All In One Home Inspections

Cover Page All In One Home Inspections Property Inspection Report 34241 Inspection prepared for: Jane Smith Date of Inspection: 6/15/2015 Time: 10:00AM Age of Home: 29 Yrs Size: 1631 Lving Weather: Sunny Inspector: Christopher Wosniak License # HI8617 7175 Richardson Rd, Sarasota, FL 34240 Phone: 941-928-3418 Email: allinonehomeinspections@yahoo.com

Report Summary Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expense to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all pages of the report as the summary alone does not explain all of the issues. All repairs should be done by a licensed & bonded tradesman or qualified professional. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Interior Areas Page 5 Item: 7 Electrical Missing smoke detector in hallway. Damaged cover plates observed, suggest installing for safety. Page 6 Item: 9 Smoke Detectors Smoke detector missing in the hallway. Page 7 Item: 16 Fireplace It was observed that some of the mortar around the firebox was failing; have a qualified individual evaluate and repair to avoid possible safety issue. Bathroom Page 12 Item: 14 Showers Shower diverter does not fully engage in guest bathroom. Tile missing on master bath shower floor. Page 12 Item: 15 Shower Walls Shower towel rack missing in master bathroom. Page 13 Item: 20 Window Condition window in master bath did not lock/latch properly, recommend repairs for enhanced security/safety to occupants. Laundry Page 17 Item: 5 Electrical Light missing cover, suggest installing for safety. Heat/AC Page 19 Item: 1 Heater Condition Electric Furnace: Last service date is over one year ago, or is unable to be determined. Although this unit appears to be operating properly from controls, there are areas which cannot be seen without specialized equipment and training. Furnace specialists recommend a complete inspection annually; consider having unit inspected by certified HVAC technician. Page 19 Item: 2 Heater Base The heater base shows signs of water damage. Possible prior water intrusion. Water Heater Page 22 Item: 1 Base Rust noted around base of water heater. Monitor for further deterioration. Page 22 Item: 5 Water Heater Condition Rust noted around base of water heater. Monitor for further deterioration or leaks. Page 23 Item: 6 TPRV Temperature Pressure Relief (TPR) valve discharge pipe missing. Recommend installing. Page 24 Item: 10 Overflow Condition The extension at the water heater relief valve is missing. This is a potential scalding concern as water can discharge improperly. Recommend installing the proper type of relief extension to discharge within 6 to 8 from the floor. Electrical Page 1 of 41

Page 27 Item: 1 Electrical Panel Double tapped breaker(s) inside panel box (more than one electrical conductor attached). This is not standard practice, and may cause overheating or even an electrical fire. Recommend evaluation by an electrician. Double tapping and lugging can create hot spots on breakers and neutral bars because they are not tightened to the correct torque-- especially if two different size conductors are used. Because the hot [black] and neutral [white]wires are both current carrying conductors, the chance is then greater for potential hot spots. If the double tap or lug becomes loose, it begins to arc. As it arcs it builds up carbon. Carbon is then resistance and with more carbon buildup the more difficult it is for the conductor to make contact, thus increasing the current. The end result can be the breaker tripping because of the loose connection [current exceeding the rating of the breaker], or signs of overheating such as discolored wires, melted wires, etc, or even fire. Page 28 Item: 5 Breakers Double tapped breaker(s) inside panel box (more than one electrical conductor attached). This is not standard practice, and may cause overheating or even an electrical fire. Recommend evaluation by an electrician. Double tapping and lugging can create hot spots on breakers and neutral bars because they are not tightened to the correct torque-- especially if two different size conductors are used. Because the hot [black] and neutral [white]wires are both current carrying conductors, the chance is then greater for potential hot spots. If the double tap or lug becomes loose, it begins to arc. As it arcs it builds up carbon. Carbon is then resistance and with more carbon buildup the more difficult it is for the conductor to make contact, thus increasing the current. The end result can be the breaker tripping because of the loose connection [current exceeding the rating of the breaker], or signs of overheating such as discolored wires, melted wires, etc, or even fire. Exterior Areas Page 33 Item: 1 Doors Wood deterioration observed. Suggest repairs/replacement as needed. Page 33 Item: 3 Siding Condition Wood panel siding loose on the back and right sides of the house. Grounds Page 37 Item: 7 Grounds Electrical Covers or globes recommended over bare light bulbs. Pool Page 39 Item: 2 Deck Condition Pool deck has cracks present. Recommend contacting a qualified pool service technician for evaluation/repair. Page 40 Item: 9 Pumps visible leaking. Recommend contacting a qualified pool service technician for evaluation/repair. Page 2 of 41

We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have, throughout the entire closing process. Properties being inspected do not "Pass" or "Fail. - The following report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific noncode, non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. Page 3 of 41

1. Attendance 2. Home Type 3. Occupancy Inspection Details In Attendance: Client present Buyer Agent present Home Type: Detached Single Family Home Occupancy: Vacant The utilities were on at the time of inspection. Page 4 of 41

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. Bar The bar area appears functional at the time of inspection. 2. Cabinets 3. Ceiling Fans No deficiencies observed. Operated normally when tested, at time of inspection. 4. Closets 5. Door Bell Operated normally when tested. 6. Doors 7. Electrical The majority of grounded receptacles, were tested and found to be wired correctly. Missing smoke detector in hallway. Damaged cover plates observed, suggest installing for safety. Page 5 of 41

8. Security Bars 9. Smoke Detectors No security bars are present in this room. 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. MAINTENANCE: Periodic testing and changing batteries yearly to ensure proper Smoke Alarm operation is required. Smoke detector missing in the hallway. 10. Stairs & Handrail Page 6 of 41

11. Window-Wall AC or Heat 12. Ceiling Condition 13. Patio Doors Materials: There are drywall ceilings noted. The sliding patio door was functional during the inspection. 14. Screen Doors 15. Wall Condition 16. Fireplace Materials: Drywall walls noted. Materials: Living Room Materials: Masonry fireplace noted. Level II inspection The National Fire Protection Association (www.nfpa.org) advises that each chimney receive a Level II inspection each time a residence is sold. Inspection levels are explained at www.csia.org/pressroom/press-inspection-levels-explained.htm. It is also advised that this inspection be conducted by a chimney sweep certified by the Chimney Safety Institute of America (www.csia.org). It was observed that some of the mortar around the firebox was failing; have a qualified individual evaluate and repair to avoid possible safety issue. Page 7 of 41

17. Window Condition Materials: Aluminum framed single hung window noted. Operated windows appeared functional, at time of inspection Page 8 of 41

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. Locations Locations: Master Guest 2. Cabinets 3. Ceiling Fans 4. Closets No cabinets present in bedrooms to inspect. Operated normally when tested, at time of inspection. The closet is in serviceable condition. 5. Doors 6. Electrical 7. Floor Condition 8. Security Bars 9. Smoke Detectors 10. Wall Condition Flooring Types: Carpet is noted. No security bars are present in this room. 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. MAINTENANCE: Periodic testing and changing of batteries yearly to ensure proper smoke alarm operation is required. Materials: Drywall walls noted. Page 9 of 41

11. Window-Wall AC or Heat 12. Window Condition Materials: Aluminum framed single hung window noted. 13. Ceiling Condition 14. Patio Doors Materials: There are drywall ceilings noted. The sliding patio door was functional during the inspection. 15. Screen Doors Page 10 of 41

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. Locations Locations: Master Bathroom Guest bathroom 2. Cabinets 3. Ceiling Condition 4. Counters 5. Doors 6. Electrical No deficiencies observed. Materials: There are drywall ceilings noted. No discrepancies noted. No major system safety or function concerns noted at time of inspection. No major system safety or function concerns noted at time of inspection. 7. GFCI 8. Exhaust Fan 9. Floor Condition 10. Heating Materials: Ceramic tile is noted. Central heating and cooling noted in this room. At the time of the inspection, all appeared to be functioning and in serviceable condition. 11. Mirrors Page 11 of 41

12. Plumbing 13. Security Bars 14. Showers Shower diverter does not fully engage in guest bathroom. Tile missing on master bath shower floor. 15. Shower Walls Ceramic tile noted. Shower towel rack missing in master bathroom. Page 12 of 41

16. Bath Tubs Tub 17. Enclosure 18. Sinks 19. Toilets 20. Window Condition Stains at sink cabinet floor, presumably from past leak(s) or spilled products. Operated normally, at time of inspection. 0bserved as functional and in good visual condition. Operated when tested. No deficiencies noted. Materials: Aluminum framed sliding window noted. window in master bath did not lock/latch properly, recommend repairs for enhanced security/safety to occupants. Page 13 of 41

Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. 1. Cabinets No deficiencies observed on all kitchen cabinets. 2. Counters 3. Dishwasher No discrepancies noted. None present. 4. Doors 5. Garbage Disposal Operated - appeared functional at time of inspection. 6. Microwave 7. Cook top condition 8. Oven & Range 9. Sinks No deficiencies observed. 10. Drinking Fountain 11. Spray Wand Page 14 of 41

12. Hot Water Dispenser 13. Soap Dispenser 14. Trash Compactor 15. Vent Condition Materials: Exterior Vented 16. Window Condition 17. Floor Condition 18. Plumbing Materials: Aluminum framed single hung window noted. All accessible windows operated. Materials: Ceramic tile is noted. 19. Ceiling Condition 20. Security Bars 21. Patio Doors Materials: There are drywall ceilings noted. No security bars are present in this room. There are no patio doors present in this room. 22. Screen Doors 23. Electrical No major system safety or function concerns noted at time of inspection. Page 15 of 41

24. GFCI 25. Wall Condition No GFCI protection present, suggest installing GFCI protected receptacles for safety. Materials: Drywall walls noted. Page 16 of 41

1. Locations 2. Cabinets 3. Counters 4. Dryer Vent Locations: Hall Laundry 5. Electrical Light missing cover, suggest installing for safety. 6. GFCI 7. Exhaust Fan 8. Gas Valves None present. No gas present. Page 17 of 41

9. Wash Basin 10. Floor Condition Materials: Ceramic tile is noted. 11. Plumbing 12. Wall Condition 13. Ceiling Condition 14. Security Bars Materials: Drywall walls noted. Materials: There are drywall ceilings noted. No security bars are present in this room. 15. Doors 16. Window Condition Materials: No windows present in this area. Page 18 of 41

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 while maintaining indoor air quality, 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 Materials: The furnace is located in the garage Materials: Electric forced hot air. Could not test due to exterior temperature. Electric Furnace: Last service date is over one year ago, or is unable to be determined. Although this unit appears to be operating properly from controls, there are areas which cannot be seen without specialized equipment and training. Furnace specialists recommend a complete inspection annually; consider having unit inspected by certified HVAC technician. 2. Heater Base The heater base shows signs of water damage. Possible prior water intrusion. Page 19 of 41

3. Enclosure 4. Venting 5. Gas Valves 6. Refrigerant Lines 7. AC Compress Condition Compressor Type: Electric Location: The compressor is located on the exterior grounds. Appeared functional at the time of inspection. 8. Air Supply The return air supply system appears to be functional. 9. Registers The return air supply system appears to be functional. Page 20 of 41

10. Filters 11. Thermostats MAINTENANCE: The air filter(s) should be inspected at least monthly and cleaned or replaced as required. There are two types of filters commonly used: (1) Washable filters, (constructed of aluminum mesh, foam, or reinforced fibers) these may be cleaned by soaking in mild detergent and rising with water. Or (2) Fiberglass disposable filters that must be REPLACED before they become clogged. Remember that dirty filters are the most common cause of inadequate heating or cooling performance. Unable to locate fllter to inspect. Digital - programmable type. Functional at the time of inspection. Thermostats are not checked for calibration or timed functions. Page 21 of 41

1. Base Water Heater Rust noted around base of water heater. Monitor for further deterioration. 2. Heater Enclosure The water heater enclosure is functional. 3. Combusion 4. Venting 5. Water Heater Condition Heater Type: Electric Location: The heater is located in the garage. A Temperature Pressure Relief (TPR) valve present. This safety valve releases water (and thus relieves pressure) if either the temp or pressure in the tank gets too high. The TPR valve discharge tube must be made of copper, iron, or CPVC (NOT regular PVC). It must terminate within 6" above the floor--the end cannot be threaded or have a fitting. Rust noted around base of water heater. Monitor for further deterioration or leaks. Page 22 of 41

6. TPRV Temperature Pressure Relief (TPR) valve discharge pipe missing. Recommend installing. Temperature Pressure Relief (TPR) valve discharge pipe missing. Recommend installing. 7. Number Of Gallons 40 gallons Page 23 of 41

8. Gas Valve 40 gallons 9. Plumbing Materials: Copper PVC No deficiencies observed at the visible portions of the supply piping. 10. Overflow Condition Materials: None The extension at the water heater relief valve is missing. This is a potential scalding concern as water can discharge improperly. Recommend installing the proper type of relief extension to discharge within 6 to 8 from the floor. Page 24 of 41

1. Roof Condition 2. Walls 3. Anchor Bolts 4. Floor Condition 5. Rafters & Ceiling 6. Electrical 7. GFCI 8. 240 Volt 9. Exterior Door 10. Fire Door Garage Materials: Roofing is the same as main structure. Materials: Asphalt shingles noted. No major system safety or function concerns noted at time of inspection. Appeared satisfactory, at time of inspection. The anchor bolts were not visible. Materials: Bare concrete floors noted. No deficiencies observed at the visible portions of the roof structure. Some receptacles were painted over. GFCI in place and operational There are no 240 volt outlets visible in this room. Appeared functional, at time of inspection. Appeared satisfactory and functional, at time of inspection. 11. Garage Door Condition Materials: Two - single 7', steel panel, sectional roll-up doors. No deficiencies observed. Page 25 of 41

12. Garage Door Parts The garage door appeared functional during the inspection. 13. Garage Opener Status Chain drive opener noted. The garage door opener is functional, safety features are built in. Appeared functional using normal controls, at time of inspection. Garage opener light not functioning. Possibly needs a new light bulb. 14. Garage Door's Reverse Status Eye beam system present and operating. 15. Ventilation 16. Vent Screens 17. Cabinets 18. Counters 19. Wash Basin Under eave soffit inlet vents noted. Vent screens noted as functional. No cabinets present to inspect. No counters present to inspect. No wash basin present to inspect. Page 26 of 41

1. Electrical Panel Electrical Location: Main Location: Location: Located in the garage. Double tapped breaker(s) inside panel box (more than one electrical conductor attached). This is not standard practice, and may cause overheating or even an electrical fire. Recommend evaluation by an electrician. Double tapping and lugging can create hot spots on breakers and neutral bars because they are not tightened to the correct torque-- especially if two different size conductors are used. Because the hot [black] and neutral [white]wires are both current carrying conductors, the chance is then greater for potential hot spots. If the double tap or lug becomes loose, it begins to arc. As it arcs it builds up carbon. Carbon is then resistance and with more carbon buildup the more difficult it is for the conductor to make contact, thus increasing the current. The end result can be the breaker tripping because of the loose connection [current exceeding the rating of the breaker], or signs of overheating such as discolored wires, melted wires, etc, or even fire. 2. Main Amp Breaker Electrical Electrical Panel 150 amp Electrical Electrical Panel Page 27 of 41

3. Breakers in off position 0 Electrical Main Amp Breaker 4. Cable Feeds 5. Breakers There is an overhead service drop noted. Materials: Copper armor sheathed cable noted. Double tapped breaker(s) inside panel box (more than one electrical conductor attached). This is not standard practice, and may cause overheating or even an electrical fire. Recommend evaluation by an electrician. Double tapping and lugging can create hot spots on breakers and neutral bars because they are not tightened to the correct torque-- especially if two different size conductors are used. Because the hot [black] and neutral [white]wires are both current carrying conductors, the chance is then greater for potential hot spots. If the double tap or lug becomes loose, it begins to arc. As it arcs it builds up carbon. Carbon is then resistance and with more carbon buildup the more difficult it is for the conductor to make contact, thus increasing the current. The end result can be the breaker tripping because of the loose connection [current exceeding the rating of the breaker], or signs of overheating such as discolored wires, melted wires, etc, or even fire. Page 28 of 41

6. Fuses Page 29 of 41

1. Roof Condition Roof Materials: Roofing is the same as main structure. Materials: Asphalt shingles noted. No major system safety or function concerns noted at time of inspection. 2. Flashing 3. Chimney No major system safety or function concerns noted at time of inspection. 4. Sky Lights 5. Spark Arrestor 6. Vent Caps 7. Gutter No major system safety or function concerns noted at time of inspection. Page 30 of 41

1. Access Attic Pull Down Ladder located in garage. 2. Structure Could not access all areas of the attic due to limited space. 3. Ventilation 4. Vent Screens Under eave soffit inlet vents noted. Vent screens noted as functional. Page 31 of 41

5. Duct Work 6. Electrical 7. Attic Plumbing Functional. Most areas not accessible due to insulation. PVC plumbing vents 8. Insulation Condition Materials: Loose fill insulation noted. Depth: Insulation averages about 4-6 inches in depth; more recommended. Insulation level in the attic is typical for homes this age 9. Chimney 10. Exhaust Vent Could not access. Page 32 of 41

1. Doors Exterior Areas Wood deterioration observed. Suggest repairs/replacement as needed. 2. Window Condition 3. Siding Condition Exterior Areas Doors Materials: Wood siding, wood frame construction, concrete / block foundation Wood panel siding loose on the back and right sides of the house. 4. Eaves & Facia Page 33 of 41

5. Exterior Paint 6. Stucco Page 34 of 41

1. Slab Foundation Foundation Concrete slab not visible due to floor coverings. 2. Foundation Perimeter No deficiencies were observed at the visible portions of the structural components of the home. 3. Foundation Walls 4. Cripple Walls 5. Ventilation 6. Vent Screens 7. Access Panel 8. Post and Girders 9. Sub Flooring Normal settlement. 10. Anchor Bolts The anchor bolts were not visible. 11. Foundation Electrical Page 35 of 41

12. Foundation Plumbing Not visible for identification. 13. Sump Pump 14. Ducting Page 36 of 41

Grounds 1. Driveway and Walkway Condition Materials: Concrete driveway noted. Concrete sidewalk noted. Driveway in good shape for age and wear. No deficiencies noted. 2. Grading No major system safety or function concerns noted at time of inspection. 3. Vegetation Observations No major system safety or functional concerns noted at time of inspection. 4. Gate Condition 5. Patio and Porch Deck 6. Stairs & Handrail Materials: Wood Gates were locked at the time of inspection, did not operate. 7. Grounds Electrical No major system safety or function concerns noted at time of inspection. Covers or globes recommended over bare light bulbs. Loose exterior light Page 37 of 41

8. GFCI None visible. 9. Main Gas Valve Condition 10. Plumbing 11. Water Pressure Materials: Copper piping noted. PVC piping noted. Sewer line Due to the age of this home I recommend a sewer line inspection. This separate inspection will show the condition of the buried sewer line from the home to the city main. Items such as tree roots, broken drain pipes, and other obstructions will be revealed. A qualified plumber with a sewer camera sewer rodding machine can inspect. 12. Pressure Regulator None. 13. Exterior Faucet Condition Appears Functional. 14. Balcony 15. Patio Enclosure 16. Patio and Porch Condition 17. Fence Condition Materials: Wood 18. Sprinklers Page 38 of 41

1. Air Booster Pump 2. Deck Condition Pool Pool deck has cracks present. Recommend contacting a qualified pool service technician for evaluation/repair. 3. Gate & Fence Condition Materials: See grounds page. 4. Filter Pool pump running at time of inspection. Unable to inspect filter. 5. Skimmer and Basket Functional. 6. Pool Heater Condition 7. Lights 8. Pressure Gauge none Present on filter housing. Page 39 of 41

9. Pumps visible leaking. Recommend contacting a qualified pool service technician for evaluation/repair. 10. Jets operated 11. Structure Condition Type: below ground Materials: gunite 12. Tile 13. Timer 14. Water Condition present cloudy 15. Water Fill Unit 16. Electrical No major system safety or function concerns noted at time of inspection. Page 40 of 41

17. GFCI No GFCI protection present, suggest installing GFCI protected receptacles for safety. Page 41 of 41