KENCO HOME INSPECTION

Transcription

1 KENCO HOME INSPECTION RESIDENTIAL REPORT 1234 Main St. Palm Beach Gardens Florida Buyer Name 04/25/2018 9:00AM Inspector Kenneth Dolin Certified Master Inspector Agent Agent Name

2 Table of Contents Table of Contents SUMMARY 1: EXTERIOR 2: ROOF 3: GUTTERS 4: ATTIC 5: DOORS, WINDOWS AND INTERIOR 6: APPLIANCES 7: ELECTRICAL 8: PLUMBING 9: HEATING AND COOLING 10: INSULATION AND VENTILATION 11: FOUNDATION, CRAWLSPACE AND STRUCTURE 12: GARAGE 13: SWIMMING POOLS, EQUIPMENT AND SAFETY 14: WINDSTORM MITIGATION STANDARDS OF PRACTICE Kenco Home Inspection Page 2 of 47

3 SUMMARY MAINTENANCE OR COSMETIC NOTEWORTHY OR REPAIR HIGH IMPORTANCE Exterior - WALLS: Expansion cracks (minor) Exterior - WALLS: Exterior wall cracks (moderate) Exterior - WALLS: Penetrations (exterior) Exterior - SIDING, FLASHING AND TRIM: Peeling paint Exterior - SOFFITS AND FASCIA: Fascia (wood rot) Exterior - SOFFITS AND FASCIA: Soffits (open areas) Exterior - DOORS (Exterior): Exterior Door Trim (wood rot) Exterior - DOORS (Sliders and Screens): Sliding Glass Door (maintenance) Exterior - WINDOWS AND SCREENS: Exterior Windows (weatherstrip) Exterior - WINDOWS AND SCREENS: Exterior windows (deterioration) Exterior - WINDOWS AND SCREENS: Window Screens (damaged) Exterior - WINDOWS AND SCREENS: Window Screens (missing) Exterior - WINDOWS AND SCREENS: Window Screens (worn) Exterior - SHUTTERS: Shutter Maintenance Exterior - GATES AND FENCING: Gate Latch (damaged) Exterior - GATES AND FENCING: Wood Fence (damage) Exterior - GATES AND FENCING: Wood Fence (wood rot) Exterior - VEGETATION, GRADING AND DRAINAGE: Vegetation (contact with the structure) Exterior - VEGETATION, GRADING AND DRAINAGE: Vegetation (contact with the roof) Exterior - SCREEN ENCLOSURES, PATIOS, DECKS AND BALCONIES : Screening closure (evidence of previous damage and repairs to the ceilings Exterior - SCREEN ENCLOSURES, PATIOS, DECKS AND BALCONIES : Screen Enclosure (damaged rails) Exterior - SCREEN ENCLOSURES, PATIOS, DECKS AND BALCONIES : Damaged screens Exterior - IRRIGATION SYSTEM : Irrigation system (supply leak) Gutters - Gutters, Leaders and Downspouts: Erosion at base of gutters Gutters - Gutters, Leaders and Downspouts: Full gutter service Attic - Access hatch: Attic access cover damaged Kenco Home Inspection Page 3 of 47

4 4.6.1 Attic - Trash and debris: Trash and debris Doors, Windows and Interior - CEILINGS, WALLS, FLOORS and TRIM: Interior walls (physical/cosmetic damage) Doors, Windows and Interior - CEILINGS, WALLS, FLOORS and TRIM: Wood floors (worn/damaged) Doors, Windows and Interior - CEILINGS, WALLS, FLOORS and TRIM: Carpets Stained/Damaged/Worn Doors, Windows and Interior - CEILINGS, WALLS, FLOORS and TRIM: Ceilings (Staining,Damage,Repairs) Doors, Windows and Interior - CEILINGS, WALLS, FLOORS and TRIM: Moisture Damage at door return Doors, Windows and Interior - COUNTERS AND CABINETS: Cabinet cosmetic damage Doors, Windows and Interior - COUNTERS AND CABINETS: Laundry Room Sink Base (moisture damage) Doors, Windows and Interior - SHOWERS AND BATHS: Grout (open joints) Doors, Windows and Interior - WINDOWS : Window Counter Balance Return Springs Doors, Windows and Interior - WINDOWS : Window seal Doors, Windows and Interior - EVIDENCE OF MOISTURE OR MOLD: Active moisture Appliances - DISHWASHER: Worn Controls Appliances - RANGES/OVENS/COOKTOPS/RANGE HOOD: Anti-tip Appliances - RANGES/OVENS/COOKTOPS/RANGE HOOD: Oven door hinges Appliances - MICROWAVE COOKING EQUIPMENT: Not Operational Appliances - WASHING MACHINE AND DRYER: Burst proof Appliances - WASHING MACHINE AND DRYER: Clean dryer vent Appliances - WASHING MACHINE AND DRYER: Dryer lint trap Electrical - MAIN BREAKER PANEL AND DISTRIBUTION PANELS: Disconnected/Unsecured Circuits Electrical - MAIN BREAKER PANEL AND DISTRIBUTION PANELS: Damaged breaker handle Electrical - COVERS, BOXES, HOUSINGS AND CONDUIT: Receptacle Cover Missing (interior) Electrical - LIGHT FIXTURES, COMPONENTS: Light (does not operate Electrical - SWITCHES And RECEPTACLES: Receptalces (loose) Electrical - GFCI or AFCI BREAKERS AND RECEPTACLES : GFCI Protection Electrical - SMOKE DETECTORS AND CARBON MONOXIDE DETECTORS: Service smoke Electrical - SMOKE DETECTORS AND CARBON MONOXIDE DETECTORS: Carbon monoxide detector Plumbing - PLUMBING DRAIN SYSTEMS: Sink drain is leaking Plumbing - PLUMBING DRAIN SYSTEMS: Toilet (Loose at base) Plumbing - PLUMBING SUPPLY AND DISTRIBUTION SYSTEMS : Shut Off Valves (frozen) Plumbing - PLUMBING SUPPLY AND DISTRIBUTION SYSTEMS : Kithcen Sink Facuet (leak at the stem) Plumbing - PLUMBING SUPPLY AND DISTRIBUTION SYSTEMS : Gate valve (recommend upgrade) Plumbing - SINKS, SHOWERS AND BATHS: Shower spigot Plumbing - WATER HEATER SYSTEM: Temperature and Pressure Discharge Line Kenco Home Inspection Page 4 of 47

5 8.4.2 Plumbing - WATER HEATER SYSTEM: Corrosion Heating and Cooling - COOLING/HEAT EQUIPMENT: Mold Heating and Cooling - AUTOMATIC SAFETY CONTROLS: Install overflow Heating and Cooling - DISTRIBUTION SYSTEMS : AC registers Heating and Cooling - DISTRIBUTION SYSTEMS : Duct repair Garage - GARAGE DOORS: Wood rot Garage - GARAGE DOORS: Main garage doors (damaged wood coverings) Garage - GARAGE DOORS: Main door uneven Garage - GARAGE DOOR OPERATORS (Report whether or not doors will reverse when light sensor is crossed): Opener light Swimming Pools, Equipment and Safety - GENERAL CONDITION AND NOTES: Staining and discoloration Swimming Pools, Equipment and Safety - FENCING AND SAFETY: No safety fence Swimming Pools, Equipment and Safety - POOL DECK AND COPING: Coping tile Swimming Pools, Equipment and Safety - POOL DECK AND COPING: Pool deck ponding Swimming Pools, Equipment and Safety - PUMP AND FILTRATION SYSTEMS: Pool filter Swimming Pools, Equipment and Safety - PUMP AND FILTRATION SYSTEMS: BUBBLES IN THE RETURN FLOW Swimming Pools, Equipment and Safety - PUMP AND FILTRATION SYSTEMS: Filter (cover leak) Swimming Pools, Equipment and Safety - PUMP AND FILTRATION SYSTEMS: Filter Gauage (damaged) Swimming Pools, Equipment and Safety - PUMP AND FILTRATION SYSTEMS: Return cap missing Swimming Pools, Equipment and Safety - PUMP AND FILTRATION SYSTEMS: Pool pump (leak) Swimming Pools, Equipment and Safety - PUMP AND FILTRATION SYSTEMS: Skimmer Baskets (debris/damage) Swimming Pools, Equipment and Safety - PUMP AND FILTRATION SYSTEMS: Pump electric whip Swimming Pools, Equipment and Safety - LIGHTS: Pool light(not properly seated) Swimming Pools, Equipment and Safety - LIGHTS: Pool light (inoperative) Kenco Home Inspection Page 5 of 47

6 Information 1: EXTERIOR Weather Conditions Ground is Damp Construction type CBS Irrigation System City Water Supply Exterior views Approximate Age 1979 Siding Style and Materials Cement stucco General Description of the predominant siding style and materials Building Design SINGLE FAMILY, 1 STORY Driveway Concrete Limitations VEGETATION, GRADING AND DRAINAGE DRAINAGE Drainage can not be viewed or tested under most conditions, a visual inspection only of the grading and drainage was preformed. This can not take into account the effects during rains and at various times of saturation levels. Kenco Home Inspection Page 6 of 47

7 PESTS, RODENTS, ANIMALS LIMITED AREAS OF INSPECTION The inspection for pests are limited to the areas that are accessible only. Items stored, limited access, areas that area not visible such as framing members behind siding and drywall, areas behind wallpaper or otherwise obstructed from view are not inspected. pest such as ants, fleas, roaches, silverfish and other non wood destroying organisms are not typically reported Comments WALLS EXPANSION CRACKS (MINOR) Exterior wall cracks were noted in several areas of the exterior walls, these cracks should be sealed to prevent any moisture intrusion and further damage and monitored for any additonal movement on a regular basis Contact a qualified painter. Maintenance or Cosmetic WALLS EXTERIOR WALL CRACKS (MODERATE) FRONT WINDOW OF GARAGE Moderate open cracks were noted in the exterior wall. These cracks are beyond hairline and should be sealed and monitored for additional movement WALLS PENETRATIONS (EXTERIOR) There are multiple penetrations in the exterior walls that will need to be sealed to prevent moisture penetration. Contact a qualified painter SIDING, FLASHING AND TRIM PEELING PAINT There is peeling paint in multiple areas of the exterior trim these areas will need to be properly resurfaced to prevent premature deterioration of the material Contact a qualified painter. Kenco Home Inspection Page 7 of 47

8 1.3.1 SOFFITS AND FASCIA FASCIA (WOOD ROT) FRONT LEFT OF GARAGE, ABOVE FRONT DOOR Wood rot was noted in the fascia, All areas of the fascia should be fully and closely inspected and all areas of wood rot repaired. Contact a qualified carpenter SOFFITS AND FASCIA SOFFITS (OPEN AREAS) Noted open areas of the soffits which should be sealed to prevent potential pest penetration DOORS (Exterior) EXTERIOR DOOR TRIM (WOOD ROT) FRONT DOOR There is visible wood rot at the exterior base of the door trim. This material will require repair or replacement Contact a qualified door repair/installation contractor DOORS (Sliders and Screens) SLIDING GLASS DOOR (MAINTENANCE) Recommend a maintenance cleaning and lubrication of the sliding glass door tracks rollers and latches using a wax based lubricant such as LC wax Alumaslick or similar product. Contact a qualified door repair/installation contractor. Maintenance or Cosmetic Kenco Home Inspection Page 8 of 47

9 1.6.1 WINDOWS AND SCREENS EXTERIOR WINDOWS (WEATHERSTRIP) The weather strip is damaged on the bottom of several of the exterior windows, this could lead to water intrusion during heavy wind and rain and should be repaired. Contact a qualified window repair/installation contractor WINDOWS AND SCREENS EXTERIOR WINDOWS (DETERIORATION) There is visible deterioration of the exterior windows that will require repair/replacement. Pictured are front windows Contact a qualified window repair/installation contractor WINDOWS AND SCREENS WINDOW SCREENS (DAMAGED) There are damaged window screens that will require repair or replacement Contact a qualified window repair/installation contractor WINDOWS AND SCREENS WINDOW SCREENS (MISSING) There are missing exterior window screens (not inventoried) Contact a qualified window repair/installation contractor WINDOWS AND SCREENS WINDOW SCREENS (WORN) There is visible wear on the exterior window screens Maintenance or Cosmetic Contact a qualified window repair/installation contractor. Kenco Home Inspection Page 9 of 47

10 1.7.1 SHUTTERS SHUTTER MAINTENANCE The exterior shutters will require maintenance service and lubrication Maintenance or Cosmetic Contact a qualified window repair/installation contractor GATES AND FENCING GATE LATCH (DAMAGED) RIGHT SIDE GATE The gate latch is damaged and will require repair for proper operation Contact a qualified fencing contractor GATES AND FENCING WOOD FENCE (DAMAGE) RIGHT SIDE There is damage, wood rot and missing components to the wooden fence in multiple areas Contact a qualified fencing contractor GATES AND FENCING WOOD FENCE (WOOD ROT) RIGHT SIDE There are multiple areas of wood rot along they base of the fence. Contact a qualified fencing contractor VEGETATION, GRADING AND DRAINAGE VEGETATION (CONTACT WITH THE STRUCTURE) There is vegetation in contact with the structure and should be trimmed back to prevent damage and pest access Contact a qualified landscaping contractor Maintenance or Cosmetic Kenco Home Inspection Page 10 of 47

11 VEGETATION, GRADING AND DRAINAGE VEGETATION (CONTACT WITH THE ROOF) The tree limbs that are in contact with roof or hanging near roof should be trimmed. Contact a qualified landscaping contractor Maintenance or Cosmetic SCREEN ENCLOSURES, PATIOS, DECKS AND BALCONIES SCREENING CLOSURE (EVIDENCE OF PREVIOUS DAMAGE AND REPAIRS TO THE CEILINGS There is damage/wood rot to the fascia of the rear screen patio area. This could be from previous water penetration from the roof above SCREEN ENCLOSURES, PATIOS, DECKS AND BALCONIES SCREEN ENCLOSURE (DAMAGED RAILS) Noted damaged screen rail components. All areas of the screen enclosure will require full evaluation to determine the extent of repair SCREEN ENCLOSURES, PATIOS, DECKS AND BALCONIES DAMAGED SCREENS There are several areas of damaged screens on the rear patio enclosure Kenco Home Inspection Page 11 of 47

12 IRRIGATION SYSTEM IRRIGATION SYSTEM (SUPPLY LEAK) Theres a visible leak on the supply line of the irrigation system. This did not appear to be effecting the operation of the system. Recommend verification all heads are functional and do no contact the structure. Kenco Home Inspection Page 12 of 47

13 Information 2: ROOF Roof Materials Architectural Viewed Roof From Walked roof ROOF PHOTOS Roof-Type Hip, Flat Sky Light(s) None Roof Structure Prefabricated Wood Trusses Chimney (exterior) N/A Limitations FLASHINGS, PENETRATIONS and COMPONENTS LIMITED VIEW Flashing and penetrations are only partially visible due to design Kenco Home Inspection Page 13 of 47

14 EVIDENCE OF LEAKS CURRENT CONDITIONS Visible evidence of leaks from the roof and components may not be apparent during all conditions. Leaks may be verifiable only during or after rains. Kenco Home Inspection Page 14 of 47

15 Information 3: GUTTERS Description Metal Gutters, Leaders and Downspouts: Partial gutter coverage The home does not have full gutter coverage Termination Direct Ground, Extensions Noted Underground leader operation or termination can not be tested for operation or function Comments Gutters, Leaders and Downspouts EROSION AT BASE OF GUTTERS There was visible erosion at the base of the gutter downspouts in several areas, recommend back-fill and modification to prevent further damage Gutters, Leaders and Downspouts FULL GUTTER SERVICE The gutters will need service in several areas, there is erosion at the base of the downspouts, leaks at seams/end stops, water retention and debris in gutters/downspouts Contact a qualified gutter contractor Kenco Home Inspection Page 15 of 47

16 Information 4: ATTIC Attic info Attic access, Pull Down stairs Method used to observe attic From entry, Walked, Not all areas were visible Attic Views Limitations Limited Access LIMITED ACCESS Due to the design there were multiple areas of the attics that were not fully accessible for inspection and evaluation Comments Access hatch ATTIC ACCESS COVER DAMAGED Trash and debris TRASH AND DEBRIS Kenco Home Inspection Page 16 of 47

17 There are multiple areas of visible he abandoned components, trash debris and other mechanical items that have been abandoned Kenco Home Inspection Page 17 of 47

18 Information 5: DOORS, WINDOWS AND INTERIOR Ceiling Materials Drywall Interior Doors Hollow core Countertop Granite, Cultured marble Interior Photos Wall Material Drywall Window Types AGED, Single-hung, Single pane, Non-impact glass Floor Covering(s) Tile, Carpet, Laminate Cabinetry Wood Comments CEILINGS, WALLS, FLOORS and TRIM INTERIOR WALLS (PHYSICAL/COSMETIC DAMAGE) Kenco Home Inspection Page 18 of 47

19 Visible physical/cosmetic damage noted on the interior walls CEILINGS, WALLS, FLOORS and TRIM WOOD FLOORS (WORN/DAMAGED) The wood floors are worn and damaged in multiple areas, refinishing is recommended CEILINGS, WALLS, FLOORS and TRIM CARPETS STAINED/DAMAGED/WORN The carpets are stained/damaged and worn in multiple areas of the interior CEILINGS, WALLS, FLOORS and TRIM CEILINGS (STAINING,DAMAGE,REPAIRS) There are areas of the interior ceilings that have damage/repairs and staining. There is no active moisture in these areas at the time of inspection CEILINGS, WALLS, FLOORS and TRIM MOISTURE DAMAGE AT DOOR RETURN ABOVE SLIDERS IN LIVING ROOM There are areas of visible moisture staining and damage to the interior drywall/trim from moisture penetration. No active moisture was detected at the time of inspection Kenco Home Inspection Page 19 of 47

20 5.2.1 COUNTERS AND CABINETS CABINET COSMETIC DAMAGE The cabinets show damage and wear COUNTERS AND CABINETS LAUNDRY ROOM SINK BASE (MOISTURE DAMAGE) Moisture damage to the laundry room sink base from a previous moisture event was visible, no active moisture detected at the time of inspection. additional damage may be present in areas that are not visible. Contact a qualified cabinet contractor SHOWERS AND BATHS GROUT (OPEN JOINTS) Several areas of the shower tile have open joints that will need to be Re-grouted or Caulked to prevent moisture penetration and potential further damage. Maintenance or Cosmetic WINDOWS WINDOW COUNTER BALANCE RETURN SPRINGS Multiple window counter balance return springs were noted to be damaged, recommend repair and maintenance of all additional windows with a wax based lubricant. Contact a qualified window repair/installation contractor. Kenco Home Inspection Page 20 of 47

21 5.5.2 WINDOWS WINDOW SEAL The window seal has deteriorated. Recommend re-sealing around all interior and exterior of windows to help lrevent moisture penetration EVIDENCE OF MOISTURE OR MOLD ACTIVE MOISTURE ON CARPET OUTSIDE OF MASTER BATHROOM Active moisture was detected in the interior of the home. The source of the moisture and the extent of the damage will need further valuation to determine the cause and course of repair Kenco Home Inspection Page 21 of 47

22 Information 6: APPLIANCES APPLIANCE PHOTOS Dishwasher Brand WHIRLPOOL Disposer Brand BADGER Exhaust/Range hood RE-CIRCULATE, Microwave Range/Oven MAYTAG Built in Microwave MAYTAG, AGED Washing Machine and Dryer Maytag Ice Maker Refrigerator WHIRLPOOL Comments DISHWASHER WORN CONTROLS Kenco Home Inspection Page 22 of 47

23 The controls on the dishwasher are worn and some of the lights do not operate. The dishwasher functioned as intended during the inspection RANGES/OVENS/COOKTOPS/RANGE HOOD ANTI-TIP It could not be determined if the range had anti tip brackets installed. The unit was difficult to remove from the location without potentially damaging counters/floors RANGES/OVENS/COOKTOPS/RANGE HOOD OVEN DOOR HINGES The doors on the oven are loose at the hinges MICROWAVE COOKING EQUIPMENT NOT OPERATIONAL The Microwave is not operational High Importance Contact a qualified appliance repair professional WASHING MACHINE AND DRYER BURST PROOF Recommend installation of burst proof hoses on the washing machine. no issue with the installed hoses and recommendation is matter of precaution Kenco Home Inspection Page 23 of 47

24 6.6.2 WASHING MACHINE AND DRYER CLEAN DRYER VENT Recommend cleaning the dryer vent system WASHING MACHINE AND DRYER DRYER LINT TRAP The dryer lint trap in the unit will need to be cleaned and serviced prior to use Recommended DIY Project Kenco Home Inspection Page 24 of 47

25 Information 7: ELECTRICAL Panel Type Circuit breakers Electric Panel Manufacturer SQUARE D Wiring Methods Romex, Conduit ELECTRICAL PHOTOS Electrical Service Conductors Below ground Branch wire 15 and 20 AMP Copper Generator interface None Panel capacity 200 AMP PANEL LOCATION GARAGE Comments MAIN BREAKER PANEL AND DISTRIBUTION PANELS DISCONNECTED/UNSECURED CIRCUITS There are disconnected/unsecured circuits in the main distribution panel that should be properly secured or terminated Contact a qualified electrical contractor. Kenco Home Inspection Page 25 of 47

26 7.1.2 MAIN BREAKER PANEL AND DISTRIBUTION PANELS DAMAGED BREAKER HANDLE Breaker was physically damaged and will require replacement High Importance COVERS, BOXES, HOUSINGS AND CONDUIT RECEPTACLE COVER MISSING (INTERIOR) noted missing/damaged interior receptacle/switch covers. These covers should be in place to prevent potential contact with the live circuits Contact a qualified electrical contractor LIGHT FIXTURES, COMPONENTS LIGHT (DOES NOT OPERATE Bulb out in garage and the light in the hallway outside guest bathroom did not function during inspection SWITCHES And RECEPTACLES RECEPTALCES (LOOSE) Several interior receptacles are loose. The receptacle also had difficulty accepting a plug GFCI or AFCI BREAKERS AND RECEPTACLES GFCI PROTECTION There are areas that are not GFCI (ground fault circuit interrupter) protected. Notably the kitchen, garage and exterior of home. While this may not have been required with the home was built, This is a recommended upgrade Contact a qualified electrical contractor. Kenco Home Inspection Page 26 of 47

27 SMOKE DETECTORS AND CARBON MONOXIDE DETECTORS SERVICE SMOKE Recommend maintenance battery replacement in the smoke detectors and testing SMOKE DETECTORS AND CARBON MONOXIDE DETECTORS CARBON MONOXIDE DETECTOR Carbon Monoxide Detectors are Recommended to be installed in the appropriate locations as a precaution. Here is an article to get you started on CO Alarm Placement Kenco Home Inspection Page 27 of 47

28 Information 8: PLUMBING MAIN WATER SHUT OFF LOCATION LEFT SIDE Water Filters None Water Heater Power Source Electric Plumbing Water Supply (into home) Copper, Where Visible Plumbing Water Distribution (inside home) Copper, Where Visible Water Heater Capacity 40 Gallon Water Source Public Washer Drain Size 2 Diameter Manufacturer Whirlpool Water Heater Age 2009 FUEL SHUT OFF VALVE LOCATION N/A Drain system components PVC PLUMBING PHOTOS WATER HEATER SYSTEM: Water Heater Operational 120 The water heater temperature reached a minimum of 110 degrees considered for safe operation Kenco Home Inspection Page 28 of 47

29 Comments PLUMBING DRAIN SYSTEMS SINK DRAIN IS LEAKING KITCHEN There is a Visible leak from the kitchen sink drain. The specific cause of the leak will need to be determined and repaired. Contact a qualified plumbing contractor PLUMBING DRAIN SYSTEMS TOILET (LOOSE AT BASE) GUEST BATH The toilet is loose at the base, recommend removal and replacement of the flange seal and re-setting and resealing the unit to prevent movement. Replacement of the flange seal is a precaution PLUMBING SUPPLY AND DISTRIBUTION SYSTEMS SHUT OFF VALVES (FROZEN) WASHING MACHINE, BATHROOM, KITCHEN SINKS Noted multiple water shut off valves were frozen at point of use, not all valves were operated. recommend evaluate and replace all valves that are not operable. Noted only moderate pressure is applied to the valves for testing to prevent potential damage. No active leak was detected at the time of the inspection. Contact a qualified plumbing contractor PLUMBING SUPPLY AND DISTRIBUTION SYSTEMS KITHCEN SINK FACUET (LEAK AT THE STEM) The kitchen sink faucet has a leak at the stem during operation and will need repair or replacement Contact a qualified plumbing contractor PLUMBING SUPPLY AND Maintenance or Cosmetic DISTRIBUTION SYSTEMS GATE VALVE (RECOMMEND UPGRADE) Kenco Home Inspection Page 29 of 47

30 The main water shut off valve is equipped with a gate style valve. This style valve is subject to damage and is not fully tested. Recommend upgrading to a quarter turn ball valve Contact a qualified plumbing contractor SINKS, SHOWERS AND BATHS SHOWER SPIGOT Recommend re-sealing around the tub spigot in the guest bathroom. This will prevent moisture penetration into the wall WATER HEATER SYSTEM TEMPERATURE AND PRESSURE DISCHARGE LINE The T&P (temperature and pressure) discharge valve and lines are improperly installed. T&P discharge lines must extend from the end of the valve to the exterior, within 6 inches of the ground, or to an area that does not have a potential effect on the interior WATER HEATER SYSTEM CORROSION There was visible areas of corrosion on the water heater plumbing connections indicating potential seepage, however no active moisture was detected at the time of inspection Kenco Home Inspection Page 30 of 47

31 Information 9: HEATING AND COOLING Number of AC Units One System Age 2002, 2007 System Size 3.5 Ton Central Air Manufacturer American Standard Accesories None Fireplace Type Electric heat Cooling Equipment Type Air conditioner unit Inline Condensate Shut Off Switch NOT Present View of condensate drains HEATING SYSTEM PERFORMANCE: Heating System Performance Operational HVAC PHOTOS Kenco Home Inspection Page 31 of 47

32 AC SYSTEM PERFORMANCE (DIFFERENTIAL): Cooling system permformance degrees The AC system temperature differential is a portion of the performance evaluation. The differential measurement of the supply and return air should typically be between 14 and 20 degrees depending on various factors. Temperatures below 14 and above 24 degrees indicate the system will need a more detailed evaluation. Limitations DISTRIBUTION SYSTEMS INTERIOR OF SYSTEM IS NOT VISIBLE Note that the inteior of the system is not visible due to design without an invasive inspection. The home inspection is limited to the areas that are visible without disassembly of the components. Comments COOLING/HEAT EQUIPMENT MOLD There is visible mold on the the air handler located in the attic AUTOMATIC SAFETY CONTROLS INSTALL OVERFLOW Recommend installation of an inline condensate overflow switch. This is a safety device that helps to prevent damage due to an overflow of the condensate drain pan DISTRIBUTION SYSTEMS AC REGISTERS Theres a visible dust on the AC registers and ceilings. Kenco Home Inspection Page 32 of 47

33 9.7.2 DISTRIBUTION SYSTEMS DUCT REPAIR There is an area of visible repair to the duct work in the attic. There is also an open joint on the duct in the attic. Repair is recommended for system efficiency. Kenco Home Inspection Page 33 of 47

34 Information 10: INSULATION AND VENTILATION Attic Insulation Blown, Batt Dryer Power Source 220 Electric INSULATION PHOTOS Ventilation Soffit Vents, Roof vents Dryer Vent Flexible Metal Exhaust Fans Fan with light, Fan only Kenco Home Inspection Page 34 of 47

35 11: FOUNDATION, CRAWLSPACE AND STRUCTURE Information Foundation Masonry block Ceiling Structure Prefabricated Wood Trusses Floor Structure Slab Wall Structure Masonry Kenco Home Inspection Page 35 of 47

36 Information 12: GARAGE Garage Door Type One automatic Reversing Sensors Present Garage Door Material Wood Auto-opener Manufacturer 1/2 HORSEPOWER, LIFT-MASTER Garage Photos Comments GARAGE DOORS WOOD ROT There is wood rot at the base of the garage pedestrian exit door Kenco Home Inspection Page 36 of 47

37 GARAGE DOORS MAIN GARAGE DOORS (DAMAGED WOOD COVERINGS) There are areas of loose, missing or damaged wood panels on the main garage door. Recommend for maintenance service and repair of all areas of wood. Open joints, peeling paint GARAGE DOORS MAIN DOOR UNEVEN The garage door is uneven in the opening and needs adjustment to sit flush on the ground and prevent moisture and pest entry GARAGE DOOR OPERATORS (Report whether or not doors will reverse when light sensor is crossed) OPENER LIGHT Light is out. Kenco Home Inspection Page 37 of 47

38 13: SWIMMING POOLS, EQUIPMENT AND SAFETY Information HEAT SYSTEM TYPE None CHLORINATION AND FILTRATION SYSTEMS SAND FILTER General Photos STYLE In ground ACCESSORIES None Wall Material Diamond Bright PUMP TYPE Standard Comments GENERAL CONDITION AND NOTES STAINING AND DISCOLORATION The pool surface shows multiple areas of staining and discoloration. Contact a qualified Swimming Pool Contractor FENCING AND SAFETY NO SAFETY FENCE They were no visible provisions for a safety fence around the pool. Recommend installation of a child safety fence. High Importance Kenco Home Inspection Page 38 of 47

39 POOL DECK AND COPING COPING TILE The coping tiles and grout have become damaged do to cracking around the pool. Suggest repair to prevent further damage POOL DECK AND COPING POOL DECK PONDING There is evidence of ponding on a portion of the pool deck PUMP AND FILTRATION SYSTEMS POOL FILTER There are visible algea/mold/organic growth on the exterior of the pool filter PUMP AND FILTRATION SYSTEMS BUBBLES IN THE RETURN FLOW It was noted that there are bubbles in the return to the pool, this could indicate a restriction in the system for potential week on the intake side PUMP AND FILTRATION SYSTEMS FILTER (COVER LEAK) The pool filter cover is leaking during operation and may require seal replacement. Kenco Home Inspection Page 39 of 47

40 PUMP AND FILTRATION SYSTEMS FILTER GAUAGE (DAMAGED) The pool filter gauge is broken and not operational and will require replacement PUMP AND FILTRATION SYSTEMS RETURN CAP MISSING The return jet cap by the stairs is missing PUMP AND FILTRATION SYSTEMS POOL PUMP (LEAK) The pool pump has a notable leak, this appears to be at the cover seal. Further evaluation is recommended PUMP AND FILTRATION SYSTEMS SKIMMER BASKETS (DEBRIS/DAMAGE) Several skimmer baskets are full of debris and should be emptied as part of maintenance. The basket is also damaged. Recommended DIY Project PUMP AND FILTRATION SYSTEMS PUMP ELECTRIC WHIP The electrical whip/conduit for the wiring to the pool pump as become separated exposing the internal wiring to potential moisture damage. The should be repaired to prevent any damage. Kenco Home Inspection Page 40 of 47

41 LIGHTS POOL LIGHT(NOT PROPERLY SEATED) The pool light is not properly seated in the wall LIGHTS POOL LIGHT (INOPERATIVE) One of the Pool lights was inoperative at the time of inspection. There appeared to be water inside the fixture. this will require replacement Kenco Home Inspection Page 41 of 47

42 Information 14: WINDSTORM MITIGATION WINDSTORM PHOTOS This section is designed for gathering information for a windstorm mitigation inspection and is not complete without the official form Kenco Home Inspection Page 42 of 47

43 Kenco Home Inspection Page 43 of 47

44 STANDARDS OF PRACTICE Exterior The inspector shall inspect: all of the visible and readily accessible exterior systems and components. Exterior systems and components include the following: Exterior wall cladding/siding, flashing and trim; all exterior doors; attached decks, balconies, stoops, steps, porches, and the associated railings; eaves, soffits and fascias where accessible from the ground level; Walkways, patios, and driveways leading to the dwelling entrances; Garages and carports. The inspector shall inspect all of the visible and readily accessible site conditions that affect the structure. Site conditions include the following: Vegetation; Grading; Surface drainage: and retaining walls on the property when any of these are likely to adversely affect the structure. The Inspector is Not required to inspect: Geological, geotechnical or hydrological site conditions: Erosion control and earth stabilization measures. The inspector is not required to inspect: Windows and door screening, shutters, awnings, and similar seasonal or protective accessories and devices; Fences; Recreational Facilities; Outbuildings, with the exception of garages and carports; Swimming pools, seawalls, break-walls, boat lifts and or docks. The inspector is not required to move furniture, appliances, lawn and garden equipment, tools, stored items, wall decorations, floor coverings, clothing or any items that block the view and access to components or structures. Notes The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments and if a comments is noted in the report then ALL connected system should also be evaluated by the contractor. Note that some items may not be notable without specific weather conditions, such as rain, heavy rain, windstorms or temperature changes. Roof The inspector shall inspect from ground level or eave: Roof covering systems and components to include the following: Roofing materials; flashings; skylights, chimneys and roof penetrations: Roof drainage systems: Ventilation of attics; and insulation of attics. The inspector shall inspect all of the visible and readily accessible roof covering systems and components. The inspector is not required to inspect: Components or systems that are not readily accessible; Antenna or other installed accessories; Interiors of flues or chimneys wich are not readily accessible. The inspector is not required to walk on the roof surface when, in the opinion of the inspector, the following conditions exist: Roof slope is excessive to safely walk on; There is no safe access to the roof; Climatic conditions render the roof unsafe to walk on; condition of the roofing material or roof decking renders the roof unsafe to walk on; walking the roof may cause damage to the roof covering materials; and walking will place any liability or danger to the homeowner or other representatives involved in the home inspection process. The inspector is not required to disturb insulation. Notes: The roof was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving insulation or other items in the attic area that may obstruct view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. Gutters The Gutters and drainage systems are included in the Roof section for the standard of practice. These systems are inspected visually from the ground or accessible areas for general operation, termination and function under the conditions present. The gutter system capacity can not be determined. Underground systems can not be tested and the termination points may not be visible. The gutters are observed for suspected leaks at the seams and joints, erosion at the downspouts, improper or poor termination. recommendation may be made for better performance. Doors, Windows and Interior The inspector shall inspect: Interior walls, ceilings, and floors; steps, stairways, and railings; countertops and representative number of installed cabinets; garage doors; Interior and exterior doors and windows and their operating locks and latches or other opening mechanisms; Insulation and vapor retarders in unfinished spaces; fireplaces and solid fuel burning appliances; vent systems, flues and chimneys; household appliances. The inspector Kenco Home Inspection Page 44 of 47

45 shall inspect all of the visible and readily accesible interior components. When inspecting doors and windows, the inspector may inspect a representative number of doors and windows. The inspector shall inspect houshold appliances for normal operation- unind normal operating controls to activate a primary funtion. Inspectors will not operate system or appliances with owners belowngings, or if there is a resk to the property being inspected. Inspectors will first review the system to be operated and use professional judgment as to whether it is safe to operate using normal operating controls and report accordingly. The inspector is not required to inspect: Paint, wallpaper, window treatments and other specialty finish treatments; carpeting; window treatments; central vacuum systems. recreational facilities. fire screens and doors, if not permanently attached. seals and gaskets on fireplaces; automatic fuel feed devices. mantles and fireplace surrounds. combustion make-up air devices. heat distribtuion assists whether gravity controlled or fan assisted in fireplaces. The inspector is not required to: Open or operate any windows or doors and access covers that are permanently or temporarily secured by mechanical means, are panted shut, or are blocked by stored items or furniture; Ignite or extinguish fires; Light gas fireplaces or heaters, or other unlit pilot light devices; Determine draft characteristics for fireplaces and chimneys; Move fireplace inserts or stoves or firebox contents; Disturb insulation; Activate any system or appliance that is shut down, disconnected or otherwise rendered inoperable; operate or evaluate any system, component or appliance that does not respond to normal user controls; Operate any gas appliance that requires the manual lighting of a pilot light or burner device; Operate any system, appliance or feature that requires the use of special coes, keys, combination, or devices or where user manual reference is required; Operate any system, component, or appliance where in the opinion of the inspector, damage may occur; Determine thermostat (s) calibration, adequacy of heating elements, operate or evaluate self cleaning cycles, door seals, indicator lights, timers, clocks or timed features, defrost cycles or frost free features, or other specialist features as it applies to the appliance device; determine leakage from microwaves ovens; determine the presence or operation of back draft damper devices in exhaust devices; move any appliance;confirm operation of every control or feature of a system or appliance. Appliances The home inspector shall: observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to: Test Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable nor can the inspector determine the effectiveness of any appliance Electrical The inspector shall inspect: Electrical systems and components to include the following: Service entrance conductors, drip loo, cables and raceways; Main service equipment and main disconnects; Service grounding; Interior components of main service panels and sub panels; Conductors; Over current protection devices; Readily accessible installed lighting fixtures, switches and receptacles; Ground fault circuit interrupters; Amperate and voltage rating of electrical Service;Main disconnect(s); Methods or types of wiring; Smoke detectors; Carbon monoxide detectors;arc fault circuit interrupters. The inspector shall inspect all of the visible and readily accessible electrical systems and components. The inspector is not required to inspect: Remote control devices; security alarm systems and components;low voltage wiring, systems and components, ancillary wiring and systems and components not a part of the primary electrical power distribution system; Photovoltaic, solar collectors, or battery or electrical storage devices and associated equipment. The inspector is not required to: Measure amperage, Voltage or Impedance; perform a load calculation; Insert any tool, probe or devide into any electrical component; determine the accuracy of circuit labeling Plumbing The inspector shall: inspect all of the visible and readily accessible plumbing systems and components. The plumbing systems and components include the following: Interior water supply piping and distribution systems including all fixtures, faucets and components; drain, waste and vent systems, including all plumbing fixtures; plubing related vent systems, flues and chimneys, drainage sumps, sump pumps, and related piping; materials used for waters supply, drain, wast and vent piping; water heating equipment including energy source; Main water and main fuel shut-off valves. The inspector is not required to inspect: Wells or water storage related equipment; water conditioning systems; Solar water heating systems; Fire sprinkler systems; Irrigation system(s). The Inspector is not required to: test shower pans, tub and shower surround for leakage; Operate safety valves or shut-off valves; Determine whether water supply or waste disposal systems are public or private; determine the quantity or quality of the water supply Kenco Home Inspection Page 45 of 47

46 or the function flow at time of the inspection or thereafter will meet the client's needs. Heating and Cooling The inspector shall inspect: (1)The heating and air conditioning systems and components. (a) The heating and air conditioning (HVAC) systems and components include the following: Installed heating equipment; fuel storage and fuel distribution systems; vent systems, flues and chimneys; ductwork and air distribution components; mechanical ventilation systems. heating systems energy source(s); heating system in BTUs or Kilowatts. (b) The inspector shall inspect all readily accessible heating and air conditioning systems and components. (3) HVAC distribution systems and components. (a) The heating and air conditioning (HVAC) distribution systems and components include the following: Energy source; Cooling methon by its disinguishing characteristics; the presence of condensate over flow warning/shutoff devices. (b) the inspector shall inspect readily accessible HVAC distribution systems. The inspector is not required to inspect: (c) Interiors of flues or chimneys which are not readily accessible; heat exhangers; humidifiers or dehumidifiers; electronic air filters, sanitizers, or UV lights; Solar space heating systems; Internal components such as coils and pans. (3) The inspector is not required to: determine heat supply adequacy or distribution balance; Operate heat pump systems when ambient temperatures pose a potential for damage to the air conditioning system; Determine cooling system adequacy, distribution balance or indoor air quality; Operate an air conditioning system when ambient temperature pose the potential for damage to the air conditioning system. Insulation and Ventilation The inspector shall inspect: The insulation in unfinished spaces. The ventilation of attic spaces. Mechanical ventilation systems. And report on the general absence or lack of insulation. The inspector is not required to: Enter the attic or unfinished spaces that are not readily accessible or where entry could cause damage or pose a safety hazard to the inspector in his or her opinion. To move, touch, or disturb insulation. To move, touch or disturb vapor retarders. Break or otherwise damage the surface finish or weather seal on or around access panels and covers. Identify the composition of or the exact R-value of insulation material. Activate thermostatically operated fans. Determine the types of materials used in insulation/wrapping of pipes, ducts, jackets, boilers, and wiring. Determine adequacy of ventilation. Foundation, Crawlspace and Structure The inspector shall inspect: The foundation; Floor Structure; wall structure; roof structure; posts; beams; columns; joists; rafters; trusses; and other framing ; and ventilation of foundation areas. The inspector shall inspect all of the visible structural systems and components by probing structural components where deterioration is visible or suspected or where clear indications of possible deterioration exist. Probing is not required when, in the opinion of the inspector, probing would only further damage any area already identifed as defective or where no deterioration is visible or presumed to exist. The inspector is not required to: Enter or traverse any under-floor crawl space or attic, if in the opinion of the inspector: an unsafe or unsanitary condition exists; Enter areas in which inadequate clearance exists to allow the inspector safe entry or traversing: or the potential exists to cause damage to insulation, ductwork, or other components or stored items. The inspector is not required to provide any engineering or architectural services or offer an opinion as to the adequacy of any structural system or component. Garage The inspector shall: Inspect garage doors and garage door openers by operating by the installed automatic door control. And report as in need of repair any installed electronic sensors that are not operable or not installed at proper heights above the garage door. And report as in need of repair any door locks or side ropes that have not been removed or disabled when garage door opener is in use. Inspect and report on the garage pedestrian entry door seals and apparent fire rating. Swimming Pools, Equipment and Safety Pools are fun, but children and adults can lose their life quickly. Over 4000 lives annually are lost with one-third under the age of 14. A child can drown in the time it takes to answer a phone. A swimming pool is 14 times more likely than a motor vehicle to be involved in the death of a child age 4 and under. An estimated 5,000 children ages 14 and under are hospitalized due to near-drownings each year; 15 percent die in the hospital and as many as 20 percent suffer severe, permanent brain damage. Of all preschoolers who drown, 70 percent are in the care of one or both parents at the time of the drowning and 75 percent are missing from sight for five minutes or less. Drowning surpasses all other causes of death to children age 14 and under in Arizona, California, Florida, Hawaii, Montana, Nevada, Oregon, Utah and Washington. Kenco Home Inspection Page 46 of 47

47 A pool alarm with a loud speaker system to sound outside as well as inside the home could save a life. Even if you do not have children you should be concerned. 35% of children that drowned did so in someone else's pool. For more info, do an Internet search on pool safety or visit this website: WINDSTORM MITIGATION Information only about items noticed that may affect the windstorm mitigation inspection. This is optional and for information purposes only Kenco Home Inspection Page 47 of 47