General Information

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Report number: 20100228-2

Time started: 11:00 AM

Time finished: 3:00 PM

Present during inspection: Property owner

Client present for discussion at end of inspection: Yes

Weather conditions during inspection: Sunny

Temperature during inspection: Hot, 85 Degrees F.

Type of building: Single family

Buildings inspected: One house

Number of residential units inspected: 1

Age of main building: 55 years old, Built in 1960

Source for main building age: Property owner, Municipal records.

Front of building faces: East

Main entrance faces: East

Occupied: Yes

Grounds

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Limitations: Unless specifically included in this Indian River County Home Inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures;retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, properties of soil, soil stability, erosion and erosion control; ponds, water features,yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made by Indian River County Home Inspection regarding these items are as a courtesy only. Thank you RMV

Site profile: Level, Moderate slope, rear of home sloped to the lake.

Condition of driveway: Appeared serviceable - no major cracks.

Driveway material: Poured in place concrete

Condition of sidewalks and/or patios: Appeared serviceable - consistant with age of home.

Sidewalk material: Poured in place concrete

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1) Vegetation was overgrown around equipment for one or more utilities such as gas or electric meters. Vegetation should be pruned or removed as necessary to allow unobstructed access.

Exterior and Foundation

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Limitations: Indian River County Home inspection performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.

Wall inspection method: Viewed from ground and step ladder.

Condition of wall exterior covering: Good condition recently painted.

Apparent wall structure: Concrete block

Wall covering: Stucco,hardy board covering on Florida room.

Condition of foundation and footings: Appeared serviceable

Apparent foundation type: Concrete slab on grade

Foundation/stem wall material: Poured in place concrete

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2) Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.

Photo 2-1 Over grown shrubbery touching home - Path for insects.	Photo 2-2 Tree limbs touching home, and satellite dish, Possible threat to power lines if not pruned.
Photo 2-3 Tree limb blocking meter.

Roof

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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed By Indian River County Home Inspection clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only.Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.

Roof inspection method: Traversed

Condition of roof surface material: Appeared serviceable

Roof surface material: Asphalt or fiberglass composition shingles, Roll roofing installed on rear of structure.

Roof type: Gable, Flat or low slope

Apparent number of layers of roof surface material: One

Condition of exposed flashings: Appeared serviceable

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3) The roof surface appeared to be in good condition, County records show that the roof was installed in 2001. Generally asphalt/fiberglass composition shingle roof surfaces have a life span between 25-30 years depending on proper installation, note that secondary water resistance (SWR) was used and applied to the sheathing. Ridge Vent, Plumbing vent stacks,flashing and trim look to be in good condition.

Photo 3-1 Roof safe to walk.	Photo 3-2 Front porch overhang.
Photo 3-3 Ridge vent.	Photo 3-4 Plumbing vent.
Photo 3-5 Low pitch roof - roll roofing installed. Red arrows represent metal box coverings for A/C ductwork.

Attic and Roof Structure

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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The Indian River County inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.

Attic inspection method: Viewed from hatch(es), Partially traversed, Low roof pitch,A/C ductwork patialy blocking enterance.

Condition of roof structure: Appeared serviceable

Roof structure type: Trusses

Ceiling structure: Trusses

Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable, Blown in

Ceiling insulation material: Fiberglass loose fill

Approximate attic insulation R value (may vary in areas): R-30

Vermiculite insulation present: None visible

Vapor retarder: Not determined (inaccessible or obscured)

Condition of roof ventilation: Appeared serviceable

Roof ventilation type: Ridge vent(s), Open soffit vents

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4) One or more attic or roof soffit screens were missing, deteriorated or substandard. Recommend that a qualified person replace or repair screens as necessary to prevent birds or vermin from entering the attic.

Photo 4-1 Soffit screen deteriorated - Recommend replacing. Located on south side of home.

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5)   Attic space was inspected by opening the main entrance hatch located in the hallway, The inspector viewed attic spaces mostly with a high powered LED flashlight. the Indian River County Inspector observed no obvious signs of water damage to sheeting, trusses or ceilings.

Photo 5-1 Limited access to attic space.	Photo 5-2 Plywood sheeting.
Photo 5-3 Cement blocks extended full height of gable ends.	Photo 5-4 Flex ductwork and transition boxes installed.
Photo 5-5 Wooden trusses.	Photo 5-6 R-30 blown in insulation.

Garage or Carport

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Limitations: The Indian River County Inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.

Type: Attached

Condition of door between garage and house: Appeared serviceable, Stuck slightly when opening

Type of door between garage and house: Solid core, Wood

Condition of garage vehicle door(s): None: Single carport open to driveway.

Condition of garage floor: Good condition - cement painted

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6) The carport wooden roof structure is made of tonged and groove material and appeared to be original. The Indian River County Inspector performed a non-invasive inspection and found that the wood had damage that appeared to be caused by water damage. This is a potential safety hazard since movement above the roof may cause someone to step through and possibly fall. A qualified roofing contractor should evaluate and repair as necessary.

Photo 6-1 Carport overhang facing East.	Photo 6-2 Front of home over hang facing East.
Photo 6-3 Front of home overhang and carport wood damage found indicated by red arrows.	Photo 6-4 Address of home.
Photo 6-5 Attached carport.

Electric

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Limitations: The following items are not included in this Indian River County Home inspection: generator systems, transfer switches, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration,are not tested and are excluded. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.

Electric service condition: Appeared serviceable, Upgraded from original.

Primary service type: Overhead

Number of service conductors: Three wire - two hot,one nuetral or ground.

Service voltage (volts): 240 volts - two legs of 120 volts.

Estimated service amperage: 200 Amps.

Primary service overload protection type: Circuit breakers, Square D breakers and panel.

Service entrance conductor material: Stranded aluminum - Standard from power supplier.

Main disconnect rating (amps): 200

System ground: Ground rod(s) in soil

Condition of main service panel: Appeared serviceable

Location of main service panel #A: Utility room

Location of main disconnect: Breaker at top of main service panel

Ground fault circuit interrupter (GFCI) protection present: No

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7) Electrical service and panels where in good shape, all of the wiring after the main service was made of copper and looked to be installed properly.The Indian River County inspector noticed and informed the home owner that vegetation should be trimmed outside where the service enters through the roof.
Here at Indian River County Home Inspection we have follow strict safety standard to protect the inspector and the home owners, we use the lock out tag out system when testing electrical voltages and when a breaker requires isolation, proper danger tags are attached.

Photo 7-1 Main power feed showing drip legs.	Photo 7-2 Power company electrical meter.
Photo 7-3 Lock out tag out.	Photo 7-4 Main breaker panel with cover installed.
Photo 7-5 Main breaker panel without cover.	Photo 7-6 One leg of power supply inside of breaker panel, 120 Volts feeding bedroom receptacles indicated.
Photo 7-7 Main 200 amp service breaker.

Plumbing / Fuel Systems

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Limitations: The following items are not included in this Indian River County home inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder and does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.

Condition of service and main line: Under ground water supply coming from the street, copper pipe entering the home appeared to be in good condition.

Water service: Public,IR County water suppied to home at time of inspection.

Water pressure (psi): 60 PSIG - Good

Location of main water shut-off: Building exterior,shut off valve located South of front door.

Condition of supply lines: Appeared serviceable

Supply pipe material: Copper

Condition of drain pipes: Appeared serviceable

Drain pipe material: Plastic

Condition of waste lines: Appeared serviceable - limited veiw.

Waste pipe material: Cast iron

Vent pipe condition: Appeared serviceable - limited veiw.

Vent pipe material: Cast iron.

Type of irrigation system supply source: Private well

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8)   need info

Photo 8-1 Sprinkler pump - 220 volts.	Photo 8-2 Sprinkler pump timer, located in the utility room.
Photo 8-3 County water pressure 60 psig.	Photo 8-4 Washer hot and cold supply lines.
Photo 8-5 Outside sprinkler.	Photo 8-6 Under main bath sink.
Photo 8-7 Under 1st bath sink.	Photo 8-8 Under kitchen sink.

Water Heater

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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this Indian River County Home inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.

Condition of water heater: Appeared serviceable

Type: Tank

Energy source: Electricity, 220 volts

Estimated age: 2.5 years

Capacity (in gallons): 30

Temperature-pressure relief valve installed: Yes

Location of water heater: Utility room

Hot water temperature tested: Yes

Water temperature (degrees Fahrenheit): 115F - Tested from kitchen sink location.

Energy source: Electricity

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9) The temperature-pressure relief valve drain line was too short. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater if the valve opens. Recommend that a qualified plumber repair per standard building practices. For example, by extending the drain line to within 6 inches of the floor, or routing it to drain outside. The Indian River County Inspector would also recommend a thermal insulated wrap around the hot water heater to improve the efficiency and possibly reduce the monthly power bill, this is not code for this age of home but is recommended.

Photo 9-1 No extended drain pipe.	Photo 9-2 Recommend insolation wrap blanket for efficiency.
Photo 9-3 30 Gallon tank - indicated by red arrow.

Heating, Ventilation and Air Condition (HVAC)

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Limitations: The following items are not included in this Indian River County Home inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).

General heating system type(s): Forced air, electric heat strip

General heating distribution type(s): Plenum supply also transfer ductwork flex to registers.

Last service date of primary heat source: New March 2014

Source for last service date of primary heat source: Manufactors label

Condition of forced air heating/(cooling) system: New March 2014

Forced air heating system fuel type: Electric

Estimated age of forced air furnace: 2 years

Location of forced air furnace: 2nd bedroom closet

Forced air system capacity in BTUs or kilowatts: 24,000 BTU

Condition of furnace filters: Clean

Location for forced air filter(s): At base of air handler - 20x20 replacement filter size.

Condition of forced air ducts and registers: Appeared serviceable,ceiling mounted supply air registers in every room.

Condition of controls: Working - electronic thermostat - located above return grill in hallway.

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Photo 10-1 Thermostat located in hallway.	Photo 10-2 Return 20x20 air filter.
Photo 10-3 Supply air temp.	Photo 10-4 Return air temp.
Photo 10-5 Air handler label.	Photo 10-6 Outside condensing unit.
Photo 10-7 Carrier air handler/electric furnace installed March 2014.	Photo 10-8 Carrier condensing unit - installed in March 2014.

Kitchen

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Limitations: Note that the Indian River County Home Inspector does not provide an estimate of the remaining life of appliances. The inspector will attempt to collect data from appliances for information containing the age of the appliance. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.

Condition of counters: Newer laminated marble finish.

Condition of cabinets: Wood cabinets,real wood with white painted finish.

Condition of sinks and related plumbing: Aluminum double sink with plastic piping below.

Condition of under-sink food disposal: No under sink food disposal in kitchen

Condition of dishwasher: Appeared serviceable,electric.

Condition of range, cooktop or oven: Appeared serviceable electric.

Condition of refrigerator: Appeared serviceable electric.

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11)  

Photo 11-1 Electric stove.	Photo 11-2 Electric stove label.
Photo 11-3 Microwave oven, located above stove.	Photo 11-4 Refrigerator.
Photo 11-5 Refrigerator label.	Photo 11-6 Double aluminum steel sink.
Photo 11-7 Dishwasher, under counter installation.	Photo 11-8 Dishwasher label.
Photo 11-9 Kitchen veiw

Bathrooms, Laundry and Sinks

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Limitations: The following items are not included in this Indian River County Home inspection: heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.

Location main bath: Attached to main bedroom - full bath including tub and shower.

Location of 2nd bath: Enter from hallway - full tub and shower.

Condition of counters and sinks main bath: Newer laminated wood counter and cabinate with porcelain sink.

Condition of counters and sinks 2nd bath: Laminated wood counter and cabinate with porcelain sink

Condition of tub and shower in main bath: Appeared serviceable - Newer tub and shower fixtures in working condition.

Condition of tub and shower in 2nd bath: Apperered servicable - Tub and shower fixtures in working condition.

Condition of tiolets main and 2nd baths: Both appear to flush and refill properly.

Condition of flooring in main and 2nd baths:: Main bath tile over cement - 2nd bath has terazzo floors.

Condition laundry room: Washer and 240 volt dryer present.

240 volt receptacle for laundry equipment present: Yes

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12)  

Photo 12-1 Main bath.	Photo 12-2 Main bath.
Photo 12-3 Main bath.	Photo 12-4 2nd bath.
Photo 12-5 2nd bath.	Photo 12-6 2nd bath.
Photo 12-7 2nd bath.	Photo 12-8 2nd bath ceiling.

Interior, Doors and Windows

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Limitations: The following items are not included in this Indian River County Home inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane unless requested by client. or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of the Indian River County inspector.

Condition of exterior entry doors: Solid wood front and side doors - tempered sliding glass doors located at rear of property.

Exterior door material: Wood

Type(s) of windows: Single-pane, Jealousy type's of windows.

Wall type or covering: Plaster

Ceiling type or covering: Plaster

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13)  

Photo 13-1 Main bedroom - arrow indicates main bath entrance.	Photo 13-2 Main bedroom.
Photo 13-3 2nd Bedroom.	Photo 13-4 Living room.
Photo 13-5 Florida room.	Photo 13-6 Jealousy window in laundry room.
Photo 13-7 2nd bath window jealousy.	Photo 13-8 Single hung window located in main bath.
Photo 13-9 Front entrance door from inside of living room.	Photo 13-10 Front entrance door from outside of home.
Photo 13-11 Main and 2nd bedroom windows are modern single hung.	Photo 13-12 Rear sliding tempered glass windows.
Photo 13-13 Rear comer tempered sliding glass windows.