Page 1 of 57 Your Inspector Guy www.YourInspectorGuy.com Info@YourInspectorGuy.com (561)401-9169 Report Number: 201912-06005 Inspector: Darrel Abbey Date: 12/21/2019 Property Address: 1751 SW Southworth Terrace Port St. Lucie, FL 34953 Client: Karl Luff Agent: Cindy Murphy Report Overview This confidential report was produced for the exclusive use and is the property of the client named above and contains copyrighted material. Other persons or entities must obtain expressed permission from the client named above for possession, or any use of this report. The goal of this report is to provide an objective overview of the general condition of the home. The purpose of this report is to identify items or conditions, visually identifiable, which may affect the condition of the property and home. The inspection and report is not exhaustive. A complete understanding of the condition of the home and systems may depend on further review by qualified professionals that may require destructive inspection techniques, dismantling, or removal of finishes. Recommend reviewing the entire report to understand the general condition of the home. The inspection was visual in nature and is based on experience and understanding of common building methods, materials and system theory of operation, installation and performance. Cosmetic defects that do not affect system function and common wear and tear are generally not reported. All photo(s) in this report are representative of typical type(s) or area(s) of damage. As part of our repair recommendation is a complete review of the system or component being repaired, any additional repairs necessary should be discovered and repaired by the contractor or technician performing repairs. Destructive or invasive test techniques or methodologies were not used. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 2 of 57 The evaluation of major systems is both visual and functional provided power and fuel is supplied to the component. Only end user operating controls and access were used. Service or maintenance access and controls were not used. Systems, system components or other components can fail without warning or indication. This report is a general assessment of the current condition of the home at the time of inspection only. Future failure cannot be determined. Identifying or testing for the presence of asbestos, radon, lead-based products, or other potentially hazardous materials is not within the scope of the inspection. Evaluating or judging the sufficiency of some systems is subjective, for example, plumbing water flow or cooling efficiency. If system performance appeared to be less than normally expected for systems of similar type, design, age, installation and other considerations, it will be noted in the report. Building material identifications are estimates and based on visual analysis. Definitive identification of building materials may require destructive analysis or specialized knowledge that may be beyond the scope of this inspection. Financial commitments or investments should not be based on the material estimates in this report. Determining if any system or component is currently or will be part of any recall is beyond the scope of this inspection. The Consumer Product Safety Commission (CPSC) publishes recall information that may address systems in this home. Recommend checking all major systems, appliances, blocked or visually inaccessible areas and general condition prior to conveying ownership or closing a real estate transaction. Consider the benefits of a home warranty as it provides protection against system failures for modest cost. Recommend obtaining repair and installation material receipts, invoices, other documentation and ensure warranties and guarantees are transferrable or transferred as appropriate. This report does not constitute a warranty, an insurance policy, a guarantee of any kind or substitute for any disclosure statement as may be required by law. TABLE OF CONTENTS SECTION PAGE DEFINITION OF TERMS ...............................................................................................................................................................3 Exterior ...........................................................................................................................................................................................5 Roof ..............................................................................................................................................................................................16 Garage .........................................................................................................................................................................................21 Chimney / Fireplace .....................................................................................................................................................................23 Plumbing ......................................................................................................................................................................................26 Electric System.............................................................................................................................................................................28 HVAC Air Handler ........................................................................................................................................................................31 HVAC Heating ..............................................................................................................................................................................34 HVAC Cooling ..............................................................................................................................................................................35 Water Heater ................................................................................................................................................................................37 Kitchen .........................................................................................................................................................................................40 Master Bathroom ..........................................................................................................................................................................42 Bathroom ......................................................................................................................................................................................45 Laundry Area ................................................................................................................................................................................48 Living Room - Dining Area - Family Room ...................................................................................................................................48 Bedroom - Master ........................................................................................................................................................................49 Bedroom - Split Front ...................................................................................................................................................................51 Bedroom - Split Back ...................................................................................................................................................................53 Attic ..............................................................................................................................................................................................54 Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 3 of 57 DEFINITION OF TERMS Observation: Observations made during the conduct of the inspection which are not covered in the inspection standards or inspection agreement. Observations are not inspection results and are not conclusive. Serviceable: Functioning within its intended purpose and within the inspection standards at the time of inspection. Not Present: The item was not present or installed at the time of the inspection. Not Inspected: The item was not inspected due to limited or restricted access to the item, inappropriate environmental conditions, hazardous conditions or the item is not within the scope of the inspection. Not Operated: The system or component was visually assessed but not operated due to inaccessibility, restrictive ambient operating temperature or environmental conditions, judged to be in an unsound or unsafe status or other conditions not described here. Information: Information or data. Comment: Background information or a condition that may warrant attention. Maintenance: Maintenance or repair related to maintenance should be performed based on experience, industry standards, system standards, operational performance or appearance. Review: The item should be reviewed by a qualified specialist, was found to have deficiencies, was operating or installed incorrectly, is a possible health, fire, safety concern or at or near the end of its useful life. Safety: A system or component which is judged to be a significant risk of injury during normal, day-to-day use or exposure. The risk may be due to damage, deterioration, improper installation, a change in accepted residential building standards or other conditions. INSPECTION RESULTS Remember, there are no perfect homes. However, this one may be the perfect home for you! The inspection was performed in accordance with the terms outlined in the Your Inspector Guy Inspection Agreement, Florida State and the American Society of Home Inspectors inspection standards and code of ethics. Locations are referenced from the outside looking toward the front door or toward a referenced wall as applicable. Room locations are referenced from the entry door looking toward the room interior. Other locations are referenced left to right, top to bottom, as appropriate to the situation. Some repairs or maintenance require specific skills, qualifications and licensing and should be conducted by qualified professionals. Handyman skills, general qualifications or experience are usually adequate for general repairs or maintenance. You are advised to seek two professional opinions and acquire estimates of repair for any defect(s), comment(s), improvement(s) or recommendations mentioned in this report. We recommend that the professional making any repairs inspect the property further in order to discover and repair related problems that were not identified in the report. We recommend that all repairs, corrections and cost estimates be completed and documented prior to closing or purchasing the property. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 4 of 57 GENERAL INFORMATION 1000. Overall Information Estimate this property to be in average condition as compared to properties of Assessment similar age, construction type and environment. 1001. Inspector(s) / Information Darrel Abbey. Licensed in the State of Florida to conduct home inspections Inspections (license #HI 8461). FABI Registered Professional Inspector #RPI-0829. A Uniform Wind Mitigation Verification Inspection was conducted concurrent with this inspection. The results are reported separately. 1002. Attendance Information Listing agent. 1003. Occupancy Information The home was occupied and furnished with the owner's belongings and furniture. As these items are not moved during the inspection, some visual and physical access may have been limited. Strongly recommend reviewing any area(s) marked inaccessible; as well as other commonly visually inaccessible area(s) when available or at final walkthrough. Commonly visually inaccessible area(s) include but are not limited to closet(s), under sink(s) storage area(s), garage(s), attic storage area(s) and area(s) commonly blocked by large furniture. 1004. Property Information Single family detached property. 1005. Levels Information 1 story. 1006. Age Information County property records or real estate multiple listing service records indicated this home was built in 1991. 1007. Weather / Information Cloudy and breezy with temperature in the low seventies. Approximate start: Time 7:45 AM. Approximate end: 10:30 AM. 1008. Installed Comment Hairline crack(s) observed in the tile installation in one or more area(s). Systems / Typical of normal settlement common to this type of construction. Components Monitor and repair if tiles become loose, the edges become uneven or if the crack becomes noticeably wider over time. Photo(s) representative of typical area(s) of concern. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 5 of 57 1008a. Installed Comment Crack(s) characteristic of superficial and common settling or movement Systems / of structural attachments found in one or more area(s). Recommend Components monitoring and investigate if cracks widen, edges shift or become #2 uneven, stains develop or evidence of moisture or water is observed. If concerned recommend review by specialist for further recommendations. Photo(s) representative of typical area(s) of concern. Not all crack(s) were photographed or included in this report. 1008b. Installed Comment One or more bulb(s) or light fixture(s) were inoperative at the time of the Systems / inspection. Recommend replacing bulb(s) and retesting. If necessary, Components contact a licensed electrician for repair. Photo(s) representative. #3 Exterior The evaluation of exterior components is based on experience and understanding of common building methods and materials. All properties are subject to some degree of aging, weathering and wear and tear; noted only when performance is or may be compromised. Exterior surfaces should be kept well painted, stained or sealed to prevent deterioration due to moisture intrusion. Landscape grading and adjacent surfaces should be regularly maintained to guard against damaging erosion and pitched away from the foundation to reduce the chances of water infiltration. Step # Component Rating Comment 1105. Structure / Information Estimate the primary construction as concrete block on concrete slab. Slabs Foundation may have utility services or other feed, supply, control or waste lines routed beneath or embedded in the slab. Most of the concrete slab installation is hidden and cannot be visually inspected. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 6 of 57 1105a. Structure / Maintenance Roots growing beneath, along or toward foundation in one or more places. Foundation Plants and roots can exert tremendous pressure on structural components that #2 may lead to damage. Recommend monitoring and review by professional landscaper or arborist for recommendations at the first indication of damage to the property. Photo(s) representative. 1105b. Structure / Comment Minor erosion caused by roof water runoff in one or more areas. Foundation Recommend re-grading to prevent standing water and to ensure water #3 sheds away from foundation. Recommend consideration be given to gutter installation. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 7 of 57 1109. Wall Information Stucco. Painted or sealed stucco is designed to be a complete waterproof Cladding envelope that surrounds the entire home. Stucco must be installed to exact standards using industry standard components and installation techniques to provide for a long service life. Stucco can be very sensitive to water or moisture intrusion through very small cracks, surface flaws or installation errors. Once moisture or water has penetrated stucco it is very difficult for it to evaporate. The moisture may migrate through the stucco substrate and ultimately cause damage to internal structure. Routine maintenance that addresses moisture intrusion will pay dividends in the stucco performance and long life. 1109a. Wall Maintenance A few areas of peeling, stained or damaged paint or sealants. Maintenance or Cladding #2 repair will be required soon to prevent further deterioration or damage. Installation techniques, materials and sealants should be selected that can withstand frequent water contact. Photo(s) representative. 1109b. Wall Maintenance Small stucco cracks. These type cracks should be sealed to maintain Cladding #3 waterproof integrity. Recommend reviewing the entire installation and seal all. Cracks that noticeably lengthen, widen or propagate over time should be investigated. Photo(s) representative. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 8 of 57 1109c. Wall Maintenance A few areas of damaged stucco. This type damage compromises the Cladding #4 waterproof integrity of the wall cladding envelope. Recommend a review of the entire installation to identify all areas requiring repair. Repair all to restore a complete watertight installation and to protect internal components from water damage. Photo(s) representative of typical area(s) of concern. 1109d. Wall Maintenance Incomplete or improper repair(s). Recommend complete review by a licensed Cladding #5 contractor to diagnose situation and provide repair as necessary to remedy all deficiencies in this area. Photo(s) representative. 1112. Fascia Serviceable Fascia is attached to the ends of rafters or truss systems as trim and serves, along with the soffit, to enclose the roof structure. Fascia should be reviewed regularly as part of routine maintenance. Fascia is installed in a harsh environment and can be subjected to chronic moisture which can lead to rapid failure. Gutters are usually attached through the fascia to the roof rafter or truss structure. Gutter installations restrict complete visual access to the fascia. Inspect fascia for damage as part of regular gutter maintenance and cleaning. 1114. Soffit Information The soffit is the covering on the underside of the roof overhang. Vents in the soffit provide for ventilation to the attic, roof or both depending on the installation. Vent screens should be in good repair to prevent vermin or insect intrusion. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 9 of 57 1114a. Soffit #2 Maintenance One or more vent screen(s) or panel(s) loose, missing or damaged. Review and repair all to reduce the possibility of pest and vermin infiltration. Typical in photo(s). 1116. Rakes Information Rakes are installed at gable ends parallel to the roof rafters or upper truss chords. They serve to close off the roof structure at the gable ends and trim the roof to wall-cladding joint. 1124. Exterior Comment Even the best quality and expertly installed caulk fails over time. Any Openings flaw in sealants or caulk around exterior openings can lead to water damage that may take years to result in visual indications. Caulk performance should be reviewed and maintained through a regular maintenance program. 1124a. Exterior Maintenance Caulk or sealant showing signs of failure in one or more places. Recommend Openings #2 review of all exterior openings for caulk performance. Repair and reseal as necessary to ensure a weather tight seal. Photo(s) representative of typical areas of concern. 1130. Fence(s) / Observation Normal wear and tear. Fences are installed in a harsh environment. Regular Gate(s) maintenance and repair will extend the service life of the installation. Fence systems are not covered in home inspection standards of practice. Consult a professional fence installation specialist for a more detailed inspection. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 10 of 57 1132. Electrical - Review GFCI protection not installed or master GFCI is malfunctioning. Repair Exterior as necessary to restore appropriate ground-fault protection. See step #1810 for a description of GFCI. 1132a. Electrical - Maintenance Receptacle. Weatherproof cover is loose, missing, damaged or not installed Exterior #2 correctly. Repair or replace to provide for a waterproof installation. Photo(s) representative of typical area(s) of concern. 1132b. Electrical - Maintenance Junction box interior protective panel cover missing. Replace to reduce the Exterior #3 potential for shock injury. Recommend review and repair by a qualified electrician. 1138. Faucet(s) / Serviceable Normal flow was observed from accessible faucet(s). Plumbing 1142. Lot / Grade / Serviceable Landscape grading should be such that water flows completely away from the Drainage structure with no low areas that can accumulate standing water. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 11 of 57 1145. Privacy Wall Maintenance Crack(s). These cracks are at the attachment joints of non-load bearing structures that are attached to the main structure. They do not appear to be affecting the main structure. Monitor and consult a professional masonry or concrete installer for recommendations and options if crack propagation becomes a concern. Seal with caulk or high quality exterior paint rated for use on stucco. Photo(s) representative. 1153. Patio(s) Maintenance Screened enclosure. One or more area(s) of light corrosion or surface patina on exposed metal. This condition is normal occurrence as finish protectants age, however corrosion that has progressed to the point of flaking, pitting, bubbling or blistering should be repaired to preserve structural integrity. Recommend a complete review to identify all deficient area(s) and repair all as necessary to preserve or restore function. Photo(s) representative of typical area(s) of concern. 1153a. Patio(s) #2 Maintenance Screened enclosure. Screen damage in one or more areas. Review all. Repair as necessary to restore function. Photo(s) representative of typical area(s) of concern. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 12 of 57 1153b. Patio(s) #3 Maintenance One or more door closer assemblies inoperative, missing, missing parts, incorrectly installed or otherwise damaged or not operating correctly. Recommend repair as necessary to restore or prevent loss of function. Photo(s) representative of typical area(s) of concern. 1153c. Patio(s) #4 Review Evidence of roof leak. Recommend review by a qualified roofing professional for repair recommendations. Photo(s) representative of typical area(s) of concern. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 13 of 57 1153d. Patio(s) #5 Maintenance Cracks or finish damage. Appears to be as a result of intermittent exposure to moisture. Drywall is not a preferred material for outdoor installation. Exterior rated drywall must be installed with exterior rated finish products. Recommend exterior rated products, waterproofing and sealing to exterior standards in this area. 1153e. Patio(s) #6 Comment Attachment water damage and corrosion. This indicates that the water- resistant quality of the sealants or material is beginning to fail. This damage will progress until failure. Will need attention soon. Photo(s) representative. 1158. Driveway Maintenance Common cracks. Typical for this type application. Repair when edges become uneven, when a trip hazard exists, when cracks noticeably widen or when visually objectionable. Seal as necessary to prevent water penetration to under laying substrate. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 14 of 57 1158a. Driveway #2 Maintenance Undermining erosion occurring in one or more areas. Left unchecked, this type of erosion will eventually lead to structural failure. Recommend repair and re-grading as necessary to protect structure. Recommend immediate repairs when the underside of concrete slabs or load bearing components are exposed. Photo(s) representative of typical area(s) of concern. 1162. Doorbell Serviceable Operated correctly on the day of the inspection. 1162a. Doorbell #2 Comment Doorbell button loose, cracked improperly installed or otherwise damaged. Repair to restore or prevent loss of function. 1164. Front Door Maintenance Loose when latched. Adjust or repair to restore secure latching. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 15 of 57 1164a. Front Door Maintenance Door rubs jamb or is otherwise restricted in operation. Adjust, repair or modify #2 as necessary to restore smooth operation. 1166. Shutters Comment Destructive wind accordion type shutter(s) protection installed. These type of shutters require routine maintenance to maintain smooth and optimal operation including cleaning, adjusting and lubrication of all tracks and mechanical assemblies. Maintain and operate in accordance with the manufacture's specifications. Ensure keys, special tools and user manuals are transferred. Insurance company policies may have standards for use during destructive wind events. 1166a. Shutters #2 Comment Partial system installed; some openings were not protected, improperly protected or incompletely protected. If concerned, recommend consulting with insurance agent to determine discounts available for opening protection and a shutter/window contractor for options. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 16 of 57 1168. Exterior - Comment Exterior wood components require regular maintenance and repair. General Wood, especially when subjected to water or moisture, should be completely sealed and protected against the elements. Regular review, maintenance and repair will pay dividends in an extended service life. Roof The roof evaluation is a general overview of the roof system. Many components are not visible; however the condition of the visible areas is usually an indication of the condition of the entire roof. Areas most vulnerable to leaks are low slope areas, areas pitched toward walls, penetrations (chimneys, vents, skylights, etc.), pitch changes and roof wall intersections. Recommend a review of the entire roof system by a licensed and qualified roofing specialist when defects are reported. Material quality, weather, ventilation, installation methods and workmanship affect wear rate. Maintenance and repair can be required at any time. This overview is not a guarantee against roof leaks or a roof certification. Service life estimates are not certifications or guarantees and should be used as planning guidance only. Roof covering can fail at any time for a variety of reasons that are beyond the scope of this inspection. Recommend an annual roof system review by qualified professionals. Step # Component Rating Comment 1201. Inspection Information The roof covering was inspected from atop the house roof where safely Method accessible. Areas that cannot be safely accessed, are too high, too steep, wet, or composed of materials which can be damaged if walked upon are not mounted. The roof underlayment and structure were inspected from the attic when accessible and visually observable. Roof reviews should always include an attic underlayment review. 1202. Style Information Hip. Gable features. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 17 of 57 1205. Covering Information Composition shingle. In general, the service life of shingle type roof covering Material can range from 15 to as long as 45 years, depending on quality of the shingle material and installation standard. Recommend obtaining history of the roof installation and materials to determine the expected service life of this roof. 1210. Flashings Serviceable Flashings are roof systems components that should be designed, installed and maintained to provide for water proofing and shedding at roof covering joints, seams, edges, interfaces and other areas. Flashings are important components in the roof system. Not all flashing components are visible. 1212. Roof Information Roof covering penetrations are often a source of roof leaks. They should be Penetrations installed with flashings and sealants that provide for a complete waterproofing. Recommend that flashing performance be evaluated during an annual roof review. 1212a. Roof Comment Skylight installation. Skylights must be installed to exact standards and Penetrations are often a weak area in roof integrity. Regularly monitor skylight #2 performance and immediately investigate any indication of water intrusion or stains. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 18 of 57 1220. Drip Edge Information A drip edge serves to direct water away from the fascia into a gutter system or away from the fascia. The shape of a drip edge is important and should not be compromised in any way by bending, cutting or reshaping. Water 'wicking' beneath the drip edge will cause chronic moisture, eventually leading to deterioration of roof structural components. Gutter installation, where installed, blocks visual access. Limited review of drip edge installation. 1220a. Drip Edge #2 Maintenance Gutter spikes should not pierce drip edge. Holes caused by the gutter spike are susceptible to water penetration which will lead to damage of underlying structure. Recommend review for repair by a qualified professional to restore function. Photo(s) representative. 1222. Gutter Comment A partial gutter system is installed. Consider installing a full gutter System system to completely manage and control roof water runoff. 1222a. Gutter Maintenance Evidence of leaks. Gutter systems should be watertight to reduce the risk of System #2 water damage to adjacent structure. Joints, seams and transition areas are most susceptible. Recommend review all, seal and repair as necessary. Typical indication in photo(s). Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 19 of 57 1222b. Gutter Comment Recommend installing downspout extensions to direct roof runoff System #3 drainage away from foundation or structure. Photo(s) representative. 1222c. Gutter Maintenance Debris and standing water in gutter system in one or more areas. System #4 Recommend cleaning to provide for complete draining. Gutters should be pitched downward toward downspouts. Review all, clean or repair as necessary to restore complete water drainage. Photo(s) representative. 1222d. Gutter Comment Functional with normal wear and tear. Loose attachment hardware, System #5 dents, improper pitch, evidence of leaks or other minor damage. Monitor. Will require attention soon to maintain function. Photo(s) representative of typical area(s) of concern. 1226. Shingle Serviceable Overall, the roof covering appears serviceable; however, one or more areas Conditions are in need of maintenance or repair. The extent of the damage could not be determined during this general review. Recommend an evaluation of the roof system (including but not limited to roof covering, underlayment and structure) by a licensed roofer to ensure a comprehensive evaluation with appropriate recommendations for repairs or options. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 20 of 57 Highly recommend an annual review of the roof system so that developing problems can be addressed before progressing to the point of leaking or becoming a major repair item. 1226a. Shingle Maintenance Nail sealant cracked, broken, failing, missing or otherwise damaged. Conditions #2 Recommend review all and resealing exposed nails with high-quality sealant rated for this use. Photo(s) representative. 1226b. Shingle Comment Evidence of repair. Replaced shingles. Recommend obtaining repair Conditions #3 history for this area. Recommend monitoring and investigate at the first indication of ineffective repairs indicated by water damage or water leaks in the areas below the repairs. 1234. Structure Serviceable Roof structure appears serviceable in that it appears level, with no significant sags or bows and feels sound when walked and when visually sighted from the ground and attic. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 21 of 57 1235. Roof - Information Estimating the remaining useful life of roof systems is very difficult as many General system components are not visible. Roofs can have a long service life if installed to industry and product manufacturer standards using high quality materials. Routine maintenance and regular reviews will likely pay dividends in a long service life. Latent or hidden defects may significantly shorten the service life of the roof covering. Roof systems may fail at any time for a variety of reasons, including unexpected premature aging, that are beyond the scope of this inspection. The most reliable way to determine the expected remaining service life is to determine the installation date along with the material specifications for service life. Permit records indicate this roof covering has been in service since approximately 2004. Garage Garage floors should not be covered with carpet, cardboard, wood or other combustible materials and inflammable products should be properly stored. Garage door opener safety devices should be tested regularly. Attached garages should be separated from living areas by a fire-resistant door, and common walls should have a fully sealed fire-resistant covering such as drywall to protect the living space against fire, smoke and fumes. Installing a simple automatic closer on the door between the garage and the living space is a recommended safety upgrade. Keep attic hatches closed and immediately repair any holes or other damage to walls or ceilings that may compromise fire resistance ratings. To reduce the risk of damage, electric openers are not tested if not connected to electric power. Step # Component Rating Comment 1302. Type Information Attached garages in most jurisdictions should be separated from living space by fire rated walls and doors. This helps prevent smoke, fire, fumes or carbon monoxide from entering the house. 1304. Floor / Slab Maintenance Crack(s). Recommend sealing and monitoring. Sealing will reduce the risk of water, vapor and pest infiltration into the living space. If crack(s) propagate, edges shift or widen over time recommend review by an installation specialist for recommendations. Photo(s) representative of general condition. 1306. Walls Comment Superficial finish flaws. Garage and storage areas are often not finished to the same standard as living areas and may be subjected to mechanical damage. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 22 of 57 1308. Ceiling Comment Superficial finish flaws. Garage and storage areas are often not finished to the same standard as living areas and may be subjected to mechanical damage from above. 1318. Garage Serviceable Roll up panels. Garage doors are heavy and garage door openers generate Door(s) large forces that can easily overwhelm a person, especially children. Extreme care must be taken during installation, adjustment and maintenance to ensure continuous safe operation to reduce the chance of injury or damage. 1320. Hardware Serviceable Functioned normally during door operation. 1322. Opener(s) Serviceable Obstacle detection system serviceable. Due to the possibility of damage to the equipment, the force sensitivity feature was not evaluated. Recommend ensuring force sensitivity is adjusted per manufacturers specifications before use. 1324. Fire Door Comment Fire door does not self-close. Requirements for fire resistance ratings vary between municipalities, however it is generally recommended that all fire doors be self-closing. This can be achieved by installing a stand- alone self-closing mechanism or by installing self-closing door hinges. 1328. Window(s) Maintenance Single hung. Clean, adjust and lubricate all tracks, glides and mechanical movements for smooth operation. 1332. Fire Barrier Comment Garage walls and ceilings that are common between living space and garage space should be airtight along with acting as a fire barrier. Garage walls or ceilings that are common between non-living space areas should act as a fire barrier. Any breaks, gaps or holes will compromise the ability of the wall to act as a complete protective barrier. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 23 of 57 1336. Electrical Comment GFCI protection not installed or master GFCI is malfunctioning. Repair as necessary to restore appropriate ground-fault protection. See step #1810 for a description of GFCI. 1346. Garage - Comment Complete visual access blocked by personal property. Unable to General completely inspect this area or room. Review when accessible. Chimney / Fireplace The chimney review is limited to visible and accessible components only. Examination of concealed or inaccessible components, including flues or flue linings, or draft characteristics is not within the scope of this inspection. Improper care, maintenance and use of fireplaces and chimneys can lead to loss of property and compromise the safety of living areas and health of the occupants. Carbon monoxide detector installation is highly recommended. Annual maintenance should include cleaning by a qualified professional. This general review is not a certification and or in any way a comprehensive safety review. Visit the Chimney Safety Institute of American www.csia.org and the Consumer Product Safety Commission www.cpsc.gov for a more complete discussion. Step # Component Rating Comment 1401. Chimney Information The chimney chase is a wood frame structure in which an isolated and Chase insulated metal flue is routed. Proper installation and use of rated products are critical to safe use. This type chimney should be regularly checked to ensure proper clearance between the metal flue and combustible components. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 24 of 57 1401a. Chimney Maintenance Damaged vent hood/cover. Recommend repair to restore function and prevent Chase #2 vermin, pest and water infiltration. 1401b. Chimney Maintenance Stain(s). Stains of this nature may indicate impending or current water Chase #3 damage. Unable to determine extent of damage. Destructive probing or dismantling may be required to determine extent and locations of all damage if present, including damage not detected during this general review. Recommend complete review by a qualified specialist for repair recommendations. Photo(s) representative. 1402. Chimney Serviceable Appears serviceable. Chimney crowns should be installed and sealed such Crown that water completely sheds and does not enter the chimney chase. 1403. Flue Information Rain cap and/or spark arrestor installation limits visual access to flue. Unable to visually inspect. 1404. Flashings Serviceable Flashing intact where visible. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 25 of 57 1405. Spark Information A spark arrester is installed. A spark arrester reduces the risk of fire caused Arrestor / by embers escaping the chimney and falling on combustible material. Rain Cap Chimney components are installed in a harsh environment. Recommend an annual review to assess serviceability. A rain cap is installed. A rain cap helps to prevent water from penetrating to the interior of the chimney flue and the firebox. It is important to keep the chimney flue as dry as possible as water will combine with combustion byproduct to produce destructive acids that will quickly cause flue deterioration. Chimney components are installed in a harsh environment. Recommend an annual review to assess serviceability. 1406. Saddle / Serviceable Saddle or cricket installed. This installation sheds water away from the Cricket chimney wall to help prevent standing water near the chimney walls. 1407. Fireplace Comment A fireplace is located in the family room. This type chimney and fireplace is not designed for large, roaring fires. Use with discretion. At the first signs of back drafting, water entry, rust, unusual stains, cracking or discoloration of the metal or material surrounding or in the fire box or chimney chase, discontinue use and seek the services of a professional for recommendations on continued use. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 26 of 57 1407a. Fireplace #2 Comment Glass doors are installed. Use strictly in accordance with the manufacturer's instructions. Glass doors can interfere with proper drafting which can lead to combustion gases entering the living space or extreme heat beyond the manufacturer's specifications. 1407b. Fireplace #3 Maintenance Fire box. Cracks or deterioration. Recommend repairing to ensure complete fire proof integrity before use. Fire should never flow through any part of the firebox walls or floor. 1409. Chimney - Comment Fireplace and chimney components are subjected to an extremely harsh General environment. They can suffer damage even when not in use. Faults in fireplaces and chimneys can lead to house fires, dangerous levels of carbon monoxide and other combustion gases in the living space. Recommend a complete review of the fireplace and chimney system by a specialist prior to use and annually thereafter. Plumbing The plumbing system evaluation is a general visual review of the supply and waste systems along with basic functional checks of installed components. Many components are not visible; however the condition of the visible areas is usually an indication of the condition of the entire system. Common faults such as minor dripping faucets that do not lead to water damage may not be reported. Shutoff valves are not normally operated due to the possibility of developing leaks. Plumbing valves should be operationally checked regularly to ensure reliable operation. Maintenance and repair can be required at any time. Plumbing systems and components can fail at any time for a variety of reasons that are beyond the scope of this inspection. This general review is not a certification or guarantee of future performance. Step # Component Rating Comment 1701. Shut Off Information The main water shutoff was located along the exterior right side. Valve Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 27 of 57 1702. Water Meter Information A municipal water meter and shutoff is located near the street along the right property line. 1703. Supply Lines Information Copper. Standard water supply line material. Plastic (PVC). This type material is usually rated for cold water feeds only. Determination based on limited exposure; hidden plumbing supply lines may be of a different material. If concerned about the presence of other or potentially problematic types of plumbing material, recommend a complete review of the plumbing system by a licensed plumber. 1703a. Supply Lines Information Zero water flow was noted at the water meter. This indicates the water supply #2 lines between the water meter and shutoff valves are watertight at the time of inspection. 1704. Water Supply Serviceable Municipal water supply system. System 1705. Drain, Waste Information Polyvinyl Chloride (PVC). This product is a standard product for un- & Vents pressurized drain, waste and vent lines. With proper installation this product should provide a long service life. Determination based on limited exposure; hidden waste system components may be of a different material. 1706. Waste Comment Waste disposal appears to be a private, on-site system septic system. Disposal Tanks, leach fields and other components are outside the scope of this System inspection and only a basic visual inspection was conducted for wet areas, unusual landscape growth, erosion, plumbing connections (where visually accessible) and drain performance. Generally, defects can only be revealed through system use or an inspection of the interior of the tank and leach field performance tests. Depending on use, servicing is recommended every three to five years. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 28 of 57 Recommend obtaining installation, repair, service, maintenance history and usage for this system. Recommend servicing by a qualified service technician if service history is incomplete or unavailable. Often municipal building departments archive site plans, original installation contractor information, permits and installation history. Contact your local municipality for more information. 1710. Plumbing - Comment Visible corrosion observed on one or more plumbing fixtures, valves, General shutoffs, drain assemblies, supply or drain lines. Leaks or failure may occur at any time and without warning. Recommend closely monitoring and investigating at the first indication of leaks or observable increase in level of corrosion. Ideally, any corroded valves, fixtures or assemblies should be repaired or replaced to limit the potential of water damage in the case of a failure. Recommend consideration be given to moisture alarms which can pay dividends in the event of a leak. Photo(s) are representative of typical area(s) of concern. Electric System Except in unusual circumstances at least one receptacle, switch, component or appliance on each branch circuit is checked. Circuit breakers are not reset unless the safety of the branch circuit can be validated at the time of the inspection. Belongings and storage items are not moved and every electrical component may not be inspected. Covers are not removed, with the exception of the cover of the main electrical panel, when this can be done safely and without risking damage to finish. Repairs to electric systems must follow strict codes and industry standards to reduce the possibility of shock injury and fire. Recommend checking qualifications and credentials of repair technicians. Step # Component Rating Comment 1801. Main Service Information Overhead service entrance. Overhead service wires are commonly referred to as a "service drop". Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 29 of 57 1801a. Main Service Comment Multiple tensioner/support cables for the electric service utility pole were #2 loose or damaged at the time of the inspection. Typically these cable should be taught to provide active structural support. Recommend contacting the municipal electric utility company to notify them of this condition. 1802. Ground Information Unable to verify the complete proper earth ground or system ground of the System electrical system. A grounding system appeared to be installed; however the grounds and connections were not visible (a common installation method). Recommend verifying ground conductor installation as necessary. Ground conductor must be no smaller than 8 AWG. A properly connected and functional earth ground is important to electrical system safety. The system is often neglected and overlooked during routine maintenance. The system serves as a current return path or a backup current return path in the event of a system neutral fault or total system over current (lightning strike for example). 1803. Electric Information The electric meter was located on the exterior right wall. Visit the Florida Meter(s) Power and Light website for more information about this electric service. 1804. Service Size Information The service disconnect was located in the main service box. & Disconnect Residential single phase, three-wire, rated at 150 amps and was configured to provide 120 and 240-volt branch circuits. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 30 of 57 The amperage rating was determined by the labeling on the service disconnect circuit breaker. 1805. Service Box Information The main service panel was located in the garage. & Panel Over current protection was provided by circuit breakers. The service entrance cables were aluminum. This is a common material used in stranded cable typically used in high current installations. Solid aluminum wire, when used in residential branch circuit wiring applications should be reviewed by a qualified electrician. The electric panel branch circuit wiring was copper. Hidden wiring may be different. Circuit breaker installation slots were available for additional branch circuits. 1805a. Service Box Maintenance Lighting arrestor improperly mounted and double tapped into main lug(s). & Panel #2 Double tap means that two wires are connected to a connector (lug) designed for one wire. In rare cases this can lead to electric fire or other electric malfunctions. Recommend review by a licensed electrician for repair. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 31 of 57 1806. Wiring Information Non-metallic sheathed cable. Outer protective covering should not be cut or Method damaged in any way. Hidden wiring may be different. 1807. Smoke Comment Recommend installing additional smoke detectors to meet current Detectors recommendations of the National Fire Protection Agency (NFPA). The NFPA recommends a smoke detector outside each sleep area (in the immediate vicinity) and a smoke detector in each bedroom (sleeping area). 1809. Electrical - Not Present Arc-Fault Circuit Interrupters (AFCI) are not installed. Current codes require AFCIs AFCI protection. AFCIs contain solid state circuitry that recognizes unique voltage and current combinations that are the "signature" of an electrical arc, and open the circuit when arcing occurs. There is no requirement to do so, however, recommend upgrading to AFCI's to reduce the risk of an undetected, smoldering fire, particularly in bedrooms. Consult with a licensed electrician for options and recommendations. 1810. Electrical - Information A Ground Fault Circuit Interrupter (GFCI) is a device that monitors electric GFCIs current. When an anomaly is detected the GFCI 'trips' and shuts off the electric service at the point of use (usually a receptacle). This serves as protection from shock injury as the anomaly may be the result of electric current leakage through a human body. A GFCI that continually trips should be investigated by a qualified electrician. GFCIs should be tested regularly in accordance with the manufacturer's recommendations. 1810a. Electrical - Comment One or more outlets near water sources were not GFCI protected (not GFCIs #2 installed or malfunctioning, indicated at the appropriate report step). Current electric codes require GFCIs at all receptacles near water sources such as kitchens, bathrooms, laundry rooms, garages and exterior receptacles. GFCI protection is important, recommend upgrading as necessary to meet current codes. Consult with a qualified electrician for recommendations and options. HVAC Air Handler The Heating Ventilation & Air Conditioning (HVAC) air handler system evaluation consists of a functional check along with a visual evaluation of the accessible components of the system. The HVAC fan is usually mounted in the air handler. The HVAC air handler is the distribution system for conditioned air. Step # Component Rating Comment 1902. Design Information The system services both the cooling and heating system with a fan, controls and ducting. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 32 of 57 1904. Location Information Located in the attic. 1906. Air Handler Information Manufactured by Rheem. Data Manufactured in 2009. The service life of indoor air handler systems is typically 10-15 years depending on quality of installation, servicing and maintenance. 1906a. Air Handler Comment This system was near or beyond the typical service life for air Data #2 conditioner components. Monitor performance closely. Failure can occur at any time. 1908. Condensate Comment Recommend installing an emergency electric cut off switch. This switch Drain is designed to turn off the conditioning system in the event the air handler condensate drain system overflows. This may prevent serious water damage. Recommend insulating condensate drain to prevent water damage to surrounding areas due to condensation forming on drainpipes. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 33 of 57 1910. Overflow Comment Evidence of previous leak(s). Standing water or moisture was not Tray / Drain detected at the time of the inspection. Recommend monitoring this area for any indication of leak reoccurrence. Contact an HVAC technician at the first indication of an active leak. 1910a. Overflow Comment Recommend installing an emergency cut off float to protect structure Tray / Drain and property from water damage in the event of a condensate drain #2 overflow. 1912. Electrical Information Service disconnect installed. The manufacturer of this equipment requires an over-current protective device with a specific rating be installed. Recommend reviewing manufacturers recommendations and verifying a properly sized over-current protection device is installed. 1914. Enclosure / Maintenance Air handler improperly supported by truss system. Truss systems carry load Structure from the top cord and must not be loaded in any other way. See Attic Section step #2804. Air handlers installed in attics are usually suspended from the top cord of the truss system. This installation may lead to ceiling damage, equipment malfunction or weaken structural components. Recommend review by a qualified HVAC service technician for repair in accordance with the manufacturer's specifications, municipal building codes and truss system specifications. 1916. Cabinet Serviceable The cabinet appears serviceable to the limits of visual accessibility. 1918. Thermostat Information The thermostat was an electronic programmable type. This type thermostat can be quite complicated to operate and program. Often the programming is very manufacturer specific. Review the operator's manual for proper and efficient operation. A back up battery is often required; recommend installing a fresh battery at regular intervals. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 34 of 57 The thermostat was located in the master bedroom entryway. The thermostat was functional in that it changed operating mode and temperature. 1920. Air Filter Information Located in a return register in the living room. Recommend installing high quality air filters. High quality air filters are a sound investment as they provide for better indoor air quality and protect downstream system components. Select filters that capture small particulates and are strong enough to withstand the air handler fan air loads. A flimsy filter can bow under the air load and allow excess, unfiltered bypass air. Change or clean filters as part of routine home maintenance in accordance with both the filter and system manufacturer instructions. 1922. Distribution / Information Conventional duct system routed through the attic, connected to supply Ducting registers mounted in interior walls and ceilings. Recommend all duct work connections, junction boxes and splices be mastic sealed to prevent accumulation of condensation that can lead to water damage and organic growth. 1928. HVAC Air Serviceable The system functioned normally when operated from thermostat control at the Handler - time of the inspection. General HVAC Heating The heating system evaluation is both visual and functional provided power and fuel is supplied to the component. Step # Component Rating Comment 1955. Design Information The heat system consists of a set of electric resistance coils mounted in the air handler downstream of the fan. The rating could not be determined as the installation labeling is not marked. For this size living space a rating of 5 to 10 kilowatts is typical. 1960. Location Information The heat system was located in the air handler downstream of the air handler air blower or fan. 1970. Heating - Serviceable The heat system was activated using normal controls to check for a heat rise General at the registers, proper response from the air handler fan and thermostat. The system appears to be functioning properly. Photo(s) show return and supply temperatures indicating heat rise. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 35 of 57 HVAC Cooling The evaluation of the cooling system includes both the compressor, usually located outdoors, and the cooling coil which is normally located in the air handler. Step # Component Rating Comment 2005. Design Information Conventional gas refrigerant cycle design with an exterior compressor (condenser) and interior cooling coil (evaporator). 2010. Compressor Information The compressor was located at the exterior right. Location 2015. Compressor Information Manufactured by Rheem. Data Manufactured in 2009. The life expectancy of exterior air conditioner components in the southern Florida area is approximately 8 - 10 years. Service life varies based on installation, maintenance and repair history, environment and quality of materials and equipment. Based on the information embedded in the model number estimate this unit to be rated at four tons (48,000 BTUs). 2015a. Compressor Comment This system is near or beyond the typical service life for air conditioner Data #2 components. Monitor performance closely. Failure can occur at any time. 2016. Cabinet Serviceable Normal wear and tear for age and environment. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 36 of 57 2018. Condensate / Serviceable The condensate drain appeared to be operating correctly at the time of the Overflow inspection. Condensate drains are very susceptible to algae growth that can Drain rapidly block drainage that may result in overflows and water damage. Recommend regular review and algaecide treatments. 2020. Electric Information Service disconnect installed. The manufacturer of this equipment requires an Service over-current protective device with a specific rating be installed. Recommend reviewing manufacturers recommendations and verifying a properly sized over-current protection device is installed. 2025. Compressor - Serviceable Appears to be installed and operating correctly at the time of the inspection. General 2025a. Compressor - Comment Compressor subject to direct roof rainwater runoff. Heavy rain could General #2 possibly damage internal components and reduce the service life of the system. Consider installing a gutter system in this area designed to protect the compressor from direct roof runoff. 2030. Cooling Coil Information The cooling coil (evaporator) was located in the air handler upstream of the Location fan. 2032. Cooling Coil - Serviceable The cooling system was activated using normal user controls. The system General appeared to be functional in that it delivered cooler air at supply registers as compared to air temperature at the return registers. The cooling coil (evaporator) was not visually inspected due to limited access. Recommend a review at the next HVAC technician service visit. 2035. Temperature Serviceable Delta T (aka temperature differential/split), or the difference between return air Drop temperature and supply air temperature, is one of the most commonly used measurements in the HVAC industry. Monitoring Delta T over time can clue you in to things like sub-optimal system performance, unnecessary energy usage or impending equipment failure, helping you address these issues proactively instead of reactively. Delta T is calculated by subtracting the return air temperature from the supply air temperature. Temperature measurements are compared against an industry standard of 14-22 degrees. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 37 of 57 The temperature of the return air was 69 degrees; the temperature of the supply air was 54 degrees, a difference of 15 degrees which is within the normal operating range. 2035a. Temperature Comment The system is operating normally. However, it is operating at the low Drop #2 end of the normal range which may indicate impending malfunction. Many factors can lead to low performance; some of which are duct air leaks, low refrigerant level, or a poorly performing compressor. Recommend performance review, adjustment, or repair by a qualified HVAC service technician when comfort is affected or cost to operate becomes objectionable. 2040. Cooling - Serviceable The cooling system was serviceable in that cooler than indoor ambient air was General delivered to one or more supply registers. Water Heater Water heaters are capable of producing scalding temperatures. Recommend adjusting such that safe water temperatures between 120 and 125 degrees are provided at points of use. Additional anti-scald fixtures are available for sinks, tubs and showers. Temperature pressure relief (TPR) valves are not tested to reduce the risk of leaks. TPR valves are important safety devices and should be monitored and tested in accordance with the manufacture's specifications. Water heater blankets may void the warranties. Do not store combustible or vapor producing material near the water heater or within water heater enclosure. Overflow protection or water alarms are recommended to reduce the risk of damage due to water heater leaks. Step # Component Rating Comment 2105. Design Information Electric water heaters are typically equipped with one or more sacrificial zinc anode rods that are designed to extend tank life and prevent premature tank corrosion. It is highly recommended to periodically replace these anode rods for maximum service life. Debris or sediment when operating hot water fixtures may be a sign of an anode rod reaching the end if it's useful life. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 38 of 57 2105a. Design #2 Information Expansion tank installed. Expansion tanks prevent dangerous water heater tank overpressure. Expansion tanks are usually required when back flow prevention is installed in the water supply system. 2110. Location Information The water heater was installed in the garage. Limited accessible due to storage or other restrictions. Unable to completely inspect. Recommend review at walkthrough or when access is available to identify any damage not identified at the time of the inspection. 2115. Water Heater Information Manufactured by Rheem. Data Manufactured in 2018. The service life of water heater systems is dependent on quality of internal components, environment, water quality and installation. Service life may be extended by replacing heater elements, anode rods and other components in accordance with the manufacturer's recommendation. 2120. Capacity Information 40-gallon capacity. 2130. TPR Valve Information Temperature Pressure Relief (TPR) valve installed. See water heater section comments. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 39 of 57 2135. Plumbing / Serviceable Copper. Valves 2140. Overflow Pan Comment Installed without either an overflow pan or overflow drain line. / Drain Line Recommend installing an overflow protection system. This system provides protection to valuables stored in the vicinity of the water heater in the event of a catastrophic failure and leak. Alternatively consider installing a water alerting system. This system sounds an alert when moisture is detected so that preventive action can be taken. Recommend installing moisture detector/alarm to reduce the moisture damage potential in the event of a leak. Moisture detectors are usually battery powered units that are placed in the overflow pan or on the floor near the unit and will emit a siren sound in the event moisture is detected. 2145. Cabinet Serviceable Cabinet condition normal for age, environment and installation. 2150. Electrical Serviceable Wiring appears to be appropriately protected and securely connected. 2155. Shutoff Information Cold water shutoff installed. Electric disconnect installation not observed. The electric service box provides for emergency shutoff via the water heater circuit breaker. Recommend familiarization with this circuit breaker in the event of an urgent need to turn off electrical power to the water heater. 2175. Water Heater Serviceable Serviceable in that it provided heated water at a faucet at the time of - General inspection. 2180. Water Comment The water temperature at time of inspection was 107 degrees, measured Temperature at the kitchen sink, which is not within the recommended operating range of 120 to 125 degrees. Appliances (dishwasher, washer) are usually designed for efficient operation in this temperature range. Adjust as desired. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law. Page 40 of 57 2180a. Water Comment Note: This temperature reading may not be representative of a stable Temperature system. Large amounts of hot water were drawn during the inspection to #2 verify proper flow and operation at all faucets, fixtures, bathtubs, showers and appliances. The water heater may not have had time to stabilize at a normal operating temperature. Recommend testing water temperature after a period of stability to ensure that scalding temperature is not produced (above 125 degrees). A cooking meat thermometer will provide accurate temperature readings for this purpose. Kitchen Appliance inspection is beyond the scope of the ASHI Standards of Practice. However, as a courtesy a visual and basic operational inspection of built-in appliances was conducted if the equipment listed in this report are accessible, properly installed and required utility services are available. All operating modes, calibration, timers, special features or cleaning cycles were not checked. Electric power is not restored unless the system or component can be validated as safely operational at the time of the inspection. Any part of the plumbing system may develop a leak at any time; recommend regular review. Recommend checking appliance operation before completing a real estate transaction. Step # Component Rating Comment 2201. Floor Serviceable Common wear and tear for age and environment. 2202. Walls Serviceable Drywall. 2203. Ceiling Serviceable Drywall. 2204. Door(s) Comment Latch assembly misadjusted, missing, damaged or otherwise not operating correctly. Adjust or repair as desired to restore operation. 2207. Heat/Cooling Serviceable Central heating and cooling. 2208. Electrical Serviceable Accessible electric system components operated correctly at the time of the inspection. GFCI protection installed. See Electrical, step #1810. Your Inspector Guy Home Inspection Service This confidential report prepared for the exclusive use of the client named above. All other uses prohibited. ©2019 Abbey Home Services Inc, not limited to content, format and style. Reproductions or use except by authorized persons will be prosecuted to the fullest extent of the law.
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