Building Integrity Property Services · Page 30 Item: 4 Ceiling Condition • The master bathroom ceiling had noted trapped moisture readings during testing. The attic drywall didn't

This inspection is based on all visible and accessible areas at the time of inspection. This inspection coversthe components noted in this inspection and do not cover separate inspections like Mold Testing, CertifiedTermite inspections, Radon testing or any other type not covered under the standard State of Florida homeinspection guidelines unless requested by seller at the time of inspection.

Building Integrity Property ServicesProperty Inspection Report

Cover Page

11842 SW 272 TERR, HOMESTEAD, FL 33032Inspection prepared for: WILLIAM CLARK

Date of Inspection: 1/4/2016 Age of Home: 1996 Size: 1,710SF ADJUSTED

Inspector: Alexis NoguerasLicense #2676

14325 SW 164 Terrace, Miami, FL 33177Phone: 786-317-0351 Fax: 786-592-1701

Email: [email protected]

Building Integrity Property Services 11842 SW 272 TERR, HOMESTEAD, FL

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Report SummaryReport Summary

The summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expenses to correct or items I would like to draw extraattention to. The summary is not a complete listing of all the findings in the report, and reflects theopinion of the inspector. Please review all of the pages of the report as the summary alone does notexplain all the issues. All repairs must be done by a licensed &bonded trade or profession. Irecommend obtaining a copy of all receipts, warranties and permits for the work done.Interior AreasPage 14 Item: 2 Ceiling Condition • Noted trapped humidity in the Garage ceiling area below the

roof line. Reseal the exterior flashing as recommended in theroof comments.

RoofPage 21 Item: 2 Flashing • The flashing above the garage roof area had some exposed

gaps and is recommended to have sealant applied to closeany gaps that exist. Due to short overhangs and lack ofgutters the constant water had begun to weather the area.(ESTIMATED COST: $50)

Page 22 Item: 4 Gutter • The home has very short overhangs and no gutters. Fullinstallation recommended to keep water away from structure.Water can weaken the flashing, window frames anddeteriorate the siding. (ESTIMATED COST: $800-$1,000)

AtticPage 24 Item: 4 Vent Screens • Vent screens are damaged or missing, suggest repairing or

replacing screens as necessary.BedroomsPage 28 Item: 11 Smoke Detectors • Recommended to install new smoke detectors in every

bedroom.BathroomPage 30 Item: 4 Ceiling Condition • The master bathroom ceiling had noted trapped moisture

readings during testing. The attic drywall didn't have anymoisture stains and may be older moisture readings.

Heat/ACPage 45 Item: 1 Compressor and

Air Handler• The AC unit is a 1996 3.5 ton Janitrol/Goodman model thatwas found to be at the end of the useful life cycle due to ageand condition. The air handler was very dirty and in need ofservicing. Although the AC unit was cooling it isrecommended to budget for a new AC unit in the future.(FUTURE ESTIMATED COST: $ 2,000+)• Recommended to have the coils cleaned as regularmaintenance. (ESTIMATED COST: $250+)• Recommended to replace closet door to Louvre door toprovide airflow. (ESTIMATED COST: $75)

Page 48 Item: 6 Registers • Recommended to have the ducts cleaned as maintenance.See HVAC company for estimate. ($35/duct)


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We appreciate the opportunity to conduct this inspection for you! Please carefully read your entireInspection Report. Call us after you have reviewed your report, so we can go over any questionsyou may have. Remember, when the inspection is completed and the report is delivered, we are stillavailable to you for any questions you may have, throughout the entire closing process.Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspectionof the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFI outlets may not be installed; thisreport will focus on safety and function, not current code. This report identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repairany critical concerns and defects. Note that this report is a snapshot in time. We recommendthat you or your representative carry out a final walk-through inspection immediately beforeclosing to check the condition of the property, using this report as a guide.


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Inspection Details 1. Attendance

In Attendance: Client present • Buyer Agent present • Selling Agent present •Seller present

2. Home TypeHome Type: Single Family Home

3. OccupancyOccupancy: Occupied -


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Grounds 1. Driveway and Walkway ConditionGood Fair Poor N/A None

XMaterials: Concrete driveway noted.Observations:• Driveway in good shape for age and wear. No deficiencies noted.

2. GradingGood Fair Poor N/A None

X

3. Vegetation ObservationsGood Fair Poor N/A None

X XObservations:• Prune or remove any plants that are in contact or proximity to home toeliminate pathways of wood destroying insects.• Trim trees that are in contact or proximity to home, as branches can abraderoofing or siding.


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4. Grounds ElectricalGood Fair Poor N/A None

X XObservations:• Recommended to install GFI outlets over original globes.

5. GFCIGood Fair Poor N/A None

X

6. Exterior Faucet ConditionGood Fair Poor N/A None

X XObservations:• Hose bib missing handle.

MISSING HANDLE7. Pool pumpGood Fair Poor N/A None

X


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8. Sprinkler pumpGood Fair Poor N/A None

X

9. Patio and Porch ConditionGood Fair Poor N/A None

X XObservations:• The front porch entry ceiling was unfinished and had some minor stainingalong the interior frame.• Noted ponding along the rear patio. Gutters are recommended to minimizevolume of water.

ENTRY PORCH CEILING- EXPOSED WITHSOME MINOR STAINING

PONDING WATER ON DECK

10. Fence ConditionGood Fair Poor N/A None

XMaterials: WoodObservations:• Original fence in average condition.• Fence leaning in areas.


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11. Detached structureGood Fair Poor N/A None

X


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Foundation 1. Slab FoundationGood Fair Poor N/A None

X

2. Foundation PerimeterGood Fair Poor N/A None

XObservations:• No deficiencies were observed at the visible portions of the structuralcomponents of the home.

3. Foundation WallsGood Fair Poor N/A None

XObservations:• The home is built to pre code conditions and included CBS block walls withreinforced concrete.

4. StructuralGood Fair Poor N/A None

XObservations:• Concrete block with reinforced iron bars and footings.

5. PlumbingGood Fair Poor N/A None

XObservations:• The home is serviced by city water and sewers and was found to havegood water pressure during testing.

6. ElectricalGood Fair Poor N/A None

XObservations:• The home electrical system is comprised of 150 amp electrical panel,copper wiring, ground rod, , and minor number of smoke detectors.• Exposed ground wire from the ground rod. Wire appears to be abandoned.


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LOOSE GROUND CABLE


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Exterior Areas 1. DoorsGood Fair Poor N/A None

XObservations:• Appeared in functional and in satisfactory condition, but were originalinstallations. The sliders had no shutter protection. Recommended to haveprotection installed to qualify for insurance discounts.

2. Window ConditionGood Fair Poor N/A None

XObservations:• The windows were original installation with no shutters or impact ratings.Recommended to upgrade to qualify for insurance discounts.• Reseal all window frames with new caulking to prevent further waterintrusion along the frames.


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NO SHUTTER PROTECTION NO VISIBLE ESCAPE LATCHES

NOTED WATER STAINS WEATHERING DUE TO WIND DRIVEN RAINS3. Siding ConditionGood Fair Poor N/A None

X XMaterials: Stucco veneer noted.Observations:• Caulk and seal all gaps, cracks and openings.


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WEATHERING4. Eaves & FaciaGood Fair Poor N/A None

XObservations:• Moisture damage fascia along the entry garage corner.• Recommended to reseal all vent screens to protect against bird nesting thatwas noted in the attic.

NOTED WOOD ROT DAMAGED SCREEN VENTS- BIRD ACCESS5. Exterior PaintGood Fair Poor N/A None

XObservations:• Suggest caulking around doors and windows as necessary.

6. StuccoGood Fair Poor N/A None

X XObservations:• The stucco was in generally good condition with normal wear and minorsettlement cracks along the rear patio sliders.


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Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms,Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist ofhallways, foyer, and other open areas. Within these areas the inspector is performing a visualinspection and will report visible damage, wear and tear, and moisture problems if seen. Personalitems in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert shouldbe consulted if you would like further testing.

1. FlooringGood Fair Poor N/A None

XObservations:• The tile flooring of the main living areas had been upgraded and in goodcondition with no visible issues.• The garage tile had some areas of incomplete installation.

GARAGE TILE HAVE SOME LOOSENING2. Ceiling ConditionGood Fair Poor N/A None

XMaterials: There are drywall ceilings noted.Observations:• Noted ceiling stains and repairs along the living and family rooms. Due tothe popcorn ceiling texture any repairs become visibly evident.Recommended to remove texture and smooth out areas so that the finishesare not evident. The thermal camera only picked up trapped humidity in theliving room below the AC closet area.• Noted trapped humidity in the Garage ceiling area below the roof line.Reseal the exterior flashing as recommended in the roof comments.


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NOTED CEILING DISCOLORATION ALONGPOPCORN CEILING

GARAGE BEDROOM REMOVAL

NOTED THERMAL READINGS- LIVING ROOMBELOW AC CLOSET

NOTED GARAGE THERMAL READINGS ABOVEGARAGE ROOF LINE


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NOTED THERMAL READING ABOVE CEILING OF LIVING ROOM3. Wall ConditionGood Fair Poor N/A None

X XMaterials: Drywall walls noted.

DRYWALL HOLE BEHIND GARAGE DOOR


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X XMaterials: Aluminum framed sliding window noted.Observations:• Windows were functional but should have the exterior frames resealed.

5. DoorsGood Fair Poor N/A None

X XObservations:• The garage door was warped but functional.

WARPED GARAGE DOOR6. Patio DoorsGood Fair Poor N/A None

X XObservations:• The sliding patio door was functional during the inspection.• Noted trapped humidity due to the water splashing during rains.Recommended to install gutters to protect the home.

NOTED TRAPPED MOISTURE ALONG SLIDER FRAME7. Screen DoorsGood Fair Poor N/A None

X


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8. Stairs & HandrailGood Fair Poor N/A None

X XObservations:• Some noted creaking sounds when stepping. Common condition with olderwood stairwells.

NOTED STAIRWELL WITH SOMESETTLEMENT/CREAKING SOUNDS

9. Ceiling FansGood Fair Poor N/A None

X

10. ClosetsGood Fair Poor N/A None

XObservations:• The closet is in serviceable condition.


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INACCESSIBLE CLOSET11. ElectricalGood Fair Poor N/A None

X

12. Smoke DetectorsGood Fair Poor N/A None

XObservations:• Replace all original or antiquated smoke detectors with newer models.

13. Chimney ConditionGood Fair Poor N/A None

X

14. Chimney MaintenanceGood Fair Poor N/A None

X


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Roof 1. Roof ConditionGood Fair Poor N/A None

XObservations:• The shingle roof is a 2006 (#2006056002) installation that was found to bein overall good condition with no visible areas of damages or repairs. Theroof had good granular conditions with minor weathering. Very few shingleshad some minor lifting and could be resealed.

The lower roof above the garage had some weathering along the flashingthat will require some maintenance by sealing any gap with Elastomericpaint. Also gutter installations would remedy much of the issue.

The roof has an estimated life expectancy of 15 years without any stormactivity.

2006 SHINGLE ROOF


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MINOR CORNERS OF SHINGLES WERELOOSE

2. FlashingGood Fair Poor N/A None

XObservations:• The flashing above the garage roof area had some exposed gaps and isrecommended to have sealant applied to close any gaps that exist. Due toshort overhangs and lack of gutters the constant water had begun to weatherthe area. (ESTIMATED COST: $50)

3. Vent CapsGood Fair Poor N/A None

X

4. GutterGood Fair Poor N/A None

XObservations:• The home has very short overhangs and no gutters. Full installationrecommended to keep water away from structure. Water can weaken theflashing, window frames and deteriorate the siding. (ESTIMATED COST:$800-$1,000)


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SHORT OVERHANGS- RECOMMENDED GUTTERS


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Attic 1. AccessGood Fair Poor N/A None

XObservations:• Bedroom Closet.

2. StructureGood Fair Poor N/A None

XObservations:• The home has single strap connections with wood frame beams andcurrent code nail spacing.• Noted bird nesting due to damaged screens.• Wood frame gable ends that had interior siding damaged. Does not affectinterior conditions.

NOTED BIRD NEST- ROOF VENTS WEREEXPOSED AND DAMAGED

WOOD FRAME GABLE END


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UNFINISHED GABLE SIDING

3. VentilationGood Fair Poor N/A None

XObservations:• Under eave soffit inlet vents noted.

4. Vent ScreensGood Fair Poor N/A None

XObservations:• Vent screens are damaged or missing, suggest repairing or replacingscreens as necessary.

5. Duct WorkGood Fair Poor N/A None

X


X


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7. Insulation ConditionGood Fair Poor N/A None

XMaterials: Loose fill insulation noted.Observations:• Insulation appears adequate.


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Bedrooms The main area of inspection in the bedrooms is the structural system. This means that all walls,ceilings and floors will be inspected. Doors and windows will also be investigated for damage andnormal operation. Personal items in the bedroom may prevent all areas to be inspected as theinspector will not move personal items.

1. LocationsLocations: Master#1 • Guest #2 • Guest #3

2. Wall ConditionGood Fair Poor N/A None

XMaterials: Drywall walls noted.

3. Floor ConditionGood Fair Poor N/A None

XFlooring Types: Ceramic tile is noted.


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X XMaterials: Aluminum framed sliding window noted.Observations:• The master bedroom window had some locking issues noted. Will need tobe readjusted.• Original window frames with no shutter protection noted.

LOCK WAS NOT FUNCTIONAL- MASTERBEDROOM

LOCK WAS NOT FUNCTIONAL- MASTERBEDROOM

5. CabinetsGood Fair Poor N/A None

X

6. Ceiling ConditionGood Fair Poor N/A None

XMaterials: There are drywall ceilings noted.Observations:• The drywall is patched in areas. The reason for the patch could not bedetermined.


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7. Ceiling FansGood Fair Poor N/A None

X

8. ClosetsGood Fair Poor N/A None

XObservations:• The closet is in serviceable condition.


X


X

11. Smoke DetectorsGood Fair Poor N/A None

XObservations:• Recommended to install new smoke detectors in every bedroom.


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Bathroom Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets.Because of all the plumbing involved it is an important area of the house to look over. Moisture in theair and leaks can cause mildew, wallpaper and paint to peel, and other problems. The homeinspector will identify as many issues as possible but some problems may be undetectable due toproblems within the walls or under the flooring..

1. LocationsLocations: Master Bathroom • Half bathroom • Guest bathroom #1

2. Bathroom ConditionGood Fair Poor N/A None

XObservations:• The bathrooms have been recently remodeled with new cabinets, fixtures,tiling and components.


XObservations:• The cabinets did not have any knobs/handles to open.


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CABINETS DID NOT HAVE ANY HANDLES4. Ceiling ConditionGood Fair Poor N/A None

X XMaterials: There are drywall ceilings noted.Observations:• The master bathroom ceiling had noted trapped moisture readings duringtesting. The attic drywall didn't have any moisture stains and may be oldermoisture readings.

AREA THAT HAD SOME THERMAL/MOISTUREREADINGS


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NO NOTED MOISTURE STAINS ABOVEBATHROOM

5. CountersGood Fair Poor N/A None

XObservations:• Solid Surface tops noted.


XObservations:• Missing backstopper to the guest bathroom door.


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X


XObservations:• No GFCI protection present, suggest installing GFCI protected receptaclesfor safety.

9. Exhaust FanGood Fair Poor N/A None

XObservations:• The bath fan was operated and no issues were found.


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XMaterials: Ceramic tile is noted.

11. MirrorsGood Fair Poor N/A None

X


XObservations:• The plumbing had no visible leaks when tested.


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13. Shower WallsGood Fair Poor N/A None

XObservations:• Caulking needed around perimeter.

14. Bath TubsGood Fair Poor N/A None

X


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LOOSE HANDLE

15. EnclosureGood Fair Poor N/A None

XObservations:• The shower enclosure was functional at the time of the inspection.


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16. SinksGood Fair Poor N/A None

X

17. ToiletsGood Fair Poor N/A None

X


X


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Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include astove, dishwasher, sink and other appliances.


XObservations:• The kitchen cabinets had been remodeled to newer custom cabinets inabove average condition and had no visible issues noted.

2. CountersGood Fair Poor N/A None

XObservations:• Solid Surface tops noted.

3. DishwasherGood Fair Poor N/A None

X

4. MicrowaveGood Fair Poor N/A None

XObservations:• Smaller portable microwave.


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5. Cook top conditionGood Fair Poor N/A None

XObservations:• All heating elements operated when tested.

6. Oven & RangeGood Fair Poor N/A None

X

7. RefrigeratorGood Fair Poor N/A None

X


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8. Vent ConditionGood Fair Poor N/A None

XMaterials: RecirculatingObservations:• Exhaust fan has poor air flow. Recommended to be replaced. (ESTIMATEDCOST: $150)

POOR VENTING- RECOMMENDED TO REPLACE HOOD9. SinksGood Fair Poor N/A None

XObservations:• The hot/cold valves were inverted.


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INVERTED HOT/COLD10. Garbage DisposalGood Fair Poor N/A None

X


XObservations:• Seal any gaps in the cabinetry.


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SEAL ALL GAPS IN CABINETRY12. ElectricalGood Fair Poor N/A None

X


X

14. Wall ConditionGood Fair Poor N/A None

XMaterials: Drywall walls noted.


XMaterials: Ceramic tile is noted.


X

17. Ceiling ConditionGood Fair Poor N/A None

XMaterials: There are drywall ceilings noted.


X

19. Patio DoorsGood Fair Poor N/A None

X


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20. Screen DoorsGood Fair Poor N/A None

X


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Laundry 1. Locations

2. Washer and DryerGood Fair Poor N/A None

XObservations:• The washer and dryer were functional during testing.

3. Dryer VentGood Fair Poor N/A None

X


X


X

6. Exhaust FanGood Fair Poor N/A None

X


XMaterials: Ceramic tile is noted.Observations:• Garage tile was in average condition with some loose tiles.


X


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X XObservations:• The garage door was warped but functional.


X


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Heat/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is theclimate control system for the structure. The goal of these systems is to keep the occupants at acomfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs ata minimum. The HVAC system is usually powered by electricity and natural gas, but can also bepowered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls.For a more thorough investigation of the system please contact a licensed HVAC service person.

1. Compressor and Air HandlerGood Fair Poor N/A None

XObservations:• Recommended to install overflow pan. (ESTIMATED COST: $25)• The AC unit is a 1996 3.5 ton Janitrol/Goodman model that was found to beat the end of the useful life cycle due to age and condition. The air handlerwas very dirty and in need of servicing. Although the AC unit was cooling it isrecommended to budget for a new AC unit in the future. (FUTUREESTIMATED COST: $ 2,000+)• Recommended to have the coils cleaned as regular maintenance.(ESTIMATED COST: $250+)• Recommended to replace closet door to Louvre door to provide airflow.(ESTIMATED COST: $75)

1996 AC UNIT- RECOMMENDED TO BUDGETFOR FUTURE REPLACEMENT

IMPROPER CLOSET DOOR FOR AC UNIT-NEEDS LOUVERED DOORS FOR

VENTILATION


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NO OVERFLOW PAN INSTALLED AIR HANDLER COILS- VERY DIRTY

SEAL ANY GAPS IN HANDLER2. AC Compress ConditionGood Fair Poor N/A None

XCompressor Type: ElectricObservations:• The AC unit is 1996 model that was is at the end of the typical life cycle.Recommended to budget for replacement.


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1995 AC UNIT CORNER CRACK OF THE SLAB

1996 UNIT3. VentingGood Fair Poor N/A None

X

4. Refrigerant LinesGood Fair Poor N/A None

XObservations:• Missing insulation at A/C unit.

5. Air SupplyGood Fair Poor N/A None

XObservations:• The return air supply system appears to be functional.


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6. RegistersGood Fair Poor N/A None

XObservations:• Recommended to have the ducts cleaned as maintenance. See HVACcompany for estimate. ($35/duct)

DUCT CLEANING RECOMMENDED


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7. FiltersGood Fair Poor N/A None

XObservations:• MAINTENANCE: The air filter(s) should be inspected at least monthly andcleaned or replaced as required.

8. ThermostatsGood Fair Poor N/A None

X


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Water Heater 1. Water Heater ConditionGood Fair Poor N/A None

XHeater Type: ElectricObservations:• Original water heater was functional during testing. Recommended tobudget for a future replacement to a more efficient model. Water heatershave an typical 25 year life expectancy.

2. BaseGood Fair Poor N/A None


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3. Heater EnclosureGood Fair Poor N/A None

X

4. TPRVGood Fair Poor N/A None

X

5. Number Of GallonsGood Fair Poor N/A None

X


XMaterials: CopperObservations:• No deficiencies observed at the visible portions of the supply piping.


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Electrical 1. Electrical PanelGood Fair Poor N/A None

X XObservations:• Open breaker panel slot(s) at panel box cover. Electrocution hazard.• Replace all panel screws to flat head panel types. During reinstallation ofthe screws the panel screw hit a wire and created a big spark. Considered ahazard.

2. Main Amp BreakerGood Fair Poor N/A None

XObservations:• 150 amp

3. Breaker Damage/TrippingGood Fair Poor N/A None

X

4. Cable FeedsGood Fair Poor N/A None

X


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5. BreakersGood Fair Poor N/A None

XMaterials: Copper armor sheathed cable noted.Observations:• All of the circuit breakers appeared serviceable.

Documents

Building Integrity Property Services · Page 30 Item: 4 Ceiling Condition • The master bathroom ceiling had noted trapped moisture readings during testing. The attic drywall didn't