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

Property
12345 Northwest 48th Drive
Wyndham Lakes, Bay Pointe
Coral Springs Florida 333076

Real Estate Agent
Stephen Engasser
Remax in Motion

	Report ID: 90421-1
	Inspection Date: 4/21/2009
	Inspected By: Walter Fitzpatrick

Date: 4/21/2009

Time: 09:30 AM

Report ID: 90421-1

Property:
12345 Northwest 48th Drive
Wyndham Lakes, Bay Pointe
Coral Springs Florida 333076

Customer:
Your name here

Real Estate Professional:
Stephen Engasser
Remax in Motion

PLEASE READ THIS INSPECTION AGREEMENT CAREFULLY. The following report is a Basic Home 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 home inspection is a limited visual inspection as a generalists. Areas that are not visible or inaccessible are not part of of this inspection. The client (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 home inspection will include an inspection of Roof, Structural Components, Plumbing, Electrical System, Central Air Conditioning, Interior, Exterior and built-in appliances. The home 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 air conditioning 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

Homes more than 5 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	Age Of Home: Over 10 years old	Mold Inspection: No
Weather: Light Rain	Temperature: Over 70 degrees	Payment and Invoice Information:: Please refer to invoice and mailing address on the last page of this report. Thank you
Rain in last 3 days: Yes	Termite Inspection:: Yes: Inspected by Ship Shape Pest Control- please refer to seperate detached termite report

1. DRIVEWAY and WALKWAY

The home inspector shall observe: grading, driveways, patios, walkways and retaining walls with respect to their effect on the condition of the building. The home inspector is not required to observe: Fences or gates, 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 conditionof buried or above ground fuel storage tanks. THIS REPORT IS VALID FOR 30 DAYS FROM DAY OF INSPECTION.

		F	AN	Y	N	NA	NI	RR
1.0	DRIVEWAY	X
1.1	WALKWAY	X
1.2	CONDITION OF RETAINING WALL(S)	X
1.3	DOES LANDSCAPE FAVOR PROPER DRAINAGE	X
1.4	GATE AND FENCE							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 OR REPLACE

Styles & Materials

DRIVEWAY:
PAVERS

WALKWAY:
PAVERS

Comments:

1.4 Fence gate does not close and or lock properly, adjustment and or repair is needed. We recommend contacting a licensed fence contractor or qualified handyman for repair.

1.4 Picture 1

2. FASCIA and SIDING

The home inspector shall observe: Wall cladding, Flashings, and Trim; Eaves, Soffits, and Fascias. The home inspector shall: Describe wall cladding materials; Probe exterior wood components where deterioration is suspected. 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.

		F	AN	Y	N	NA	NI	RR
2.0	CONDITION OF SOFFIT, FASCIA, TRIM AND EAVES							X
2.1	CONDITION OF EXTERIOR WALL COVERINGS	X
2.2	FOUNDATION WALLS AND MORTAR JOINTS (exterior)	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 OR REPLACE

Styles & Materials

SIDING STYLE:
CEMENT STUCCO

SIDING MATERIAL:
MASONRY
STUCCO

Comments:

2.0 Fascia board has areas of wood rot and/or damage that needs repair. We recommend contacting a licensed roofing contractor or qualified handyman for further evaluation and all needed repairs.

2.0 Picture 1

2.0 Picture 2

2.0 Picture 3

2.1 Stucco siding is missing or damaged at door (see photo), repair is recommended. Contact a professional stucco contractor for repair.

2.1 Picture 1

3. ROOFING

The home inspector shall observe: Roof covering; Roof drainage systems; Skylights, Chimneys, and roof penetrations; and visually inspect for signs of leaks or abnormal condensation on building components AT TIME OF INSPECTION.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; give age or life expectancy of roof covering, or observe attached accessories including but not limited to solar systems, antennae, lightning arrestors or satalite systems.

		F	AN	Y	N	NA	NI	RR
3.0	DOES THE ROOF COVERING APPEAR TO BE IN SERVICEABLE CONDITION			X
3.1	ARE THERE ANY NOTICEABLE SWAYS OR SAGS IN THE ROOF SHEATHING				X
3.2	ARE THERE MULTIPLE LAYERS OF ROOF COVERINGS				X
3.3	IS DRIP EDGE INSTALLED ALONG ROOF PERIMETER			X
3.4	ROOF VENTILATION	X
3.5	SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS							X
3.6	CONDITION OF RAIN GUTTERS							X
3.7	ARE DOWNSPOUTS OR DRAINAGE PROVIDED PROPERLY			X
3.8	CONDITION OF TILE OR SHINGLES							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 OR REPLACE

Styles & Materials

VIEWED ROOF FROM:
WALKED ROOF

ROOF-TYPE:
HIP

ROOF COVERING:
TILE

VENTILATION:
SOFFIT VENTS

Comments:

3.0 Roof appears to be FREE OF LEAKS at time of inspection. Roof tiles are in functional condition, no defects were observed and no signs of water penetration or water stains were observed on any wall or ceiling inside this house at time of inspection.

3.0 Picture 1

3.0 Picture 2

3.0 Picture 3

3.5 Plumbing vent pipes need caulking around perimeter of pipe where stucco/cement has failed/cracked. Caulking is needed to prevent water penetration. Contact licensed roofing contractor or qualified handyman for repair.

3.5 Picture 1

3.6 Gutters are leaking at seams, we recommend repairing with sealant. Contact a gutter contractor for repair..

3.8 Roof tiles are cracked , (+/- 10) repair/ replacement is recommended to prevent water penetration. Contact a licensed roofing contractor or qualified handyman for repair.

Flashing needs roofing tar applied, see photos. Contact a licensed roofing contractor for repair.

3.8 Picture 1

3.8 Picture 2

3.8 Picture 3

3.8 Picture 4

4. BALCONY or PATIO

		F	AN	Y	N	NA	NI	RR
4.0	CEILING	X
4.1	VERTICAL PANELS / WALLS/ WINDOWS	X
4.2	DOORS							X
4.3	FRAMING	X
4.4	LIGHTS, OUTLETS AND SWITCHES	X						X
4.5	SHUTTERS						X
4.6	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 OR REPLACE

Styles & Materials

PATIO:
SCREENED-IN

Comments:

4.2 Door retractor is damaged or missing, repair or replacement is needed. Contact licensed screen contractor or qualified handyman for repairs

4.2 Picture 1

4.4 Exterior electrical outlet is missing cover or has a damaged weatherproof cover, contact licensed electrician or qualified handyman for repair.

4.4 Picture 1

4.5 Hurricane shutter are not within the scope of a basic house, townhouse, villa or condominium inspection. No visible defects were observed at time of inspection. We recommend contacting a licensed hurricane shutter service contractor at least one month before next hurricane season (June-November) for maintenance, lubrication and further evaluation.

5. GARAGE or CARPORT

The home inspector shall observe: Garage door operators; 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. The home inspector is not required to observe: Garage door operator remote control transmitters.

		F	AN	Y	N	NA	NI	RR
5.0	GARAGE DOOR OPERATORS	X
5.1	DOES THE GARAGE DOORS"REVERSE" WITH RESISTANCE	X		X
5.2	CONDITION OF GARAGE DOOR	X
5.3	CONDITION OF PEDESTRIAN DOOR							X
5.4	CONDITION OF WALLS AND CEILING	X
5.5	LIGHTS, OUTLETS AND SWITCHES	X
5.6	CONDITION OF WINDOWS	X
5.7	SINK					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 OR REPLACE

Styles & Materials

GARAGE DOOR MATERIAL:
METAL

TYPE:
SINGLE DOOR AUTOMATIC
DOUBLE DOOR AUTOMATIC

Comments:

5.3 Door jams and or door trim have wood rot damage, repair is recommended. Contact carpenter or qualified handyman for repair.

5.3 Picture 1

5.3 Picture 2

6. SWIMMING POOL and EQUIPTMENT

Inspector will perform basic visual inspection of the pools water condition ( clarity), pump, filter, floor, walls, steps, ladders, railings, timer control box, visible drains ( blockage) coping and pool light. Inspector does NOT inspect for leaks, pool heaters ( gas, electric or solar) gas tanks for gas heaters, pool covers, diving boards, slides Spas or Jacuzzies.

		F	AN	Y	N	NA	NI	RR
6.0	IS POOL WATER CLEAR			X
6.1	SURFACE WALLS& FLOOR OF POOL	X
6.2	PERMANENT ACCESSORIES CONDITION (ladder, steps, rails)	X
6.3	IS POOL PUMP OPERATIONAL			X				X
6.4	IS POOL FILTER OPERATIONAL			X
6.5	TIMER FOR POOL	X
6.6	POOL LIGHT	X
6.7	POOL WALKWAY/ DECKING	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 OR REPLACE

Styles & Materials

STYLE:
IN GROUND

POOL WALKWAY/ DECKING:
MASONRY

Comments:

6.0 Pool water was crystal clear at time of inspection, no defects were observed.

6.0 Picture 1

6.0 Picture 2

6.2 Pool heaters are not within the scope of a basic pool inspection. We recommend contacting a licensed pool contractor for inspection or further evaluation of pool heater. FYI: Detailed pool heater inspections usually cost $250-$300.

6.2 Picture 1

6.3 Conduit at pool pump is damaged or missing (exposed wires). Contact a licensed electrician for further evaluation a nd all needed repair.

Pool pump was not grounded, contact pool service contractor for further evaluation and repair.

6.3 Picture 1

6.3 Picture 2

6.3 Picture 3

7. SPRINKLER SYSTEM

Inspector will visually inspect the sprinkler control/time box, sprinkler heads, water pressure and overall condition of system. Inspectors do NOT inspect sprinkler systems that have pumps which are fed from well water, sermerged pumps or filters. If control/timer box is not working, inspector will not inspect sprinkler system.

		F	AN	Y	N	NA	NI	RR
7.0	SPRINKLER SYSTEM OPERATIONAL	X
7.1	CONDITION OF SPRINKLER HEADS	X
7.2	SPRINKLER TIMER BOX/CONTROLLERS	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 OR REPLACE

Comments:

7.0 Sprinkler system was in functional condition, no leaks or defects were observed at time of inspection.

7.0 Picture 1

8. TERMITE INSPECTION

		F	AN	Y	N	NA	NI	RR
8.0	Evidence of Termites				X
8.1	Live Termites Observed				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 OR REPLACE

Comments:

8.0 NO VISIBLE EVIDENCE of wood destroying organisms was observed at time of inspection. Please refer to separate detached "CLEAR" Termite Report performed by Ship Shape Pest Control.

9(A). ENTRANCE FOYER

		F	AN	Y	N	NA	NI	RR
9.0.A	CEILING	X
9.1.A	WALLS	X
9.2.A	FLOORS	X
9.3.A	CLOSET DOORS					X
9.4.A	DOORS	X
9.5.A	WINDOWS	X
9.6.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 OR REPLACE

9(B). LIVING ROOM

		F	AN	Y	N	NA	NI	RR
9.0.B	CEILING	X
9.1.B	WALLS	X
9.2.B	FLOORS	X
9.3.B	CLOSET DOORS					X
9.4.B	DOORS	X
9.5.B	WINDOWS					X
9.6.B	LIGHTS, OUTLETS AND SWITCHES	X
9.7.B	WET BAR	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 OR REPLACE

Comments:

9.2.B .

9(C). FAMILY ROOM

		F	AN	Y	N	NA	NI	RR
9.0.C	CEILING	X
9.1.C	WALLS	X
9.2.C	FLOORS	X						X
9.3.C	CLOSET DOORS					X
9.4.C	DOORS							X
9.5.C	WINDOWS	X
9.6.C	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 OR REPLACE

Comments:

9.2.C Floor tile(s) are loose, repair is recommended to prevent injury. We recommend contacting a licensed tile or flooring contractor for repairs.

9.2.C Picture 1

9.4.C Wood rot was observed at door and or door jam, repair is needed. We recommend contacting a licensed door contractor or qualified handyman for further evaluation and repair.

9.4.C Picture 1

9.4.C Picture 2

9.4.C Picture 3

10. DINING ROOM

		F	AN	Y	N	NA	NI	RR
10.0	CEILING	X
10.1	WALLS	X
10.2	FLOOR	X
10.3	DOORS					X
10.4	WINDOWS					X
10.5	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 OR REPLACE

11. 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
11.0	CEILING	X
11.1	WALLS	X
11.2	FLOORS							X
11.3	DOORS	X
11.4	WINDOWS	X
11.5	CABINET CONDITION	X
11.6	LIGHTS, OUTLETS AND SWITCHES	X
11.7	REFRIGERATOR	X
11.8	DISHWASHER	X
11.9	DISPOSER	X
11.10	COOKTOP , OVEN / RANGE	X
11.11	RANGE VENTILATION	X
11.12	ABOVE THE RANGE MICROWAVE OVEN	X
11.13	FAUCET AND SPRAY NOZZLE CONDITION	X
11.14	CONDITION OF PLUMBING UNDER SINK	X
11.15	CONDITION OF COUNTERTOP	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 OR REPLACE

Styles & Materials

COUNTERTOP:
CORIAN

REFRIGERATOR:
WHIRLPOOL

DISHWASHER:
WHIRLPOOL

RANGE/OVEN/COOKTOP:
WHIRLPOOL

BUILT-IN MICROWAVE:
WHIRLPOOL

Comments:

11.2 Floor tile(s) are loose, repair is recommended to prevent injury. We recommend contacting a licensed tile or flooring contractor for repairs.

11.2 Picture 1

12(A). MASTER BEDROOM

		F	AN	Y	N	NA	NI	RR
12.0.A	CEILING	X
12.1.A	WALLS	X
12.2.A	FLOORS	X
12.3.A	DOORS	X
12.4.A	WINDOWS	X
12.5.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 OR REPLACE

12(B). FRONT BEDROOM

		F	AN	Y	N	NA	NI	RR
12.0.B	CEILING	X
12.1.B	WALLS	X
12.2.B	FLOORS	X
12.3.B	DOORS							X
12.4.B	WINDOWS	X
12.5.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 OR REPLACE

Comments:

12.3.B Bedroom closet doors were missing or not installed at time of inspection, repair is recommended. Contact a qualified handyman for repair.

12.3.B Picture 1

12(C). CENTER BEDROOM

		F	AN	Y	N	NA	NI	RR
12.0.C	CEILING	X
12.1.C	WALLS	X
12.2.C	FLOORS	X
12.3.C	DOORS	X
12.4.C	WINDOWS	X
12.5.C	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 OR REPLACE

12(D). REAR BEDROOM

		F	AN	Y	N	NA	NI	RR
12.0.D	CEILING	X
12.1.D	WALLS	X
12.2.D	FLOORS	X
12.3.D	DOORS	X
12.4.D	WINDOWS	X
12.5.D	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 OR REPLACE

12(E). OFFICE

		F	AN	Y	N	NA	NI	RR
12.0.E	CEILING	X
12.1.E	WALLS	X
12.2.E	FLOORS	X
12.3.E	DOORS	X
12.4.E	WINDOWS	X
12.5.E	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 OR REPLACE

13(A). MASTER BATHROOM

		F	AN	Y	N	NA	NI	RR
13.0.A	CEILING	X
13.1.A	WALLS	X
13.2.A	FLOORS	X
13.3.A	DOORS	X
13.4.A	WINDOWS	X
13.5.A	LIGHTS, OUTLETS AND SWITCHES	X
13.6.A	SINK FAUCETS AND STOP VALVE	X
13.7.A	CONDITION OF SINK BASE AND CABINETRY	X
13.8.A	ARE CUT-OFF VALVES UNDER SINK AND TOILET			X
13.9.A	DOES SINK PLUMBING OPERATE PROPERLY			X
13.10.A	DOES TOILET AND OR BIDET OPERATE PROPERLY			X
13.11.A	DOES SHOWER AND OR BATH DRAIN PROPERLY			X
13.12.A	SHOWER AND TUB FAUCETS AND STOP VALVE	X
13.13.A	CAULKING ALONG PERIMETER OF TUB/SHOWER AND FLOOR	X
13.14.A	EXHAUST FAN	X
13.15.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 OR REPLACE

13(B). HALL BATHROOM

		F	AN	Y	N	NA	NI	RR
13.0.B	CEILING	X
13.1.B	WALLS	X
13.2.B	FLOORS	X
13.3.B	DOORS	X
13.4.B	WINDOWS	X
13.5.B	LIGHTS, OUTLETS AND SWITCHES	X
13.6.B	SINK FAUCETS AND STOP VALVE	X
13.7.B	CONDITION OF SINK BASE AND CABINETRY	X
13.8.B	ARE CUT-OFF VALVES UNDER SINK AND TOILET			X
13.9.B	DOES SINK PLUMBING OPERATE PROPERLY			X
13.10.B	DOES TOILET AND OR BIDET OPERATE PROPERLY			X
13.11.B	DOES SHOWER AND OR BATH DRAIN PROPERLY			X
13.12.B	SHOWER AND TUB FAUCETS AND STOP VALVE	X
13.13.B	CAULKING ALONG PERIMETER OF TUB/SHOWER AND FLOOR	X
13.14.B	EXHAUST FAN	X
13.15.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 OR REPLACE

13(C). GUEST BATHROOM

		F	AN	Y	N	NA	NI	RR
13.0.C	CEILING	X
13.1.C	WALLS	X
13.2.C	FLOORS	X
13.3.C	DOORS	X
13.4.C	WINDOWS	X
13.5.C	LIGHTS, OUTLETS AND SWITCHES	X
13.6.C	SINK FAUCETS AND STOP VALVE	X
13.7.C	CONDITION OF SINK BASE AND CABINETRY	X
13.8.C	ARE CUT-OFF VALVES UNDER SINK AND TOILET			X
13.9.C	DOES SINK PLUMBING OPERATE PROPERLY			X
13.10.C	DOES TOILET AND OR BIDET OPERATE PROPERLY			X
13.11.C	DOES SHOWER AND OR BATH DRAIN PROPERLY			X
13.12.C	SHOWER AND TUB FAUCETS AND STOP VALVE	X
13.13.C	CAULKING ALONG PERIMETER OF TUB/SHOWER AND FLOOR	X
13.14.C	EXHAUST FAN	X
13.15.C	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 OR REPLACE

14. ELECTRICAL

The home inspector shall observe: Service entrance conductors; grounding equipment, and main and distribution panels; Branch circuit conductors. 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 , and all receptacles in the garage or carport of inspected structures; The home inspector shall describe: Service amperage; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch cicuit 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 satalite 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
14.0	SERVICE ENTRANCE CONDUCTORS	X
14.1	SERVICE AND GROUNDING EQUIPMENT	X
14.2	MAIN SERVICE PANEL ( exterior )	X
14.3	SERVICE BREAKER PANEL BOX ( interior )	X
14.4	CONDITION OF WIRING, CIRCUITS, OR FUSES INSIDE MAIN PANEL (Branch circuit conductors, Over-current devices)	X
14.5	LOCATION OF MAIN AND DISTRIBUTION PANELS	X
14.6	ARE SMOKE DETECTORS PRESENT IN HOME			X
14.7	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
14.8	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 OR REPLACE

Styles & Materials

ELECTRICAL CONDUCTORS:
BELOW GROUND

PANEL CAPACITY:
200 AMP

PANEL TYPE:
CIRCUITS

Comments:

14.2 Electrical service disconnect panel box and meter appeared to be in functional condition, no defects were observed at time of inspection.

14.2 Picture 1

14.2 Picture 2

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

14.4 Picture 1

14.4 Picture 2

14.4 Picture 3

15. 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
15.0	WATER HEATER	X
15.1	INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES	X
15.2	INTERIOR DRAIN, WASTE AND VENT SYSTEMS	X
15.3	FUNCTIONAL FLOW (water pressure and volume)	X
15.4	WAS THE MAIN WATER VALVE LOCATED	X		X
15.5	IS WATER HEATER WIRING SECURED PROPERLY			X
15.6	IS THE T&P VALVE PIPED WITHIN 6 INCHES OF FLOOR			X
15.7	CONDITION OF EXTERIOR HOSE BIBS	X
15.8	GAS TANK					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 OR REPLACE

Styles & Materials

PLUMBING SUPPLY:
PVC

DISTRIBUTION:
NOT VISIBLE

PLUMBING WASTE:
PVC

WATER SOURCE:
PUBLIC

WATER HEATER POWER SOURCE:
ELECTRIC

CAPACITY:
50 GALLON

MANUFACTURER:
RUUD

AGE OF HOT WATER HEATER:
1999

Comments:

15.0 Water heater was in functional condition at time of inspection, no leaks observed, water temperature was set at +/- 115 degrees.

15.0 Picture 1

15.4 No defects or leaks were observed at water main line or valve at time of inspection.

15.4 Picture 1

16. CENTRAL AIR CONDITIONING

The home inspector shall observe: Central air conditioning and permanently installed cooling systems including: cooling and air handling equipment; and normal operating controls. air filters, registers, fan-coil units; and the presence of an installed cooling source in each room. The home inspector will test the air conditioners system by checking the temperature differencial to determine weather the central air conditioning unit is cooling properly at time of inspection. The home inspector shall describe: Energy sources; and cooling equipment type. The home inspector shall operate the systems using normal operating controls. The home inspector is not required to: inspect package wall units or ceiling pancake a/c evaporator coils , roof top a/c compressorsor , observe window air conditioners; or operate cooling systems when weather conditions or other circumstances may cause equipment damage; observe non-central air conditioners ( wall or window units ) ; or observe the uniformity or adequacy of cool-airsupply to the various rooms.

		F	AN	Y	N	NA	NI	RR
16.0	COOLING AND AIR HANDLER EQUIPMENT	X
16.1	CONDENSATION LINE OR PUMP'S CONDITION							X
16.2	THERMOSTATS CONDITION	X
16.3	AIR HANDLER CONDITION	X
16.4	PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOM	X
16.5	EVAPORATOR COILS	X
16.6	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 OR REPLACE

Styles & Materials

NUMBER OF A/C UNITS:
TWO

CENTRAL AIR MANUFACTURER:
RUUD

SIZE OF A/C UNIT:
2 TON
4 TON

MANUFACTURE DATE:
1999

Comments:

16.0 Ambient air test was performed by using thermometers on air handler of on both of your air conditioner systems 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 +/- 60 degrees, and the return air temperature was +/- 78 degrees. This indicates the range in temperature drop is normal for this air conditioning system..

16.0 Picture 1

16.0 Picture 2

16.0 Picture 3

16.0 Picture 4

16.1 Insulation at condensers copper coolant line is missing or damaged, repair is needed. Contact a qualified handyman for repair.

16.1 Picture 1

16.1 Picture 2

17. 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, 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 componentsor be dangerous to or adversely effect the health of the home inspector or other persons.

		F	AN	Y	N	NA	NI	RR
17.0	FOUNDATION WALLS	X
17.1	FLOOR STRUCTURE	X
17.2	ANY WET OR UNUSUALLY DAMP AREA				X
17.3	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 OR REPLACE

Styles & Materials

FOUNDATION:
POURED CONCRETE
NOT VISIBLE

FLOOR STRUCTURE:
SLAB
NOT VISIBLE

WALL STRUCTURE:
MASONRY
NOT VISIBLE
BLOCK

18. ATTIC AND ROOF STRUCTURE

The home inspector shall observe: Insulation in attic, roof decking and roof trusses / rafters. Ventilation of attics kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan. when temperature permits. The home inspect will not enter attic area when air temperature in attic is at or above 110 degrees or if the inspector has limited access ( a/c vents and or low roof rafters ). The home inspector shall describe: Insulation in attic. and roof 's structure. The home inspector is not required to report on: concealed insulation and vapor retarders; or venting equipment that is integral with household appliances, phone, security, cable /satellite wires. The home inspector is not required to disturb insulation except when readily visible evidence indicates the need to do so, and move insulation where chimneys penetrate roofs.

		F	AN	Y	N	NA	NI	RR
18.0	IS THERE AN ATTIC ACCESS			X
18.1	IS INSULATION IN ATTIC			X
18.2	DOES RAFTERS APPEAR TO BE IN GOOD CONDITION			X
18.3	IS THERE CROSS-VENTILATION			X
18.4	ARE THERE ANY VISIBLE SIGNS OF LEAKS OR ABNORMAL CONDENSATION				X
18.5	ARE THERE ANY VISIBLE SIGNS OF DETERIORATION				X
18.6	IS THERE ANY DEBRIS IN ATTIC				X
18.7	ARE THERE ANY UNSAFE ELECTRICAL WIRING IN ATTIC				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 OR REPLACE

Styles & Materials

ATTIC INFO:
LIMITED ACCESS
SCUTTLE HOLE

INSULATION:
FIBERGLASS

R- VALUE:
R-19 OR BETTER

ROOF STRUCTURE:
2 X 4 WOOD

CEILING STRUCTURE:
2 X 4 WOOD

Comments:

18.0 Inspector was unable to fully enter attic area due limited access.

Percentage of attic inspected was approximately 10 % due to limited access from pitch of roof, air conditioning ducts, insulation, truss design, etc.

18.0 Picture 1

19. LAUNDRY ROOM

		F	AN	Y	N	NA	NI	RR
19.0	CEILING	X
19.1	WALLS	X
19.2	FLOOR	X
19.3	DOORS	X
19.4	WINDOWS					X
19.5	LIGHTS, OUTLETS AND SWITCHES	X
19.6	WASHER	X
19.7	DRYER	X
19.8	SINK	X
19.9	CABINETS	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 OR REPLACE

Prepared Using HomeGauge http://www.homegauge.com SHGI (c) 2000-2007 : Licensed To Allstate Home Inspections, Inc.

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
12345 Northwest 48th Drive
Wyndham Lakes, Bay Pointe
Coral Springs Florida 333076

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.

1. DRIVEWAY and WALKWAY

1.4	GATE AND FENCE
	REPAIR OR REPLACE	$50 - $100
	Fence gate does not close and or lock properly, adjustment and or repair is needed. We recommend contacting a licensed fence contractor or qualified handyman for repair.

2. FASCIA and SIDING

2.0	CONDITION OF SOFFIT, FASCIA, TRIM AND EAVES
	REPAIR OR REPLACE	$250 - $300
	Fascia board has areas of wood rot and/or damage that needs repair. We recommend contacting a licensed roofing contractor or qualified handyman for further evaluation and all needed repairs.

3. ROOFING

3.5	SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS
	REPAIR OR REPLACE	$150 - $200
	Plumbing vent pipes need caulking around perimeter of pipe where stucco/cement has failed/cracked. Caulking is needed to prevent water penetration. Contact licensed roofing contractor or qualified handyman for repair.

3.6	CONDITION OF RAIN GUTTERS
	REPAIR OR REPLACE	$50 - $75
	Gutters are leaking at seams, we recommend repairing with sealant. Contact a gutter contractor for repair..

3.8	CONDITION OF TILE OR SHINGLES
	REPAIR OR REPLACE	$250 - $300
	Roof tiles are cracked , (+/- 10) repair/ replacement is recommended to prevent water penetration. Contact a licensed roofing contractor or qualified handyman for repair. Flashing needs roofing tar applied, see photos. Contact a licensed roofing contractor for repair.

4. BALCONY or PATIO

4.2	DOORS
	REPAIR OR REPLACE	$75 - $100
	Door retractor is damaged or missing, repair or replacement is needed. Contact licensed screen contractor or qualified handyman for repairs

4.4	LIGHTS, OUTLETS AND SWITCHES
	FUNCTIONAL, REPAIR OR REPLACE	$25 - $30
	Exterior electrical outlet is missing cover or has a damaged weatherproof cover, contact licensed electrician or qualified handyman for repair.

5. GARAGE or CARPORT

5.3	CONDITION OF PEDESTRIAN DOOR
	REPAIR OR REPLACE	$75 - $100
	Door jams and or door trim have wood rot damage, repair is recommended. Contact carpenter or qualified handyman for repair.

6. SWIMMING POOL and EQUIPTMENT

6.3	IS POOL PUMP OPERATIONAL
	Yes, REPAIR OR REPLACE	$50 - $75
	Conduit at pool pump is damaged or missing (exposed wires). Contact a licensed electrician for further evaluation a nd all needed repair. Pool pump was not grounded, contact pool service contractor for further evaluation and repair.

9(C). FAMILY ROOM

9.2.C	FLOORS
	FUNCTIONAL, REPAIR OR REPLACE	$200 - $300
	Floor tile(s) are loose, repair is recommended to prevent injury. We recommend contacting a licensed tile or flooring contractor for repairs.

9.4.C	DOORS
	REPAIR OR REPLACE	$125 - $150
	Wood rot was observed at door and or door jam, repair is needed. We recommend contacting a licensed door contractor or qualified handyman for further evaluation and repair.

11. KITCHEN COVERINGS AND COMPONENTS

11.2	FLOORS
	REPAIR OR REPLACE	$250 - $300
	Floor tile(s) are loose, repair is recommended to prevent injury. We recommend contacting a licensed tile or flooring contractor for repairs.

12(B). FRONT BEDROOM

12.3.B	DOORS
	REPAIR OR REPLACE	$100 - $150
	Bedroom closet doors were missing or not installed at time of inspection, repair is recommended. Contact a qualified handyman for repair.

16. CENTRAL AIR CONDITIONING

16.1	CONDENSATION LINE OR PUMP'S CONDITION
	REPAIR OR REPLACE	$50 - $75
	Insulation at condensers copper coolant line is missing or damaged, repair is needed. Contact a qualified handyman for 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, 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 SHGI (c) 2000-2007 : Licensed To Allstate Home Inspections, Inc.

INVOICE

Allstate Home Inspections, Inc.
150 Southeast 7th Street
Pompano Beach, Florida 33060
Cell - (954)260-6628 :: Fax - (954)786-0705
http://www.allstateinspections.com/
Inspected By: Walter Fitzpatrick

Inspection Date: 4/21/2009
Report ID: 90421-1

Customer Info:	Inspection Property:
Your name here Customer's Real Estate Professional: Stephen Engasser Remax in Motion	12345 Northwest 48th Drive Wyndham Lakes, Bay Pointe Coral Springs Florida 333076

Inspection Fee:

Service	Price	Amount	Sub-Total
Basic Home Inspection: Total Sq Feet 2,001 - 2,500	325.00	1	325.00
Basic Pool Inspection	25.00	1	25.00
House Inspection Discount	-50.00	1	-50.00
Termite Inspection: Inspected by Ship Shape Pest Control	65.00	1	65.00

Tax $0.00

Total Price $365.00

Payment Method:Check # 123
Payment Status:Paid in full at time of inspection, Thank you
Note:If you have any questions, please feel free to call or email me. Thanks again for your business