Your Inspector Guy Sample Report - 3BR-2BA.pdf - Darrel Abbey

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Page 10 of 46 1153. Patio(s) Comment Screened enclosure. Door missing or not installed. Replace or reinstall as desired. 1158. Driveway Maintenance Heaving and settling. Tree root encroachment. Recommend repair to reduce trip hazards and restore function. Extensive damage or deterioration. Recommend review by a qualified specialist for repair or replacement recommendations. 1162. Doorbell Serviceable Operated correctly on the day of the inspection. 1164. Front Door Serviceable Metal clad. 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. 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 46 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 Gable. 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. 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 46 1205a. Covering Information Light duty metal panels installed as part of attached structure. In general, the Material #2 service life of metal type roof covering varies greatly and is dependent on the quality of the covering material, attachment techniques and installation standard. Recommend obtaining history of the installation and materials to determine the expected service life of this material. 1210. Flashings Information 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. 1210a. Flashings #2 Maintenance At least a two-inch clearance should be provided between wall cladding or trim and the roof covering material to reduce the risk of water damage. Flashing should be installed to ensure complete water shedding. This installation will be susceptible to water damage. Recommend review by a licensed roofing professional or other specialist for recommendations for repair or other options. Photo(s) representative of typical area(s) of concern. 1212. Roof Serviceable 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. 1220. Drip Edge Serviceable 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. 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 46 1222. Gutter Maintenance Functional with damage beyond normal wear and tear. Loose or missing System attachment hardware or components, dents, improper pitch, leaks or other damage. Recommend review for repair by a gutter installation specialist to restore efficient water management. Photo(s) of typical area(s) of concern. 1222a. Gutter Maintenance Debris and standing water in gutter system in one or more areas. System #2 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. 1226. Shingle Serviceable Overall, the roof covering appears serviceable; however, a few shingles, Conditions typical for age, are in need of routine maintenance or repair. Recommend maintenance and repair, if needed, in accordance with the roof covering manufacturer's specifications and industry standards. The roof will become more susceptible to leaks and windstorm damage if maintenance and routine repairs are neglected. 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. 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 46 1226a. Shingle Maintenance Nail sealant cracked, broken, failing or otherwise damaged. Recommend Conditions #2 review all and resealing exposed nails with high-quality sealant rated for this use. Photo(s) representative. 1228. Metal Comment Overall, the roof covering appears serviceable; however some areas are Conditions 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 repairs or maintenance are effective, preserve warranties if in force and are in accordance with industry and manufacturer specifications. 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. 1228a. Metal Maintenance One or more area(s) of loose, bent, warped or otherwise damaged panel Conditions #2 material observed. This area will be more susceptible to water infiltration and roof leaks during abnormal weather conditions. Recommend complete review by a licensed roofer for serviceability, repair or replacement recommendations. Photo(s) representative of typical area(s) of concern. 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 15 of 46 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 2005. 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. 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 46 1306. Walls Review One or more thermal anomalies detected using an infrared thermal imaging device. Thermal anomalies with this signature in this area are usually, but not always, related to moisture. Recommend review by a licensed contractor to identify and correct the source of the thermal anomaly/anomalies. Photo(s) are representative of typical area(s) of concern. 1306a. Walls #2 Review Water damage in one or more area(s). A moisture detector indicated elevated moisture. Water damage in this area may be related to proximity of plumbing, HVAC or other systems. The source could not be determined during this general inspection. Recommend obtaining history of this damage. Investigate as necessary to determine source of moisture and repair. Repairs will not be effective until the source of active moisture is corrected and affected materials thoroughly dried. Photo(s) representative of typical area(s) of concern. 1308. Ceiling Information Drywall. 1318. Garage Serviceable Roll up panels. Opener not installed. Door(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 17 of 46 1318a. Garage Maintenance Lock mechanism(s) misaligned, inoperative or otherwise damaged. Repair as Door(s) #2 necessary to restore function. 1320. Hardware Serviceable Functioned normally during door operation. 1322. Opener(s) Information Garage opener system not installed. 1324. Fire Door Maintenance Does not make a tight seal against weather stripping when latched. Fire doors should provide an airtight seal to serve as a fire barrier. Adjust, repair or replace for secure latching and air tight sealing. 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. 1336. Electrical Serviceable GFCI protection installed. See Electric System, 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. Page 18 of 46 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 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. 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 46 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. 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. 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 46 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". 1801a. Main Service Maintenance 'Drip loops' are not installed properly and may not function correctly. Drip #2 loops are important in preventing water intrusion into the mast head which may lead to internal corrosion and electric component malfunction. Recommend review for repair by a licensed electrician. 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 46 1802. Ground Information An earth ground was installed and appears to be connected properly. System 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 'open neutral' or total system over current (lightning strike for example). 1803. Electric Information The electric meter was located on the exterior left wall. Visit the Florida Power Meter(s) and Light website for more information about this electric service. 1804. Service Size Information Service disconnect installed at electric meter. Use this switch or circuit & Disconnect breaker to turn off all electric power to the home. Residential single phase, three-wire, rated at 150 amps and was configured to provide 120 and 240-volt branch circuits. The amperage rating was determined by the labeling on the service disconnect circuit breaker. 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 46 1804a. Service Size Maintenance Lighting arrestor improperly mounted and double tapped into main lug(s). & Disconnect Double tap means that two wires are connected to a connector (lug) designed #2 for one wire. In rare cases this can lead to electric fire or other electric malfunctions. Recommend review by a licensed electrician for repair. 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. Some high load wiring is stranded aluminum, a common installation. Solid wire aluminum should not be used. Configured as a sub-panel. Sub-panels must be wired in a specific manner such that neutral wires and ground wires are separated (not electrically connected) within the sub-panel. Circuit breaker installation slots were available for additional 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 23 of 46 1805a. Service Box Comment Double tapped neutrals, grounds or both. This is a common practice; & Panel #2 however, the National Electric Code specifies that each neutral or ground wire shall terminate to an individual connector. Two neutrals on one connector may complicate troubleshooting or maintenance when one circuit requires isolation. In very rare cases the wires may become loose with resulting sparking or local overheating. In some cases, the manufacturer of the electric panel or terminal strip will allow this type wiring, but the panel must be clearly labeled as rated for multiple connections. Unable to locate the appropriate labeling that allows "double" neutrals or grounds. Recommend the electric panel wiring be reviewed by a licensed electrician. 1805b. Service Box Maintenance Missing panel screws. Panels should be secured with special screws rated for & Panel #3 this use. A properly secured panel cover is important to completely protect the high voltage and current connections inside the service box and to reduce the possibility of shock injury or arcing due to foreign objects. Recommend replacing screws to provide for a tight and secure fit. 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). 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 46 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. 1811. Electrical - Maintenance One or more electrical cover loose, damaged, missing or not installed. Install, General repair or replace as necessary to restore protective function. 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 25 of 46 1904. Location Information Located in the attic. 1906. Air Handler Information Manufactured by Goodman Manufacturing. Data Based on the information embedded in the serial number, estimate the manufacture date as 2019. The life expectancy of interior air conditioner components in the southern Florida area is approximately 10 - 15 years. Service life varies based on installation, maintenance and repair history, environment and quality of materials and equipment. 1908. Condensate Serviceable The condensate drain appeared to be operating correctly at the time of the Drain inspection. A cut off switch was installed. This switch is designed to turn off the conditioning system in the event the air handler condensate drain system malfunctions to prevent water damage due to condensate overflow. Safety cut-off devices are just as susceptible to algae growth as the rest of the condensate drain system which can lead to malfunction. Recommend having this switch regularly tested and serviced to maintain proper operation. Condensate drains are very susceptible to algae growth that can rapidly block drainage that may result in overflows and water damage. Recommend regular review and algaecide treatments. 1910. Overflow Information Overflow pan installed. Tray / Drain The overflow pan is equipped with an overflow cut off float switch designed to shut down the air conditioning system in the event the pan fills with water as a result of a condensate drain clog. A physical drain line was not observed. Recommend regularly checking this switch for proper operation. 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 46 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 / Comment Air handler improperly supported by truss system. Truss systems carry Structure load 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. Indicates this system was not inspected by the municipal building department as part of the building permit process. Truss damage was not observed at the time of the inspection, however, recommend review by a qualified HVAC service technician for reinstallation in accordance with the manufacturer's specifications, municipal building codes and truss system specifications. 1916. Cabinet Maintenance Condensate forming on and dripping from cabinet where the refrigerant line(s) enter the unit. This is often the result of incomplete or inadequate refrigerant line insulation. Recommend review by a qualified HVAC service technician for repair. 1918. Thermostat Information A thermostat was located in the living room. The thermostat was functional in that it changed operating mode and temperature. The thermostat was a manual electronic type. 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 46 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. 1922a. Distribution / Maintenance Air leaks (loose or missing tape, cracked or missing seam mastic or loose or Ducting #2 missing connection bands or straps). Review all and reseal as necessary to prevent air leaks to increase efficiency of operation and reduce cost of operation. Photo(s) representative of typical area(s) of concern. 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. Rated at 8 kilowatts according to the installer or technician marking. This information may not be accurate. 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 46 1960. Location Information The heat system was located in the air handler downstream of the air handler air blower or fan. 1970. Heating - Review The system did not respond correctly to user controls in that a heat rise General was not detected at any supply register or a component did not operate. Recommend a review of the system by a qualified HVAC service technician. Photo(s) show return and supply temperatures which do not indicate a heat rise. 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 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 46 2015. Compressor Information Manufactured by Goodman Manufacturing. Data Date not marked. Based on the information embedded in the serial number, estimate the manufacture date as 2019. 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. 2016. Cabinet Serviceable Normal wear and tear for age and environment. 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. 2018a. Condensate / Comment Recommend extending the condensate drain discharge point to reduce Overflow potential moisture damage caused by standing water. Drain #2 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 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 46 2025a. Compressor - Maintenance Recommend sealing compressor refrigerant line penetration to prevent pest General #2 infiltration and damage due to moisture intrusion. 2030. Cooling Coil Information The cooling coil (evaporator) was located in the air handler upstream of the Location fan. 2031. Cooling Coil Information Based on the information embedded in the air handler model number, estimate Data the cooling coil rating as 35,000 BTUs (One ton = 12,000 BTUs). 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. 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 46 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. The temperature of the return air was 74 degrees; the temperature of the supply air was 59 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. 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 46 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. 2110. Location Information The water heater was installed in the garage. 2115. Water Heater Information Manufactured by CraftMaster. Data Based on the information embedded in the serial number, estimate the manufacture date as 2007. 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. 2115a. Water Heater Comment This equipment was beyond its expected service life. Monitor Data #2 performance closely. Failure may occur at any time. 2120. Capacity Information 40-gallon capacity. 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 46 2130. TPR Valve Review Temperature Pressure Relive (TPR) valve leaking. Standing water under discharge pipe. Recommend repair by a qualified plumber. 2135. Plumbing / Information 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 Review Heavy, extensive rust or corrosion. Indicates the unit may be reaching the end of its useful life. Recommend review by a qualified service technician for repair or replacement options and recommendations. 2150. Electrical Serviceable Wiring appears serviceable. 2155. Shutoff Information Cold water shutoff installed. Plug and outlet serves as the electric disconnect. Consider the conditions if necessary to disconnect electric power during an emergency. The water heater circuit breaker in the electric service panel may be a safer option if the plug and cord cannot be safely handled due to standing, flowing or spraying 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 34 of 46 2175. Water Heater Serviceable Serviceable in that it provided heated water at a faucet at the time of - General inspection. 2180. Water Serviceable The water temperature was measured in the recommended range between Temperature 120 and 125 degrees at the kitchen sink. 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 Tile. Common wear and tear for age and environment. 2202. Walls Serviceable Drywall. 2203. Ceiling Serviceable Drywall. 2206. Window(s) Maintenance Single hung. Clean, adjust and lubricate all tracks, glides and mechanical movements for smooth 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. Page 35 of 46 2209. Cabinets Review One or more thermal anomalies detected using an infrared thermal imaging device. Thermal anomalies with this signature in this area are usually, but not always, related to moisture. Recommend review by a licensed contractor to identify and correct the source of the thermal anomaly/anomalies. Photo(s) are representative of typical area(s) of concern. 2210. Counter Tops Serviceable Normal wear and tear for age and type. 2211. Sink(s) Serviceable Stainless steel. Under-mount sink. These types of sinks are typically secured to the underside of the countertops via attachment brackets that require routine maintenance and tightening. Recommend routinely checking attachments and repairing when necessary to prevent loss of structural integrity. 2212. Sink Serviceable Single handle, integral sprayer. Faucet(s) 2213. Plumbing Review One or more active water leaks detected, suspected or observed at the time of the inspection. Recommend a complete review of the installation by a licensed plumber to repair all as necessary to restore or preserve leak-free operation. 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 36 of 46 Master Bathroom Bathroom inspections include functional checks of commonly installed bathroom equipment. Common faults such as slow drips or leaks may not be detectable during the inspection. Shutoff valves are not operated due to the possibility of causing a leak. Shutoffs should be operated regularly to ensure reliable operation. Water barriers, sealants, and caulk require regular monitoring and maintenance to prevent the possibility of water damage. Maintenance should be performed without delay. Tile applications should be installed as complete waterproof barriers. Loose or damaged tile can lead to leaks and hidden damage. Tile that appears to be in good condition can absorb water through minute cracks. If sluggish or noisy drains are noted, the drain waste vent system should be checked for blockage, damage or other restriction. Exhaust fans should be operated to reduce humidity after showering or bathing. Step # Component Rating Comment 2301. Floor Serviceable Tile. 2302. Walls Serviceable Drywall. 2303. Ceiling Serviceable Drywall. 2305. Door(s) Serviceable Swing. 2306. Window(s) Maintenance Single hung. Clean, adjust and lubricate all tracks, glides and mechanical movements for smooth operation. 2307. Heat/Cooling Serviceable Central heating and cooling. 2308. Electrical Serviceable Accessible electric system components operated correctly at the time of the inspection. GFCI protection installed. See Electrical, step #1810. 2310. Exhaust Fan Comment Exhaust fans in bathrooms with windows are often not installed as the window is intended for humidity management. Recommend installing exhaust fan for more efficient and complete humidity management. 2315. Shower Base Serviceable Grouted Stone/Rock. 2316. Shower Serviceable Tile. Surround 2318. Shower Serviceable Single handle. Plumbing 2319. Sink(s) Serviceable Under mount. 2320. Sink Serviceable Two handle. Faucet(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 37 of 46 2321. Plumbing Review One or more active water leaks detected, suspected or observed at the time of the inspection. Recommend a complete review of the installation by a licensed plumber to repair all as necessary to restore or preserve leak-free operation. Photo(s) representative of typical area(s) of concern. 2322. Toilet(s) Maintenance The toilet base was loose. This may result in a water or sewer gas leak at the floor fitting, usually a flexible wax ring, between the waste line and toilet base. Repair by a qualified plumber. 2323. Vanity Review One or more thermal anomalies detected using an infrared thermal imaging device. Thermal anomalies with this signature in this area are usually, but not always, related to moisture. Recommend review by a licensed contractor to identify and correct the source of the thermal anomaly/anomalies. Photo(s) are 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 38 of 46 Bathroom Step # Component Rating Comment 2301.2. Floor Serviceable Tile. Common wear and tear for age and environment. 2302.2. Walls Comment Stain(s) or damage. The area was tested with a moisture detector which indicated a normal dry reading at the time of the inspection. Recommend obtaining available history for this area. If necessary investigate to determine and correct source of moisture. Repairs to this area will not be effective until the source of moisture is corrected. 2303.2. Ceiling Serviceable Drywall. 2305.2. Door(s) Comment Loose when latched. Adjust or repair as necessary to restore secure latching. 2306.2. Window(s) Maintenance Single hung. Clean, adjust and lubricate all tracks, glides and mechanical movements for smooth operation. 2307.2. Heat/Cooling Serviceable Central heating and cooling. 2308.2. Electrical Maintenance GFCI. Reset function inoperable. Repair or replace to restore protective function. 2309.2. Closet(s) Serviceable Bi-fold louvered door(s). 2310.2. Exhaust Fan Comment Exhaust fans in bathrooms with windows are often not installed as the window is intended for humidity management. Recommend installing exhaust fan for more efficient and complete humidity management. 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 46 2311.2. Bathtub Serviceable Appeared functional at the time of the inspection. 2312.2. Tub Surround Maintenance Minor caulk or grout faults. Recommend repair to provide for a complete waterproof barrier to prevent possible water penetration to internal structure. 2314.2. Tub Maintenance Tub plumbing loose. Repair to restore function and to prevent further damage. Plumbing 2319.2. Sink(s) Serviceable Integrated with solid surface vanity top. 2320.2. Sink Serviceable Two handle. Faucet(s) 2321.2. Plumbing Serviceable Flow and drainage were serviceable at the time of inspection. 2322.2. Toilet(s) Maintenance The toilet base was loose. This may result in a water or sewer gas leak at the floor fitting, usually a flexible wax ring, between the waste line and toilet base. Repair by a qualified plumber. 2323.2. Vanity Serviceable Common 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 40 of 46 Laundry Area A visual and basic functional operational inspection of the washer and dryer was conducted if the equipment was accessible, properly installed and required utility services was available. All operating modes, calibration, timers, special features or cleaning cycles are not checked. Recommend checking operation before completing a real estate transaction. Any part of the water supply system can develop a leak at any time; recommend regular review for evidence of leaks. Recommend following manufacture's service life recommendations for supply hoses to reduce the risk of catastrophic failure. Recommend routinely cleaning exhaust venting to reduce the risk of fire and to increase efficiency and performance. Step # Component Rating Comment 2502. Location Information A laundry area was located in the garage. 2550. Washer Information Electric and water accommodations for washer installation were present. 2550a. Washer #2 Maintenance Leak observed. Repair. 2555. Dryer Information Electrical accommodation for dryer installation present. 220-volt, three-prong receptacle. Current codes require 4-prong electric outlet and service for this equipment. Recommend verifying or upgrading as necessary. Living Room - Dining Area Step # Component Rating Comment 2654. Floor Serviceable Tile. Common wear and tear for age and environment. 2656. Walls Serviceable Drywall. 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.