Cover Page Bayshore House Inspections LLC Property Inspection Report 32963 Inspection prepared for: Ron Rosenthal Date of Inspection: 3/23/2017 Time: 10:30am Age of Home: 1950 Size: 3284 Weather: Clear / 80 ******* DO NOT SEND TO INSURANCE COMPANY ******* Inspector: Andy Cunningham License # HI8529 3008 W. Fair Oaks Ave, Tampa, FL 33611 Phone: 813-625-6176 Email: Andy@BayshoreHouseInspections.com BayshoreHouseInspections.com Bayshore House Inspections LLC.
Report Summary Report Summary Interior Areas Page 3 Item: 7 Window Condition The windows are old and in various states of disrepair. Some of the windows do not have locks. Recommend having a window specialist evaluate. Bedrooms Page 6 Item: 8 Window Condition The windows are old and in various states of disrepair. Some of the windows do not have locks. Recommend having a window specialist evaluate. Bathroom Page 8 Item: 14 Window Condition The windows are old and in various states of disrepair. Some of the windows do not have locks. Recommend having a window specialist evaluate. Kitchen Page 10 Item: 10 Window Condition Water Heater Page 15 Item: 1 Water Heater Condition The windows are old and in various states of disrepair. Some of the windows do not have locks. Recommend having a window specialist evaluate. Water Heater GE year 2000. The unit is past its functional life. The water heater is located in an interior closet. Recommend adding a pan or water shutoff device to protect against flooding. The home has only 1 water heater, this may cause a delay in hot water response time. You may want to consider 2 smaller (40 gal) water heaters to resolve the issues. Garage Page 16 Item: 1 Roof Condition Roof is old, has leaks and needs replacement. There are also areas of the facia and soffit that need replacement. Page 16 Item: 3 Rafters & Ceiling Due to the leaking, there may be some areas of the roofing structure that will need replacement. Page 17 Item: 4 Electrical Electric will need to be added, this may include a new subpanel. Roof Page 20 Item: 1 Roof Condition The roof is older and has been patched in multiple areas. The roof appears to have 3 to 4 years life remaining. I did not find any active leaks. Exterior Areas Page 24 Item: 2 Window Condition The windows are old and in various states of disrepair. Some of the windows do not have locks. Recommend having a window specialist evaluate. Basement/Crawlspace Page 33 Item: 4 Piers There are some piers on the back left area of the home that are not properly supported. Corrective action is needed. Page 1 of 33
1. Attendance Inspection Details In Attendance: Client present - fully participated Buyer Agent present 2. Home Type Home Type: Single Family Home 3. Occupancy Occupancy: Occupied - Furnished The utilities were on at the time of inspection. Access to some items such as: electrical outlets/receptacles, windows, wall/floor surfaces, and cabinet interiors may be restricted by furniture or personal belongings. Any such items are excluded from this inspection report. Page 2 of 33
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 of hallways, foyer, and other open areas. Within these areas the inspector is performing a visual inspection and will report visible damage, wear and tear, and moisture problems if seen. Personal items 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 should be consulted if you would like further testing. 1. Ceiling Fans Operated normally when tested, where present. 2. Closets The closet door where the water heater is located, door handle lock needs adjustment. The closet across from the small bathroom has a light fixture that is loose. 3. Door Bell Operated normally when tested. 4. Doors Fireplace room, pocket doors do not operate smoothly. 5. Electrical Fireplace room, outlet to the right of the front window is missing cover plate. 6. Smoke Detectors Testing of smoke detectors is not included in this inspection. Pushing the "Test" button only verifies that there is power at the detector--either a battery or hard wired to the house power--and not the operational workings of the detector. The operational check is done by filling the sensor with smoke and is beyond the scope of this inspection. Battery operated smoke alarms should be checked routinely and the batteries changed frequently. 7. Window Condition The windows are old and in various states of disrepair. Some of the windows do not have locks. Recommend having a window specialist evaluate. 8. Ceiling Condition Fireplace room ceiling, has a small seam and appears to be sanded (Cosmetic) drywall mesh. Entrance area, AC vent is loose and does not appear to be connected. Page 3 of 33
9. Wall Condition Entrance area vent is missing screw and not active? Fireplace room, plaster work to the right of the front window. Unsure of cause, tested dry on moisture meter. 10. Fireplace Fireplace has insulation sticking out on the sides. The damper does not work properly, needs adjustment. There is a switch to the left of the fireplace labeled vent, unsure what it is for. Damper not working properly. Page 4 of 33
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 and normal operation. Personal items in the bedroom may prevent all areas to be inspected as the inspector will not move personal items. 1. Ceiling Fans Operated normally when tested, where present. 2. Closets Back right bedroom has a very small access panel in the closet. Closet is missing door handles. Front left bedroom, closet has a raised seam tested dry on moisture meter. Closet has a pocket door, does not have a handle to pull out of the wall. 3. Doors Electrical box in closet ceiling. 4. Electrical Page 5 of 33
5. Floor Condition 6. Smoke Detectors Outside outlet, GFCI reset is inside bedroom. Cover is missing. Testing of smoke detectors is not included in this inspection. Pushing the "Test" button only verifies that there is power at the detector--either a battery or hard wired to the house power--and not the operational workings of the detector. The operational check is done by filling the sensor with smoke and is beyond the scope of this inspection. Battery operated smoke alarms should be checked routinely and the batteries changed frequently. 7. Wall Condition 8. Window Condition The windows are old and in various states of disrepair. Some of the windows do not have locks. Recommend having a window specialist evaluate. 9. Ceiling Condition Front right bedroom has a pull down ladder for attic access. Page 6 of 33
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 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. 1. Cabinets Bedroom to the left of the master bedroom, bathroom, some of the vanities need adjustment. 2. Ceiling Condition Front left bedroom bathroom, vent fan is very dirty. 3. Counters 4. Doors Many of the bathrooms have pocket doors that do not have locks. 5. Electrical 6. GFCI Wires under cabinet should be covered. All of the outlets in the bathrooms are GFCI in place and operational. The GFCI in the small bathroom near the kitchen is very old but in working order. There is an outlet to the far right of the sink that is not a GFCI. 7. Floor Condition Bathroom near kitchen, floor appears to slope slightly from door to outside wall. Page 7 of 33
8. Mirrors 9. Plumbing 10. Showers Front right bathroom, shower handle is loose and does not appear to be lined up correctly. Bedroom to the left of the master bedroom, bathroom shower handle is loose. 11. Bath Tubs 12. Sinks Bedroom to the left of the master bedroom, sink handles do not turn in the proper direction. Front left bedroom bathroom, sink stopper does not work. Sink off of kitchen, drains slowly and appears to be a localized clog. 13. Toilets 14. Window Condition The windows are old and in various states of disrepair. Some of the windows do not have locks. Recommend having a window specialist evaluate. Page 8 of 33
Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. 1. Cabinets Some of the cabinet drawers do not operate smoothly and some of the doors need adjustment. Broken handle near island sink. 2. Counters 3. Dishwasher Tested complete cycle with no issues. 4. Garbage Disposal Island operated - appeared functional at time of inspection but noisy. Sink by window, no disposal. 5. Microwave No microwave. 6. Cook top condition All heating elements operated when tested. 7. Oven & Range All heating elements operated when tested. All burners tested. Page 9 of 33
8. Sinks Sink by window, spray wand does not work. 9. Vent Condition 10. Window Condition The windows are old and in various states of disrepair. Some of the windows do not have locks. Recommend having a window specialist evaluate. 11. Floor Condition 12. Plumbing 13. Ceiling Condition 14. Electrical Some of the wires under the island should be covered and outlet located on the bottom left does not have power. 15. GFCI Outlets on both sides of sink by window, are not GFCI. 16. Wall Condition Page 10 of 33
1. Dryer Vent Dryer vent is stuck open due to excess lint. Laundry 2. Electrical Dryer vent is stuck open. Due to items, some of the electrical services are not visible. 3. GFCI No GFCI in place. 4. Floor Condition 5. Plumbing Due to items, some of the plumbing services are not visible. 6. Wall Condition 7. Ceiling Condition 8. Doors Page 11 of 33
Heat/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants at a comfortable level by maintaining indoor air quality and ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered by electricity and natural gas, but can also be powered 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. Heater Condition Could not test (Heat pump heat )due to exterior temperature being above 65 degrees. 2. AC Compressor Condition Compressor Type: electric Location: One compressor is located on the right exterior of the home. The compressor is located in back left corner of home. Trane 2004 13 years typical life span is 15 years. (Right side of home) Unit is sitting on ground and tilted. Recommend servicing and adding pad to extend life. Trane 2005 12 years typical life span is 15 years. (Right side of home) There is an AC breaker cover that is loose or the back left AC unit. AC unit is on dirt. AC data plate. Page 12 of 33
AC back left of home. AC data plate. Inside air temp, right side AC Vent air temp, right side AC Inside air temperature, left side AC Inside vent temperature, left side AC Page 13 of 33
3. Registers 4. Thermostats Digital -type. Page 14 of 33
1. Water Heater Condition Water Heater Heater Type: electric Location: The heater is located in the hall closet. Water Heater GE year 2000. The unit is past its functional life. The water heater is located in an interior closet. Recommend adding a pan or water shutoff device to protect against flooding. The home has only 1 water heater, this may cause a delay in hot water response time. You may want to consider 2 smaller (40 gal) water heaters to resolve the issues. 2. TPRV Water heater. Appears to be in satisfactory condition -- no concerns. Water heater data plate. 3. Number Of Gallons 80 gallons 4. Plumbing 5. Overflow Condition Appears to be in satisfactory condition -- no concerns. Page 15 of 33
1. Roof Condition Garage Materials: Asphalt shingles noted. Roof is old, has leaks and needs replacement. There are also areas of the facia and soffit that need replacement. 2. Floor Condition Materials: Bare concrete floors noted. Serviceable Condition. 3. Rafters & Ceiling Roof has leaks and needs replacement. Due to the leaking, there may be some areas of the roofing structure that will need replacement. Facia has damage. Facia has damage. Page 16 of 33
4. Electrical Electric will need to be added, this may include a new subpanel. 5. Garage Door Condition Roll up doors are older but appear to be in serviceable condition. 6. Garage Opener Status No garage door openers. Page 17 of 33
1. Electrical Panel Electrical Location: Main Location: Back left room in cabinet. Location: Sub Panel Location: Front right bedroom behind door. Back left room in cabinet, below main panel. Front right bedroom, Square D brand, older but in serviceable condition. Panel is missing some screws. Main panel is a Siemans 200Amp breaker. Sub panel in bedroom, cover on. Sub panel in bedroom, cover off. Main panel with cover on. Main panel with cover on. Page 18 of 33
2. Main Amp Breaker 200 amp Sub Panel with cover on. Sub Panel with cover off. 3. Breakers Materials: Copper non-metallic sheathed cable noted. All of the circuit breakers appeared serviceable. Page 19 of 33
1. Roof Condition Roof There is a flood light mounted on the back left roof, this is not typical and I recommend removing the light when the roof is replaced. The roof is older and has been patched in multiple areas. The roof appears to have 3 to 4 years life remaining. I did not find any active leaks. Roof patched. Roof view. Roof view. Roof view. Page 20 of 33
Roof view. Roof view. Light mounted in roof, appears to be old power line access hole. 2. Flashing Patched area. 3. Chimney 4. Sky Lights Serviceable condition, will need to be resealed when new roof is installed. 5. Spark Arrestor Page 21 of 33
6. Vent Caps Some of the vents are PVC and do not have caps over them. 7. Gutter PVC vent caps should have proper covers, replace when new roof is installed. No gutters, the house would benefit greatly with the addition of gutters. Page 22 of 33
1. Structure Attic 2. Ventilation Under eave soffit inlet vents noted. Ridge exhaust venting noted. 3. Duct Work 4. Electrical Appears to be in serviceable condition, limited visibility. 5. Attic Plumbing Appears to be in serviceable condition, limited visibility. PVC plumbing vents Metal plumbing vents 6. Insulation Condition Page 23 of 33
1. Doors Exterior Areas The door threshold on the back right of the home has soft wood. Left side door has some soft wood at base of frame. 2. Window Condition Soft threshold wood. Hurricane panels for windows noted, stored in garage. The windows are old and in various states of disrepair. Some of the windows do not have locks. Recommend having a window specialist evaluate. 3. Siding Condition There are some soft areas behind the AC units and trim board at the base of the siding that is soft. There is a board behind ( about 3 boards up) the left AC on the back left corner. Soft wood near ground. Gap under siding. Page 24 of 33
4. Eaves & Facia Siding is soft. Soft wood above back left AC unit. There is a hole in the soffit above near where the electrical meter is located. Recommend filling to stop insects and rodents from entering. 5. Exterior Paint Serviceable Condition. Fill hole above electric meter. Page 25 of 33
1. Foundation Perimeter Foundation No deficiencies were observed at the visible portions of the structural components of the home. 2. Post and Girders 3. Sub Flooring 4. Foundation Electrical 5. Foundation Plumbing Recommend replacing the entire structure with oversized beams!!! Page 26 of 33
1. Driveway and Walkway Condition Materials: Shell driveway noted. The driveway is in serviceable condition. Grounds The walkway in the left front of the home tilts towards the foundation. Recommend gutters and proper drainage to correct issue. 2. Grading Sidewalk tilts toward house. The grading on the front and right of of home slopes towards the home. Evaluate during heavy rains and take corrective action. 3. Vegetation Observations Rear view. There is an large oak tree on the right corner front of the home. The roots do not appear to be causing any foundation issues at this time, continue monitoring. Page 27 of 33
4. Gate Condition Materials: Chain link Right side gate does not open and close easily. 5. Patio and Porch Deck There are a few decks located around the home. The wood at the bottom, near the ground has some soft spots and wood damage. Recommend replacement with Trek deck type wood to lessen future issues. 6. Grounds Electrical There are some small wires around the base of the home that are cut and hanging down. The wires appear to be phone lines, recommend reconnecting or removal. 7. GFCI Hanging wires. GFCI on left side of house is working as intended but cover is broken. Outlet to right of front door has the hot and netural wires reversed and is not a GFCI. There is an outlet on the back right patio that is a GFCI. The GFCI reset is located in the bedroom adjacent to the outlet. This outlet is missing the cover plate. 8. Plumbing Materials: Copper piping noted. PVC Serviceable Condition. 9. Exterior Faucet Condition One of the faucets is missing a handle. 10. Fence Condition Materials: Chain link Page 28 of 33
11. Sprinklers Sprinkler system was not tested, client is advised to seek advice of a specialist in evaluating this system. Page 29 of 33
1. Deck Condition Pool The concrete around the pool is worn and there are some typical settlement cracking. 2. Gate & Fence Condition 3. Filter Filter had a leak at the top of the filter. Cause could be a bad seal or lid not properly secured. 4. Skimmer and Basket 5. Lights Could not locate light switch to test, there is a light switch near the pump equipment that has a missing cover that may operate the lights. There is an opening in the pool on the left side that appears to be for a light. Could not locate light switch to test, there is a light switch near the pump equipment that has a missing cover that may operate the lights or be an electric shutoff. 6. Pressure Gauge The gauges were reading low, could be due to a clogged filter. 7. Pumps Main pump appears to be newer and in working order. Pool equipment,filter has a drip. Pool equipment, cover is missing. Page 30 of 33
8. Structure Condition Structure appears to be in serviceable condition, difficult to evaluate as pool needs cleaning. Pool ladder, recommend adding caps (PVC or Rubber) to area under water to avoid damaging wall. 9. Timer Pool has a timer, close latch is missing. Pool view. Page 31 of 33
1. Plumbing Materials Basement/Crawlspace 2. Access Plumbing has been updated. Plumbing has been updated. Materials: Middle right interior of home, in closet floor just above stairs. Opening near driveway on left side of home. Access holes are small but acceptable. There are a few areas around the home where it appears animals may be crawling under the skirting. 3. Subfloor 4. Piers Sub floor bracing. There are some piers on the back left area of the home that are not properly supported. Corrective action is needed. Page 32 of 33
Piers need to be re-supported properly. Piers need to be re-supported properly. Page 33 of 33