There are no anti siphon devices at the exterior faucets. This is a potential crosscontamination. Recommend installing anti siphon devices.• North Faucet is leaking when turned on

6. Water Flow and Pressure

InspectNot

InspectNot

PresntRepairReplac

XPressure: 60 PSIObservations:• The water flow was overall functional. This was determined by running water in the bath sink andshower while toilet is flushed.


Page 24 of 29

60 PSI -GOOD

7. Faucets

InspectNot

InspectNot

PresntRepairReplac

XObservations:• Kitchen sink dish sprayer is disconnected and not functioning.• Master Bath drain pull not operating properly

Kitchen Faucet Sprayer not Connected Master Bath - Pull Stop for Drain Not OperatingProperly

8. Sinks

InspectNot

InspectNot

PresntRepairReplac

XObservations:• No deficiencies observed.

9. Traps and Drains

InspectNot

InspectNot

PresntRepairReplac

XObservations:• Water was run through the fixtures and drains. Functional drainage was observed.

10. Waste SystemDescription: Public sewage disposal system


Page 25 of 29

11. Drainage, Wastewater & Vent Piping

InspectNot

InspectNot

PresntRepairReplac

XDescription: Not entirely visible to inspect. See LimitationsObservations:• Roof is the only place where wast vents are visible. The plumbing stacks appear to be PVC.

12. Water Heater(s)Description: General ElectricCapacity: 40 Gallons

13. Water Heater(s) Condition

InspectNot

InspectNot

PresntRepairReplac

XAge: 4 YearsObservations:• A Temperature Pressure Relief (TPR) valve present. This safety valve releases water (and thus relievespressure) if either the temp or pressure in the tank gets too high. The TPR valve discharge tube must bemade of copper, iron, or CPVC (NOT regular PVC). It must terminate within 6" above the floor--theend cannot be threaded or have a fitting.• TPR valve should not go into the wall, it should terminate 6" above the ground

40 Gallon Tank TPR Valve should terminate 6"above ground - not into wall

14. Water Heater Vent Piping

InspectNot

InspectNot

PresntRepairReplac

X

15. Fuel Supply and Distribution

InspectNot

InspectNot

PresntRepairReplac

X

16. Pump(s)

InspectNot

InspectNot

PresntRepairReplac

X

17. Private Sewage Disposal (Septic) System

InspectNot

InspectNot

PresntRepairReplac

X


Page 26 of 29

18. Other Components

InspectNot

InspectNot

PresntRepairReplac

X

19. Limitations of Plumbing Inspection

• The sections of the plumbing system concealed by finishes and/or storage (below sinks, etc.), belowthe structure, or beneath the ground surface are not inspected.


Page 27 of 29

Bathrooms Bathrooms can consist of many features from whirlpool tubs and showers to toilets and bidets. Because of all the plumbinginvolved it is included here as a separate area. Fixtures and faucets, functional water flow, leaks, and cross connections arechecked. Moisture, water leaks, failed caulk and tile grout can cause mildew and other problems that may be undetectablewithin the walls or under flooring. It is important to routinely maintain all bathroom caulking and tile grout, because minorimperfections will result in water migration and damage behind finished surfaces.

1. Tub(s)

InspectNot

InspectNot

PresntRepairReplac

XObservations:• All tubs appeared satisfactory and functional, at time of inspection.

2. Shower(s)

InspectNot

InspectNot

PresntRepairReplac

XDescription: Surround is ceramic tile • Master bath shower has Handicap accessible features which isa plus.Observations:• Recommend all tile edges and tub/shower walls be periodically checked -- then caulked and sealed asnecessary to prevent moisture penetration.

3. Toilet(s)

InspectNot

InspectNot

PresntRepairReplac

X

4. Bidet(s)

InspectNot

InspectNot

PresntRepairReplac

X

5. Exhaust Fan(s)

InspectNot

InspectNot

PresntRepairReplac

X

6. A Word About Caulking and Bathrooms

• Water intrusion from bathtubs and shower enclosures is a common cause of damage behind walls, subfloors, and ceilings below bathrooms. As such, periodic re-caulking and grouting of tub and showerareas is an ongoing maintenance task which should not be neglected.• Areas which should be examined periodically are vertical corners, horizontal corners/grout linesbetween walls and tubs/shower pans and at walls near floor areas. Also, the underside of shower curbs,the tub lip, tub spouts, faucet trim plates and any other areas mentioned in this report.• Chose a PVA (polyvinyl acetate) type caulk. These are much more mildew resistant, are longer lastingand can be more thoroughly removed from bathroom surfaces.One of the best is : POLYSEAMSEAL Tub and Tile Ultra Sealant caulk.For more information, go to: http://polyseamseal.com/ttultra.shtml


Page 28 of 29

Appliances Inspector observed and operated the basic functions of the following appliances: Permanently installed dishwasher(s), throughits normal cycle; Range, cook top, and permanently installed oven; Garbage disposal; Ventilation equipment or range hood;Permanently installed microwave oven; and Conveying laundry appliances. Interior refrigerator/freezer temperatures are nottested. Inspection of stand-alone freezers and secondary refrigerators are outside the scope of this inspection. No opinion isoffered as to the adequacy of dishwasher operation. Oven self or continuous cleaning operations, cooking functions, clocks,timing devices, lights and thermostat accuracy are not tested during this inspection. Appliances are not moved and thecondition of any walls or flooring hidden by them cannot be judged.

1. Dishwasher

InspectNot

InspectNot

PresntRepairReplac

XDescription: Manufacturer:. WhirlpoolObservations:• Operated through one cycle and appeared to be in working order at time of inspection.

2. Garbage Disposal

InspectNot

InspectNot

PresntRepairReplac

XDescription: BadgerObservations:• Operated - appeared functional at time of inspection.

3. Ranges, Ovens, Cooktops

InspectNot

InspectNot

PresntRepairReplac

XDescription: Whirlpool • Cooktop: Electric coils • Overn(s): Electric, convection

4. Hood/Exhaust Fan

InspectNot

InspectNot

PresntRepairReplac

XDescription: Recirculating type under microwave


Page 29 of 29

5. Microwave

InspectNot

InspectNot

PresntRepairReplac

XDescription: Manufacturer: • WhirlpoolObservations:• Operated when tested.

6. Refrigerator

InspectNot

InspectNot

PresntRepairReplac

XDescription: None Present

7. Other Components

InspectNot

InspectNot

PresntRepairReplac

X

8. Washer

InspectNot

InspectNot

PresntRepairReplac

X

Washer/Dryer Hook-ups

9. Dryer

InspectNot

InspectNot

PresntRepairReplac

X

10. Dryer Vent

InspectNot

InspectNot

PresntRepairReplac

XObservations:• Properly vented to exterior.

11. Limitations of Appliances Inspection

• Appliances are tested by turning them on for a short period of time. Recommend a one-yearHomeowner’s Warranty or service contract be purchased. This covers the operation of appliances, aswell as associated plumbing an electrical repairs -- with a $50-100 deductable. It is furtherrecommended that appliances be operated once again during the final walkthrough inspection prior toclosing.• Oven(s), Range and Microwave thermostats, timers, clocks and other specialized cooking functionsand features are not tested during this inspection.• Dishwasher, Clothes Washer and Dryer are tested for basic operation in one mode only. Theirtemperature calibration, functionality of timers, effectiveness, efficiency and overall adequacy is outsidethe scope of this inspection.

Documents

InterCoastal Inspections - Sample Condo Inspection Report