Inspection of 777 Mockingbird Lane

INSPECTION REPORT
For the Property at:
777 MOCKINGBIRD LANE

SANTA ROSA BEACH, FL 32555
Prepared for: JANE DOE

Inspection Date: Thursday, November 12, 2015
Prepared by: Randall Rands
Inspections by Randall LLC

102 Heron turn
Panama City Beach, FL 32407
850 714 1955
inspectionsbyrandall.com
randall@inspectionsbyrandall.com
Detailed property inspection reports - for information and your safety
January 19, 2016

Dear Jane Doe,
RE: Report No. 1030, v.3
777 Mockingbird Lane
Santa Rosa Beach, FL
32555
Thanks very much for choosing Inspections by Randall LLC to perform your home inspection. The inspection itself and
the attached report comply with the requirements of the Standards of Practice of our national Association. This document
defines the scope of a home inspection.
Clients sometimes assume that a home inspection will include many things that are beyond the scope. We encourage
you to read the Standards of Practice so that you clearly understand what things are included in the home inspection and
report.
The report has been prepared for the exclusive use of our client. No use by third parties is intended. We will not be
responsible to any parties for the contents of the report, other than the party named herein .
The report is effectively a snapshot of the house, recording the conditions on a given date and time. Home inspectors
cannot predict future behavior, and as such, we cannot be responsible for things that occur after the inspection. If
conditions change, we are available to revisit the property and update our report.
The report itself is copyrighted, and may not be used in whole or in part without our express written permission.
Again, thanks very much for choosing us to perform your home inspection.
Sincerely,
Randall Rands
on behalf of

102 Heron turn
Panama City Beach, FL 32407
850 714 1955
randall@inspectionsbyrandall.com
Report No. 1030, v.3
SUMMARY
777 Mockingbird Lane, Santa Rosa Beach, FL
November 12, 2015
SUMMARY
ELECTRICAL
ROOFING
EXTERIOR
STRUCTURE
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
REFERENCE
This Summary outlines potentially significant issues from a cost or safety standpoint. This section is provided as a
courtesy and cannot be considered a substitute for reading the entire report. Please read the complete document.
Priority Maintenance Items
Exterior
ROOF DRAINAGE \ Downspouts
Condition: Downspouts end too close to building
discharge right at building edge is causing erosion suggest further evaluation. to eliminate erosions
Implication(s): Chance of water damage to contents, finishes and/or structure
Location: Exterior
Providing great property inspections for every client every time
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1. Downspouts end too close to building

EXTERIOR GLASS \ Glass (glazing)
Condition: Cracked
interior panel cracked
Implication(s): Cosmetic defects
Location: First Floor Kitchen
2. Cracked
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PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Columns

Condition: Damage
Damaged column base at screened area.
Implication(s): Weakened structure | Chance of movement
3. Damage
LANDSCAPING \ General
Condition: Shrubs at rear of screened pool area are up against the screen. Recommend further evaluation by licensed
landscaper
4.
5.
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Condition: Trees or shrubs too close to building

Implication(s): Chance of water damage to contents, finishes and/or structure | Chance of pests entering building |
Material deterioration
6. Trees or shrubs too close to building
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GARAGE \ Walls and ceilings

Condition: Vehicle damage to wall at auto stall closest to street
8.
GARAGE \ Vehicle door operators
Condition: Inoperative
garage door closest to the street failed to operate with electric door opener recommend further evaluation by a licensed
garage door installer
Implication(s): System inoperative
9. Inoperative
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Electrical
OPTIONAL \ Electrical
Condition: Other
First floor auxiliary panel in utility/weight room has several connections with wire nuts, but wire nuts mix different size
wires and different colors of wires. Recommend further evaluation by licensed electrician
Location: First Floor Utility Room
10. mixed wires
11. mixed wires
Condition: Other
Bonus room has three outlets that have a neutral and hot reversed. These are the three outlets located on the walls to
the left of the mirrored slider door
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12. Reversed lines
13. Reversed lines
Condition: Other
No GFCI outlet located next to sinks in the two upstairs bathrooms. The master bath has this feature. Standard practice
is to have GFCI installed for safety reasons.
14. Other
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DISTRIBUTION SYSTEM \ Lights

Lights over vanity and half bath off of pool area do not operate suggest further evaluation by licensed electrician
Implication(s): Inadequate lighting
DISTRIBUTION SYSTEM \ Outlets (receptacles)
Half bath off of pool area the GFCI outlet does not have any power. Recommend further evaluation by a licensed
electrician
Implication(s): Equipment inoperative
Location: First Floor Bathroom
Condition: No GFCI (Ground Fault Circuit Interrupter)
Non GFCI outlets at the exterior. Standard practice for safety reasons is that all exterior outlets be GFCI protected to
prevent shock hazards to people using outdoor electrical equipment. Recommend further evaluation by licensed
electrician
Implication(s): Electric shock
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15. No GFI (Ground Fault Interrupter)

DISTRIBUTION SYSTEM \ Cover plates
Condition: Missing
Convenience outlets in cabinet for stereo and TV system do not have covers. Recommend further evaluation by licensed
electrician
Location: First Floor Family Room
17. Missing
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Plumbing
FIXTURES AND FAUCETS \ Basin, sink and laundry tub
Condition: cold water faucet not working
18.
Condition: Leak
Leak in plumbing under sink when disposer is run. Bottom of cabinet has water damage. Recommend further evaluation
by licensed plumber
Implication(s): Chance of water damage to contents, finishes and/or structure | Sewage entering the building
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19. Leak
20. Water damage
Interior
OPTIONAL \ Interior
Condition: Other
exhaust fan has spots of mold at ceiling surrounding the fan at ceiling recommend further evaluation why this may be
occurring
Location: Second Floor Master Bathroom
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21. Other
CARPENTRY \ Cabinets
Condition: Mother in law apartment vinyl laminate on door is delaminating at the edges of this one door
22.
23.
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EXHAUST FANS \ Kitchen range exhaust system

The fan of the range exhaust unit that will rise from the counter to exhaust fumes from the range the exterior. To operate
fan - push button - will not operate. recommend further evaluation and by licensed electrician and also the exhaust to the
exterior needs to be maintained by removal of leaf debris over the screen.
24. Inoperative
APPLIANCES \ Waste disposal
Vegetable washing sink disposer not operating
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25. Inoperative
This concludes the Summary section.
The remainder of the report describes each of the home's systems and also details any recommendations we have for
improvements. Limitations that restricted our inspection are included as well.
The suggested time frames for completing recommendations are based on the limited information available during a
pre-purchase home inspection. These may have to be adjusted based on the findings of specialists.
Home Improvement - ballpark costs
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ROOFING
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Description
General:
powered roof vents
26.
General:
27.
gas vent at roof measures 26 inches above roof surface
28.
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General:
flashing at curved entry pediment
30.
29.
General: there is roof granule build up in the gutters, not excessive typical for a roof of this age, this granule
deterioration suggest that this is the original roof would be 13 years old. Architectural grade roofing is warranted for 30
years
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31.
General:
two and a half inch roofing nails at 6 inches on center
32.
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Sloped roofing material:

Asphalt shingles
33. Asphalt shingles

Sloped roof flashing material:
Flat roofing material:
Aluminum
elastomeric single-ply
34.
Probability of leakage:
Low
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EXTERIOR
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Description
General: Pool enclosures and pools are not part of recommended minimum standards for inspection. Visual inspection
shows the screening and the structure along with the pool and it's equipment appears to be in excellent condition
36.
35.
37.
General:
Location of 3 electric sprinkler controllers
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38.
General:
Wood fireplace chimney and spark arrestor
39.
General:
40.
Screened pool area as seen from roof
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41.
General:
Weep holes in brick have insect screening.
42.
General:
Gas meter and shut off
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43.
General: This duct is the exhaust from the non-working kitchen exhaust. Maintenance needed to keep the screen from
being covered with leaves and other debris.
44.
General:
45.
bait stations located in various areas around exterior wall, these are for rats and mice
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46.
General:
Drain piping at exterior wall, not clear what it is connected to in the house.
47.
General: Exhaust duct damper missing, needs to be replaced to prevent rodents and insects from entering the home
and loss of Interior conditioned air.
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48.
General: Downspout leader has been crushed, recommend replacement to allow for rainwater to flow without backing
up in downspout.
49.
General: Recommend calling one hour air conditioning and heating / label to see if there may be a transferable 10 year
warranty that could be transferred to new homeowner.
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50.
General:
Front elevation
51.
General: Decorative lintel band notched to allow for refrigerant lines for heat pump number 4 to access the second floor.
Closely inspected and appears to not have any water damage or deterioration recommend further investigation to seal
the gaps between the conduit and that decorative lintel piece
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52.
General:
Rear elevation
53.
Gutter & downspout material:
Gutter & downspout type:
Aluminum
Eave mounted
Gutter & downspout discharge:
Above grade
Downspout discharge: Some downspouts (these two are on the back of the house) go underground but inspection did
not reveal what they connect to underground or where the ends may light.
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54.
55.
Downspout discharge:
Above grade
Some downspouts have extensions to direct water away from foundation, others do not.
56. Above grade

Lot slope:
Away from building
Wall surfaces - masonry:
Stucco
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57.
Wall surfaces - masonry:
Painted Brick
58.
Soffit and fascia:
Vinyl
Vented vinyl soffit
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59. Vinyl
Driveway:
Concrete
60. Concrete
61. Concrete
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62. Concrete
Walkway:
63. Concrete
Tile
64.
Patio: screen door pool access doors latches are located 55 inches above grade. Locks and closers are in working
condition.
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65.
66.
Patio:
Concrete
Pool patio is textured concrete
67. Concrete
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Garage:
General
3 garage doors rated with a designed wind pressure of + 25 pounds per square foot and -25 pounds per square foot
68. General
69. General
Recommendations
ROOF DRAINAGE \ Downspouts
1. Condition: Downspouts end too close to building
discharge right at building edge is causing erosion suggest further evaluation. to eliminate erosions
Implication(s): Chance of water damage to contents, finishes and/or structure
Location: Exterior
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70. Downspouts end too close to building

EXTERIOR GLASS \ Glass (glazing)
2. Condition: white powdery stains on glass are dirt and just need cleaning to be removed
Location: Second Floor Master Bedroom
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71.
3. Condition: Cracked
interior panel cracked
Implication(s): Cosmetic defects
72. Cracked
DOORS \ General
4. Condition: two of the French doors will not operate the hardware for locking them is in need of repair recommend
further evaluation by door professional
Location: First Floor Living Room
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73.
PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Columns
5. Condition: Damage
Damaged column base at screened area.
Implication(s): Weakened structure | Chance of movement
74. Damage
LANDSCAPING \ General
6. Condition: Shrubs at rear of screened pool area are up against the screen. Recommend further evaluation by
licensed landscaper
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75.
7. Condition:
76.
elephant ear plants are poisonous verify with landscaper if this is one of those poisonous plants
77.
8. Condition: Trees or shrubs too close to building
Implication(s): Chance of water damage to contents, finishes and/or structure | Chance of pests entering building |
Material deterioration
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GARAGE \ Walls and ceilings

9. Condition: Vehicle damage to wall at auto stall closest to street
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80.
GARAGE \ Vehicle door operators
10. Condition: Inoperative
garage door closest to the street failed to operate with electric door opener recommend further evaluation by a licensed
garage door installer
Implication(s): System inoperative
81. Inoperative
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Description
Configuration:
Slab-on-grade
Foundation material:
Floor construction:
Poured concrete
Concrete
Exterior wall construction:

Wood frame, brick veneer
Combination of brick veneer and stucco
82. Wood frame, brick veneer
83. Wood frame, brick veneer
Roof and ceiling framing:

Trusses
Engineered trusses at 24" o.c.
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84. Trusses
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Description
General: assume these wires are for Electrical sprinkler controllers one is in conduit the other is not recommend for the
evaluation by licensed electrician or Landscaping professional
85.
General:
Electrical shutoff for exterior compressor
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86.
General:
attic exhaust fan with electronic controller
87.
General:
Electric generator option: secondary auxiliary panel in the utility room / weight room
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88.
General:
89.
surge protector system
90.
General: third auxiliary panel this one located next to the main distribution panel on the exterior wall. identification of
circuit breakers is faded and can't be read read very easily recommend rewriting those with a indelible marker
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91.
92.
Service entrance cable and location:

Service size:
Underground - not visible
400 Amps (240 Volts)
Main disconnect/service box rating:

400 Amps
Copper and aluminum main distribution wiring
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93. 400 Amps
94. 400 Amps
Main disconnect/service box type and location:
Breakers -exterior wall
System grounding material and type:

Copper - other
Copper ground wire goes into the ground but could not find the end of it where would be attached to ground rod
95. Copper - other

Distribution panel rating:
400 Amps
Distribution panel type and location:
Breakers
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Auxiliary panel (subpanel) rating:
200 Amps
Auxiliary panel (subpanel) type and location:

Breakers - utility room
Downstairs auxiliary panel
96. Breakers - utility room

Distribution wire material and type:
97. Breakers - utility room

Copper - non-metallic sheathed
Type and number of outlets (receptacles):
Grounded - typical
Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI):
GFCI in master bathroom
Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI):
GFCI - garage
Smoke detectors:
GFCI - kitchen
Present
Limitations
System ground: stains on ceiling adjacent to this fixture Moisture Meter shows elevated moisture levels where stain is
occurring recommend further evaluation
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98.
99.
Recommendations
OPTIONAL \ Electrical
11. Condition: Other
First floor auxiliary panel in utility/weight room has several connections with wire nuts, but wire nuts mix different size
wires and different colors of wires. Recommend further evaluation by licensed electrician
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100. mixed wires
101. mixed wires

Bonus room has three outlets that have a neutral and hot reversed. These are the three outlets located on the walls to
the left of the mirrored slider door
102. Reversed lines
103. Reversed lines
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No GFCI outlet located next to sinks in the two upstairs bathrooms. The master bath has this feature. Standard practice
is to have GFCI installed for safety reasons.
104. Other
Outlets in garage are connected to the GFCI which is correct but having a refrigerator plugged into a GFCI is not
standard practice when GFCI is tripped your refrigerator will be turned off. dedicated circuit is recommended for all
refrigerators that are in garages
105. Ref on GFCI

DISTRIBUTION SYSTEM \ Lights
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Lights over vanity and half bath off of pool area do not operate suggest further evaluation by licensed electrician
Implication(s): Inadequate lighting
DISTRIBUTION SYSTEM \ Outlets (receptacles)
Half bath off of pool area the GFCI outlet does not have any power. Recommend further evaluation by a licensed
electrician
17. Condition: No GFCI (Ground Fault Circuit Interrupter)
Non GFCI outlets at the exterior. Standard practice for safety reasons is that all exterior outlets be GFCI protected to
prevent shock hazards to people using outdoor electrical equipment. Recommend further evaluation by licensed
electrician
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DISTRIBUTION SYSTEM \ Cover plates
18. Condition: Missing
Convenience outlets in cabinet for stereo and TV system do not have covers. Recommend further evaluation by licensed
electrician
Location: First Floor Family Room
108. Missing
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Description
Fuel/energy source:
System type:
Electricity
Heat pump
Heat distribution:
Ducts and registers
109. Ducts and registers
110. Ducts and registers
Ducts and registers

Efficiency:
High-efficiency
Three of the units are 14 seer in the older unit is a 13 seer heat pump
Limitations
Warm weather:
Prevented testing in heating mode
Heating may only be tested when the exterior temperature is 65 degrees or lower.
Page 52 of 88
COOLING & HEAT PUMP

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Description
General:
Heat pump label on number 2
111.
General:
heat pumps label on number 3
112.
General:
insulation seems to be intact
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113.
General:
Pipe insulation should be repaired as there are some places that are missing insulation.
114.
General:
heat pump number 4 on the back side of the garage. this unit is a 13 seer Goodman umit
Page 54 of 88
COOLING & HEAT PUMP

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115.
General:
116.
heat pump label on unit number 4
117.
118.
Page 55 of 88
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REFERENCE
General:
Refrigerant lines and condensation pipe as they enter and exit the exterior of the bonus room.
119.
General:
Heat pump label on unit 1 - this is the main house unit with the air handler upstairs.
120.
Page 56 of 88
COOLING & HEAT PUMP

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General:
Heat pump at lower floor 57 supply air 72 degree return air
General:
Heat pump in mother-in-law apartment has a supply temperature of 60 degrees and a return of 73 degrees
General: Ceiling filter appears to be reusable unit. Installed by one hour air. Recommend contacting one hour for further
information regarding maintenance and operation.
121.
General:
degrees
122.
heat pump located in the bonus room has a supply temperature of 63 degrees and a return temperature of 74
123.
Page 57 of 88
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General:
Labels on air handler in bonus room
124.
Air conditioning type:
125.
Air cooled
Heat pump type:

Air source
Page 58 of 88
COOLING & HEAT PUMP

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126. Air source
127. Air source
Manufacturer:
Amana
There are four compressor units located on the exterior one on the west side and three on the east side. All
manufactured by the same manufacturer which is Goodman and under the Amana label. Three are 14 seer and newer
units, the fourth is a 13 seer unit and installed when the home was built in 2002. All units use r410a refrigerant
Page 59 of 88
COOLING & HEAT PUMP

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128. Amana/Goodman
129. Amana/Goodman
Goodman
Largest HVAC unit is 14 seer with r410a refrigerant
130. Goodman
131. Goodman
Page 60 of 88
COOLING & HEAT PUMP

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Compressor type:
Gas
Failure probability: The HVAC unit that is the oldest, which is the one serving the bonus room is 12 years old. It is
getting close to end of it's useful life - it may not have been used as much as the other heat pumps and that may be why
it has not been replaced. The other 3 HVAC units are 6, 3, & 3 years old. It is recommended that when a unit gets 10
years old to start budgeting to replace it as one never knows when the unit may fail. Since three of the units have been
replaced, one can calculate how long the original installations lasted. One init was probably installed in 2010 - so the one
before it lasted 8 years. The newest two units were installed in 2012 - so the units these replaced lasted 10 years.
Temperature difference:
return air temperature.
All units showed acceptable temperature differences between supply air temperature and
Page 61 of 88
INSULATION AND VENTILATION

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Description
Attic/roof insulation material:
Cellulose
16 inches of cellulose and fiberglass mix insulation. 8" of fiberglass underneath 8" if cellulose.
132. Cellulose over 8" of fiberglass

Attic/roof air/vapor barrier:
Wall insulation material:
133. Cellulose over 8" of fiberglass
None found
Spray Foam used in bonus room
134.
Page 62 of 88
INSULATION AND VENTILATION

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REFERENCE
Floor above porch/garage insulation material:

Mechanical ventilation system for home:
Not determined
Kitchen exhaust fan
Bathroom exhaust fan
Page 63 of 88
PLUMBING
November 12, 2015
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Description
General:
control.
These appear to be to water shut off valves, verify with owner or licensed plumber as to what these valves
135.
General:
Typical plumbing roof vent
Page 64 of 88
PLUMBING
November 12, 2015
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136.
Water supply source:
Public
Service piping into building:

Supply piping in building:
Copper
Copper
Main water shut off valve at the:
Not located
Water heater fuel/energy source:

Gas
Page 65 of 88
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137. Gas
138. Gas
139. Gas
Water heater type:
Conventional
One water heater is gas for the house and one water heater for the mother-in-law apartment is electric
Page 66 of 88
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REFERENCE
Water heater exhaust venting method:

Natural draft
Gas water heater has natural draught through the roof
Water heater manufacturer:
Rheem
Both water heaters are manufactured by Reem
Water heater approximate age:
13 years
Hot water circulating system:

Present
140. Present
Waste disposal system:
Public
Waste and vent piping in building:

PVC plastic
Page 67 of 88
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141. PVC plastic

Main fuel shut off valve at the:
West
Gas shutoff valve located next to gas meter in the northwest side
Exterior hose bibb:
Present
Limitations
Items excluded from a building inspection:
Water heater relief valves are not tested
Recommendations
OPTIONAL \ Plumbing
19. Condition: no stopper in sink
Page 68 of 88
PLUMBING
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142.
FIXTURES AND FAUCETS \ Basin, sink and laundry tub
20. Condition: cold water faucet not working
143.
21. Condition: Leak
Leak in plumbing under sink when disposer is run. Bottom of cabinet has water damage. Recommend further evaluation
by licensed plumber
Implication(s): Chance of water damage to contents, finishes and/or structure | Sewage entering the building
Page 69 of 88
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144. Leak
145. Water damage
Page 70 of 88
INTERIOR
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Description
General:
capped
Wood burning fireplace with flue damper, has been plumbed with gas pipe to the fire box - gas piping is
146.
General:
147.
Tag for Maytag wall oven unit shows manufacturing date of July 2002
148.
General: Whole house vacuum - every vacuum outlet was not tested - however the two "baseboard" vacu
um intakes operated when rocker switch was rotated.
Page 71 of 88
INTERIOR
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149.
General:
150.
Ceiling stain at duct work boot shows no sign of moisture
151.
Page 72 of 88
INTERIOR
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152.
Major floor finishes:
Carpet
153. Carpet
Hardwood
Page 73 of 88
INTERIOR
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154. Hardwood
155. Hardwood
Tile
Larger tile used in main house
156. Tile
157. Tile
Tile
Smaller tile used in the mother in law apartment
Page 74 of 88
INTERIOR
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158. Tile
Major wall finishes:
Gypsum board
Major ceiling finishes:
Gypsum board
Windows:
Single/double hung
Lower unit operates, all are hard to move up and down, recommend lubricating with silicone spray
159. Single/double hung

Glazing:
Double
Page 75 of 88
INTERIOR
November 12, 2015
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REFERENCE
Exterior doors - type/material:

French
Three French doors to pool from living room
160. French
Solid wood
Entry doors solid wood panel
161. Solid wood

Doors:
aluminum patio door from family room to the pool
Page 76 of 88
INTERIOR
November 12, 2015
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162.
Doors:
sliding glass door from mother-in-law apartment to the pool deck
Oven type:
Conventional
Conventional electric oven for lower unit
163. Conventional
Convection
Maytag - Electric convection oven on top unit - Manufactured July 2002
Page 77 of 88
INTERIOR
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164. Convection
Oven fuel:
Electricity
Range fuel:
Gas
KitchenAid 5 burner gas range gas is turned off therefore burners could not be tested the igniters did make a snapping
noise when regulators were set to lite
165. Gas
Appliances: Exterior Kitchen: Jenn-air with rotisserie 5 burner gas barbecue at exterior kitchen testing appears to be in
working order not rusted through could not get a burner to light since the gas has been turned off to the house.
Page 78 of 88
INTERIOR
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166.
167.
Appliances: Exterior Kitchen: Fire Magic ultimate BBQ gas burner. instructions for lighting hard to read due to dirt and
debris on instruction panel
168.
169.
Page 79 of 88
INTERIOR
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REFERENCE
Appliances:
Refrigerator
Refrigerator at pool
170. Refrigerator
171. Refrigerator
Refrigerator
Samsung French door refrigerator: Manufactured Sept of 2014
172. Refrigerator
173. Refrigerator
Page 80 of 88
INTERIOR
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REFERENCE
Refrigerator
Mother-in-law apartment LG French door refrigerator. Manufactured October 2007
174. Refrigerator
175. Refrigerator
Dishwasher
Mother-in-law apartment KitchenAid dishwasher. Manufactured June 2008
176. Dishwasher
177. Dishwasher
Page 81 of 88
INTERIOR
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Dishwasher
Bosch dishwasher silence Plus 44 DBA - Manufactured April 2015
178. Dishwasher
179. Dishwasher
Microwave oven
Mother-in-law apartment microwave. GE Spacemaker XL 1800 - manufactured 2002
180. Microwave oven

Laundry facilities:
mother-in-law washer and dryer facilities
Page 82 of 88
INTERIOR
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181.
Laundry facilities:
Hot/cold water supply
Vented to outside
120-Volt outlet
240-Volt outlet
Kitchen ventilation:
Discharges to exterior
Not working
Bathroom ventilation:
Exhaust fan
Laundry room ventilation:

Counters and cabinets:
Clothes dryer vented to exterior
None
Counters in kitchen are granite
182.
Counters and cabinets:
counters at exterior kitchen are solid
Page 83 of 88
INTERIOR
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REFERENCE
183.
Stairs and railings:
Inspected
Inventory Garbage disposal:

In-sink-erator (ISE)
Used at the main kitchen sink and at the vegetable washing sink in the island
Recommendations
OPTIONAL \ Interior
exhaust fan has spots of mold at ceiling surrounding the fan at ceiling recommend further evaluation why this may be
occurring
Location: Second Floor Master Bathroom
Page 84 of 88
INTERIOR
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184. Other
CARPENTRY \ Cabinets
23. Condition: Mother in law apartment vinyl laminate on door is delaminating at the edges of this one door
185.
186.
Page 85 of 88
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REFERENCE
EXHAUST FANS \ Kitchen range exhaust system

The fan of the range exhaust unit that will rise from the counter to exhaust fumes from the range the exterior. To operate
fan - push button - will not operate. recommend further evaluation and by licensed electrician and also the exhaust to the
exterior needs to be maintained by removal of leaf debris over the screen.
187. Inoperative
APPLIANCES \ Refrigerator
25. Condition: mother inlaw apartment crack in plastic lower bin
Page 86 of 88
INTERIOR
November 12, 2015
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INTERIOR
REFERENCE
188.
APPLIANCES \ Waste disposal
Vegetable washing sink disposer not operating
189. Inoperative
END OF REPORT
Page 87 of 88
REFERENCE LIBRARY
November 12, 2015
SUMMARY
ELECTRICAL
ROOFING
EXTERIOR
STRUCTURE
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
REFERENCE
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
Page 88 of 88

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INSPECTION REPORT

For the Property at:

777 MOCKINGBIRD LANE

Prepared for: JANE DOE

Inspections by Randall LLC

Detailed property inspection reports - for information and your safety

January 19, 2016

Inspections by Randall LLC

Report No. 1030, v.3

November 12, 2015

Providing great property inspections for every client every time

Report No. 1030, v.3

November 12, 2015

1. Downspouts end too close to building

Report No. 1030, v.3

November 12, 2015

PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Columns

Providing great property inspections for every client every time

Report No. 1030, v.3

November 12, 2015

Condition: Trees or shrubs too close to building

6. Trees or shrubs too close to building

7. Trees or shrubs too close to building

Providing great property inspections for every client every time

Report No. 1030, v.3

November 12, 2015

GARAGE \ Walls and ceilings

Providing great property inspections for every client every time

Report No. 1030, v.3

November 12, 2015

10. mixed wires

11. mixed wires

Providing great property inspections for every client every time

Report No. 1030, v.3

November 12, 2015

12. Reversed lines

13. Reversed lines

Providing great property inspections for every client every time

Report No. 1030, v.3

November 12, 2015

DISTRIBUTION SYSTEM \ Lights

Providing great property inspections for every client every time

Report No. 1030, v.3

November 12, 2015

15. No GFI (Ground Fault Interrupter)

16. No GFI (Ground Fault Interrupter)

Providing great property inspections for every client every time

Report No. 1030, v.3

November 12, 2015

Providing great property inspections for every client every time

Report No. 1030, v.3

November 12, 2015

20. Water damage

Providing great property inspections for every client every time

Report No. 1030, v.3

November 12, 2015

Providing great property inspections for every client every time

Report No. 1030, v.3

November 12, 2015

EXHAUST FANS \ Kitchen range exhaust system

Providing great property inspections for every client every time

Report No. 1030, v.3

November 12, 2015

Providing great property inspections for every client every time