YIG - Sample Report 2-2.pdf - Darrel Abbey

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Page 1 of 55 Your Inspector Guy www.YourInspectorGuy.com [email protected] (561)401-9169 Report Number: 201912-06002 Inspector: Darrel Abbey Date: 12/17/2019 Property Address: 522 NW La Brea Avenue Port St. Lucie, FL 34983 Client: John H. Hodgson Agent: Ric Brehmer 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 55 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 ...........................................................................................................................................................................................6 Roof ..............................................................................................................................................................................................16 Garage .........................................................................................................................................................................................22 Plumbing ......................................................................................................................................................................................26 Electric System.............................................................................................................................................................................29 HVAC Air Handler ........................................................................................................................................................................32 HVAC Heating ..............................................................................................................................................................................35 HVAC Cooling ..............................................................................................................................................................................36 Water Heater ................................................................................................................................................................................39 Kitchen .........................................................................................................................................................................................42 Master Bathroom - Left ................................................................................................................................................................44 Master Bathroom - Right ..............................................................................................................................................................45 Laundry Area ................................................................................................................................................................................48 Living Room - Dining Area ...........................................................................................................................................................48 Bedroom - Master - Left ...............................................................................................................................................................48 Bedroom - Master - Right .............................................................................................................................................................49 Attic ..............................................................................................................................................................................................50 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 55 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 55 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. A "Four Point" insurance inspection was conducted concurrent with this inspection. The results are reported separately. An infrared thermal imaging survey was conducted in concurrence with the home inspection. Any thermal anomalies or findings of significance will be included in this report. A copy of additional thermal images captured may be available upon request. 1002. Attendance Information Client's agent. Relatives. 1003. Occupancy Information The home appeared to be unoccupied; however furniture and personal belongings were in the home. As personal belongings and furniture 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. 1004a. Property #2 Comment Attached structure observed. Recommend reviewing municipality building permit history to determine building code compliance and accuracy of property records. Contact the municipality building department for more information. This installation was not inspected or reported on. 1005. Levels Information 1 story. 1006. Age Information County property records or real estate multiple listing service records indicated this home was built in 1985. 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 55 1006a. Age #2 Information Older construction homes are not inspected and reported on in the same way a newer home would be. Deficiencies or damage deemed by the inspector to be the result of the natural aging process in the South Florida environment are not individually reported on. Including but not limited to minor or common settlement; damage or deterioration typical for the age of the system or component and operational deficiencies of installed components (windows, doors, fixtures, systems, etc) that are determined to be the result of standard age-related wear and tear. 1007. Weather / Information Cloudy and breezy with temperature in the upper seventies. Approximate Time start: 7:30 AM. Approximate end: 10:30 AM. 1008. Installed Comment Plastic trim damaged on one or more windows. This part is usually Systems / installed as a decorative component. Repair to restore appearance or if Components desired. Typical in photo(s). 1008a. Installed Maintenance One or more window balance assemblies were not operating correctly. Broken Systems / or improperly adjusted balance systems may allow windows to unexpectedly Components close, get stuck open or come out of the track. Recommend reviewing all #2 windows and repairing as necessary. Photo(s) representative. 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 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 55 1012. Vermin Review Evidence of vermin activity was found. Carcass(es), Gnawing. See Attic section. Recommend review by a professional exterminator for eradication. Recommend ongoing preventive treatments to reduce the risk of infestation. 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 wood frame on concrete slab. Hidden Foundation construction may be different. Slabs 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. 1105a. Structure / Review One or more areas of water damage in exterior components. Decay Foundation caused by water damage will not stop without intervention. Water #2 damage should be repaired by removing the damaged area until only solid, undamaged and structurally sound material remains. Install new material and protect against water. Repairs will not be effective until the source of moisture is corrected or the repair is completely protected against 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 7 of 55 Repair efforts should include a detailed review of exterior components that indicate water damage. Destructive probing along with dismantling may be required to determine the extent of repairs needed. Photo(s) of typical areas of concern. There is likely more damage than indicated in these photos. 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 55 1105b. Structure / Review Spalling. This type of spalling is usually, but not always caused by Foundation corrosion of embedded structural tie down straps or reinforcing rebar. #3 Unable to determine the age of the damage or predict future propagation. Recommend reviewing the entire foundation and repair and patch all. Any areas with visible metal or rust should be completely dried, patched and waterproofed. Monitor repairs and associated interior areas for indications of settling or water intrusion. If concerned recommend consulting a residential framing or concrete contractor or a structural engineer for a more thorough investigation. Photo(s) representative of typical area(s) of concern. Repair should include a complete review to identify all area(s) in need of 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 9 of 55 1109. Wall Information Exterior wall cladding provides for waterproofing and protection of internal Cladding structure. Wall cladding components must be completely protected from water intrusion, usually by paint or other type sealers. Damaged areas that allow water penetration will eventually cause water damage to internal structure. The exterior wall cladding is primarily composed of wood siding that appears to be installed over a wood frame structure. 1109a. Wall Maintenance Recommend sealing all wall penetrations to prevent pest infiltration and Cladding #2 damage due to moisture intrusion. 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. 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 55 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. 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). 1114b. Soffit #3 Comment Stains or damage that may indicate a roof leak. May have been corrected during the most recent roof installation or as a standalone repair. Recommend closely monitoring area for any indications of an active leak or water damage. If concerned, recommend review by a licensed roofer to determine the status of the leak and provide repair recommendations if necessary. 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 11 of 55 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. 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. 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 55 1132b. Electrical - Maintenance One or more receptacle(s). No power. Recommend complete review of the Exterior #3 associated branch circuit(s) by a licensed electrician for repair. 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. 1152. Porch / Review Heavy corrosion. Possible loss of structural integrity. Remaining load Portico bearing capacity cannot be determined during this general inspection. Dismantling or destructive probing may be required. Recommend review by a qualified specialist for repair as necessary. 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 55 1152a. Porch / Maintenance One or more structural attachment loose, missing, damaged or not installed Portico #2 properly. Review all and repair or replace as necessary to preserve or restore structural integrity. Photo(s) representative of typical area(s) of concern. 1153. Patio(s) Maintenance One or more column(s), post(s) or pillar(s) water damaged, loose, broken, improperly installed or otherwise damaged. Review all and repair or replace as necessary to restore or prevent loss of 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 14 of 55 1153a. Patio(s) #2 Information Concrete pad covered by outdoor carpet. Unable to visually inspect concrete slab. 1153b. Patio(s) #3 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. 1158. Driveway Review Undermining erosion occurring in one or more areas. The underside of concrete slabs or other load bearing components should never be exposed. Structural failure will occur. Recommend review by a soil engineer, professional excavator or landscaper. Recommend repairs as soon as possible to reduce the risk of structural failure. 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 55 1158a. Driveway #2 Review Settling. Trip hazards present. Repair as necessary to reduce the risk of fall injury. Monitor after repair for recurrence which may indicate an on- going or active causation needing correction. Photo(s) representative. 1158b. Driveway #3 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. 1164. Front Door Maintenance Door rubs jamb or is otherwise restricted in operation. Adjust, repair or modify as necessary to restore smooth operation. 1166. Shutters Comment Destructive wind panel type shutter system installed. Maintain and operate in accordance with the manufacture's specifications. Ensure keys, special tools and user manuals are transferred. Recommend ensuring there are an adequate number of panels and panels fit securely before a storm event. Insurance company policies may have standards for use during destructive wind events. 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 55 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. 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. 1170. Final Check / Comment Even the best quality and expertly installed caulk fails over time. Any WM - 4PT 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. 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. Flat. 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 55 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. 1205a. Covering Information Modified bitumen. Modified bitumen roofing is a system of layered substrate Material #2 (plys), usually fiberglass, and asphalt that is typically used on flat or low sloped roof structure. In general, the service life of a modified bitumen roof system is approximately 10 – 20 years, depending on the number plys, quality of materials and installation. 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. 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 55 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 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. 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 55 1212a. Roof Review Flexible flashing. Cracked, separating or otherwise damaged. Penetrations Recommend review for repair by a licensed roofer or electrician. #2 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. 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 55 1220b. Drip Edge #3 Maintenance Drip edge has been bent and cut to accommodate gutter installation in one or more areas. This reduces the effectiveness of the drip edge and may lead to water damage of underlaying roof structure. Recommend reviewing drip edge installation and repairing as necessary to restore function. 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 Comment Overall, the roof covering appears serviceable; however, one or more Conditions areas in need of maintenance or repair. The roof will be susceptible to leaks and windstorm damage until repairs are completed. Recommend review and repair of the roof system by a licensed roofer to ensure the roof covering is repaired and installed in accordance with the roof covering manufacture's specifications and industry standards. 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 55 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 Broken, cracked, damaged or loose shingles. Recommend review of the Conditions #2 entire roof by a qualified roofer for repair or replacement to preserve or restore a leak-free installation. The photo(s) document representative damage. A qualified roofer should review the entire roof for this and other damage. 1226b. Shingle Maintenance Nail sealant missing, cracked, broken, failing or otherwise damaged. Conditions #3 Recommend review all and resealing exposed nails with high-quality sealant rated for this use. Photo(s) representative. 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. 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. 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 55 1235a. Roof - Comment A review of the municipal building departments permit records indicated General #2 that the permit for this installation was flagged by the building inspector or the building department staff. It appears that the permit was successfully closed out which typically indicates that the issue that resulted in the flagging was corrected. If concerned, recommend contacting the municipal building department for more information. 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 Information Concrete. Common wear and tear for material type, age and environment; including but not limited to minor finish damage, cracks or settlement. 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 55 1306. Walls Comment Evidence of patching or repairs. Recommend obtaining maintenance and repair history for this area. If necessary, investigate to ensure source of damage has been corrected. Otherwise, monitor area and immediately investigate at the first indication of new or further damage. 1308. Ceiling Maintenance Damage. Repair and finish as desired. Recommend monitoring and investigate if crack propagation progresses, becomes longer or wider or any other indication of structural movement. May be associated with heavy loading in attic. See Attic section. 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 55 1308a. Ceiling #2 Comment Stain(s) or damage. Indicated normal dry readings when tested with a moisture meter. Stains in this area are usually an indication of a roof leak. Unable to determine if the leak was active, however the source of moisture was likely corrected during the most recent roof covering installation. Recommend obtaining available history for this stain. If necessary investigate to determine and correct source of moisture. Repairs will not be effective until the source of moisture is corrected. Photo(s) representative. 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 Serviceable A fire resistance rating could not be determined. Requirements for fire resistance ratings vary between municipalities. The higher the resistance rating the more time is afforded for occupant emergency egress in the event of a garage fire. 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 55 1326. Pedestrian Maintenance Door and door jamb water damage. Recommend repair to prevent further Door(s) damage. 1328. Window(s) Serviceable Single hung. 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 Review GFCI. Test function inoperable. Repair or replace to restore protective function. 1346. Garage - Comment Complete visual access blocked by personal property. Unable to General completely inspect this area or room. Review when accessible. 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 55 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 back wall. 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 plumbing supply pipe material. 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 27 of 55 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 28 of 55 1710. Plumbing - Comment Water treatment or conditioning system installed, these systems are not General within the Florida Standards of Practice and are not part of a home inspection. Performance of this system cannot be evaluated without special tools, test equipment and qualifications. Recommend consulting with the current owner or a qualified water treatment service technician to determine proper operation, servicing and maintenance requirements for this system. If concerned about serviceability, condition and operation recommend review by a water treatment system specialist. 1710a. Plumbing - Comment Visible corrosion observed on one or more plumbing fixtures, valves, General #2 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. 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 55 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". 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 55 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 Review Lighting arrestor improperly mounted and double tapped into main & Panel #2 lug(s). 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 55 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). 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. 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 55 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. 1904. Location Information Located in the attic. 1906. Air Handler Information Manufactured by Rheem. Data Manufactured in 2012. The service life of indoor air handler systems is typically 10-15 years depending on quality of installation, servicing and maintenance. 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 HVAC system in the event the condensate drain system malfunctions to prevent water damage. 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. 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 55 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. 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. 1916. Cabinet Serviceable The cabinet appears serviceable to the limits of visual accessibility. 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. 1920. Air Filter Information Located in a return register in the living room ceiling. Appears to be serviceable. Change or clean in accordance with the manufacturer's specifications. 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. 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 55 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. 1922b. Distribution / Review Vermin damage. Recommend a complete review of the attic installed Ducting #3 duct system for this type damage. Repair all as necessary. Photo(s) representative of typical damage. 1928. HVAC Air Serviceable The system functioned normally when operated from thermostat control at the Handler - time of the inspection. General 1928a. HVAC Air Maintenance Refrigerant line insulation missing or damaged. Recommend repair or replace Handler - for improved performance, reduced condensation and increased efficiency. General #2 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 55 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 7 kilowatts according to the installer or technician marking. This information may not be accurate. 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 based on thermal signatures observed via an infrared thermal imaging camera. Photo(s) show thermal reading(s) from supply and/or return 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 36 of 55 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 rear. Location 2015. Compressor Information Manufactured by Rheem. Data Manufactured in 2012. 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 two tons (24,000 BTUs). 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. 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 55 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. 2020a. Electric Maintenance Interior protective panel cover missing. Replace to reduce the potential for Service #2 shock injury. Recommend review and repair by a qualified electrician. 2025. Compressor - Serviceable Appears to be installed and operating correctly at the time of the inspection. General 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 this unit to be rated at two tons (24,000 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. 2035. Temperature Review Delta T (aka temperature differential/split), or the difference between Drop return air 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. 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 55 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 71 degrees; the temperature of the supply air was 63 degrees, a difference of 8 degrees which is not within the normal operating range. Recommend a thorough performance review by a qualified HVAC service technician. 2035a. Temperature Review An additional temperature drop was taken with a different thermometer Drop #2 to ensure the accuracy of these findings. The temperature of the return air was 74 degrees; the temperature of the supply air was 66 degrees, a difference of 8 degrees which is not in the normal operating range. Recommend a performance review by a qualified HVAC service technician. 2035b. Temperature Review An additional temperature drop was taken with a different thermometer Drop #3 to ensure the accuracy of these findings. The temperature of the return air was 71 degrees; the temperature of the supply air was 63 degrees, a difference of 8 degrees which is not in the normal operating range. Recommend a performance review by a qualified HVAC service technician. 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 55 2035c. Temperature Comment Many factors can lead to low performance. Detailed analysis by a Drop #4 qualified technician will be required to determine requirements for repair. Delta T below approximately 16F can indicate a number of potential issues, including: -Undercharge or low refrigerant levels. -A malfunctioning metering device. -Too much airflow through the evaporator. -Abnormally high humidity. -Liquid line restriction. -A malfunctioning compressor. -Leaking reverse valves. -Leaking return air ducts. 2040. Cooling - Comment The cooling coil appeared to be functional in that cooler than indoor General ambient air was delivered to one or more supply registers, however the temperature drop was not within standards. See step #2035. 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. 2110. Location Information The water heater was installed in the garage. 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 55 2115. Water Heater Information Manufactured by Whirlpool. Data Based on the information embedded in the serial number, estimate the manufacture date as 2008. 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 30-gallon capacity. 2120a. Capacity #2 Comment May be undersized for the hot water demand of this home. Water heater capacity calculations depend on multiple factors that are beyond the scope of this inspection. Recommend review by a qualified plumber for sizing recommendations. 2130. TPR Valve Information Temperature Pressure Relief (TPR) valve installed. See water heater section comments. 2135. Plumbing / Comment Typical corrosion. Monitor and investigate at the first indication of leaks Valves or observable increase in level of corrosion. 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. 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.