INSPECTION REPORT
For the Property at:
XX STREET ADDRESS XXST. AUGUSTINE, FL 32084
Prepared for: XX CLIENT NAME XX
Inspection Date: Thursday, March 15, 2018
Prepared by: Austin Barbour, Certified Master Inspector, HI2280
HomePro Inspections2950 Halcyon Ln, Suite 201
Jacksonville, FL 32223904-268-8211800-270-9791
HomePro Inspections - It's About Knowing!
July 30, 2018
Dear XX CLIENT NAME XX,
RE: Report No. 3860
XX STREET ADDRESS XX
St. Augustine, FL
32084
Thank you for choosing HomePro Inspections! We're honored to serve you.
How to read your report:
The upcoming pages contain your report "summary", which will provide you with a brief overview of issues discovered
during your inspection. After the summary will be your full inspection report that includes more detail. At the top of each
page is a series of tabs; clicking a tab will take you immediately to that section of the report (Roofing, Exterior, Structure,
Electrical, etc.). Each tab is separated into three areas: Descriptions, Inspection Methods and Limitations, and
Observations and Recommendations. Within the body of your full inspection report, click on any blue highlighted and
underlined text for more information about that item. Please feel free to contact our office at 904-268-8211 with any
questions after you have a chance to review this entire report.
We always recommend that you have all repairs or upgrades performed by a properly qualified and licensed contractor
who is well-experienced and familiar with the work to be done. To confirm the license status of your contractor in Florida,
visit http://www.MyFloridaLicense.com
Remember, any time you have questions about homes, construction, or energy savings, HomePro is here for you. We
are your consultants for life - you have free phone consultations with one of our staff now and always! Please contact us
first on any issue in your home for objective advice...
Sincerely,
Austin Barbour, Certified Master Inspector, HI2280
on behalf of
HomePro Inspections
HomePro Inspections2950 Halcyon Ln, Suite 201
Jacksonville, FL 32223904-268-8211800-270-9791
SUMMARY
This Summary outlines issues from your full inspection report (which follows this summary). This Summary is provided as
a courtesy and cannot be considered a substitute for reading the entire inspection report. Please read this entire
document completely.
IMPORTANT: While this summary is a convenient tool, it is not your complete inspection report, and may not include
every problem noted in the full report. We strongly recommend you thoroughly review and understand your full inspection
report right away, before acting upon this cursory summary. Your full inspection report follows this summary and may
include additional items of concern, observations and recommendations, more in-depth information on the systems and
components of the home, the details and limitations of the service, plus photos and educational and reference
information. This document is confidential and for your use only; use by any other person(s) or entity is strictly prohibited.
The inspection is a two-part service; the on-site subjective inspection, which is verbal and visual, and this entire written
report; as such, it is not transferable. This summary is not intended to determine which items may need to be addressed
per any purchase and sale contract that may exist; any items or areas of uncertainty should be clarified by consulting
your real estate agent and/or attorney.
DEFINITIONS used in this report regarding problems, observations, and recommendations:
MAJOR - an item that is typically more than $1000 to repair, replace, or upgrade.
MINOR - typically less than $1000 to repair, replace, or upgrade, OR is considered an ongoing maintenance item.
SAFETY - an item that is considered a safety hazard.
We recommend that problems listed in the inspection report be evaluated and repaired/replaced by appropriately
Qualified and Experienced Licensed Contractors; please be sure to verify the status of all contractor licenses (in Florida,
visit http://www.MyFloridaLicense.com), and comply with all permitting regulations. For a convenient list of top-quality
service professionals, please visit:
https://www.gohomepro.com/trusted-contractors/
Roofing
General
Previous roof repair(s) noted which can sometimes hide clues of a past problem. Consider this as a heightened risk since
hidden problems may exist.
Repair at front Balcony- Membrane, No concerns were visible at this time- recommend optaining all Pictures/
Documentation on company/ Repair
Location: Front Upstairs Romeo/ Juliet balcony
Task: Informational - no action required
Exterior
General
Left side of main home and left side of Guest house, Exhaust covers damaged/ missing
Location: Exterior Both Structures
Task: Replacement recommended
Cost: Minor
XX STREET ADDRESS XX, St. Augustine, FL March 15, 2018 www.gohomepro.com
HomePro Inspections - It's About Knowing! www.GoHomePro.com
Report No. 3860
Page 1 of 105
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR SITE INFO
INFRARED HEAT PUMP POOL & SPA IRRIGATION SEAWALLS DOCKS MOISTURE/M APPLIANCES RECALLCHE REFERENCE
SUMMARY
Several wood shutters with Wood decay and insect damage- See WDO report
Location: Around both homes
Task: Repair recommended
Cost: Minor
Structure built for pool equip. and toy storage- no air ventilation, holding water- mold/ growth present underside of top
panels
Location: Storage stucture- rear of summer patio Kit.
Task: Repair recommended
WALLS \ Wood siding
Condition: Rot
Both wood sided garage door panels- insect damage and decayed wood- see Florida Pest control WDO report
Implication(s): Weakened structure | Material deterioration
Location: Guest House
Task: Repair recommended
DOORS \ Doors and frames
Condition: Sticker on the door stating do not open, door appears to have been replaced to Romeo and Juliet balcony,
Most exterior secondary doors have notes to "Not Open", ask seller reason
Location: 2nd floor front left guest bed
Task: Ask sellers why and demonstrate
Condition: Rot
Rot lower left and right door jamb- see Florida Pest control WDO report performed on todays date
Implication(s): Chance of damage to finishes and structure
Location: Main House- Garage access exterior door
Task: Repair recommended
Cost: Minor
DOORS \ Glass
Condition: Lost seal
Implication(s): Nuisance | Shortened life expectancy of material
Location: Both doors, Exterior French doors off kitchen
Task: Replacement recommended
Cost: Minor
PORCHES, DECKS, STAIRS, PATIOS AND BALCONIES \ General
Condition: Extra clear/ shinny sealant visible at balcony stone and wall connection, no visible concerns interior guest
residence or garage below
Location: West & South side guest house balcony
Task: Ask Sellers/ Monitor
Condition: Unsafe
Areas of back porch where someone could step off and injure themselves at dusk/ night- caution, place planter or
something to block off
XX STREET ADDRESS XX, St. Augustine, FL March 15, 2018 www.gohomepro.com
HomePro Inspections - It's About Knowing! www.GoHomePro.com
Report No. 3860
Page 2 of 105
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR SITE INFO
INFRARED HEAT PUMP POOL & SPA IRRIGATION SEAWALLS DOCKS MOISTURE/M APPLIANCES RECALLCHE REFERENCE
SUMMARY
Implication(s): Physical injury
Location: Back Porch
Task: Informational - no action required
Cost: Safety
PORCHES, DECKS, STAIRS, PATIOS AND BALCONIES \ Handrails and guards
Condition: Railings have areas of peeling paint, powder coating damaged- peeling, typical of environment- repair as
needed
Location: Around both structures
Task: Repair recommended
Time: Monitor moving forward Normal life expectancy unlikely due to hostile / corrosive environment
Condition: Loose
Balcony railing on left front of guest house
Implication(s): Fall hazard
Location: Floor #2 Balcony
Task: Repair recommended
Cost: safety
LANDSCAPING \ Walkway
Condition: Uneven (trip hazard)
Garage to guest house foyer, front guest house entrance, entrance to front porch main home
Implication(s): Physical injury
Location: Various locations
Cost: Safety
LANDSCAPING \ Retaining wall
Condition: Cracked
Settlement
Implication(s): Chance of movement | Weakened structure
Location: East side yard- Guest house
Task: Repair recommended
Time: Monitor moving forward
Electrical
General
What looks to be High voltage/ Romex wires- loose rolled up wires hanging from ceiling
Location: Closet Master Bath/ Bed
Task: Ask Seller, Informational - no action required
Structure is located in a hostile salt environment, therefore electrical equipment not reach normal life expectancy
Time: Normal life expectancy unlikely due to hostile / corrosive environment
SERVICE BOX, GROUNDING AND PANEL \ Auxiliary panel (subpanel)
Condition: Corrosion noted at exterior pool panel and 12 V pool transformer
XX STREET ADDRESS XX, St. Augustine, FL March 15, 2018 www.gohomepro.com
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Report No. 3860
Page 3 of 105
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR SITE INFO
INFRARED HEAT PUMP POOL & SPA IRRIGATION SEAWALLS DOCKS MOISTURE/M APPLIANCES RECALLCHE REFERENCE
SUMMARY
Location: At pool equipment area
Task: Repair recommended
Cost: Minor
DISTRIBUTION SYSTEM \ Outdoor wiring
Condition: Exposed wiring noted at boatlift area
Location: Dock
Task: Repair recommended
Cost: Safety
DISTRIBUTION SYSTEM \ Outlets (receptacles)
Condition: Loose
Implication(s): Fire hazard | Electric shock
Location: 2nd floor, front main home sitting area- South wall
Task: Repair recommended
Cost: Minor
Condition: Loose
Implication(s): Fire hazard | Electric shock
Location: Upstairs front sitting area wall
Task: Repair recommended
Cost: Minor
DISTRIBUTION SYSTEM \ Cover plates
Condition: Missing
Guest house bedroom
Implication(s): Electric shock
Location: Floor #2 Bedroom
Task: Replacement recommended
Condition: For switch is missing
Switch plate missing
Location: Attic at scuttle stairs- laundry main home
Task: Repair recommended
Cost: Safety
DISTRIBUTION SYSTEM \ Lights
Condition: Corroded
Corrosion and broken/missing glass lens noted at exterior lantern lights
Location: All exterior lantern lights
Task: Repair recommended
Cost: Minor
Condition: Inoperative
Light is a florescent light fixture
Implication(s): Inadequate lighting
XX STREET ADDRESS XX, St. Augustine, FL March 15, 2018 www.gohomepro.com
HomePro Inspections - It's About Knowing! www.GoHomePro.com
Report No. 3860
Page 4 of 105
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR SITE INFO
INFRARED HEAT PUMP POOL & SPA IRRIGATION SEAWALLS DOCKS MOISTURE/M APPLIANCES RECALLCHE REFERENCE
SUMMARY
Location: Attic/ over Dome
Task: Repair recommended
Cost: Minor
Condition: Inoperative
Lights at dock pavilion not functioning at time of inspection
Implication(s): Inadequate lighting
Location: Dock
Task: Repair recommended
Cost: Minor
Condition: Missing
Gas Lanterns missing at columns
Implication(s): Inadequate lighting
Location: Upstairs rear balcony sitting area
Task: Ask Sellers/ Replace
DISTRIBUTION SYSTEM \ Smoke detectors
Condition: More than 10 years old
Though they are only 9 years or so old and not 10+, recommend replacement
Implication(s): Life safety hazard
Location: Throughout both structures
Task: Upgrade recommended
Cost: Safety
Plumbing
SUPPLY PLUMBING \ Shut off valve
Condition: Buried
Implication(s): Difficult to service | Reduced system life expectancy
Location: East side of guest house
Task: Repair recommended
Cost: Minor
FIXTURES AND FAUCETS \ Faucet
Condition: Hot and cold reversed
Left side bathroom
Implication(s): Scalding
Location: Floor #1 Bathroom
Task: Repair recommended
FIXTURES AND FAUCETS \ Basin, sink and laundry tub
Condition: Under counter sink not sealed to bottom of countertop, water leaks through
Location: 1st floor Laundry room
Cost: Minor
XX STREET ADDRESS XX, St. Augustine, FL March 15, 2018 www.gohomepro.com
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Report No. 3860
Page 5 of 105
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR SITE INFO
INFRARED HEAT PUMP POOL & SPA IRRIGATION SEAWALLS DOCKS MOISTURE/M APPLIANCES RECALLCHE REFERENCE
SUMMARY
Condition: Water holding, not draining fully from copper sink
Location: Main House- Kitchen Sink
Task: Repair recommended
Cost: Minor
Condition: Slow drains
Implication(s): Chance of water damage to contents, finishes and/or structure
Location: West side master bath sink
Task: Repair recommended
Cost: Minor
FIXTURES AND FAUCETS \ Bathtub
Condition: Valve and pipe assembly is not secured to anything but strength of horizontal pipes- assembly moves and
vulnerable to pipe damage, recommend securing in place
Location: Master Bath Tub
Task: Secure
FIXTURES AND FAUCETS \ Shower stall
Condition: Tiles at windowsill in shower, lose, grout missing, vulnerable to water damage from shower
Location: Upstairs middle guest bath shower
Task: Repair/ caulk
Cost: Minor
Condition: Low water flow at shower
Location: Detached garage bath
Task: Repair recommended
Cost: Minor
Condition: Ceiling shower head clogged holes, Hand shower wand not working properly
Location: Master Bath Shower
Task: Repair recommended Replacement recommended
Cost: Minor
Condition: Control valve loose
Shower control valve loose; seal to prevent moisture intrusion
Location: Garage/ Guest house Shower
Task: Repair recommended
Cost: Minor
FIXTURES AND FAUCETS \ Shower stall enclosure
Condition: Installed shower unit- not functioning properly- Lights, control panel, radio
Location: Main 1st floor right rear Guest bath
Task: Repair recommended
FIXTURES AND FAUCETS \ Toilet
Condition: Flush mechanism inoperative
Toilet flush handle missing
XX STREET ADDRESS XX, St. Augustine, FL March 15, 2018 www.gohomepro.com
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Report No. 3860
Page 6 of 105
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR SITE INFO
INFRARED HEAT PUMP POOL & SPA IRRIGATION SEAWALLS DOCKS MOISTURE/M APPLIANCES RECALLCHE REFERENCE
SUMMARY
Implication(s): Sewage entering the building | Equipment failure
Location: detached garage downstairs bathroom
Task: Repair recommended
Cost: Minor
Condition: Loose
Loose and not sealed to floor
Implication(s): Sewage entering the building | Chance of water damage to contents, finishes and/or structure
Location: Master Bath
Task: Repair recommended
Cost: Minor
Interior
General
IR showing no moisture/ No visible concerns from past repaired Romeo/ Juliet balcony
Location: 1st Floor front guest bed- under repaired balcony
Task: Informational - no action required
CEILINGS \ Fan
Condition: Noisy
Implication(s): Noise nuisance
Location: Upstairs front left guest bed, rubbing
Task: Repair recommended
Cost: Minor
WALLS \ Plaster or drywall
Condition: Cracked
Front right bathroom wall by entry door
Implication(s): Damage or physical injury due to falling materials
Location: Floor #1 Bathroom
Task: Repair recommended
WINDOWS \ General
Condition: Inoperative
Front left playroom
Implication(s): Reduced comfort | Restricted emergency exits | System inoperative or difficult to operate
Location: Front left playroom
Task: Repair recommended
WINDOWS \ Glass (glazing)
Condition: Dirty and possibly fogged/clouded at time of inspection - recommend re-evaluating after proper and
thorough cleaning
Right side bedroom right window. Water stains also observed on bottom window frame
Location: Floor #2 Bedroom
XX STREET ADDRESS XX, St. Augustine, FL March 15, 2018 www.gohomepro.com
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Report No. 3860
Page 7 of 105
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR SITE INFO
INFRARED HEAT PUMP POOL & SPA IRRIGATION SEAWALLS DOCKS MOISTURE/M APPLIANCES RECALLCHE REFERENCE
SUMMARY
Task: Cleaning recommended
Condition: Dirty and possibly fogged/clouded at time of inspection - recommend re-evaluating after proper and
thorough cleaning
Location: Front stairway- guest house window
Task: Clean and Re-evaluate
Cost: Minor
Condition: Cracked
Front left play room
Implication(s): Physical injury
Location: Floor #2 Family Room
Task: Replacement recommended
Condition: Cracked
Right rear bedroom left window
Implication(s): Physical injury
Location: Floor #2 Bedroom
Task: Replacement recommended
Condition: Cracked
Right rear bedroom window
Implication(s): Physical injury
Location: Bedroom Floor #2
Task: Replacement recommended
Condition: Lost seal on double or triple glazing
Implication(s): Shortened life expectancy of material
Location: South side guest garage
Task: Replacement recommended
Cost: Minor
Condition: Lost seal on double or triple glazing
Implication(s): Shortened life expectancy of material
Location: Southside detached garage
Task: Replacement Recommended
Cost: Minor
WINDOWS \ Sashes
Condition: Sash coming apart
Second story guest house rear bedroom -both windows
Implication(s): Glass breaking | Chance of damage to finishes and structure
Location: Floor #2 Bedroom
Task: Replacement recommended
WINDOWS \ Frames
Condition: Front left window not stained and vulnerable to decay
XX STREET ADDRESS XX, St. Augustine, FL March 15, 2018 www.gohomepro.com
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Report No. 3860
Page 8 of 105
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR SITE INFO
INFRARED HEAT PUMP POOL & SPA IRRIGATION SEAWALLS DOCKS MOISTURE/M APPLIANCES RECALLCHE REFERENCE
SUMMARY
Location: Floor #2 Front sitting area
Task: Repair recommended
Cost: Minor
DOORS \ Doors and frames
Condition: Binds
Second story bedroom balcony door (left) in the guesthouse
Implication(s): System inoperative or difficult to operate
Location: Floor #2 Bedroom
Task: Repair recommended
Condition: Does not latch properly
Front left bathroom door
Implication(s): System inoperative or difficult to operate
Location: Floor #2 Bathroom
Task: Repair recommended
Condition: Does not latch properly
Media control room door
Implication(s): System inoperative or difficult to operate
Location: Floor #1
Task: Repair recommended
DOORS \ Hardware
Condition: Loose
Right rear bathroom
Implication(s): Equipment failure
Location: Floor #1 Bathroom
Task: Repair recommended
Condition: Loose
Right front bathroom shower door handle
Implication(s): Equipment failure
Location: Floor #1 Bathroom
Task: Repair recommended
Condition: Does not latch properly
Left side second story office does does not shut
Implication(s): System inoperative or difficult to operate
Location: Floor #2 Office
Task: Repair recommended
Condition: Does not latch properly
Second story laundry room
Implication(s): System inoperative or difficult to operate
Location: Floor #2 laundry room
XX STREET ADDRESS XX, St. Augustine, FL March 15, 2018 www.gohomepro.com
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Report No. 3860
Page 9 of 105
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR SITE INFO
INFRARED HEAT PUMP POOL & SPA IRRIGATION SEAWALLS DOCKS MOISTURE/M APPLIANCES RECALLCHE REFERENCE
SUMMARY
Task: Repair recommended
Condition: Does not latch properly
Right side storage door in main home garage
Implication(s): System inoperative or difficult to operate
Location: Floor #1 Garage
Task: Repair recommended
Condition: Does not latch properly
Guest house bathroom door
Implication(s): System inoperative or difficult to operate
Location: Floor #2 Bathroom
Task: Repair recommended
GARAGE \ Vehicle door operators
Condition: Sensors inoperative
Overhead garage doors do not auto reverse
Implication(s): Physical injury
Location: Both doors on right side of detached garage
Task: Repair recommended
Cost: Safety
Heat Pump Equipment
General
Equipment is in a hostile salt environment, and may not reach normal life expectancy
Location: Attic HVAC systems all locations
Time: Monitor moving forward Normal life expectancy unlikely due to hostile / corrosive environment
HEAT PUMP \ Duct system
Condition: Dirty
Clean
Location: Air Handler Electronic Air filters
Task: Maintenance item
Cost: Minor
Pool & Spa
CHILD-SAFE BARRIERS \ General
Condition: No child-safe barriers present
Task: Upgrade recommended
Cost: Safety
XX STREET ADDRESS XX, St. Augustine, FL March 15, 2018 www.gohomepro.com
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Report No. 3860
Page 10 of 105
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR SITE INFO
INFRARED HEAT PUMP POOL & SPA IRRIGATION SEAWALLS DOCKS MOISTURE/M APPLIANCES RECALLCHE REFERENCE
SUMMARY
Irrigation
SYSTEM \ General
Condition: Rain sensor not mounted to function properly
Location: Front Yard at Well / Irrigation Equip
Task: Repair recommended
Cost: Minor
Seawalls
MASONRY SEAWALLS, CAP & SUPPORT \ Overview
Condition: Rust/ Corrosion at rebar/ components behind seawall- see Marine contractor's inspection findings for remedy
Location: Concrete Walls- Seawalls
Task: Repair recommended
Docks
General
Boat lift not functioning
Large South lift is missing, Cable disconnected at motor
Location: Dock- Both Lifts
Task: Repair recommended
Time: Normal life expectancy unlikely due to hostile / corrosive environment
CONCRETE DOCKS \ concrete dock
Condition: Spalled Concrete dock surface
Location: Dock surface
Task: Repair recommended
Time: Normal life expectancy unlikely due to hostile / corrosive environment
Cost: Major
Moisture/Mold
General
Air/ Mold Samples were taken 1st floor/ 2nd floor main home, Guest House & Exterior- Results will be sent to you n
ext week
Task: Informational - no action required
XX STREET ADDRESS XX, St. Augustine, FL March 15, 2018 www.gohomepro.com
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Report No. 3860
Page 11 of 105
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR SITE INFO
INFRARED HEAT PUMP POOL & SPA IRRIGATION SEAWALLS DOCKS MOISTURE/M APPLIANCES RECALLCHE REFERENCE
SUMMARY
Appliances
EXHAUST FAN \ General
Condition: Two lights were not functioning in exhaust hood
Location: Kitchen
Task: Repair recommended
Cost: Minor
REFRIGERATOR \ General
Condition: Refrigerator door seal defective
Refrigerator Door seal deteriorated & Corrosion noted on door hinges
Location: Kitchen
Task: Repair recommended
Cost: Minor
CLOTHES WASHER \ General
Condition: Recommend upgrading to Non- bursting washing machine hoses
Location: Upstairs Main & Guest Houses
Task: Upgrade recommended
This concludes the Summary section.
The remainder of this report describes each of the home's systems and also documents any limitations, plus
observations and recommendations for improvements. Please note that the probability of undiscovered and/or
unreported MAJOR problems is low, and the probability of undiscovered and or unreported MINOR problems is high - a
visual inspection is typically limited to about 2/3 of the risks of home ownership. All homes require maintenance and
expeditious repairs to problems; allow a budget of 1-3% of the value of the home for routine annual maintenance.
For an Estimated Life Expectancy Chart for Florida homes from the International Association of Certified Home
Inspectors (InterNACHI), please visit:
https://www.nachi.org/florida-life-expectancy.htm
XX STREET ADDRESS XX, St. Augustine, FL March 15, 2018 www.gohomepro.com
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Report No. 3860
Page 12 of 105
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR SITE INFO
INFRARED HEAT PUMP POOL & SPA IRRIGATION SEAWALLS DOCKS MOISTURE/M APPLIANCES RECALLCHE REFERENCE
ROOFING
Descriptions
General: Roofs may leak at any time; leaks most often appear at roof penetrations, flashings, vents, as well as changes
in direction or material. A roof leak should be addressed promptly to avoid damage to the structure, interior finishes and
furnishings. Routine inspection and maintenance is recommended at least yearly as preventative measures and to
maximize roof life.
General: General view of roof
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Report No. 3860
Page 13 of 105
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR SITE INFO
INFRARED HEAT PUMP POOL & SPA IRRIGATION SEAWALLS DOCKS MOISTURE/M APPLIANCES RECALLCHE REFERENCE
ROOFING
Sloped roofing material:
Clay tile
Age 2009
Sloped roof flashing material: Metal
Flat roofing material: Appears to be Single Ply membrane, Age 2009
Flat roof flashing material: Metal
Probability of leakage: Low
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Report No. 3860
Page 14 of 105
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR SITE INFO
INFRARED HEAT PUMP POOL & SPA IRRIGATION SEAWALLS DOCKS MOISTURE/M APPLIANCES RECALLCHE REFERENCE
ROOFING
Inspection Methods and Limitations
General: This inspection cannot guarantee the roof system or how long it will be watertight in the future. Determination
of any leaks is limited to visible and accessible areas; please note that a single leak may mask others. A roof leak does
not necessarily mean the roof has to be replaced. Where indicated, your inspector may use a moisture meter and/or
infrared technology to determine the status of visible stained areas; inferences are drawn based on visual clues.
Underlying materials should be reviewed during the course of any repairs and additional repairs may be needed.
Roof inspection limited/prevented by: Lack of access (too slippery/fragile)
Inspection performed: Aerial drone
Age determined by: Online permit data search
Observations and Recommendations
General
1. Previous roof repair(s) noted which can sometimes hide clues of a past problem. Consider this as a heightened risk
since hidden problems may exist.
Repair at front Balcony- Membrane, No concerns were visible at this time- recommend optaining all Pictures/
Documentation on company/ Repair
Location: Front Upstairs Romeo/ Juliet balcony
Task: Informational - no action required
XX STREET ADDRESS XX, St. Augustine, FL March 15, 2018 www.gohomepro.com
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Report No. 3860
Page 15 of 105
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR SITE INFO
INFRARED HEAT PUMP POOL & SPA IRRIGATION SEAWALLS DOCKS MOISTURE/M APPLIANCES RECALLCHE REFERENCE
ROOFINGXX STREET ADDRESS XX, St. Augustine, FL March 15, 2018 www.gohomepro.com
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Report No. 3860
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR SITE INFO
INFRARED HEAT PUMP POOL & SPA IRRIGATION SEAWALLS DOCKS MOISTURE/M APPLIANCES RECALLCHE REFERENCE
EXTERIOR
Descriptions
General: Protecting the exterior elements from water and pests is directly and primarily responsible for the building's
overall "health" and structural integrity. Routine inspection and monitoring of exterior areas are recommended at least
yearly as preventative measures.
General: General view of exterior
General: This report should not be construed as a termite inspection or termite clearance letter. A complete wood/pest
infestation report by a qualified State WDO inspector/cardholder is always recommended, even if not required by another
entity. Any inspection or treatment noted, either past or present, should NOT be construed to mean that the property is
currently free, and/or will remain free, of pests, wood decay, and/or wood destroying organisms.
General: Notice(s) of WDO inspection
Note: See Florida Pest Control Inspection report performed today
Gutter & downspout material: Copper
Gutter & downspout type: There is no debris protection in place. A debris-protection system is designed to allow rain
water to enter your roof drainage system while keeping leaves and other debris out (leaves and debris can clog the roof
drainage system, allowing water to back up and possibly causing damage to your roof, walls, foundation, and
landscaping).
Gutter & downspout type: Eave mounted
Downspout discharge: Below grade
Lot slope: Flat
Soffit and fascia: Wood
Wall surfaces and trim: Stone
Retaining wall: Note: Retaining wall(s) are designed to restrain land from "slumping over". Generally
speaking, the more water in the soil, the greater the force against the wall. Weep holes allow water to flow through
retaining walls but they often fail over time. Walls that project above the landscape and trap water like a dam are prone to
collapse. Recommend periodic monitoring of water drainage around the retaining wall(s) to gauge future problems;
inspect every six months.
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EXTERIOR
Retaining wall:
Concrete
Concrete walls surround elevated property- monitor
Driveway: Gravel
Walkway: Concrete
Window Shutters/Panels: Decorative shutters
Exterior steps: Concrete Stone
Balcony: Aluminum railings
Patio: Stone
Inspection Methods and Limitations
General: Only the outer surface of the exterior wall surface can be viewed, and additional damage may exist within wall
cavity areas. The full extent of activity or damage within walls or ceilings is beyond the scope of this visual inspection and
therefore cannot be detected. Underlying materials should be reviewed during the course of repairs, and additional
repairs made as needed.
No or limited access to: Stories above first floor
Upper floors inspected from: Aerial drone
Upper floors inspected from: Ground level
Exterior inspected from: Lower floors inspected from ground level
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EXTERIOR
Observations and Recommendations
General
2. Left side of main home and left side of Guest house, Exhaust covers damaged/ missing
Location: Exterior Both Structures
Task: Replacement recommended
Cost: Minor
3. Several wood shutters with Wood decay and insect damage- See WDO report
Location: Around both homes
Task: Repair recommended
Cost: Minor
4. Structure built for pool equip. and toy storage- no air ventilation, holding water- mold/ growth present underside of top
panels
Location: Storage stucture- rear of summer patio Kit.
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EXTERIOR
Task: Repair recommended
WALLS \ Wood siding
5. Condition: Rot
Both wood sided garage door panels- insect damage and decayed wood- see Florida Pest control WDO report
Implication(s): Weakened structure | Material deterioration
Location: Guest House
Task: Repair recommended
DOORS \ Doors and frames
6. Condition: Sticker on the door stating do not open, door appears to have been replaced to Romeo and Juliet
balcony, Most exterior secondary doors have notes to "Not Open", ask seller reason
Location: 2nd floor front left guest bed
Task: Ask sellers why and demonstrate
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EXTERIOR
7. Condition: Rot
Rot lower left and right door jamb- see Florida Pest control WDO report performed on todays date
Implication(s): Chance of damage to finishes and structure
Location: Main House- Garage access exterior door
Task: Repair recommended
Cost: Minor
DOORS \ Glass
8. Condition: Lost seal
Implication(s): Nuisance | Shortened life expectancy of material
Location: Both doors, Exterior French doors off kitchen
Task: Replacement recommended
Cost: Minor
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EXTERIOR
PORCHES, DECKS, STAIRS, PATIOS AND BALCONIES \ General
9. Condition: Extra clear/ shinny sealant visible at balcony stone and wall connection, no visible concerns interior guest
residence or garage below
Location: West & South side guest house balcony
Task: Ask Sellers/ Monitor
10. Condition: Unsafe
Areas of back porch where someone could step off and injure themselves at dusk/ night- caution, place planter or
something to block off
Implication(s): Physical injury
Location: Back Porch
Task: Informational - no action required
Cost: Safety
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EXTERIOR
PORCHES, DECKS, STAIRS, PATIOS AND BALCONIES \ Handrails and guards
11. Condition: Railings have areas of peeling paint, powder coating damaged- peeling, typical of environment- repair
as needed
Location: Around both structures
Task: Repair recommended
Time: Monitor moving forward Normal life expectancy unlikely due to hostile / corrosive environment
12. Condition: Loose
Balcony railing on left front of guest house
Implication(s): Fall hazard
Location: Floor #2 Balcony
Task: Repair recommended
Cost: safety
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EXTERIOR
LANDSCAPING \ Walkway
13. Condition: Uneven (trip hazard)
Garage to guest house foyer, front guest house entrance, entrance to front porch main home
Implication(s): Physical injury
Location: Various locations
Cost: Safety
LANDSCAPING \ Retaining wall
14. Condition: Cracked
Settlement
Implication(s): Chance of movement | Weakened structure
Location: East side yard- Guest house
Task: Repair recommended
Time: Monitor moving forward
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STRUCTURE
Descriptions
General: Comments in this section are made based on visible clues present. Maintaining the structural integrity of a
building is primarily a matter of protecting all structural elements from water and pests. Routine inspection and monitoring
of critical areas are recommended at least yearly as preventative measures. Structures built to accommodate unusual
soils or special conditions will usually have special maintenance requirements.
General: General view of structural elements
Configuration: Slab-on-grade
Foundation material: Poured concrete
Floor construction: Concrete
Exterior wall construction: Cast-in-place concrete
Roof and ceiling framing: Trusses Plywood sheathing
Inspection Methods and Limitations
General: Access to internal construction elements is typically impaired, and little of the foundation and structural
elements are usually available for inspection.
Inspection limited/prevented by: Ductwork Low clearance Spray foam
Attic/roof space:
Entered but access was limited
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ELECTRICAL
Descriptions
General: Please click here for electrical safety tips from the Consumer Product Safety Commission.
Maintaining an electrical system is primarily a matter of routine inspection and keeping connections tight and clean, as
well has having necessary repairs done promptly and professionally. Have your electrical system inspected every six (6)
months. Child protection devices should be used to cover electrical openings (i.e., receptacles) when needed. Any
electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to
the entire building should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seem. All
alarms should be tested twice per year. See Local Utility Authority for electrical consumption history.
General: General view of electrical components
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ELECTRICAL
Service entrance cable and location: Underground - cable material not visible
Service size: Estimated to be 800 Amp (120/240V)
Main disconnect/service box type and location:
Breakers -exterior wall
At detached garage
System grounding material and type: Not visible
Distribution panel type and location: Breakers - garage
Distribution panel rating: 200 Amps
Electrical panel manufacturers: Age of main distribution panel (estimated mfr. date)
Note: 2009
Electrical panel manufacturers: Square D
Auxiliary panel (subpanel) type and location: Breakers - guest suite Square D
Auxiliary panel (subpanel) type and location:
Breakers - utility room
Square D
Breakers - garage
Square D
Breakers - exterior wall
Square D (at detached garage)
Breakers - exterior wall
Square D (at pool equipment)
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ELECTRICAL
Auxiliary panel (subpanel) rating: Age of sub-panel (est. mfr. date)
Note: 2009
Auxiliary panel (subpanel) rating: Manufacturer: Square D
Auxiliary panel (subpanel) rating: 200 Amps
Distribution wire material and type: Copper - non-metallic sheathed
Type and number of outlets (receptacles): Grounded - typical
Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI): GFCI - bathroom GFCI - exterior GFCI - garage
GFCI - kitchen AFCI - bedroom
Smoke detectors: Test button(s) audible when pressed. WARNING: the audible sound of a smoke alarm is not an
indicator or guarantee that the smoke detection feature is functional.
Smoke detectors: Present Combination type (photoelectric and ionization)
Carbon monoxide (CO) detectors: Present Combination smoke/CO detector(s) noted
Inspection Methods and Limitations
General: Sealed boxes are not opened; only a representative number of outlets are checked during this inspection; not
all outlets may be accessible/checked; nor are concealed components inspected. During the inspection, inoperative light
fixtures are assumed to have burned out bulbs. Light bulbs are not changed during the inspection, and fixtures are not
removed. If the problem is not a bad bulb, it is normally necessary to contact an electrician. Please note that the
functionality of security systems are not checked by state statue. If a security/alarm system is present, we recommend
that you contact a licensed alarm company for a specialized security system evaluation/service. Likewise, if a satellite
dish is present, that service/equipment is also not checked for functionality; please contact installer for evaluation and/or
service. Electromagnetic fields (EMF) are not checked.
Inspection limited/prevented by: Main breaker interlock would not allow opening enclosure, to view breaker, without
shutting down power to the entire house; Main breaker size was estimated
Panel covers: Panel covers could not be removed as wall trim was installed around perimeter of cover
System ground: Not accessible Continuity not verified Quality of ground not determined
Circuit labels: The accuracy of the circuit index (labels) was not verified.
Observations and Recommendations
General
15. What looks to be High voltage/ Romex wires- loose rolled up wires hanging from ceiling
Location: Closet Master Bath/ Bed
Task: Ask Seller, Informational - no action required
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ELECTRICAL
16. Structure is located in a hostile salt environment, therefore electrical equipment not reach normal life expectancy
Time: Normal life expectancy unlikely due to hostile / corrosive environment
SERVICE BOX, GROUNDING AND PANEL \ Auxiliary panel (subpanel)
17. Condition: Corrosion noted at exterior pool panel and 12 V pool transformer
Location: At pool equipment area
Task: Repair recommended
Cost: Minor
DISTRIBUTION SYSTEM \ Outdoor wiring
18. Condition: Exposed wiring noted at boatlift area
Location: Dock
Task: Repair recommended
Cost: Safety
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ELECTRICAL
DISTRIBUTION SYSTEM \ Outlets (receptacles)
19. Condition: Loose
Implication(s): Fire hazard | Electric shock
Location: 2nd floor, front main home sitting area- South wall
Task: Repair recommended
Cost: Minor
20. Condition: Loose
Implication(s): Fire hazard | Electric shock
Location: Upstairs front sitting area wall
Task: Repair recommended
Cost: Minor
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ELECTRICAL
DISTRIBUTION SYSTEM \ Cover plates
21. Condition: Missing
Guest house bedroom
Implication(s): Electric shock
Location: Floor #2 Bedroom
Task: Replacement recommended
22. Condition: For switch is missing
Switch plate missing
Location: Attic at scuttle stairs- laundry main home
Task: Repair recommended
Cost: Safety
DISTRIBUTION SYSTEM \ Lights
23. Condition: Corroded
Corrosion and broken/missing glass lens noted at exterior lantern lights
Location: All exterior lantern lights
Task: Repair recommended
Cost: Minor
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ELECTRICAL
24. Condition: Inoperative
Light is a florescent light fixture
Implication(s): Inadequate lighting
Location: Attic/ over Dome
Task: Repair recommended
Cost: Minor
25. Condition: Inoperative
Lights at dock pavilion not functioning at time of inspection
Implication(s): Inadequate lighting
Location: Dock
Task: Repair recommended
Cost: Minor
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ELECTRICAL
26. Condition: Missing
Gas Lanterns missing at columns
Implication(s): Inadequate lighting
Location: Upstairs rear balcony sitting area
Task: Ask Sellers/ Replace
DISTRIBUTION SYSTEM \ Smoke detectors
27. Condition: More than 10 years old
Though they are only 9 years or so old and not 10+, recommend replacement
Implication(s): Life safety hazard
Location: Throughout both structures
Task: Upgrade recommended
Cost: Safety
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HEATING
Descriptions
General: Please see these tips from the EPA BurnWise program.
Fireplaces/stoves should never be left unattended while in operation. Use only the appropriate fuel designed for the
fireplace/stove; to use inappropriate fuel can create harmful vapors as well as cause mechanical damage. Have the
fireplace/stove system cleaned and inspected by a Qualified Licensed Chimney Sweep prior to each season's use.
General: General view of components
Fuel/energy source: Gas
Fireplace/stove:
Gas fireplace
Vent-free gas fireplace - Guest house
Gas fireplace
Vent-free gas log fireplace - Main living room
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HEATING
Chimney/vent: None
Combustion air source: Interior of building
Inspection Methods and Limitations
General: Inspection of the fireplace/stove is limited to the visible and accessible portions. Any gas pilot lights are not lit
during the inspection (inspection limitation).
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INSULATION AND VENTILATION
Descriptions
General: Insulation levels (R value) is estimated based on construction of the structure, as actual measurement is often
impractical. Your inspector may use infrared technology to determine the status hidden areas; inferences are drawn
based on visual clues. Environmental, material, situational, and numerous other restrictions may limit the usefulness of
the infrared information on the day of service.
General: General view of insulation
Attic/roof insulation material: Spray Foam
Note: Both Main and Guest House structures
Attic/roof insulation amount/value: Estimated to be R-38
Attic/roof ventilation:
None found
Typical
Wall insulation material: Not visible
Inspection Methods and Limitations
General: Inspection of insulation is always limited due to the concealed nature of insulation in wall cavities, attic spaces,
etc.
Attic inspection performed: By entering attic, but access was limited
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PLUMBING
Descriptions
General: Please click this link for water saving ideas from WaterSense.
Please note that a single plumbing leak may mask additional leaks in the system; ensure that a licensed plumber
re-evaluates entire plumbing system after completion of any repairs. Have your plumbing system and equipment
inspected yearly as a preventative measure. Water quality testing can be performed for an additional charge, contact
HomePro Inspections at 904-268-8211 for pricing.
General: General view of plumbing components
Note: Sauna Operated at time of inspection though I did not take it to full temperature
Normal Operation Normal Operation
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PLUMBING
Sauna- Operated
Water supply source: Public
Service piping into building: Plastic
Supply piping in building: Original - supply piping appears to have no modifications, additions, or updates.
Supply piping in building: CPVC (Chlorinated PolyVinylChloride)
Main water shut off valve at the: Not Located- Ask Seller
Water heater type: Tankless/indirect
Water heater fuel/energy source: Gas
Water heater manufacturer:
Rinnai
(3)- Ages 2008
Water heater location: Left and Right sides of main Home
Water heater location: Garage
Water heater failure probability: High
Hot water circulating system: None
Waste disposal system: Lift Station
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PLUMBING
Waste disposal system: Public
Waste and vent piping in building: PVC plastic
Floor drain location: Garage Floor
Water treatment system: Water softener
Gas piping: Steel Copper CSST (Corrugated Stainless Steel Tubing)
Main fuel shut off valve at the:
Exterior
Gas meter
In Ground Tank- front yard at street
Exterior hose bibb (outdoor faucet): Present Freeze resistant
Location of fuel storage tank/system: Front Exterior
Inspection Methods and Limitations
General: Determination of leakage is limited to areas where pipes are visible and accessible; inferences are drawn
based on visual clues. Please note that a single plumbing leak may mask additional leaks in the system; ensure that a
licensed plumber re-evaluates entire plumbing system after completion of any repairs. It is beyond the scope of this
visual inspection to assess/identify environmental hazards or determine the degree of salinity, quality, flow, or volume of
any water supply, or to report on the operational effectiveness of any water treatment equipment.
Items excluded from a building inspection: There is a water treatment or filtration system present, but the
functionality of these cannot be evaluated or tested as a part of an inspection (however, pipe and connections were
visually assessed for leakage). Contact the water treatment/filtration company who installed the system for maintenance
records and proper full evaluation (plus verify ownership/lease status).
Items excluded from a building inspection: Well Water quality Isolating/relief valves & main shut-off valve
Concealed plumbing Tub/sink overflows Water heater relief valves are not tested The performance of floor drains or
clothes washing machine drains
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PLUMBING
Observations and Recommendations
SUPPLY PLUMBING \ Shut off valve
28. Condition: Buried
Implication(s): Difficult to service | Reduced system life expectancy
Location: East side of guest house
Task: Repair recommended
Cost: Minor
FIXTURES AND FAUCETS \ Faucet
29. Condition: Hot and cold reversed
Left side bathroom
Implication(s): Scalding
Location: Floor #1 Bathroom
Task: Repair recommended
FIXTURES AND FAUCETS \ Basin, sink and laundry tub
30. Condition: Under counter sink not sealed to bottom of countertop, water leaks through
Location: 1st floor Laundry room
Cost: Minor
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PLUMBING
31. Condition: Water holding, not draining fully from copper sink
Location: Main House- Kitchen Sink
Task: Repair recommended
Cost: Minor
32. Condition: Slow drains
Implication(s): Chance of water damage to contents, finishes and/or structure
Location: West side master bath sink
Task: Repair recommended
Cost: Minor
FIXTURES AND FAUCETS \ Bathtub
33. Condition: Valve and pipe assembly is not secured to anything but strength of horizontal pipes- assembly moves
and vulnerable to pipe damage, recommend securing in place
Location: Master Bath Tub
Task: Secure
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PLUMBING
FIXTURES AND FAUCETS \ Shower stall
34. Condition: Tiles at windowsill in shower, lose, grout missing, vulnerable to water damage from shower
Location: Upstairs middle guest bath shower
Task: Repair/ caulk
Cost: Minor
35. Condition: Low water flow at shower
Location: Detached garage bath
Task: Repair recommended
Cost: Minor
36. Condition: Ceiling shower head clogged holes, Hand shower wand not working properly
Location: Master Bath Shower
Task: Repair recommended Replacement recommended
Cost: Minor
37. Condition: Control valve loose
Shower control valve loose; seal to prevent moisture intrusion
Location: Garage/ Guest house Shower
Task: Repair recommended
Cost: Minor
FIXTURES AND FAUCETS \ Shower stall enclosure
38. Condition: Installed shower unit- not functioning properly- Lights, control panel, radio
Location: Main 1st floor right rear Guest bath
Task: Repair recommended
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PLUMBING
FIXTURES AND FAUCETS \ Toilet
39. Condition: Flush mechanism inoperative
Toilet flush handle missing
Implication(s): Sewage entering the building | Equipment failure
Location: detached garage downstairs bathroom
Task: Repair recommended
Cost: Minor
40. Condition: Loose
Loose and not sealed to floor
Implication(s): Sewage entering the building | Chance of water damage to contents, finishes and/or structure
Location: Master Bath
Task: Repair recommended
Cost: Minor
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INTERIOR
Descriptions
General: This inspection is done to a generalist level, and does not include an all-exhaustive punch list of minor
problems and maintenance needs. Inspectors do not move furnishings, carpet, rugs, shelves, stored items, or coverings
to improve viewing or access; viewing of each and every interior area is impossible. Where indicated, your inspector
may use a moisture meter and/or infrared technology to determine the status of visible stained areas; inferences are
drawn based on visual clues. Determination of any leaks is limited to visible and accessible areas; please note that a
single leak may mask others.
General: General view of interior
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INTERIOR
Major floor finishes: Hardwood Stone
Major wall finishes: Plaster/drywall Stucco/texture/stipple
Major ceiling finishes: Plaster/drywall Stucco/texture/stipple
Windows: Fixed Casement Wood
Glazing: Double
Exterior doors - type/material: Hinged French Metal Metal-clad Garage door - metal
Doors: Garage door opener auto safety reversing feature tested and working at time of appointment
Bathroom ventilation: Exhaust fan
Stairs and railings: Inspected
Accessibility equipment:
Elevators
Shaft Built- Elevator Installer was out to check for installation
Inspection Methods and Limitations
General: Multilayered glazing in windows (or doors) is often subject to leakage at the seals between the glazing
sections. The result is often a film or cloudiness between the glass known as "fogging". It is important to recognize that
the evidence of seal loss ("fogged") may come and go with temperature and/or humidity changes, time of day, time of
year, etc. As such, these failed seals are frequently not detectable during the limited time frame of an inspection; fogging
may not be visible due to screens, dirt, rain, sun glare, humidity, inside temperature, and/or outside temperature.
Windows considered "fogged" at time of inspection may not show fogginess later due to a change in conditions; and if a
window does not show fogged later, it does not mean it won't again become fogged.
Not included as part of a building inspection: Security systems and intercoms Decorative items
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INTERIOR
Observations and Recommendations
General
41. IR showing no moisture/ No visible concerns from past repaired Romeo/ Juliet balcony
Location: 1st Floor front guest bed- under repaired balcony
Task: Informational - no action required
CEILINGS \ Fan
42. Condition: Noisy
Implication(s): Noise nuisance
Location: Upstairs front left guest bed, rubbing
Task: Repair recommended
Cost: Minor
WALLS \ Plaster or drywall
43. Condition: Cracked
Front right bathroom wall by entry door
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INTERIOR
Implication(s): Damage or physical injury due to falling materials
Location: Floor #1 Bathroom
Task: Repair recommended
WINDOWS \ General
44. Condition: Inoperative
Front left playroom
Implication(s): Reduced comfort | Restricted emergency exits | System inoperative or difficult to operate
Location: Front left playroom
Task: Repair recommended
WINDOWS \ Glass (glazing)
45. Condition: Dirty and possibly fogged/clouded at time of inspection - recommend re-evaluating after proper and
thorough cleaning
Right side bedroom right window. Water stains also observed on bottom window frame
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Location: Floor #2 Bedroom
Task: Cleaning recommended
46. Condition: Dirty and possibly fogged/clouded at time of inspection - recommend re-evaluating after proper and
thorough cleaning
Location: Front stairway- guest house window
Task: Clean and Re-evaluate
Cost: Minor
47. Condition: Cracked
Front left play room
Implication(s): Physical injury
Location: Floor #2 Family Room
Task: Replacement recommended
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INTERIOR
48. Condition: Cracked
Right rear bedroom left window
Implication(s): Physical injury
Location: Floor #2 Bedroom
Task: Replacement recommended
49. Condition: Cracked
Right rear bedroom window
Implication(s): Physical injury
Location: Bedroom Floor #2
Task: Replacement recommended
50. Condition: Lost seal on double or triple glazing
Implication(s): Shortened life expectancy of material
Location: South side guest garage
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Task: Replacement recommended
Cost: Minor
51. Condition: Lost seal on double or triple glazing
Implication(s): Shortened life expectancy of material
Location: Southside detached garage
Task: Replacement Recommended
Cost: Minor
WINDOWS \ Sashes
52. Condition: Sash coming apart
Second story guest house rear bedroom -both windows
Implication(s): Glass breaking | Chance of damage to finishes and structure
Location: Floor #2 Bedroom
Task: Replacement recommended
WINDOWS \ Frames
53. Condition: Front left window not stained and vulnerable to decay
Location: Floor #2 Front sitting area
Task: Repair recommended
Cost: Minor
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INTERIOR
DOORS \ Doors and frames
54. Condition: Binds
Second story bedroom balcony door (left) in the guesthouse
Implication(s): System inoperative or difficult to operate
Location: Floor #2 Bedroom
Task: Repair recommended
55. Condition: Does not latch properly
Front left bathroom door
Implication(s): System inoperative or difficult to operate
Location: Floor #2 Bathroom
Task: Repair recommended
56. Condition: Does not latch properly
Media control room door
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INTERIOR
Implication(s): System inoperative or difficult to operate
Location: Floor #1
Task: Repair recommended
DOORS \ Glass (glazing)
57. Condition: Lost seal on double or triple glazing
All four panes
Implication(s): Shortened life expectancy of material
Location: Right door, upstairs front left guest bed
Task: Replacement recommended
Cost: Minor
DOORS \ Hardware
58. Condition: Loose
Right rear bathroom
Implication(s): Equipment failure
Location: Floor #1 Bathroom
Task: Repair recommended
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INTERIOR
59. Condition: Loose
Right front bathroom shower door handle
Implication(s): Equipment failure
Location: Floor #1 Bathroom
Task: Repair recommended
60. Condition: Does not latch properly
Left side second story office does does not shut
Implication(s): System inoperative or difficult to operate
Location: Floor #2 Office
Task: Repair recommended
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INTERIOR
61. Condition: Does not latch properly
Second story laundry room
Implication(s): System inoperative or difficult to operate
Location: Floor #2 laundry room
Task: Repair recommended
62. Condition: Does not latch properly
Right side storage door in main home garage
Implication(s): System inoperative or difficult to operate
Location: Floor #1 Garage
Task: Repair recommended
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INTERIOR
63. Condition: Does not latch properly
Guest house bathroom door
Implication(s): System inoperative or difficult to operate
Location: Floor #2 Bathroom
Task: Repair recommended
GARAGE \ Floor
64. Condition: Cracked
Slab cracking noted at detached garage; Recommend sealing/patching to avoid further
widening
Implication(s): Uneven floors
Location: Detached garage
Task: Repair recommended
Cost: Minor
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INTERIOR
GARAGE \ Vehicle door operators
65. Condition: Sensors inoperative
Overhead garage doors do not auto reverse
Implication(s): Physical injury
Location: Both doors on right side of detached garage
Task: Repair recommended
Cost: Safety
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SITE INFO
Descriptions
General: Please click here for your complimentary Energy Savings Guide.
If you have not attended the inspection appointment, there is likely to be much that you won't know by only reading this
report; if you have any questions, please call 904-268-8211 to speak with HomePro staff after reviewing this report
completely. It is beyond the scope of this visual inspection to determine air quality or assess/identify environmental
hazards. If so desired, mold, particulate, lead paint, asbestos, "meth lab", water and/or radon sampling can be performed
separately for an additional charge; contact our office for pricing.
General: General view of site/property
Weather: Sunny Clear Ground was dry
Approximate temperature: Exterior temperature
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SITE INFO
Attendees: HomePro Inspector: Austin Barbour, Certified Master Inspector, Florida License #HI2280. Additional
HomePro inspector(s) Client(s) Client's representative/friend/family
Attendees: Buyer's Agent Seller's Agent
Access to home provided by: Buyer's agent
Occupancy: The home was occupied at the time of the inspection.
Utilities: Electric service was on at time of inspection. Water service was on at time of inspection. Gas service was
on at time of inspection.
Approximate age of home: Age 2009
Garage, carport and outbuildings: Boat/ Walk Ramp
Garage, carport and outbuildings: Dock
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SITE INFO
Garage, carport and outbuildings:
Guest house
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INFRARED
Descriptions
General: Infrared technology converts temperature variances into a color picture that may assist in detecting areas of
moisture intrusion, thermal loss, fire hazards, and other issues. The use of an infrared camera may increase the
probability of detecting problems or determining the cause of a problem. Environmental, material, situational, and
numerous other restrictions may limit the usefulness of the infrared information on the day of service.
Exterior:
Walls
Windows
Interior: Electrical Panel
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INFRARED
Interior: Interior wall(s)
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INFRARED
Windows: Windows
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HEAT PUMP EQUIPMENT
Descriptions
General: Click here for energy efficiency tips from EnergyStar.
Keeping equipment clean and in good working order are the primary tasks an owner should perform. Change filters
frequently, and have regularly scheduled preventive maintenance inspections, cleanings, and service by a qualified
licensed HVAC professional. This will insure optimum performance of your system, and will encourage long life.
General: General view of heat pump equipment
Media Room Air Handler #4 Upstairs Air Handler #3
Sample of Thermostats Guest House Garage AC
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HEAT PUMP EQUIPMENT
Air Handler #1 Upstairs Air Handler #2
Sample of Electronic Air filters at All Right Side AC Compressors
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HEAT PUMP EQUIPMENT
Guest House AC Left Side AC Compressors
Guest House AC Compressors
Heat Pump #1 Type and Style: Type: Air to Air Style: Split High Failure Probability
Heat Pump #1 Air Handler Location and Size: Garage 60000 BTU
Heat Pump #1 Air Handler Mfr and Age:
Trane
Age 2008
Heat Pump #1 Air Handler Drain Pan and Overflow Shutoff : Overflow Shutoff Present
Heat Pump #1 Compressor Location and Size: Exterior 60000 BTU
Heat Pump #1 Compressor Mfr and Age:
Trane
Age 2008
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HEAT PUMP EQUIPMENT
Heat Pump #1 Supply Temperature : Supply Temperature
Note: AC supply temperature was 54 degrees F
Heat Pump #1 Temperature Differential: Acceptable
Heat Pump #2 Type and Style: Type: Air to Air Style: Split High Failure Probability
Heat Pump #2 Air Handler Location and Size: Interior Closet 48000 BTU
Heat Pump #2 Air Handler Mfr and Age:
Trane
Age 2008
Heat Pump #2 Air Handler Drain Pan and Overflow Shutoff: Drain Pan Present Overflow Shutoff Present
Heat Pump #2 Compressor Location and Size: Exterior 48000 BTU
Heat Pump #2 Compressor Mfr and Age:
Trane
Age 2008
Heat Pump #2 Supply Temperature : Supply Temperature
Note: AC supply temperature was 53 degrees F
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HEAT PUMP EQUIPMENT
Heat Pump #2 Temperature Differential: Acceptable
Heat Pump #3 Type and Style: Type: Air to Air Style: Split High Failure Probability
Heat Pump #3 Air Handler Location and Size: Interior Closet 48000 BTU
Heat Pump #3 Air Handler Mfr and Age:
Trane
Age 2008
Heat Pump #3 Air Handler Drain Pan and Overflow Shutoff: Drain Pan Present Overflow Shutoff Present
Heat Pump #3 Compressor Location and Size: Exterior 48000 BTU
Heat Pump #3 Compressor Mfr and Age:
Trane
Age 2008
Heat Pump #3 Supply Temperature: Supply Temperature
Note: AC supply temperature was 56 degrees F
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HEAT PUMP EQUIPMENT
Heat Pump #3 Temperature Differential: Acceptable
Heat Pump #4 Type and Style: Type: Air to Air Style: Split High Failure Probability
Heat Pump #4 Air Handler Location and Size: Interior Closet 36000 BTU
Heat Pump #4 Air Handler Mfr and Age:
Trane
Age 2008
Heat Pump #4 Air Handler Drain Pan and Overflow Shutoff: Drain Pan Present Overflow Shutoff Present
Heat Pump #4 Compressor Location and Size: Exterior 36000 BTU
Heat Pump #4 Compressor Mfr and Age:
Trane
Age 2008
Heat Pump #4 Supply Temperature : Supply Temperature
Note: AC supply temperature was 55 degrees F
Heat Pump #4 Temperature Differential: Acceptable
Heat Pump #5 Type and Style: Type: Air to Air Style: Split High Failure Probability
Heat Pump #5 Air Handler Location and Size:
Garage
Guest House Garage Ceiling
36000 BTU
Heat Pump #5 Air Handler Mfr and Age:
Trane
Age 2007
Heat Pump #5 Air Handler Drain Pan and Overflow Shutoff: Drain Pan Present Overflow Shutoff Present
Heat Pump #5 Compressor Location and Size: Exterior 36000 BTU
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HEAT PUMP EQUIPMENT
Heat Pump #5 Compressor Mfr and Age:
Trane
Age 2007
Heat Pump #5 Supply Temperature : Supply Temperature
Note: AC supply temperature was 55 degrees F
Heat Pump #5 Temperature Differential: Acceptable
Heat Pump #6 Type and Style : Type: Air to Air Style: Split High Failure Probability
Heat Pump #6 Air Handler Location and Size:
Interior Closet
Guest House
36000 BTU
Heat Pump #6 Air Handler Mfr and Age:
Trane
Age 2007
Heat Pump #6 Air Handler Drain Pan and Overflow Shutoff: Drain Pan Present Overflow Shutoff Present
Heat Pump #6 Compressor Location and Size: Exterior 36000 BTU
Heat Pump #6 Compressor Mfr and Age:
Trane
Age 2007
Heat Pump #6 Supply Temperature : Supply Temperature
Note: AC supply temperature was 53 degrees F
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HEAT PUMP EQUIPMENT
Heat Pump #6 Temperature Differential: Acceptable
Inspection Methods and Limitations
General: Any deficiencies noted are based only on visual inspection; no comment is made regarding electrical, gauge,
or pressure performance of the equipment. It is beyond the scope of this inspection to determine or comment on air
quality; Mold, particulate, lead paint, asbestos, and/or radon sampling can be performed for an additional charge, contact
HomePro Inspections at 904-268-8211 for pricing.
Heat pump only tested in: Heating mode Cooling mode
Observations and Recommendations
General
66. Equipment is in a hostile salt environment, and may not reach normal life expectancy
Location: Attic HVAC systems all locations
Time: Monitor moving forward Normal life expectancy unlikely due to hostile / corrosive environment
HEAT PUMP \ Duct system
67. Condition: Dirty
Clean
Location: Air Handler Electronic Air filters
Task: Maintenance item
Cost: Minor
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POOL & SPA
Descriptions
General: General view of components
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POOL & SPA
General: Please see separate specialized pool inspection report that has been or will be completed by a 3rd party
Note: See Pool Inspection report performed by Batt's Pool Builders on Wednesday per client- over look only
Pool / Spa type: This is also called a negative edge or vanishing edge pool. This feature produces a visual effect of
water extending to the horizon, vanishing, or extending to "infinity". Spa Electronic control panel present
Interior Finish Materials: Pebble-surface
Inspection Methods and Limitations
General: Per seller/ Agent/ Client they do NOT want me (Homepro) to Inspect pool/ Equipment- Visual over look only
Observations and Recommendations
CHILD-SAFE BARRIERS \ General
68. Condition: No child-safe barriers present
Task: Upgrade recommended
Cost: Safety
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IRRIGATION
Descriptions
General: Determination of leakage is limited to areas where pipes are visible and accessible; inferences are drawn
based on visual clues. Please note that a single plumbing leak may mask additional leaks in the system; ensure that a
licensed plumber evaluates entire system after completion of any repairs.
General: General view of irrigation system/components
Control Location: Control Type: Electronic control board
Note: Located at Irrigation Well equipment front yard at street- was told by Agents that irrigation is shared with North
Neighbor
Rain Sensor: Installed
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IRRIGATION
Inspection Methods and Limitations
General: Each and every individual sprinkler head is not checked for operation; a representative sample is checked for
functionality. It is beyond the scope of this inspection to inspect timers, moisture sensors, or other automatic functions.
Observations and Recommendations
SYSTEM \ General
69. Condition: Rain sensor not mounted to function properly
Location: Front Yard at Well / Irrigation Equip
Task: Repair recommended
Cost: Minor
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INFRARED HEAT PUMP POOL & SPA IRRIGATION SEAWALLS DOCKS MOISTURE/M APPLIANCES RECALLCHE REFERENCE
SEAWALLS
Descriptions
General: Joints between seawall panels should be kept sealed. Backfilling of low areas behind the seawall(s) may be
needed on a periodic basis. Recommend periodic monitoring of the seawall(s) to gauge future problems; inspect every
six months. Please know that waterfront properties tend to be subject to higher winds, waters, mildew, salt, erosion,
and/or other harsh environmental issues. By its nature, waterfront property is at a higher risk than normal. Check with
local authorities regarding flooding, wind risk, evacuation, insurability, etc.
General: General view of seawall elements
General: Please see separate specialized seawall inspection report that has been or will be completed by a 3rd party
Note: See Marine Contractor's Inspection report that was per client going to be performed this afternoon
Concrete & sheet-pile seawall panels, cap & support: Poured in place concrete panels Concrete cap
Inspection Methods and Limitations
General: This visual inspection is not able to determine the condition at the base of the seawall(s) or condition below the
water line.
Inspection performed:
Visual from above
Please see Marine contractors inspection report that I was told would be performed this afternoon
Observations and Recommendations
MASONRY SEAWALLS, CAP & SUPPORT \ Overview
70. Condition: Rust/ Corrosion at rebar/ components behind seawall- see Marine contractor's inspection findings for
remedy
Location: Concrete Walls- Seawalls
Task: Repair recommended
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INFRARED HEAT PUMP POOL & SPA IRRIGATION SEAWALLS DOCKS MOISTURE/M APPLIANCES RECALLCHE REFERENCE
DOCKS
Descriptions
General: Recommend periodic monitoring of the dock(s) to gauge future problems; inspect every six months. Please
know that waterfront properties tend to be subject to higher winds, waters, mildew, salt, erosion, and/or other harsh
environmental issues. By its nature, waterfront property is at a higher risk than normal. Check with local authorities
regarding flooding, wind risk, evacuation, insurability, etc.
General: General view of dock components
General: Please see separate specialized dock inspection report that has been or will be completed by a 3rd party
Note: See Marine Contractor's Inspection report that was per client going to be performed this afternoon
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DOCKS
Inspection Methods and Limitations
General: This visual inspection is not able to determine the condition underneath or at the base of the dock(s) or any
condition below the water line.
Inspection performed: Visual from above
Observations and Recommendations
General
71. Boat lift not functioning
Large South lift is missing, Cable disconnected at motor
Location: Dock- Both Lifts
Task: Repair recommended
Time: Normal life expectancy unlikely due to hostile / corrosive environment
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DOCKS
CONCRETE DOCKS \ concrete dock
72. Condition: Spalled Concrete dock surface
Location: Dock surface
Task: Repair recommended
Time: Normal life expectancy unlikely due to hostile / corrosive environment
Cost: Major
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MOISTURE/MOLD
Descriptions
General: Click here for "A Brief Guide to Mold, Moisture, and Your Home" from the EPA.
A Mold Screening is a visual evaluation of the interior looking for evidence of mold-like substances and the conditions
that cause mold, while a Moisture Analysis blends the visual observations of the interior and exterior of the building
envelope with moisture equipment readings and infrared thermography to determine the extent and source of moisture
intrusion into the structure (a condition that can cause mold).
General: Interior temperature and relative humidity measurement.
(At time of inspection - these are subject to change with weather and HVAC settings). For optimal comfort and indoor air
quality, the EPA recommends that indoor humidity be kept below 60% and ideally between 30-50%.
Inspection Methods and Limitations
General: Determination of any moisture or mold is limited to visible and accessible areas. While your inspector will use
a moisture meter and/or infrared technology to determine the status of visible stained areas (either currently wet or dry),
inferences are often drawn based on visual clues that we may not have the ability to confirm. Underlying materials
should be reviewed during the course of any repairs which may require additional repairs that cannot be known based on
a visual inspection.
Interior components: Non - Intrusive
Observations and Recommendations
General
73. Air/ Mold Samples were taken 1st floor/ 2nd floor main home, Guest House & Exterior- Results will be sent to
you next week
Task: Informational - no action required
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APPLIANCES
Descriptions
General: Wine Cooler present. High failure probability (in 5 years).
General: The continued operation of all motor driven appliances is dependent on many internal factors which cannot be
measured by a visual inspection. All appliance ages are approximates.
General: General view of kitchen area
General: Gas grill at exterior (permanent installation)
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APPLIANCES
Range: Age of Range (estimated year of manufacture)
Range:
Gas
Maytag 2009 (at guest suite)
Gas
Wolf
Medium failure probability
Exhaust fan/range hood:
Discharge to exterior
Vent-A-Hood 2009
Recirculating type
Nutone 2009 (at guest suite)
Medium failure probability
Refrigerator: Age of Refrigerator (estimated year of manufacture)
Refrigerator: At guest suite - GE
Refrigerator: At kitchen
Note: Sub-Zero
Refrigerator: Medium failure probability
Freezer: Ice maker - KitchenAid - 2009
Freezer: Medium failure probability
Dishwasher: Age of Dishwasher (estimated year of manufacture)
Dishwasher:
Built-in
Thermador
Built-in
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APPLIANCES
GE (at guest suite)
Medium failure probability
Microwave oven: Portable unit only
Waste disposal:
Continuous feed
InSinkErator 2009 (at guest suite)
Continuous feed
(2) InSinkErator 2009
Medium failure probability
Washer and dryer: Age of Washer (estimated year of manufacture) Age of Dryer (estimated year of manufacture)
Washer and dryer:
Front-loading washer
GE
Electric dryer
GE
Medium failure probability - washer
Medium failure probability - dryer
Doorbell: Wired type Front door
Inspection Methods and Limitations
General: Proper operation of oven timers, range/oven temperature controls, dishwasher drying cycles, ice maker
functionality, etc. is not verified, due to time constraints. Inspectors do not move furnishings, equipment, carpet, rugs, or
other stored items to improve access; viewing of interior areas will be restricted.
General: Refrigerator water supply connection (hidden area that is vulnerable; monitor regularly).
General: Appliances are tested for basic operation only. Accuracy of oven temperature was not tested. Self-cleaning
features of oven not tested. Defrosting feature was not tested on refrigerator. Defrosting feature was not tested on
freezer. Effectiveness of dishwasher drying cycle not tested. Dishwasher was not put through a full cycle.
Not Tested/Not In Service: Gas grill at summer kitchen; gas was turned off, therefore grill was not operated
Observations and Recommendations
EXHAUST FAN \ General
74. Condition: Two lights were not functioning in exhaust hood
Location: Kitchen
Task: Repair recommended
Cost: Minor
REFRIGERATOR \ General
75. Condition: Refrigerator door seal defective
Refrigerator Door seal deteriorated & Corrosion noted on door hinges
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APPLIANCES
Location: Kitchen
Task: Repair recommended
Cost: Minor
CLOTHES WASHER \ General
76. Condition: Recommend upgrading to Non- bursting washing machine hoses
Location: Upstairs Main & Guest Houses
Task: Upgrade recommended
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RECALLCHEK
Descriptions
General: Max-E-Therm 333 Pool Heater
General: Alfresco outdoor grill
General: RecallChek has compiled a database of hundreds of millions of consumer recalls from public records dating
back to January 1, 1974, creating a valuable system to check for dangerous defects in select home
appliances/equipment. The items below have been sent to the RecallChek service for research - you will receive your
custom RecallChek report by email, typically within 72 hours of your inspection appointment. If you do not receive your
report, please contact HomePro Inspections at 904-268-8211 and we will gladly re-send it.
Air Conditioner / Heat Pump:
Trane
Main house - garage
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RECALLCHEK
Trane
Main home control room
Trane
Guest house
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RECALLCHEK
Trane
Right front main house
Trane
Right rear main house
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RECALLCHEK
Trane
Left front main house
Trane
Left rear main house
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RECALLCHEK
Trane
Guest house
Trane
Guest house
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RECALLCHEK
Trane
Guest house
Trane
Front right bath
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RECALLCHEK
Trane
Second story main hall
Water Heater:
Rinnai
Right side main house
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RECALLCHEK
Rinnai
Left side main house
Rinnai
Guest house
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RECALLCHEK
Refrigerator:
GE
Guest house
Sub-Zero
Label not visible
Range:
Maytag
Guest house
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RECALLCHEK
Wolf
Label not visible
Dishwasher: Thermador
Dishwasher:
GE
Guest house
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RECALLCHEK
Waste Disposal: InSinkErator
Waste Disposal: InSinkErator
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RECALLCHEK
Waste Disposal:
General
Badger - Guest house
Exhaust Fan: VentAHood - label not visible
Exhaust Fan: NuTone - Guest House
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RECALLCHEK
Washer:
Amana
Left side craft room
GE
Guest house
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RECALLCHEK
Whirlpool
Second story
Dryer:
GE
Guest house
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RECALLCHEK
Whirlpool
Second story
Pool Pump: WhisperFlo
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RECALLCHEK
Pool Pump: Pentair
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RECALLCHEK
Inspection Methods and Limitations
General: RecallChek cannot research appliances/equipment when the data plate is not found or is not readable.
Model number plate not found or not legible on: Gulf Stream Pool Heater
END OF REPORT
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REFERENCE LIBRARY
The links below connect you to a series of documents that will help you understand your home and how it works. These
are in addition to links attached to specific items in the report.
Click on any link to read about that system.
01. ROOFING, FLASHINGS AND CHIMNEYS
02. EXTERIOR
03. STRUCTURE
04. ELECTRICAL
05. HEATING
06. COOLING/HEAT PUMPS
07. INSULATION
08. PLUMBING
09. INTERIOR
10. APPLIANCES
11. LIFE CYCLES AND COSTS
12. SUPPLEMENTARY
Asbestos
Radon
Urea Formaldehyde Foam Insulation (UFFI)
Lead
Carbon Monoxide
Mold
Household Pests
Termites and Carpenter Ants
13. HOME SET-UP AND MAINTENANCE
14. MORE ABOUT HOME INSPECTIONS
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