2800 East Sunrise Boulevard / Allstate Home Inspections, Inc. / Walter Fitzpatrick

Date: 12/31/2008

Time: 02:00 PM

Report ID: 81231-2

Property:
2800 East Sunrise Boulevard
Fort Lauderdale Florida 33304

Customer:
Your Name Here

Real Estate Professional:
Rick Gibson
Remax Partners

PLEASE READ THIS INSPECTION AGREEMENT CAREFULLY. The following report is aBasic Condominium Inspection, performed by Allstate Home Inspections, Inc. The purpose and scope of this inspection is to provide you with a better understanding of the property's condition as observed at the time of the inspection. This basic condominium inspection is a limited visual inspection as a generalists. Areas that are not visible or inaccessible are not part of of this inspection. The cleint (buyer) assumes all risks for problems noted in this report that may reveal further damage during a repair or further investigation by a qualified professional.

A basic condominium inspection will include an inspection of Structural Components, Plumbing, Electrical System, Central Air Conditioning, Interior, and built-in appliances. Condominium and Townhouse inspections do not include roofs, roof top a/c compressors, fascia, attics, insulation or exterior of the building.

The condominium inspection report is an "opinion" of Allstate Home Inspections. Our interpretation of what is good or fair, may be different than yours. You are encouraged to be present at the time of your inspection so we will both have an understanding of each others perception. The buyers accepts responsibility for incomplete information if the buyer did not attend the inspection. Our purpose is to determine whether or not a system or component (electrical, plumbing, visible structure, etc) is functioning for which is was intended. We are not responsible to determine all that may be wrong with that system or component, just whether or not a second opinion is needed, such as a licensed electrician or licensed plumbing contractor, or any specialist for that field or trade. They determine what steps are necessary to correct any deficiencies. Their troubleshooting may reveal additional items not mentioned in this report.

We are not a guarantee nor do we guarantee any items or opinions described on this report. This inspection is to reduce the risk or finding a potential problem, not to eliminate them. We are not a home warranty company nor do we carry insurance on warranty claims. The limited liability of the inspector and Allstate Home Inspections and the inspection report to the client, buyer, spouse, executors, heirs or administrators are limited to a refund of the fee paid for the inspection and report. Should a buyer want an inspection that does not limit the liability to a refund of the fee paid for the inspection report, the buyer can receive a technically exhaustive inspection and report without limitation of a refund of the fee paid.The minimum fee for this type of inspection is $2,750. and up depending upon the total square footage of the building. This technically exhaustive inspection will be performed with licensed engineers, licensed air conditioning contractor, licensed plumbers, licensed electrician, licensed General contractors and others depending upon the extent of services requested. If buyer chooses this technically exhaustive inspection, the buyer must contact Allstate Home Inspections within 24 hours of receipt of this inspection report to make arrangements and receive a new price quote. Please allow two to three weeks to arrange a technically exhaustive inspection. Any monies collected will be used as a deposit towards the technically exhaustive inspection. If buyer does not request a technically exhaustive inspection without the limits of liability to the inspector or Allstate Home Inspections, buyer acknowledges, understand and agrees to the statement and terms herein, and will hold Allstate Home Inspections, and myself harmless to any claims made. The buyer, client, spouse, executors, hairs, or administrators are limited to a refund of the fees paid for this inspection and report. This limitation applies to anyone who claims damages or expenses of any kind incurred due to the errors and omissions in this inspection and report

Condominiums more than 3 years old may have areas that are not current in code requirements. This is not a new home and this home cannot be expected to meet current code standards. While this inspection makes every effort to point out safety issues, it does not inspect for code. Thank you for choosing Allstate Home Inspections.

This report is valid only for the buyer (customers) who's name appears at top of this page and for thirty days from date of inspection.

Client Is Present:: No	Mold Inspection:: No	Payment or Invoice Information:: Invoice was paid in full at time of inspection. We appreciate your business, Thank you
Weather:: Clear	Temperature:: Over 70 degrees	Roof Inspection:: No: Roof is maintained by Condominium Association
Rain in last 3 days:: No	Age of Building:: Over 25 Years	Termite Inspection:: No: Termite and Pest Control are generally maintained by the Condominium Maintenance Department

1. ROOFING

Roof Inspections are not within the scope of a Basic Condominium Inspection, Inspector do not visually inspect the roofs on Condominiums. Condominium roof coverings are maintained and serviced buy the Condominium Building Maintenance Department and or the Condominium Association.

		F	AN	Y	N	NA	NI	RR
1.0	DOES THE ROOF COVERING APPEAR TO BE IN SERVICEABLE CONDITION						X
		F	AN	Y	N	NA	NI	RR

F=FUNCTIONAL, AN=FUNCTIONAL / AGE NOTED, Y=Yes, N=No, NA=NOT APPLICABLE, NI=NOT INSPECTED, RR=REPAIR RECOMMENDED

Comments:

1.0 Inspectors DO NOT visually inspect the roofs of Condominiums or Townhouses, roofs are generally maintained by the association building maintenance department and are not within the scope of a basic Condominium or Townhouse inspection.

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2. BALCONY or PATIO

		F	AN	Y	N	NA	NI	RR
2.0	CEILING	X
2.1	VERTICAL PANELS / WALLS/ WINDOWS	X
2.2	DOORS	X
2.3	FRAMING	X
2.4	LIGHTS, OUTLETS AND SWITCHES	X
2.5	SHUTTERS	X
2.6	FLOOR	X
2.7	RAILING	X
		F	AN	Y	N	NA	NI	RR

F=FUNCTIONAL, AN=FUNCTIONAL / AGE NOTED, Y=Yes, N=No, NA=NOT APPLICABLE, NI=NOT INSPECTED, RR=REPAIR RECOMMENDED

Styles & Materials

BALCONY:
OPEN / RAIL BALCONY

Comments:

2.1 Complementary photos from west balcony.

2.1 Picture 1

2.1 Picture 2

2.1 Picture 3

2.2 Complementary photos from east catwalk.

2.2 Picture 1

2.2 Picture 2

2.2 Picture 3

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3(A). ENTRANCE FOYER

		F	AN	Y	N	NA	NI	RR
3.0.A	CEILING	X
3.1.A	WALLS	X
3.2.A	FLOORS	X
3.3.A	CLOSET DOORS	X
3.4.A	DOORS	X
3.5.A	WINDOWS					X
3.6.A	LIGHTS, OUTLETS AND SWITCHES	X
		F	AN	Y	N	NA	NI	RR

F=FUNCTIONAL, AN=FUNCTIONAL / AGE NOTED, Y=Yes, N=No, NA=NOT APPLICABLE, NI=NOT INSPECTED, RR=REPAIR RECOMMENDED

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3(B). LIVING ROOM

		F	AN	Y	N	NA	NI	RR
3.0.B	CEILING	X
3.1.B	WALLS	X
3.2.B	FLOORS	X
3.3.B	CLOSET DOORS					X
3.4.B	DOORS					X
3.5.B	WINDOWS		X
3.6.B	LIGHTS, OUTLETS AND SWITCHES	X
		F	AN	Y	N	NA	NI	RR

F=FUNCTIONAL, AN=FUNCTIONAL / AGE NOTED, Y=Yes, N=No, NA=NOT APPLICABLE, NI=NOT INSPECTED, RR=REPAIR RECOMMENDED

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4. DINING ROOM

		F	AN	Y	N	NA	NI	RR
4.0	CEILING	X
4.1	WALLS	X
4.2	FLOOR	X
4.3	DOORS					X
4.4	WINDOWS	X
4.5	LIGHTS, OUTLETS AND SWITCHES	X
		F	AN	Y	N	NA	NI	RR

F=FUNCTIONAL, AN=FUNCTIONAL / AGE NOTED, Y=Yes, N=No, NA=NOT APPLICABLE, NI=NOT INSPECTED, RR=REPAIR RECOMMENDED

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5. KITCHEN COVERINGS AND COMPONENTS

The home inspector shall observe counters and a representative number of installed cabinets; 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.

		F	AN	Y	N	NA	NI	RR
5.0	CEILING	X
5.1	WALLS	X
5.2	FLOORS	X
5.3	DOORS	X
5.4	WINDOWS		X
5.5	CABINET CONDITION	X
5.6	LIGHTS, OUTLETS AND SWITCHES	X
5.7	REFRIGERATOR	X
5.8	DISHWASHER	X
5.9	DISPOSER	X
5.10	COOKTOP , OVEN / RANGE	X
5.11	RANGE VENTILATION		X
5.12	ABOVE THE RANGE MICROWAVE OVEN					X
5.13	FAUCET AND SPRAY NOZZLE CONDITION							X
5.14	CONDITION OF PLUMBING UNDER SINK	X
5.15	CONDITION OF COUNTERTOP	X
5.16	WASHING MACHINE	X
5.17	CLOTHES DRYER	X
5.18	COMPACTOR					X
5.19	WINE COOLER					X
		F	AN	Y	N	NA	NI	RR

F=FUNCTIONAL, AN=FUNCTIONAL / AGE NOTED, Y=Yes, N=No, NA=NOT APPLICABLE, NI=NOT INSPECTED, RR=REPAIR RECOMMENDED

Styles & Materials

REFRIGERATOR:
AMANA

DISHWASHER:
KENMORE

RANGE/OVEN:
KENMORE

BUILT-IN MICROWAVE:
NONE

Comments:

5.13 Kitchen sink faucet leaks when the water is turned on, repair is needed. We recommend contacting a licensed plumber or a qualified handyman for further evaluation and all needed repair.

5.13 Picture 1

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6(A). MASTER BEDROOM

		F	AN	Y	N	NA	NI	RR
6.0.A	CEILING	X
6.1.A	WALLS	X
6.2.A	FLOORS	X
6.3.A	DOORS	X
6.4.A	WINDOWS							X
6.5.A	LIGHTS, OUTLETS AND SWITCHES	X
		F	AN	Y	N	NA	NI	RR

F=FUNCTIONAL, AN=FUNCTIONAL / AGE NOTED, Y=Yes, N=No, NA=NOT APPLICABLE, NI=NOT INSPECTED, RR=REPAIR RECOMMENDED

Comments:

6.4.A Inspector was unable to open all four windows, we recommend contacting a licensed window service contractor for further evaluation and all needed repair.

6.4.A Picture 1

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6(B). GUEST BEDROOM

		F	AN	Y	N	NA	NI	RR
6.0.B	CEILING	X
6.1.B	WALLS	X
6.2.B	FLOORS	X
6.3.B	DOORS							X
6.4.B	WINDOWS							X
6.5.B	LIGHTS, OUTLETS AND SWITCHES	X
		F	AN	Y	N	NA	NI	RR

F=FUNCTIONAL, AN=FUNCTIONAL / AGE NOTED, Y=Yes, N=No, NA=NOT APPLICABLE, NI=NOT INSPECTED, RR=REPAIR RECOMMENDED

Comments:

6.3.B Lock for door to catwalk was damage or not working properly, repair is recommended. Contact a door contractor or qualified handyman for repair..

Closet doors are missing hardware (plastic rollers at top and or bottom) adjustment, lubrication and or repair is recommended. Contact a qualified handyman for repair.

6.3.B Picture 1

6.3.B Picture 2

6.3.B Picture 3

6.4.B Window(s) are difficult to open and or close, we recommend adjustment, repair and or lubrication. Contact licensed window contractor or qualified handyman for further evaluation and repair.

Furniture, boxes or stored items blocked access to windows, inspector was unable to operate or test windows.

6.4.B Picture 1

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7(A). MASTER BATHROOM

		F	AN	Y	N	NA	NI	RR
7.0.A	CEILING	X
7.1.A	WALLS	X
7.2.A	FLOORS	X
7.3.A	DOORS							X
7.4.A	WINDOWS					X
7.5.A	LIGHTS, OUTLETS AND SWITCHES	X
7.6.A	SINK FAUCETS AND STOP VALVE		X
7.7.A	CONDITION OF SINK BASE AND CABINETRY	X
7.8.A	ARE CUT-OFF VALVES UNDER SINK AND TOILET			X
7.9.A	DOES SINK PLUMBING OPERATE PROPERLY			X
7.10.A	DOES TOILET AND OR BIDET OPERATE PROPERLY			X
7.11.A	DOES SHOWER AND OR BATH DRAIN PROPERLY			X
7.12.A	SHOWER AND TUB FAUCETS AND STOP VALVE	X
7.13.A	CAULKING ALONG PERIMETER OF TUB/SHOWER AND FLOOR							X
7.14.A	EXHAUST FAN	X
7.15.A	JACUZZI					X
		F	AN	Y	N	NA	NI	RR

F=FUNCTIONAL, AN=FUNCTIONAL / AGE NOTED, Y=Yes, N=No, NA=NOT APPLICABLE, NI=NOT INSPECTED, RR=REPAIR RECOMMENDED

Comments:

7.3.A Linen closet doors are difficult to open and or close, adjustment, lubrication and or repair is recommended. Contact a qualified handyman for repair.

7.3.A Picture 1

7.13.A Grout is missing along corner of shower in Master Bathroom. (see photo) We recommend re-grouting or caulking to prevent water penetrating behind the walls. Contact a tile service contractor or a qualified handyman for repairs

7.13.A Picture 1

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7(B). GUEST BATHROOM

		F	AN	Y	N	NA	NI	RR
7.0.B	CEILING	X
7.1.B	WALLS	X
7.2.B	FLOORS	X
7.3.B	DOORS	X
7.4.B	WINDOWS					X
7.5.B	LIGHTS, OUTLETS AND SWITCHES	X
7.6.B	SINK FAUCETS AND STOP VALVE	X
7.7.B	CONDITION OF SINK BASE AND CABINETRY	X						X
7.8.B	ARE CUT-OFF VALVES UNDER SINK AND TOILET			X
7.9.B	DOES SINK PLUMBING OPERATE PROPERLY			X
7.10.B	DOES TOILET AND OR BIDET OPERATE PROPERLY			X				X
7.11.B	DOES SHOWER AND OR BATH DRAIN PROPERLY							X
7.12.B	SHOWER AND TUB FAUCETS AND STOP VALVE							X
7.13.B	CAULKING ALONG PERIMETER OF TUB/SHOWER AND FLOOR	X
7.14.B	EXHAUST FAN	X
7.15.B	JACUZZI					X
		F	AN	Y	N	NA	NI	RR

F=FUNCTIONAL, AN=FUNCTIONAL / AGE NOTED, Y=Yes, N=No, NA=NOT APPLICABLE, NI=NOT INSPECTED, RR=REPAIR RECOMMENDED

Comments:

7.7.B Surface mold was observed on back wall of bathroom sink base cabinet. We recommend cleaning cabinet wall with a bleach and water solution.(90% water and 10% bleach)

7.7.B Picture 1

7.10.B Guest bathroom toilet is loose and needs to be reseated.(replace wax seal and tighten bolts). We recommend contacting a licensed plumber or qualified handyman for further evaluation and repair.

7.10.B Picture 1

7.11.B Shower drain is draining very slow. We recommend contacting a licensed plumber for further evaluation and all needed repair.

7.12.B Tub drain stopper is loose or missing, repair is recommended. Contact a licensed plumber or a qualified handyman for repair.

7.12.B Picture 1

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8. ELECTRICAL

The home inspector shall observe: Main and distribution electrical panels; Breakers, branch circuit conductors. The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the condominium and on the dwelling's exterior patio or balcony walls; The polarity and grounding of all receptacles inside the condominium. The home inspector shall describe: Service amperage; (if visible or accessible); Location of the main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on the presence or absence of smoke/fire detectors. The home inspector is NOT required to : inspect meter rooms, insert any tool, probe, or testing device inside the panels; Test or operate any overcurrent device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers ( inspector will not remover panel covers if there is blocked or limited access or removal would cause damage to wallpaper or wall surface ) of the main and auxiliary distribution panels; or observe low voltage systems, security systems devices, heat detectors, carbon monoxide detectors; Telephone, internet feed or hookups, cable or satellite TV wires or systems, intercoms, central vacuum systems or other ancillary wiring that is not a part of the primary electrical distribution system.

		F	AN	Y	N	NA	NI	RR
8.0	MAIN SERVICE PANEL ( exterior )						X
8.1	SERVICE BREAKER PANEL BOX ( interior )							X
8.2	CONDITION OF WIRING, CIRCUITS, OR FUSES INSIDE MAIN PANEL (Branch circuit conductors, Over-current devices)	X
8.3	LOCATION OF MAIN AND DISTRIBUTION PANELS	X
8.4	ARE SMOKE DETECTORS PRESENT IN HOME			X				X
8.5	CONNECTED DEVICES, FIXTURES OR LOOSE WIRING (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)	X
8.6	SUB PANEL BOX					X
		F	AN	Y	N	NA	NI	RR

F=FUNCTIONAL, AN=FUNCTIONAL / AGE NOTED, Y=Yes, N=No, NA=NOT APPLICABLE, NI=NOT INSPECTED, RR=REPAIR RECOMMENDED

Styles & Materials

PANEL CAPACITY:
200 AMP

PANEL TYPE:
CIRCUITS

Comments:

8.0 Inspector had no access to meter room and was unable to visually inspect the main service meter and disconnect breaker. Meters are maintained by condominium association maintenance department.

8.1 Screw/s are missing from electrical service panel (interior, see photo), we recommend contacting a qualified handyman to install missing screws.

8.1 Picture 1

8.2 Interior electrical service panel box, conductors and breakers appeared to be functional condition, no defects were observed at time of inspection.

8.2 Picture 1

8.2 Picture 2

8.4 Smoke detectors were non operational, missing or damaged at time of inspection. We recommend install new smoke/fire detectors to ensure your safety.

8.4 Picture 1

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9. PLUMBING

The home inspector shall observe: Interior water supply and distribution system, including: piping materials; fixtures and faucets; functional flow; leaks; Interior drain, waste,and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, when visible; Water heating equipment; 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 , fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, buried swimming pools pipes; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

		F	AN	Y	N	NA	NI	RR
9.0	WATER HEATER	X
9.1	INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES	X
9.2	INTERIOR DRAIN, WASTE AND VENT SYSTEMS	X
9.3	FUNCTIONAL FLOW (water pressure and volume)	X
9.4	WAS THE MAIN WATER VALVE LOCATED	X		X
9.5	IS WATER HEATER WIRING SECURED PROPERLY			X
9.6	IS THE T&P VALVE PIPED WITHIN 6 INCHES OF FLOOR			X
		F	AN	Y	N	NA	NI	RR

F=FUNCTIONAL, AN=FUNCTIONAL / AGE NOTED, Y=Yes, N=No, NA=NOT APPLICABLE, NI=NOT INSPECTED, RR=REPAIR RECOMMENDED

Styles & Materials

PLUMBING SUPPLY:
COPPER

WATER HEATER POWER SOURCE:
ELECTRIC

CAPACITY:
40 GALLON

MANUFACTURER:
RHEEM

AGE OF HOT WATER HEATER:
1995

Comments:

9.0 Hot water heater was in functional condition at time of inspection. No leaks were observed and water temperature was set at +/- 117 degrees.

9.0 Picture 1

9.4 The main water shut off valve is located in utility closet near the hot water heater. No defects or leaks were observed at time of inspection.

9.4 Picture 1

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10. CENTRAL AIR CONDITIONING

		F	AN	Y	N	NA	NI	RR
10.0	COOLING AND AIR HANDLER EQUIPMENT	X
10.1	CONDENSATION LINE OR PUMP'S CONDITION					X
10.2	THERMOSTATS CONDITION		X
10.3	AIR HANDLER CONDITION	X						X
10.4	PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOM	X
10.5	EVAPORATOR COILS							X
10.6	HEATING SYSTEM	X
		F	AN	Y	N	NA	NI	RR

F=FUNCTIONAL, AN=FUNCTIONAL / AGE NOTED, Y=Yes, N=No, NA=NOT APPLICABLE, NI=NOT INSPECTED, RR=REPAIR RECOMMENDED

Styles & Materials

NUMBER OF A/C UNITS:
ONE

CENTRAL AIR MANUFACTURER:
FLORIDA HEAT PUMP

SIZE OF A/C UNIT:
2 1/2 TON

MANUFACTURE DATE:
2000

Comments:

10.0 Ambient air test was performed by using thermometers on air handler of Heat pump in cool mode to determine if the difference in temperatures of the supply and return air are between 14 degrees and 22 degrees which indicates unit is cooling as intended. The supply air temperature on your system read +/-62 degrees, and the return air temperature was +/- 80 degrees. This indicates the range in temperature drop is normal for this air conditioning system..

10.0 Picture 1

10.1 Inspector did not have access to inspect water cooling tower and these systems are not within the scope of this basic condominium inspection.. Air conditioning water cooling towers are maintained by the condominium association building maintenance department.

10.3 Electrical conduit at air handler is loose, damaged or missing, repair is recommended to prevent electrical shock. We recommend contacting a licensed air conditioner service contractor or an electrical contractor for further evaluation and repair.

10.3 Picture 1

10.5 Excessive build up of dust was observed on evaporator coils. Professional cleaning is required to allow the air conditioning system to operate cleaner and more energy efficient, and extend the life of the air handler. Contact licensed air conditioning service contractor for further evaluation and repair.

10.5 Picture 1

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11. STRUCTURAL COMPONENTS

The Home Inspector shall observe and report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components; and structural components including foundations, floors, walls, ceilings and roof.The home inspector shall describe the type of Foundation, floor structure, wall structure,ceiling structure, roof structure when visible. The home inspector shall: Probe structural components where deterioration is suspected; Move insulation where readily visible evidence indicates the need to do so; Enter attic spaces except when access is obstructed or limited due to insulation, low rafters or air conditioning ducts, when temperature in attic is above 110 degrees; when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe 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 it's components or be dangerous to or adversely effect the health of the home inspector or other persons.

		F	AN	Y	N	NA	NI	RR
11.0	FOUNDATION WALLS	X
11.1	FLOOR STRUCTURE	X
11.2	ANY WET OR UNUSUALLY DAMP AREA				X
11.3	ANY LARGE SETTLEMENT CRACKS				X
		F	AN	Y	N	NA	NI	RR

F=FUNCTIONAL, AN=FUNCTIONAL / AGE NOTED, Y=Yes, N=No, NA=NOT APPLICABLE, NI=NOT INSPECTED, RR=REPAIR RECOMMENDED

Styles & Materials

FOUNDATION:
POURED CONCRETE
NOT VISIBLE

FLOOR STRUCTURE:
SLAB
NOT VISIBLE

WALL STRUCTURE:
MASONRY
NOT VISIBLE
BLOCK

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General Summary

Allstate Home Inspections, Inc.

150 Southeast 7th Street
Pompano Beach, Florida 33060
Cell - (954)260-6628 :: Fax - (954)786-0705
http://www.allstateinspections.com/

Customer
Your Name Here

Address
2800 East Sunrise Boulevard
Fort Lauderdale Florida 33304

The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitabilty of the dwelling; or appear to warrant 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, efficiency, or safety 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.

5. KITCHEN COVERINGS AND COMPONENTS

5.13	FAUCET AND SPRAY NOZZLE CONDITION
	REPAIR RECOMMENDED	$125 - $150
	Kitchen sink faucet leaks when the water is turned on, repair is needed. We recommend contacting a licensed plumber or a qualified handyman for further evaluation and all needed repair.

6(A). MASTER BEDROOM

6.4.A	WINDOWS
	REPAIR RECOMMENDED	$100 - $150
	Inspector was unable to open all four windows, we recommend contacting a licensed window service contractor for further evaluation and all needed repair.

6(B). GUEST BEDROOM

6.3.B	DOORS
	REPAIR RECOMMENDED	$125 - $150
	Lock for door to catwalk was damage or not working properly, repair is recommended. Contact a door contractor or qualified handyman for repair.. Closet doors are missing hardware (plastic rollers at top and or bottom) adjustment, lubrication and or repair is recommended. Contact a qualified handyman for repair.

6.4.B	WINDOWS
	REPAIR RECOMMENDED	$75 - $100 each window
	Window(s) are difficult to open and or close, we recommend adjustment, repair and or lubrication. Contact licensed window contractor or qualified handyman for further evaluation and repair. Furniture, boxes or stored items blocked access to windows, inspector was unable to operate or test windows.

7(A). MASTER BATHROOM

7.3.A	DOORS
	REPAIR RECOMMENDED	$50 - $100
	Linen closet doors are difficult to open and or close, adjustment, lubrication and or repair is recommended. Contact a qualified handyman for repair.

7.13.A	CAULKING ALONG PERIMETER OF TUB/SHOWER AND FLOOR
	REPAIR RECOMMENDED	$25 - $30
	Grout is missing along corner of shower in Master Bathroom. (see photo) We recommend re-grouting or caulking to prevent water penetrating behind the walls. Contact a tile service contractor or a qualified handyman for repairs

7(B). GUEST BATHROOM

7.7.B	CONDITION OF SINK BASE AND CABINETRY
	FUNCTIONAL, REPAIR RECOMMENDED
	Surface mold was observed on back wall of bathroom sink base cabinet. We recommend cleaning cabinet wall with a bleach and water solution.(90% water and 10% bleach)

7.10.B	DOES TOILET AND OR BIDET OPERATE PROPERLY
	Yes, REPAIR RECOMMENDED	$125 - $150
	Guest bathroom toilet is loose and needs to be reseated.(replace wax seal and tighten bolts). We recommend contacting a licensed plumber or qualified handyman for further evaluation and repair.

7.11.B	DOES SHOWER AND OR BATH DRAIN PROPERLY
	REPAIR RECOMMENDED	$150 - $200
	Shower drain is draining very slow. We recommend contacting a licensed plumber for further evaluation and all needed repair.

7.12.B	SHOWER AND TUB FAUCETS AND STOP VALVE
	REPAIR RECOMMENDED	$100 - $150
	Tub drain stopper is loose or missing, repair is recommended. Contact a licensed plumber or a qualified handyman for repair.

8. ELECTRICAL

8.1	SERVICE BREAKER PANEL BOX ( interior )
	REPAIR RECOMMENDED	$25 - $30
	Screw/s are missing from electrical service panel (interior, see photo), we recommend contacting a qualified handyman to install missing screws.

8.4	ARE SMOKE DETECTORS PRESENT IN HOME
	Yes, REPAIR RECOMMENDED	$75 - $100
	Smoke detectors were non operational, missing or damaged at time of inspection. We recommend install new smoke/fire detectors to ensure your safety.

10. CENTRAL AIR CONDITIONING

10.3	AIR HANDLER CONDITION
	FUNCTIONAL, REPAIR RECOMMENDED	$75 - $100
	Electrical conduit at air handler is loose, damaged or missing, repair is recommended to prevent electrical shock. We recommend contacting a licensed air conditioner service contractor or an electrical contractor for further evaluation and repair.

10.5	EVAPORATOR COILS
	REPAIR RECOMMENDED	$100 - $150
	Excessive build up of dust was observed on evaporator coils. Professional cleaning is required to allow the air conditioning system to operate cleaner and more energy efficient, and extend the life of the air handler. Contact licensed air conditioning service contractor for further evaluation and repair.

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, permits, 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.

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Lock for door to catwalk was damage or not working properly, repair is recommended. Contact a door contractor or qualified handyman for repair..

Window(s) are difficult to open and or close, we recommend adjustment, repair and or lubrication. Contact licensed window contractor or qualified handyman for further evaluation and repair.

Furniture, boxes or stored items blocked access to windows, inspector was unable to operate or test windows.

Grout is missing along corner of shower in Master Bathroom. (see photo) We recommend re-grouting or caulking to prevent water penetrating behind the walls. Contact a tile service contractor or a qualified handyman for repairs

Electrical conduit at air handler is loose, damaged or missing, repair is recommended to prevent electrical shock. We recommend contacting a licensed air conditioner service contractor or an electrical contractor for further evaluation and repair.

Excessive build up of dust was observed on evaporator coils. Professional cleaning is required to allow the air conditioning system to operate cleaner and more energy efficient, and extend the life of the air handler. Contact licensed air conditioning service contractor for further evaluation and repair.

Customer Info:	Inspection Property:
Your Name Here Customer's Real Estate Professional: Rick Gibson Remax Partners	2800 East Sunrise Boulevard Fort Lauderdale Florida 33304