Integrity Home Inspections of Central Florida
Integrity Home Inspections of Central Florida Report
Integrity Home Inspections Way Page   of  

Inspection Report

Sample Report

Property Address:
Integrity Home Inspections Way
Lakeland Florida

 

Integrity Home Inspections of Central Florida

Michael Karppe #HI10459
4084 Solamor Street
Lakeland, FL 33810
(863) 430-7253

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Table of Contents

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General Info
Property Address
Integrity Home Inspections Way
Lakeland Florida
Date of Inspection
7/29/2020
Report ID
072920B
Customer(s)
Sample Report

Time of Inspection
02:57 PM
Real Estate Agent
Inspection Details
In Attendance:
Clients and Agent

Type of building:
Single Family (1 story)

Approximate age of building:
48 years
Temperature:
93 degrees

Weather:
Cloudy, Light Rain

Ground/Soil surface condition:
Damp
Rain in last 3 days:
Yes

Radon Test:
No

Water Test:
No
Comment Key & Definitions

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building.

Repair or Replace (RR) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.

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1.  Roofing
The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.
  IN NI NP RR
1.0 Roof Coverings •      
1.1 Flashings •      
1.2 Skylights, Chimneys and Roof Penetrations •      
1.3 Roof Drainage Systems •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Roof Covering:
Metal
Architectural
Viewed roof covering from:
Walked roof
 
Comments:
1.0 (1) No main roof deficiencies noted.  Roof was installed in September of 2014 (Permit #BLD14-04649, 09/22/2014).  The average life expectancy of an architectural shingle roof is 20 years.
1.0 Item 1(Picture)
1.0 Item 2(Picture)
1.0 Item 3(Picture)
1.0 Item 4(Picture)
1.0 Item 5(Picture)
1.0 Item 6(Picture)
1.0 Item 7(Picture)
1.0 Item 8(Picture)
1.0 Item 9(Picture)
1.0 Item 10(Picture)
1.0 Item 11(Picture)
(2) Active leak at flat metal roof above patio.  Recommend evaluation and repairs by a Licensed Roof Contractor.
1.0 Item 12(Picture)
1.0 Item 13(Picture)
The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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2.  Exterior
The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.
  IN NI NP RR
2.0 Wall Cladding Flashing and Trim •      
2.1 Doors (Exterior) •      
2.2 Windows •      
2.3 Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable Railings       •
2.4 Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and Retaining Walls (With respect to their effect on the condition of the building)       •
2.5 Eaves, Soffits and Fascias •      
2.6 Other •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Siding Style:
Cement stucco
Siding Material:
Masonry
Appurtenance:
Patio
Driveway:
Concrete
   
Comments:
2.3 Peeling texture and pitted concrete at areas of patio. 
2.3 Item 1(Picture)
2.3 Item 2(Picture)
2.3 Item 3(Picture)
2.4 To prevent damage to the exterior, vegetation should be trimmed at least 12 inches away from wall cladding.
2.4 Item 1(Picture)
2.4 Item 2(Picture)
2.4 Item 3(Picture)
2.4 Item 4(Picture)
2.4 Item 5(Picture)
2.6 Exterior views:
2.6 Item 1(Picture)
2.6 Item 2(Picture)
2.6 Item 3(Picture)
2.6 Item 4(Picture)
The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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3.  Garage
  IN NI NP RR
3.0 Garage Ceilings •      
3.1 Garage Walls (including Firewall Separation) •      
3.2 Garage Floor •      
3.3 Garage Door (s) •      
3.4 Occupant Door (from garage to inside of home) •      
3.5 Garage Door Operators (Report whether or not doors will reverse when met with resistance) •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Garage Door Type:
One automatic
Garage Door Material:
Metal
 
Comments:
3.2 Due to personal items, the garage could not be fully inspected.
3.5 Garage door operator functional.  Door reversed upon meeting resistance and when the auto-reverse sensors were disrupted.
3.5 Item 1(Video)
3.5 Item 2(Picture)
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4.  Interiors
The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.
  IN NI NP RR
4.0 Ceilings •      
4.1 Walls •      
4.2 Floors •      
4.3 Steps, Stairways, Balconies and Railings       •
4.4 Counters and Cabinets (representative number) •      
4.5 Doors (representative number)       •
4.6 Windows (representative number) •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Ceiling Materials:
Gypsum Board
Wall Material:
Gypsum Board
Interior Doors:
Hollow core
Window Types:
Thermal/Insulated
Single-hung
   
Comments:
4.3 Support system for right-side of attic ladder is not attached.
4.3 Item 1(Picture)
4.5 Door deficiencies:
4.5 Item 1(Picture)
4.5 Item 2(Picture)
4.5 Item 3(Picture)
The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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5.  Structural Components
The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons.
  IN NI NP RR
5.0 Foundations, Basement and Crawlspace (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.) •      
5.1 Walls (Structural) •      
5.2 Columns or Piers •      
5.3 Floors (Structural) •      
5.4 Ceilings (Structural) •      
5.5 Roof Structure and Attic •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Foundation:
Poured concrete
Floor Structure:
Slab
Wall Structure:
2 X 4 Wood
Ceiling Structure:
2X4
Roof Structure:
Engineered wood trusses
Roof-Type:
Gable
Method used to observe attic:
Walked
Attic info:
Pull Down stairs
 
Comments:
5.5 Able to view around 75% of attic structure.  No deficiencies noted.
5.5 Item 1(Picture)
5.5 Item 2(Picture)
5.5 Item 3(Picture)
5.5 Item 4(Picture)
5.5 Item 5(Picture)
5.5 Item 6(Picture)
5.5 Item 7(Picture)
5.5 Item 8(Picture)
5.5 Item 9(Picture)
5.5 Item 10(Picture)
The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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6.  Plumbing System
The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.
  IN NI NP RR
6.0 Plumbing Drain, Waste and Vent Systems •      
6.1 Plumbing Water Supply, Distribution System and Fixtures •      
6.2 Hot Water Systems, Controls, Chimneys, Flues and Vents •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Water Source:
Public
Plumbing Water Supply (into home):
Copper
Plumbing Water Distribution (inside home):
PEX
CPVC
Washer Drain Size:
2" Diameter
Plumbing Waste:
PVC
Water Heater Power Source:
Electric
Water Heater Capacity:
40 Gallon (1-2 people)
Manufacturer:
RHEEM
Water Heater Location:
Concealed
Washer Dryer Room
Comments:
6.0 Distribution lines have been re-plumbed to PEX and CPVC. 
6.0 Item 1(Picture)
6.1 (1) Plumbing observations:
6.1 Item 1(Picture)
6.1 Item 2(Picture)
6.1 Item 3(Picture)
6.1 Item 4(Picture)
6.1 Item 5(Picture)
6.1 Item 6(Picture)
6.1 Item 7(Picture)
6.1 Item 8(Picture)
6.1 Item 9(Picture)
6.1 Item 10(Picture)
(2) Gap at guest bathroom tub faucet-to-wall connection.  Recommend caulking to prevent moisture intrusion.
6.1 Item 11(Picture)
6.2 2018 Rheem brand 40-gallon unit.  Hot water temperature at kitchen sink was 109 degrees (good). 
6.2 Item 1(Picture)
6.2 Item 2(Picture)
6.2 Item 3(Picture)
The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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7.  Electrical System
The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.
  IN NI NP RR
7.0 Service Entrance Conductors •      
7.1 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels       •
7.2 Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and Voltage       •
7.3 Connected Devices and Fixtures (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)       •
7.4 Polarity and Grounding of Receptacles within 6 feet of interior plumbing fixtures, all receptacles in garage, carport and exterior walls of inspected structure •      
7.5 Operation of GFCI (Ground Fault Circuit Interrupters) •      
7.7 Smoke Detectors •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Electrical Service Conductors:
Below ground
Panel capacity:
200 AMP
Panel Type:
Circuit breakers
Electric Panel Manufacturer:
SQUARE D
Branch wire 15 and 20 AMP:
Copper
Wiring Methods:
Romex
Comments:
7.0 Service entry and grounding.
7.0 Item 1(Picture)
7.0 Item 2(Picture)
7.0 Item 3(Picture)
7.1 (4) missing securing screws at main panel.
7.1 Item 1(Picture)
7.1 Item 2(Picture)
7.2 (1) double tap at main panel.  A double tap occurs when (2) wires are inserted into a circuit breaker designed to secure only (1) wire.  The wires can loosen, arc, and cause a fire.  Recommend repairs by a Licensed Electrician.
7.2 Item 1(Picture)
7.2 Item 2(Picture)
7.2 Item 3(Picture)
7.2 Item 4(Picture)
7.3 Electrical deficiencies:
7.3 Item 1(Picture)
7.3 Item 2(Picture)
7.3 Item 3(Picture)
7.3 Item 4(Picture)
7.3 Item 5(Picture)
7.3 Item 6(Picture)
7.3 Item 7(Picture)
7.3 Item 8(Picture)
7.3 Item 9(Picture)
7.3 Item 10(Picture)
7.5 No GFCI at exterior, garage, kitchen, and guest bathroom.  At time of construction, GFCI was not required. Consider adding GFCI to prevent accidental shock.
7.5 Item 1(Video)
7.5 Item 2(Video)
7.5 Item 3(Video)
7.5 Item 4(Video)
7.7 Upon moving in, replace smoke detector batteries. 
7.7 Item 1(Picture)
The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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8.  Heating / Central Air Conditioning
The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.
  IN NI NP RR
8.0 Heating Equipment •      
8.1 Normal Operating Controls •      
8.2 Automatic Safety Controls •      
8.3 Distribution Systems (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors) •      
8.4 Presence of Installed Heat Source in Each Room •      
8.8 Cooling and Air Handler Equipment       •
8.9 Normal Operating Controls •      
8.10 Presence of Installed Cooling Source in Each Room •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Heat Type:
Electric Base
Energy Source:
Electric
Number of Heat Systems (excluding wood):
One
Heat System Brand:
COMFORTMAKER
Ductwork:
Partially insulated
Filter Type:
Disposable
Cooling Equipment Type:
Air conditioner unit
Cooling Equipment Energy Source:
Electricity
Central Air Manufacturer:
COMFORT MAKER
Number of AC Only Units:
One
   
Comments:
8.8 2012 Comfortmaker brand 4-ton unit.  Temperature differential at the air handler was 18.2 degrees (good).  AC output range from 59 to 64 degrees.  The unit is undersized.  A 4-ton unit is designed to cool a home that is 2101 to 2400 sqft (see chart).  The home is 2804 sqft.  Thus, the system does not have air movement volume to effectively and efficiently cool the home.  A 5-ton unit is recommended for the home.
8.8 Item 1(Picture)
8.8 Item 2(Picture)
8.8 Item 3(Picture)
8.8 Item 4(Picture)
8.8 Item 5(Picture)
8.8 Item 6(Picture)
8.8 Item 7(Picture)
8.8 Item 8(Picture)
8.8 Item 9(Picture)
8.8 Item 10(Picture)
8.8 Item 11(Picture)
8.8 Item 12(Picture)
8.8 Item 13(Picture)
8.8 Item 14(Picture)
8.8 Item 15(Picture)
8.8 Item 16(Picture)
8.8 Item 17(Picture)
8.8 Item 18(Picture)
The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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9.  Insulation and Ventilation
The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.
  IN NI NP RR
9.0 Insulation in Attic •      
9.3 Ventilation of Attic and Foundation Areas •      
9.4 Venting Systems (Kitchens, Baths and Laundry) •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Attic Insulation:
Blown
Fiberglass
Ventilation:
Gable vents
Soffit Vents
Dryer Power Source:
220 Electric
Dryer Vent:
Metal
   
Comments:
9.0 6 to 8 inches of insulation in attic.
9.0 Item 1(Picture)
9.0 Item 2(Picture)
9.0 Item 3(Picture)
The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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10.  Built-In Kitchen Appliances
The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.
  IN NI NP RR
10.0 Dishwasher •      
10.1 Ranges/Ovens/Cooktops •      
10.3 Trash Compactor     •  
10.5 Microwave Cooking Equipment •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Comments:
10.0 Dishwasher operational
10.0 Item 1(Video)
10.0 Item 2(Video)
10.1 Range operational
10.1 Item 1(Picture)
10.1 Item 2(Picture)
10.3 Refrigerator operational
10.3 Item 1(Picture)
10.3 Item 2(Picture)
10.3 Item 3(Picture)
10.5 Microwave operational
10.5 Item 1(Video)
10.5 Item 2(Picture)
The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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13.  Swimming Pools, Equipment and Safety

Pools are fun, but children and adults can lose their life quickly. Over 4000 lives annually are lost with one-third under the age of 14. A child can drown in the time it takes to answer a phone. A swimming pool is 14 times more likely than a motor vehicle to be involved in the death of a child age 4 and under. An estimated 5,000 children ages 14 and under are hospitalized due to near-drownings each year; 15 percent die in the hospital and as many as 20 percent suffer severe, permanent brain damage. Of all preschoolers who drown, 70 percent are in the care of one or both parents at the time of the drowning and 75 percent are missing from sight for five minutes or less. Drowning surpasses all other causes of death to children age 14 and under in Arizona, California, Florida, Hawaii, Montana, Nevada, Oregon, Utah and Washington.

A pool alarm with a loud speaker system to sound outside as well as inside the home could save a life. Even if you do not have children you should be concerned. 35% of children that drowned did so in someone else's pool. For more info, do an Internet search on pool safety or visit this website: http://www.ihf.org/foryourhealth/article_children.html

  IN Yes NI NP RR No
13.0 Operational Condition of Pool         •  
13.2 Surface Walls and Floor of Pool •          
13.3 Permanent Accessories Condition         •  
13.4 Pumps for Circulation of Water •          
13.6 Pool Heaters         •  
13.7 Verify the Electrucal outlet (s) and any Lighting for Pools is on a Ground Fault Circuit (GFCI) •          
13.8 Overflow Skimmers and Drains •          
13.19 Are Electric Lights Secure? •          
13.20 Water Level should be within inches from Rim to allow an easier climb out. •          
13.21 Pool Design at waters edge should not include protrusions that could injure swimmer •          
13.22 Does the surface around pool encourage drainage away from pool? •          
IN= Inspected, Yes= Yes, NI= Not Inspected, NP= Not Present, RR= Repair or Replace, No= No IN Yes NI NP RR No
Styles & Materials
Style:
In ground
Wall Material:
Gunite (concrete)
 
Comments:
13.0 Pool was clear and circulation was good.  Upon arrival the spa was empty.  When the pump was turned on, the spa filled with water.  When the pump was turned off, the spa emptied.  The spa should remain full at all times. Recommend evaluation of the pool pump and plumbing system by a Licensed Pool Company.  
13.0 Item 1(Video)
13.0 Item 2(Picture)
13.2 No surface deficiencies noted.
13.2 Item 1(Picture)
13.2 Item 2(Picture)
13.3 Damaged drain cover at spa.  Poles holding pool accessories are loose.  Leak at pool plumbing.  Recommend repairs by a Licensed Pool Company.
13.3 Item 1(Picture)
13.3 Item 2(Video)
13.3 Item 3(Video)
13.4 No pool pump deficiencies noted.
13.4 Item 1(Picture)
13.4 Item 2(Picture)
13.4 Item 3(Video)
13.4 Item 4(Picture)
13.4 Item 5(Picture)
13.6 POOL/SPA HEATER NOT OPERATIONAL.  This was also reported on the MLS Listing.
Unless so mentioned in this report, I did not test water for bacteria or quality. The pool was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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General Summary


Integrity Home Inspections of Central Florida

4084 Solamor Street
Lakeland, FL 33810
(863) 430-7253

Customer
Sample Report

Address
Integrity Home Inspections Way
Lakeland Florida

The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.

1.  Roofing
1.0  Roof Coverings  
Inspected
(2) Active leak at flat metal roof above patio.  Recommend evaluation and repairs by a Licensed Roof Contractor.
1.0 Item 12(Picture)
1.0 Item 13(Picture)

2.  Exterior
2.3  Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable Railings  
Repair or Replace
Peeling texture and pitted concrete at areas of patio. 
2.3 Item 1(Picture)
2.3 Item 2(Picture)
2.3 Item 3(Picture)
2.4  Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and Retaining Walls (With respect to their effect on the condition of the building)  
Repair or Replace
To prevent damage to the exterior, vegetation should be trimmed at least 12 inches away from wall cladding.
2.4 Item 1(Picture)
2.4 Item 2(Picture)
2.4 Item 3(Picture)
2.4 Item 4(Picture)
2.4 Item 5(Picture)

4.  Interiors
4.3  Steps, Stairways, Balconies and Railings  
Repair or Replace
Support system for right-side of attic ladder is not attached.
4.3 Item 1(Picture)
4.5  Doors (representative number)  
Repair or Replace
Door deficiencies:
4.5 Item 1(Picture)
4.5 Item 2(Picture)
4.5 Item 3(Picture)

6.  Plumbing System
6.1  Plumbing Water Supply, Distribution System and Fixtures  
Inspected
(2) Gap at guest bathroom tub faucet-to-wall connection.  Recommend caulking to prevent moisture intrusion.
6.1 Item 11(Picture)

7.  Electrical System
7.1  Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels  
Repair or Replace
(4) missing securing screws at main panel.
7.1 Item 1(Picture)
7.1 Item 2(Picture)
7.2  Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and Voltage  
Repair or Replace
(1) double tap at main panel.  A double tap occurs when (2) wires are inserted into a circuit breaker designed to secure only (1) wire.  The wires can loosen, arc, and cause a fire.  Recommend repairs by a Licensed Electrician.
7.2 Item 1(Picture)
7.2 Item 2(Picture)
7.2 Item 3(Picture)
7.2 Item 4(Picture)
7.3  Connected Devices and Fixtures (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)  
Repair or Replace
Electrical deficiencies:
7.3 Item 1(Picture)
7.3 Item 2(Picture)
7.3 Item 3(Picture)
7.3 Item 4(Picture)
7.3 Item 5(Picture)
7.3 Item 6(Picture)
7.3 Item 7(Picture)
7.3 Item 8(Picture)
7.3 Item 9(Picture)
7.3 Item 10(Picture)

8.  Heating / Central Air Conditioning
8.8  Cooling and Air Handler Equipment  
Repair or Replace
2012 Comfortmaker brand 4-ton unit.  Temperature differential at the air handler was 18.2 degrees (good).  AC output range from 59 to 64 degrees.  The unit is undersized.  A 4-ton unit is designed to cool a home that is 2101 to 2400 sqft (see chart).  The home is 2804 sqft.  Thus, the system does not have air movement volume to effectively and efficiently cool the home.  A 5-ton unit is recommended for the home.
8.8 Item 1(Picture)
8.8 Item 2(Picture)
8.8 Item 3(Picture)
8.8 Item 4(Picture)
8.8 Item 5(Picture)
8.8 Item 6(Picture)
8.8 Item 7(Picture)
8.8 Item 8(Picture)
8.8 Item 9(Picture)
8.8 Item 10(Picture)
8.8 Item 11(Picture)
8.8 Item 12(Picture)
8.8 Item 13(Picture)
8.8 Item 14(Picture)
8.8 Item 15(Picture)
8.8 Item 16(Picture)
8.8 Item 17(Picture)
8.8 Item 18(Picture)

13.  Swimming Pools, Equipment and Safety
13.0  Operational Condition of Pool  
Repair or Replace
Pool was clear and circulation was good.  Upon arrival the spa was empty.  When the pump was turned on, the spa filled with water.  When the pump was turned off, the spa emptied.  The spa should remain full at all times. Recommend evaluation of the pool pump and plumbing system by a Licensed Pool Company.  
13.0 Item 1(Video)
13.0 Item 2(Picture)
13.3  Permanent Accessories Condition  
Repair or Replace
Damaged drain cover at spa.  Poles holding pool accessories are loose.  Leak at pool plumbing.  Recommend repairs by a Licensed Pool Company.
13.3 Item 1(Picture)
13.3 Item 2(Video)
13.3 Item 3(Video)
13.6  Pool Heaters  
Repair or Replace
POOL/SPA HEATER NOT OPERATIONAL.  This was also reported on the MLS Listing.

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.


Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Michael Karppe
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