Waypoint Property Inspection, LLC Property Inspection Report

Cover Page Waypoint Property Inspection, LLC Property Inspection Report 5216 Brighton Shore Drive, Apollo Beach, 33572 Inspection prepared for: Jennifer Sparacino & Anthony Sparacino Inspection Date: 1/3/2009 Time: 10:00am Age: 2006 Size: 3296 Weather: Sunny 75 degrees WDO/Termite inspection included Inspector: Robert Hintze, Jr American Society of Home Inspectors: 247793 9605 Greenbank Drive, Riverview,, 33569 Phone: 813.486.8551 Email: inspector@waypointinspection.com www.waypointinspection.com 2008 Waypoint Property Inspection, LLC

Report Summary Report Summary Final Walk-Through: This report is a snapshot in time, at the time and date of the inspection. Conditions in a house can change at any time, for any number of reasons (think about your vehicle suddenly breaking down!). For this reason, we recommend a complete walk-through of the vacant house before closing. If you or your representative are not available for such a walk through (or if you would like a professional to accompany you), we ask that you provide us with 3 days notice. This service is available to all of our clients for a nominal fee. Structures that are occupied and fully or partially furnished at the time of the inspection many times prevent home inspectors from seeing everything, testing everything, or having access to everything. Concealed defects are not within the scope of the home inspection. Along with defects that we might not have noted due to such conditions, since the structure is still being lived in and used, additional deferred maintenance items may be present by the time escrow closes. Recommend careful observation during final walk-through and before close of escrow. This report is not a guaranty or warranty. Anything can fail at any time. This inspection report is only reporting on the conditions as observed at the time of the inspection, and is not intended to be considered as a guaranty or warranty, expressed or implied, of the adequacy of, or performance of, systems or structures, or their component parts, or of their remaining life expectancy or usefulness. Systems, equipment and components can, and do, fail randomly and without prior warning. Have you read the complete report? It provides safety and maintenance information as well as common problems and methods for addressing those common problems. It also tells you what I did and did not do, what I could and could not do, and what I would and would not do if personal safety or property damage was involved. If you don t understand something, or if I did not make myself clear, please contact me Also feel free to visit my web site at www.waypointinspection.com And, finally, THANK YOU for entrusting us with the inspection your new home! The Staff of Waypoint Property Inspection. Structure Page 3 Item: 1 Property Description Utilities: Electricity was on. Gas was OFF. Grounds Page 5 Item: 6 Fences/Gates Boards are broken at the rear of the property Exterior Features Page 7 Item: 2 Trim Facia has moisture damage at various locations Moisture Stains and damage were visible at the base of several columns in the front Page 7 Item: 3 Sprinklers Recommend complete sprinkler system servicing by a qualified tradesman for proper operation Page 8 Item: 7 Foundation Vegetation touches house Overgrown Landscaping Interior Features Page 12 Item: 2 Doors (interior) Damaged master bedroom door Master bedroom door has non-operational hardware Page 13 Item: 4 Interior Walls Wall needs repair at base of staircase Page 14 Item: 6 Floors Carpet has stains/spots in numerous locations Page 14 Item: 7 Smoke Detectors Suggest installing CO2 detectors in appropriate locations Page 1 of 29

Heating Page 18 Item: 1 System Description Gas not on to house. Unable to test systems. (Air handlers appeared operational) Page 19 Item: 8 Air Filter Suggest changing air filters at the time of the inspection Page 19 Item: 9 Heating Notes Suggest cleaning and servicing entire system including cleaning the condensate drain line to prevent clogging and backup. Plumbing Page 21 Item: 4 Fuel System Fuel System is not on for inspection - Recommend utility company light and test all fuel appliances Page 21 Item: 5 Water Heater Gas not on to house. Unable to test function of hot water heater. Recommend utility turn on gas and test all gas appliances Kitchen Page 23 Item: 1 Sink Sink transition to granite at rear is leaking. Recommend sealing transition area Page 23 Item: 5 Range/Cooktop Separate gas cook top was not inspected due to gas being off Bathrooms Page 26 Item: 2 Sink Sink overflow leaks in hall and front (suite) bathrooms. Suggest repair Page 27 Item: 5 Shower Master shower door is difficult to operate. Suggest realignment Page 2 of 29

1. Property Description Style: Single Family General Description: Age: 2006 Roof Age: 2006 Air Conditioning: On Bedrooms: 4 Bathrooms: 4 Utilities: Electricity was on. Gas was OFF. Structure Front view of home Rear View of Home Page 3 of 29

Grounds Proper grading is important to keep water away from the foundation. Soil should slope approximately 1 inch per foot in a direction away from the building for at least 6 feet to prevent problems caused by excess water. Excess water here can cause settlement of soil and lead to cracking of the foundations and walls and water entry into the building. The water discharged from the roof gutters and downspouts should be directed away from the foundation for the same reason. 1. Driveway Materials: Concrete 2. Sidewalk Materials: Concrete 3. Patio Location/Materials: East Side Common cracks noted 4. Patio Cover Common cracks on patio Location/Style: East Side : Part of main roofing system. 5. Decks & Porches Location/Materials: West Side Waterproof Coating Cracks are common Railings are serviceable Page 4 of 29

6. Fences/Gates Materials: PVC Boards are broken at the rear of the property Damaged Rear Fence Page 5 of 29

1. Walls Structure/Finish: Structure - Masonry Structure - Wood Frame Finish - Stucco Common Cracks of up to 1/8" 2. Trim Exterior Features Materials: Wood Eaves, Soffits, Fascia & Trim appear serviceable Facia has moisture damage at various locations Moisture Stains and damage were visible at the base of several columns in the front Moisture damage to front column Moisture damage to second front column Moisture damage to fascia Damage to fascia Page 6 of 29

3. Sprinklers Mildew/Staining Control Box Location in the garage Recommend complete sprinkler system servicing by a qualified tradesman for proper operation 4. Hose Faucets Tested and Operational 5. Gutters/Downspouts Materials: Non Installed 6. Exterior Stairs Location/Materials: East Side West Side Railings serviceable 7. Foundation Description: Level Site Slab on Grade Drainage of site/slope at foundation is proper based upon visual observation Vegetation touches house Overgrown Landscaping Page 7 of 29

8. Flashing Vegetation touching house Flashing appears serviceable Vent Caps appear Serviceable Vegetation (trees) touching house/roof Page 8 of 29

Roof The report is not intended to be conclusive regarding the life span of the roofing system or how long it will remain watertight in the future. The inspection and report are based on visible and apparent conditions at the time of the inspection. Unless rain has fallen just prior to the inspection, it may not be possible to determine if active leakage is occurring. In most homes, not all attic areas are readily accessible for inspections. Conclusions made by the inspector do not constitute a warrant, guaranty, or policy of insurance. We recommend that you ask the seller about the presence of any roof leaks, including past leakage. If repairs are needed a qualified tradesman should make them. All roofs require periodic maintenance to achieve typical life spans and should be inspected annually. Expect to make minor repairs to any roof. 1. Main Roof Covering Material: Composition Asphalt Shingle Walked 2. Roof #2 Covering Material: Metal Roof Walked Page 9 of 29

Interior Features Molds are fungi that can be found both indoors and outdoors. Molds grow best in warm, damp and humid conditions and spread and reproduce by making spores. Mold spores can survive harsh environmental conditions, such as dry conditions, that do not support normal mold growth. Molds are found in virtually every environment and can be detected, both indoors and outdoors, year round. Mold growth is encouraged by warm and humid conditions. Outdoors they can be found in shady, damp areas or places where leaves or other vegetation is decomposing. Indoors they can be found where humidity levels are high, such as basements or showers or where water leaks into the building. Some people are sensitive to molds. For these people, exposure to molds can cause symptoms such as nasal stuffiness, eye irritation, wheezing and or skin irritation. Some people, such as those with serious allergies to molds, may have more severe reactions. Severe reactions may occur among workers exposed to large amounts of molds in occupational settings, such as farmers working around moldy hay. Severe reactions may include fever and shortness of breath. Some people with chronic lung illnesses, such as obstructive lung disease, may develop mold infections in their lungs. Sensitive individuals should avoid areas that are likely to have mold, such as compost piles, cut grass, and wooded areas. Inside homes, mold growth can be slowed by keeping humidity levels between 40% and 60%, and ventilating shower and cooking areas. If there is mold growth in your home, you should clean up the mold and fix the water problem. Mold growth can be removed from hard surfaces with commercial products, soap and water, or a weak bleach solution (1 cup of bleach in a gallon of water). To reduce the possibility of mold growth, keep the humidity level in the house between 40% and 60%. Use an air conditioner or dehumidifier during humid months. Be sure that the home has adequate ventilation, including exhaust fans. Add mold inhibitors to paints before applications. Clean bathrooms with mold killing products. Do not carpet bathrooms and basements. Remove or replace previously soaked carpets and upholstery. We do not inspect or test for the presence or absence of mold. Generally, it is not necessary to identify the species of mold growing in a residence, and CDC and EPA do not recommend routine sampling for molds. Current evidence indicates that allergies are the type of diseases most often associated with molds. Since the susceptibility of individuals can vary greatly either because of the amount or type of mold, sampling and culturing are not reliable in determining your health risk. Consult your doctor. If you are susceptible to mold and mold is seen or smelled, there is a potential health risk, therefore, no matter what type of mold is present, you should arrange for it's removal. Furthermore, reliable sampling for mold can be expensive and standards for judging what is and wat is not an acceptable and tolerable quantity of mold have not been established. For further current information regarding the issues of mold and other indoor air contaminants we recommend that you visit the Center for Disease Control at http://www.cdc.gov/nceh/asthma/factsheets/molds/default.htm and EPA at http://www.epa.gov/iaq/molds/moldguide.html Page 10 of 29

Observations and Recommendations We inspected appliances by turning them on briefly. Extensive testing of timers, thermostats and other controls is not performed. No report can be made regarding teh effectiveness of any appliances. (For example, it is impossible to thoroughly check a washer and dryer without a load of clothes.) The inspection only determines whether or not the appliances run. We recommend that you purchase a warranty or service contract to cover the cost of the replacement. Discovery of recalled appliances and other products is outside the scope of this inspection. fore the latest information on recalls, visit http://www.pueblo.gsa.gov/recallsdesc.htm#cp and http://www.cpsc.gov/cpscpub/prerel/prerel.html Refrigerator Maintenance: Regular maintenance of your refrigerator will pay for itself in terms of better efficiency and longer life. Refrigerators, like air conditioners, move a lot of air across the condensor coils located behind the grille under the door. With this air comes dust, pet hair and lint that clings to the coils, reducing their ability to DISSIPATE HEAT. When this happens, the compressor runs longer and cools less. This make for an inefficient appliance and higher electrical bills. Cleaning these coils twice a year makes a big difference and will take only minutes. In addition to the condensor coil, a refrigerator also has an evaporator coil or place which needs regular cleaning. Location of the evaporator plate (or coil) will vary. On older models, the evaporator coil is next to the compressor at the appliances back behind an access panel. Newer models usually have an exposed coil in the form of a large metal grid on the refrigerators back. Unplug the refrigerator before starting. Begin by lifting the grille from its place below the front door. Use a vacuum cleaner on the coils. If the coils are greasy, use a spray bottle and a degreasing cleaner to rinse the fins and tubes. Next, pull the refrigerator out so you can work on the compressor. Remove the access panel and vacuum the compressor and evaporator coils. Finally, replace the grille and access panel and move the refrigerator back. The door seal on the refrigerator should be kept clean, especially along the bottom edge where food particles and liquids are spilled. Spilled soda is the primary cause of deterioration of refrigerator door seals. Dryer Maintenance: Adequate venting of your dryer is a priority. Vents clogged with lint, or crushed/kinked vents can and do cause fires. The vent itself and the outlet screen should be cleaned of lint and debris twice a year. We recommend you clean this vent upon moving into the home. During a typical home inspection, we usually can not observe or evaluate any of the dryer vent. Often the dryer itself blocks our view of the vent. In most cases, much of the vent is hidden by finish materials such as wallboard or insulation. We recommend that you make sure your dryer vent is made from proper materials and is properly installed. You should do this before closing, when you have a good opportunity to observe the dryer vent. Here is why we make these recommendations: The U.S. Consumer Product Safety Commission (CPSC) estimates that in 1997, there were 16,700 fires, 30 deaths and 430 injuries associated with clothes dryers. Some of these fires occur when the lint builds up in the filter or in the exhaust duct. Under certain conditions, when lint blocks the flow of air, excessive heat build up can cause a fire in some dryers. To prevent fires, close follow the manufacturers instructions for new installation. Most manufacturers specify the use of a rigid or flexible metal duct to provide a minimum restriction of airflow. If metal duct is not available at the retailer where the dryer was purchased, check other locations, such as hardware or builder supply stores. If you are having a dryer installed, insist upon metal duct unless the installer has verified that the manufacturer permits the use of plastic duct. Source: CPSC doc. #5022 Page 11 of 29

1. Door (exterior) Hardware Operational Doorbell Operational 2. Doors (interior) Hardware is operational Damaged master bedroom door Master bedroom door has non-operational hardware 3. Windows Style/Materials: Single Hung Aluminum Sample tested appears serviceable 4. Interior Walls Materials: Drywall General Condition Serviceable Wall needs repair at base of staircase Damaged door to master bedroom Page 12 of 29

Damage to wall at base of stairs Interior Features Interior Walls Interior Features Interior Walls Interior Features Interior Walls Interior Features Interior Walls Page 13 of 29

5. Ceiling Materials: Drywall General Condition Serviceable 6. Floors Materials: Carpet Tile General Condition Serviceable Carpet has stains/spots in numerous locations 7. Smoke Detectors Location: Master Bedroom Secondary Bedrooms Family Room Hallway (2X) Smoke Detector test button responds Indicator Light On Suggest installing CO2 detectors in appropriate locations 8. Laundry Location: Other: Utility Room Piping (water & waste) serviceable Electrical outlet grounded (120 volt) 240 Volt outlet operational Gas Piping appears serviceable Dry vent provided Laundry sink in garage is serviceable Plumbing below sink serviceable Faucet operational Laundry Room Olivia Page 14 of 29

9. Attic Type/Access/Insulation: Full Roof Frame: 2x4 Ceiling Frame: 2x4 Entered Location: Garage and upper room Insulation Type: Fiberglass Insulation Depth: 9" No Stains Visible Fiberglass Vent Pipes are serviceable 10. Ventilation in kitchen and bathrooms 11. Additional Features Interior Stairs appear serviceable Stair handrails appears serviceable Page 15 of 29

Electrical Features A ground fault circuit interrupter (GFCI) is a modern electrical device, either a receptacle or a circuit breaker, which is designed to protect people from electric shock. In the event of a fault in an appliance that you are touching, the current that passes through your body to ground is detected and the circuit is shut off, protecting you from potentially fatal shocks. GFCI devices are now required in new homes in wet or damp environments. We recommend that all receptacles located in the kitchen at countertop, in bathrooms, in the garage, at spas, hot tubs, fountains, pools, in crawl spaces, near laundry tubs and outdoors be upgraded to the Ground Fault Circuit Interrupter type by a qualified tradesman if not already present. This will considerably improve electrical safety for occupants of the building. 1. Service Service Description: Underground Number of Conductors: 3 120V 240V Amps: 200 Appears serviceable Ground Present Main disconnect inspected 2. Main Panel Location/Description: Garage Panel Rating: 200A 3. Service Wire Materials: Copper Materials: Copper 4. Panel Notes Wiring Method: Breakers Panel(s) appear(s) serviceable Main Electric Panel Page 16 of 29

5. Wiring Notes Sample of Switches and outlets tested appears to be serviceable Ground and polarity of receptacles within 6 feet of plumbing fixtures (tested) GFCI responded to test. Doorbell Operational Page 17 of 29

1. System Description System #1 Approximate BTU's: 60,000 Heating System #2 Approximate BTU's:24,000 Location/Type Lower Closet Upper Closet Forced Air Natural Gas Gas not on to house. Unable to test systems. (Air handlers appeared operational) 2. Condition Upper Air Handler/Furnace System Appears Serviceable 3. Venting Appears serviceable 4. Combustion Air Appears serviceable 5. Burners Unable to inspect- gas off 6. Distribution Distribution Type: Ducts and Registers Not fully visible Lower Air Handler/Furnace Page 18 of 29

7. Controls Appears serviceable Thermostats operated when tested 8. Air Filter Suggest changing air filters at the time of the inspection 9. Heating Notes Suggest cleaning and servicing entire system including cleaning the condensate drain line to prevent clogging and backup. Page 19 of 29

A/C The report should not be read as a prediction of the remaining lifespan of the system. Typical lifespans of equipment may range from 8-12 years, but there are many exceptions to this. Most air conditioning compressors are warranted for only 5 years. We recommend that you purchase a warranty or service contract to cover replacement or repair. Be advised that defects or failure can occur at any time, and that the inspection in no way lessens the risk or likelihood of repairs or replacements being needed at any time in the future, including the day after the inspection. Any mechanical equipment can fail without warning at any time. We recommend that all equipment be serviced twice a year. Regular service is very important for efficient operation and to achieve maximum lifespan. Filters in forced air system should be changed monthly. 1. Air Conditioning Location/Type: South Side Location/Type: South Side Appear Operational Electric Disconnect present Condensate line installed Line not fully visible Termination location determined at South exterior AC Units Page 20 of 29

1. Main Line Materials: Copper Pressure OK AM Tested Appears serviceable Main location at right side exterior Main valve operational Handle is operational 2. Supply Lines Materials: CPVC Not Fully Visible Water flow appears serviceable 3. Waste Lines Materials: PVC Not fully visible Vents are serviceable Traps are serviceable All vents/traps are not fully visible 4. Fuel System Plumbing Materials: South Side Natural Gas Fuel System is not on for inspection - Recommend utility company light and test all fuel appliances 5. Water Heater Location: Garage Water shutoff valve installed Gas not on to house. Unable to test function of hot water heater. Recommend utility turn on gas and test all gas appliances Page 21 of 29

1. Garage/Carport Type Materials: Attached 2. Floor 3. Firewall/Ceiling 4. Ventilation 5. Door to Interior Type of Door: Rated Door 6. Vehicle Doors Type of Door: Roll-Up Safety springs installed 7. Automatic Opener # of Units: 1 Electronic Sensor Tested and Operational Automatic reverse operated 8. Electrical Outlets serviceable Garage Page 22 of 29

1. Sink Kitchen Faucet serviceable Plumbing under sink serviceable Sink transition to granite at rear is leaking. Recommend sealing transition area 2. Disposal Appears serviceable Wiring serviceable 3. Countertop Materials: Granite Appears serviceable 4. Cabinets Appear Serviceable 5. Range/Cooktop Kitchen # of Units: 1 Oven appears serviceable Oven door appears serviceable Door Gasket appears serviceable Gas shutoff valve installed Separate gas cook top was not inspected due to gas being off Page 23 of 29

6. Dishwasher Door serviceable Liner serviceable Rack serviceable Soap dispenser operates when tested Door seals appear serviceable Hi-loop method 7. Special Features Microwave appears serviceable. Page 24 of 29

Bathrooms 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 the air and leaks can cause mildew, wallpaper and paint to peel, and other problems. The home inspector will identify as many issues as possible but some problems may be undetectable due to problems within the walls or under the flooring.. Molds are fungi that can be found both indoors and outdoors. Molds grow best in warm, damp and humid conditions and spread and reproduce by making spores. Mold spores can survive harsh environmental conditions, such as dry conditions, that do not support normal mold growth. Molds are found in virtually every environment and can be detected, both indoors and outdoors, year round. Mold growth is encouraged by warm and humid conditions. Outdoors they can be found in shady, damp areas or places where leaves or other vegetation is decomposing. Indoors they can be found where humidity levels are high, such as basements or showers or where water leaks into the building. Some people are sensitive to molds. For these people, exposure to molds can cause symptoms such as nasal stuffiness, eye irritation, wheezing and or skin irritation. Some people, such as those with serious allergies to molds, may have more severe reactions. Severe reactions may occur among workers exposed to large amounts of molds in occupational settings, such as farmers working around moldy hay. Severe reactions may include fever and shortness of breath. Some people with chronic lung illnesses, such as obstructive lung disease, may develop mold infections in their lungs. Sensitive individuals should avoid areas that are likely to have mold, such as compost piles, cut grass, and wooded areas. Inside homes, mold growth can be slowed by keeping humidity levels between 40% and 60%, and ventilating shower and cooking areas. If there is mold growth in your home, you should clean up the mold and fix the water problem. Mold growth can be removed from hard surfaces with commercial products, soap and water, or a weak bleach solution (1 cup of bleach in a gallon of water). To reduce the possibility of mold growth, keep the humidity level in the house between 40% and 60%. Use an air conditioner or dehumidifier during humid months. Be sure that the home has adequate ventilation, including exhaust fans. Add mold inhibitors to paints before applications. Clean bathrooms with mold killing products. Do not carpet bathrooms and basements. Remove or replace previously soaked carpets and upholstery. We do not inspect or test for the presence or absence of mold. Generally, it is not necessary to identify the species of mold growing in a residence, and CDC and EPA do not recommend routine sampling for molds. Current evidence indicates that allergies are the type of diseases most often associated with molds. Since the susceptibility of individuals can vary greatly either because of the amount or type of mold, sampling and culturing are not reliable in determining your health risk. Consult your doctor. If you are susceptible to mold and mold is seen or smelled, there is a potential health risk, therefore, no matter what type of mold is present, you should arrange for it's removal. Furthermore, reliable sampling for mold can be expensive and standards for judging what is and wat is not an acceptable and tolerable quantity of mold have not been established. For further current information regarding the issues of mold and other indoor air contaminents we recommend that you visite the Center for Disease Control at http://www.cdc.gov/nceh/asthma/factsheets/molds/default.htm and EPA at http://www.epa.gov/iaq/molds/moldguide.html Page 25 of 29

1. Toilet Appears serviceable in all bathrooms. 2. Sink Appears serviceable Sink overflow leaks in hall and front (suite) bathrooms. Suggest repair 3. Ventilation/Heat in all bathrooms. 4. Bathtub Drain appears serviceable 5. Shower Enclosure appears serviceable in master bathroom No Shower enclosure in upper, hall and front suite bathrooms Master shower door is difficult to operate. Suggest realignment Bathroom Master Bathroom Page 26 of 29

Bathroom Bathroom Page 27 of 29

1. General Notes General Notes The items listed below are noted as needing attention following the closing on the house. They may be cosmetic or mechanical in nature. This General Notes items from the body of the inspection report, and, in no way acts as a thorough review or substitute for the inspection report. Please read the report in its entirety to gain a full understanding of the property and its condition. Contact Waypoint Property Inspection if you have any questions. ** NOTE: The gas was turned off to the house at the time of the inspection. Suggest having utility turn the gas on and check all gas appliances including: gas furnaces, gas water heater, gas stove top and gas dryer. ITEMS OF NOTE: 1. Suggest servicing the sprinkler system. 2. Suggest repairing the moisture damage to the columns and fascia. 3. Suggest pressure washing the exterior of the home to remove debris and mildew as well as the walkways and driveway. 4. Suggest repairing the damage to the master bedroom door. 5. Suggest repairing the damage to the interior wall at the base of the stairs. 6. Suggest repairing the leak at the kitchen sink to the granite counter top transition. 7. Suggest repairing the the leaks at the overflow drain on the hallway and front suite bathroom sinks. Page 28 of 29

Photos Dad Page 29 of 29