A home inspection is a non-invasive, visual examination of the accessible areas of a residential property (as delineated below), performed for a fee, which is designed to identify defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. The scope of work may be modified by the Client and Inspector prior to the inspection process.
The home inspection report shall identify, in written format, defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. Inspection reports may include additional comments and recommendations.
The home inspection is based on the observations made on the date of the inspection, and not a prediction of future conditions.
The home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed on the date of the inspection.
1. Wood rot: Rotted exterior wood finishings include materials such as hardboard panels (e.g. T1-11), fascia, trim boards, door/window trim, door jambs, etc. Because of the amount of rain SW Florida receives annually, wood that is not properly protected by primer and paint or is not clad in aluminum or vinyl will, over time, develop rot. Look for rot at the bottom of door frames, roof fascia, and siding in contact with soil/mulch.
2. Roof failure: Roofing materials here in Florida take a beating from the constant sun/UV exposure, organic materials (mildew), abrasion by trees/foliage, heavy rains, and windy conditions.
3. Electrical concerns: These include ungrounded and mis-wired outlets, inadequate GFCIs, double tapped breakers (where 2 circuits share one breaker), and electrical components (e.g. breakers) that have exceeded their recommended lifespan.
4. HVAC systems: HVAC systems that are past their recommended useful lifespan. An AC unit in Florida can last up to 20 years, but a unit near the beach or one with direct/constant exposure may only last 10 years, or less. Average lifespan is approximately 12 years. Maintenance (or lack of) the systems also effects the life span.
5. Poorly maintained homes: Be very careful of homes where deferred maintenance is clearly evident; if a home has been poorly maintained there could be problems that you don’t see. If the home looks generally unmaintained/run down, then routine or preventative maintenance probably was not done consistently.
Recent surveys by U.S. and Canadian Home Inspectors resulted in this list of the ten problems most frequently found in the homes they have inspected:
1. Improper Surface Grading/Drainage: This was by far the most frequently found problem, reported by 35.8% of the survey respondents. It is responsible for the most common of household maladies, including water penetration of the basement and crawlspace.
2. Improper Electrical Wiring: A significant number (19.9%) chose this item as the most common home defect, which includes such situations as insufficient electrical service to the house, inadequate overload protection, and amateur and often dangerous wiring connections.
3. Roof Damage: Although reported by only 8.5% of the respondents as the most common problem, roof leakage caused by old or damaged shingles/roofing materials or improper flashing was considered by inspectors to be a frequent problem.
4. HVAC Systems: Problems in this category include broken or malfunctioning operating controls, blocked chimneys, and unsafe exhaust venting.
5. Poor Overall Maintenance: Even the novice home buyer is usually aware of this situation, demonstrated by such signs as cracked, peeling and dirty, painted surfaces, crumbling masonry, makeshift wiring and plumbing, and broken fixtures and appliances.
6. Structurally Related Problems: Many houses, as a result of problems in one or more of the other categories, sustain damage to such structural components as foundation walls, floor joists, rafters, and window and door headers.
7. Plumbing: Though not ranked by the respondents as a number one problem, plumbing defects still rank high among the house problems encountered and include the existence of old and incompatible piping materials, leaking or loosely mounted toilets; and, faulty fixtures and waste lines. Note that areas in Florida have localized issues that have been problematic (e.g. copper piping in Lee and surrounding counties).
8. Exteriors: Flaws in a home’s exterior, including windows, doors, and wall surfaces are responsible for water and air migration. Although these flaws rarely have structural significance, inadequate caulking and/or weatherstripping of these components are the most common culprits.
9. Poor Ventilation: Perhaps due to overly ambitious efforts to save energy, many home owners have over-sealed their homes, resulting in excessive interior moisture. This can cause rotting, mold growth, and premature failure of both structural and non-structural elements.
10. Miscellaneous: This category includes primarily interior components, often cosmetic in nature, which were not found frequently enough to rank individually in our survey, nor are the focus of a typical home inspection.
Provided by: Lee County Home Inspections & Trusted House Services, LLC
