1412 Votaw Road WWW.AllFloridaInspections.com (407) 843 - 0005

Report #: 18-001 Date: January 1, 2018

HOME INSPECTION REPORT FOR:

Your Name Here

PREPARED BY:Jack and Jeff Davis

Florida Licensed Home Inspectors # HI 224 and HI 8368

SUBJECT PROPERTY:123 Anywhere Street

Ocoee, FL 34761

DISCLAIMER: This report is the exclusive property of All Florida Home Evaluation and the clientwhose name appears herein. Use by any unauthorized persons is prohibited.

The front of the home

DATE INSPECTED: January 1, 2018

CLIENTS: Your Names

SUBJECT PROPERTY: 123 Anywhere StreetApopka

THOSE PRESENT: Client _____ and Realtor _____

IMPORTANT NOTE: DIRECTIONAL INFORMATION IDENTIFIED IN THIS REPORT SUCH ASLEFT, RIGHT, FRONT AND REAR ARE AS THE HOME IS VIEWED FROMTHE STREET OF ADDRESS UNLESS NOTED OTHERWISE. (See thecover photo.)

TABLE of CONTENTS:

Inspection Scope, purpose and criteria -------------------------------------- Page 3

Summary –(Conditions list) ---------------------------------------------------- Page 4

Structure/Exterior ------------------------------------------------------------------ Page 5

Roof ----------------------------------------------------------------------------------- Page 6

Plumbing ----------------------------------------------------------------------------- Page 6

Electrical ----------------------------------------------------------------------------- Page 7

Heating and air conditioning------------------------------------------------------ Page 7

Fireplace ----------------------------------------------------------------------------- Page 8

Appliances --------------------------------------------------------------------------- Page 8

Interior -------------------------------------------------------------------------------- Page 9

Insulation ----------------------------------------------------------------------------- Page 9

Pool/spa ------------------------------------------------------------------------------ Page90

Lawn Sprinkler system ----------------------------------------------------------- Page 10

Infestation ---------------------------------------------------------------------------- Page 10

Photo appendix --------------------------------------------------------------------- Page 12

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INSPECTION SCOPE AND PURPOSE:The scope of this inspection is a visual assessment of the home and some of its components.Structural components, systems, appurtenances and equipment evaluated were inspectedvisually or operated from their normal user controls. Components were not dismantled.

The primary purpose of this inspection is to detect and report abnormal conditions at the homethat are commonly covered by the provisions of most Florida real estate contracts such asParagraphs 11 and 12. However; conditions that are not usually covered by contract provision,such as suspect areas, cosmetic conditions and maintenance concerns are included forinformational purposes to be addressed as the client deems necessary.

Although we identify conditions likely covered by the provisions of most real estate contractsand are often addressed by the seller of the home, provisions of altered contracts may negatethe seller’s responsibility. Your Realtor or attorney should be contacted for further clarificationor information in this regard.

The home inspection is not to serve as an environmental assessment. If evaluation forasbestos, lead, mold or other contaminants, such as reactive (Chinese) drywall, is desired,an air quality test and/or materials sampling and testing inspection should be conducted byindividuals trained in these areas. Also, the inspection is not intended to identify conditionsat the property that may be of concern to insurance carriers or prevent some insurancecompanies from issuing coverage for the home.

This report is for the named client exclusively.

INSPECTION CRITERIA:The assessment of the home and its components is done in accordance with the Standardsof Practice of The State of Florida. The full version of the Florida Standards is provided at theback of the inspection agreement signed by Damian. It can also be found at this web site.WWW.flrules.org Please access this site and read the Standards to assure full understandingof the methodology and limitations of your home inspection if you have not already done so.

Any component, situation or condition not specifically mentioned in the Summary and/or bodyof this report has not been evaluated nor inspected and is not to be construed as having beenevaluated, inspected or commented upon. It is recommended that any deficiencies and thecomponents or systems related to these deficiencies noted in the report be evaluated orinspected and repaired as needed by licensed contractors or professionals PRIOR TO THECLOSE OF ESCROW.

We recommend further evaluation PRIOR to closing so a properly licensed contractor orprofessional can evaluate the deficiency or concern further and inspect the remainder of thesystem or component for additional concerns that may be outside the area of expertise of yourinspector or the scope of this inspection.

Where helpful for illustrative purposes, photos were taken of some of the conditions noted atthe time of inspection. These are identified in the narrative of the report and conveyed in thePhoto Appendix.

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SUMMARY:

This Summary is to provide a brief overview of the condition of the home and to identify theabnormal conditions detected that may be covered by most real estate contracts. TheSummary is not all encompassing and reading this section alone is not a substitute for readingthe full report as is recommended.

The construction of this home appears to have been accomplished in a manner consistent withrecognized standard building practices. Still, there were conditions detected that will needcorrection or further evaluation. These, the systems they affect and any other situations ofconcern to you should be addressed or evaluated before the closing of escrow by properlylicensed contractors and/or repair persons who may well identify additional defects orrecommend some upgrades that could affect your evaluation of the property.

The following conditions are those often corrected or addressed by the owner of the home.Again, we urge you to consult your Realtor to determine if this is the case with your purchase.The abnormal conditions detected and usually covered include, but may not be limited to, thefollowing;

1. The damage by wood decay a wood destroying organism (WDO) as identifiedin the accompanying separate complete WDO report generated by your homeinspector, Jeff Davis, as a Florida State licensed wood destroying organisminspector employed by DL. (NOTE - Photos of the areas of damage areprovided with the WDO inspection report.)

2. The water damage to the lower front of the left wall of the shower enclosure inthe master bath. (NOTE - Here, it appears that moisture has penetrated behindthe wall tiles loosening them and affecting the wall sheathing behind. Thesesurface conditions are often accompanied by hidden damage in the affectedarea. However, we are unable to verify the extent of this damage withoutaccessing the area behind the tiles. Such invasive or destructive evaluationtechniques are not conducted as part of our service to you. This situation shouldbe referred to a residential contractor for further evaluation and correction asneeded. This should be done before closing on the home.)

3. The missing drain stopper for the sink in the laundry.

4. With the electrical components;* the door bell did not sound when tested,

* the displaced junction box cover at the top of the left ceiling fan at thelanai,

* the light in the right side hall did not activate when tested. (NOTE - Thisis likely simply due to a missing or burned out bulb. We recommend thatthe bulb be replaced and that the light be checked by you again after thisis done.)

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5. With the heating and air conditioning system;* the exterior condenser did not activate in the cooling mode or the heatpump setting,

* in the emergency heat setting at the thermostat and calling for heat thesystem produced no detectable heat after 15 minutes of operation.

6. The door to the lazy Susan cabinet in the kitchen does not stay closed fully.

7. With the pool enclosure;* the left and right side screen doors do not self close and latch properly,

* there are six torn screen panels at the ceiling of the assembly.

8. A leak at the pool equipment evidenced by the bubbles in the right rear pool jetdischarge. (NOTE - It was raining at the time of inspection preventing a visualassessment of the actual leak site. The equipment should be checked againwhen dry to identify the location of the leak.)

9. With the lawn sprinkler system;* a broken head at the front of the left side yard on Zone 2, (See photo1.)

* a broken head at the right side of the rear yard on Zone 3. (See photo2.)

In addition to the anomalies identified in the preceding list that need to be addressed in somemanner, we did check for other conditions of which we think you should be aware. Theseinclude suspect areas, cosmetic conditions and maintenance items. These are identified inthe body of the report in the appropriate sub sections.

Again, prior to closing, the conditions identified herein should be referred to anappropriately licensed contractor for further evaluation and/or correction as needed.The balance of the systems and/or components associated with the conditions notedin the Summary, pictures and/or the body of the report should be checked and/orreviewed by the appropriately licensed contractor.

STRUCTURE/EXTERIOR:

The home evaluated was constructed in 1992. It is a one story, single family dwelling of woodframe and masonry construction. The wood framed exterior wall segments include the frontentry recess, the left wall of the master bath, the front wall of the lanai area and the gable ends.. Since the time of original construction, the home has been altered. The alterations include thereplacements of the roof covering, the water heater and water supply lines as well as the heatingand air conditioning system air handler and condenser units. The roof covering was replaced witha permit in 2006. We could not find permit records for the other changes to the home. For thisinformation, we recommend that you contact the local Building Department. The foundation is a monolithic slab. As viewed from the exterior of the home, we detected nosigns of significant settlement. Our assessment did not include soils assessment or borings todetermine the stability of the earth below the foundation and home. These would need be doneby a soils engineer if desired.

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The exterior walls have a painted masonry stucco like finish applied. These were in satisfactorycondition where visible. We did note a crack at the left side of the home where the wood andmasonry wall sections meet at the rear of the master bath. This is not unusual; however, werecommend that the crack be sealed as a precautionary measure to eliminate any moistureintrusion.

The interior walls are wood framed. These have drywall applied. The walls and their coveringswere as expected for a home of this age with normal wear and tear considered. The roof support system includes engineered trusses, rafters, oriented strand board roofsheathing and ceiling joists. These were evaluated from the accessible area of the attic; however,insulation, ducts and low height of some areas; especially at the eaves, precluded a fullassessment of the individual parts supporting the roof covering. Where visible however, wedetected no unusual or abnormal conditions with the named components.

ROOF:

The roofing covering is about 11 years old and was inspected from its surface whereaccessible. The covering is architectural, fiberglass matrix shingles installed over anunderlayment and the wood sheathing. From the surface of the roof and the underside in theattic, we detected no evidence of active leakage.

We also evaluated the roof drainage, rain gutters, valleys, plumbing vent and other flashings,the drip edge and other roof mounted appurtenances. No significant abnormal conditions werenoted with these components beyond normal wear and tear.

With any roof covering, even though the roof may be water tight at this time, periodicmaintenance will be needed at the flashings and valleys as part of a preventive maintenanceprogram. This is to maintain the water tightness of the roofing system.

The architectural fiberglass matrix roof coverings have a normal useful life of from 14 to 18years in our Florida climate. As with any component of the home however, the actual usefulservice life remaining for the roof covering cannot be accurately predicted.

PLUMBING:

The visible segments of the plumbing system were inspected. The supply piping for the homewas originally copper. These have been replaced with PEX plastic piping. This was likely donein 2015 based on the date of manufacture stamped on the piping.

The waste lines are PVC plastic.

The segments of the supply and waste lines under the soil or floor slab and inside the wallscould not be examined. Based on our visual assessment and looking at the leak detector builtinto the water meter, we detected no evidence of active leakage at the time of inspection.

The main shut off for the water supply is located at the left exterior of the home. (See photo3.) There are individual shut off valves for most of the fixtures installed below them. Theexceptions are usually the exterior hose bibbs and the tubs and showers. Usually, these arecontrolled via the main shut off valve.

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The fixtures and faucets are in working order and condition with adequate flow and pressurecharacteristics noted for the most part. The noted anomalies were identified in the Summaryand need attention. Also, we would note that the original hose bibbs at the exterior of the homewere abandoned when the water supply lines were replaced. New hose bibbs were installed.

The shower diverter with the tub in the right front bath does not direct all of the water to theshower head. You may want to have this adjusted if the flow to the head is not adequate foryour needs.

The fixtures drained adequately.

There is a water treatment system with the home. This equipment is not evaluated as part ofour service to you, If evaluation of the system is desired, we recommend that you contact awater treatment company.

As part of any preventive home maintenance program, there may be a need for minor repairsfrom time to time. These include the adjustment or replacement of the flush levers andflappers with the toilets, the replacement of aerators at the sink spigots and the like.

ELECTRICAL:

The electrical system and its visible components were evaluated. The service to the homeincludes a 120/240 volt underground feed with aluminum service entrance cables. The serviceentrance is at the left exterior of the home. At this site there is a main disconnect panel witha main breaker rated at 150 amps. (See photo 4.)

The service appears to be properly grounded. There is a connection on the exterior to aground rod below the main panel and connection to a metal water line several feet away.

There are sub panels in the garage (see photo 5) and near the pool equipment. In thesepanels the breakers and circuit wiring appeared to be properly sized and connected. Thebranch circuit wiring included nonmetallic sheathed copper conductors from the panel box tothe fixtures, wall switches and receptacles. The accessible electrical components werechecked or tested and found to be functional for the most part. The noted abnormal conditionswere identified in the Summary and need attention at this time as well.

There are functional smoke detectors in the home.

HEATING AND AIR CONDITIONING:

The heating for the home is via a central heat pump system with back up electric heat. Thesystem produces heat in two ways. One by the expansion and compression of a refrigerantvia the exterior condenser unit and the interior air handler and the second via electricalresistance heating coils located in the air handler. The heat is moved throughout the home byducting used in both the heating and cooling modes. The heating aspects were tested andfound not to be functional when tested at the thermostat.

The air conditioning is via a split system that is an electrically fired, forced air design using thecommon ductwork. The capacity of the unit is 4 tons which appears to be adequate for thehome served.

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The air conditioning aspect was tested and found not to be in operating condition as identifiedin the Summary. Prior to the close of escrow, this system should be referred to an mechanicalcontractor for further evaluation and correction as needed.

The ductwork was viewed from the accessible areas of the attic and at the air handler. Thisassessment detected no abnormal conditions needing attention such as significant air leakagefrom or damage to the ducts. The volume of the air flow through the ducts was notmechanically measured but good air flow was detected at the supply registers. Still, the coolingneeds of a home often depend on the desires of the individuals living there. You may have toadjust the air flow through supply registers in the different rooms to obtain the air movementbest suited to your personal needs.

The exterior condenser unit and interior air handler are 14 and 13 years old respectively. Theaverage useful service life of most components with the exception of the ducts is 12 to 15years. Having this in mind; replacement, repair and/or maintenance to system componentsshould be anticipated. For example, the filter at the base of the air handler in the garageshould be cleaned/replaced periodically. We recommend that this be done every 30 days. Wealso recommend that the entire system be serviced by a mechanical contractor annually at thestart of the cooling season.

FIREPLACE:

There is a pre-engineered metal fire place with cementitious liner panels in the living room. Thisassembly has a functioning damper and is vented to the exterior by an insulated, double wall,metal chimney. We observed no abnormal conditions with this equipment.

APPLIANCES:

The appliances and equipment in the home; including the range, oven, dishwasher, garbagedisposal, kitchen range hood exhaust fan, bath exhaust fans, ceiling fans, microwave oven and50 gallon water heater were checked if present and conveying with the home.

The equipment or appliances that we did evaluate were found to be functional at the time ofinspection. We did not operate the oven timer nor was its clock assessed. The temperaturerating of the oven thermostat was not calibrated or checked with a temperature gauge. Wemerely checked the heating elements to ensure that they were heated and were operational.

We did note that there is no “anti-tip” device installed at the range/oven. This safety deviceprevents the range from tipping if weight or downward pressure is applied to the oven doorwhen open. We recommend that one of these safety devices be installed now as aprecautionary measure.

Although functional on the day checked, proper working order does not negate the fact ofnormal wear and tear on the appliances and failure of the appliance could occur at any time.Considering this, we suggest that you visit the home once before taking ownership to confirmthat everything is operating properly. All appliances that remain in the home should be inoperating condition when the property is taken over.

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INTERIOR:The interior components with the home including; the doors and windows; the ceilings, floors,walls, cabinets and counter tops, trim and bath tiled areas were inspected. The abnormalcondition detected was identified in the Summary. This should be addressed as needed beforeclosing. Additionally, effects from normal wear and tear were seen such as; but not limited to,dings, scratches, scuff marks on walls and ceilings and the like. These are every day concernsdealt with by you as the new owner and not usually addressed by the folks selling a home. Evenso, we list the following conditions for your awareness to be addressed as you deem necessary.These conditions include;

A. A dry water stain on the ceiling of the garage.

B. An open tape seam segment at the ceiling in the garage and a past repair of a tapeseam in this area.

As seen in many preowned homes, there are likely to be some other cosmetic and/ormaintenance items that you as the new owners may want to address. Other examples of theseinclude, but may not be limited to, grouting and sealing tile areas in the bathrooms or caulking andsealing around the doors and windows at both the interior and exterior.

INSULATION:

The floor of the vented attic area has batt fiberglass insulation with an estimated R value of 30.The side walls appear to have fiberglass batt insulation with a vapor barrier installed. Thisappears to be adequate insulation for the home.

POOL/SPA:

The pool/spa equipment evaluated includes the pump and associated supply and return lines,

the light, filter and timer. These components were checked visually and found to be in operating

condition. The pump made no unusual operational sounds and supplied adequate flow through

the pool jets; however, there is a leak at the pool equipment as identified in the Summary. This

should be referred to a pool contractor for further evaluation and correction as needed.

There is also gas fired water heater with the pool/spa. This device activated in response to its

controls at the time of inspection. Our review of this gas fired appliance was limited to the

operation of equipment. We did not check the gas supply lines or gas control and shut off valves

other than to locate the main gas shut off which is located at the top of the underground LP gas

storage tank in the left side yard. (See photo 6.). If a review of these components is desired, the

local gas company should be consulted.

The pool shell and finish, the coping tiles and the deck were inspected. There were no visible

cracks seen with the shell and the finish was as expected with normal wear and tear effects seen

such as staining, pitting and erosion of the finish. The effects seen with the finish do not affect

the function of the pool however and are cosmetic in nature.

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The deck was seen to have some hairline cracks. These are not unusual and are the result of

minor shifting and settlement that occurs over time. As long as the cracks do not transmit to the

pool shell, they are not of concern other than from a aesthetic standpoint.

The pool area is enclosed with screening set in metal frames. The noted abnormal conditionswith this assembly were identified in the Summary and need attention.

LAWN SPRINKLERS:

The lawn irrigation system was checked and found to be in operating condition. The system hasthree zones controlled by an automatic timer located at the left interior of the garage.

The system was run through the zones in the manual setting at the timer to check the adequacyof the flow and pressure through the valves and heads at each zone. The timer was not checkedthrough a full automatic cycle however.

As noted in the Summary, there are two broken heads with the system. These should bereplaced now also. After this is done, periodic adjustment of the head is usually required as theyget knocked askew when hit by lawn mowers and the like. Occasionally, the heads will have tobe adjusted to prevent them from hitting the exterior walls. Adjustment also assures adequateand proper coverage with no “hot” spots. The heads also have to be cleaned occasionally to ridthem of dirt and debris that can clog them.

INFESTATION:

As noted in the Summary, at the same time as your prepurchase home inspection, a separate

complete Wood Destroying Organism inspection was conducted by your inspector as State

licensed wood destroying organism inspector employed by DL. The result of this inspection is

being sent as a separate report.

We did see evidence of treatment for subterranean termites in the form of bait stations at theexterior of the home. However, it does not appear that these are being maintained or inspectedperiodically as one is out of the ground at the left rear of the home. (See photo 7.) You may wishto inquire of the owner as to the area and extent of infestation if any. If the treatment was forpreventive or bonding purposes, you may want to determine if there is a bond that is transferrableto you as the new owner.

In the attic we did see indication of rodent activity. This condition was evidenced by thepresence of "trails" in the insulation and "droppings". We were unable to determine the meansof entry of the pests or the status of the infestation as to past or ongoing. We recommend thatyou refer this matter to a pest control company for evaluation and treatment as needed.

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THANK YOU:

We thank you for selecting us to do your prepurchase home inspection. We understand that ahome owner's warranty program is being provided with the home. Considering the age and wearand tear on some of the components in the home, this coverage may be beneficial.

As stated in the opening paragraphs of this report; prior to closing, the abnormal conditions orsituations identified in this document should be referred to appropriately licensed contractors forfurther technical evaluation and/or corrective action as required. In addition to the conditionsreported herein we suggest that you discuss the known repair history of the home with the sellerand/or seller's representative. This may provide additional information about repairs or pastproblems known only to the seller if there are any.

Should you have any questions regarding the inspection report or the home, please feel free tocall your inspector, Jeff Davis, at (321) 277-8741.

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PHOTO APPENDIX:

Photo 1- The broken sprinkler head at theleft side on Zone 2.

Photo 2- The broken sprinkler head atthe right of the rear yard on Zone 3.

Photo 3- The main water shut off valve atthe left side of the home.

Photo 4- The GE brand 150 amp mainelectrical disconnect panel at the left sideof the home.

Photo 5- The electrical distribution panelin the garage.

Photo 6- The underground LP gas tankcover in the right side yard.

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Photo 7- A displaced termite bait stationcannister.

Miscellaneous photo of the left side of thehome.

Miscellaneous photo of the rear of thehome.

Miscellaneous photo of the roof surface.