Florida Home Inspection

1. Florida Home Inspection Underlining and Notes

2. Chapter 468 • 468.8311 Definitions • “Home Inspection Services” means a limited visual examination of the following readily accessible installed systems and components of a home: The Structure, Electrical Systems, HVAC, Roof Covering, Plumbing, Interior Components, Exterior Components, and Site Conditions that effect the structure, for the purpose of providing a written professional opinion of the condition of the home. (8 systems and components)

3. Section 468.8316 • Continuing Education • The department may not renew a license until the licensee submits proof satisfactory to the department that during the 2 years prior to his or her application for renewal the licensee has completed at least 14 hours of continuing education.

4. 468.8318 • Certification of Corporations and Partnerships • All personnel of the corporation or partnership who act in its behalf as home inspectors in this state are licensed as provided by this part. Nothing in this section shall be construed to allow a corporation to hold a license to practice home inspection services

5. 468.8319 • A Person may not perform or offer to perform any repairs to a home on which the inspector or inspectors company has prepared a home inspection report except for a Certified Contractor who is classified in 489.105(3) as a Division I Contractor. However the department may adopt rules requiring that, if such contractor performs the home inspection and offers to perform the repairs, the contract for repairs provided to the homeowner discloses that he or she has the right to request competitive bids.

6. 468.8322 • A home inspector shall maintain a commercial general liability insurance policy in an amount of not less than $300,00. • Side note: The two types of insurance recommended for home inspections are General Liability and Professional Liability

7. 468.8323 • Upon completion of each home inspection for compensation, the home inspector shall provide a written report prepared for the client.

8. Notes and Hi-Lighting for “Now that you’ve had a Home inspection” By Benjamin Gromicko

9. Introduction Page 7. “Your home inspector inspected the home and reported the home’s condition as it was at the time of the inspection”. “A home inspection does not include predictions of future events. Future events (such as roof leaks, water intrusion, plumbing drips and heating failures) are NOT within the scope of a home inspection and are NOT the responsibility of the home Inspector”.

10. Introduction (Page 7) Note: A “home inspection service” means a limited visual inspection of stipulated accessible systems. The final report should include no more than a statement of what was observed.

11. Chapter 2: Site and Environment Page 10 • Always start your inspection from the exterior. • Observe the grading, and the drainage patterns of the entire property. • Swales can be used to direct surface water away from the foundation. There are two types of surface drainage systems: an open system consisting of a swale (ditch), sometimes with a culvert at its end to collect and channel water away and; a closed system consisting of gutters with catch basins.

12. Chapter 2: Site and Environment Page 12 • An Atmospheric Vacuum Breaker (AVB) is a backflow prevention device used in plumbing to prevent backflow of non-potable liquids into the drinking water system and is required for a lawn sprinkler systems.

13. Chapter 2: Site and Environment Page 13 A retaining wall taller than 4 feet must be designed or approved by a licensed engineer. A Dry retaining wall is constructed without mortar. Page 15 The average water loss in one week in a swimming pool due to evaporation is less than 1 inch.

14. Chapter 3: Pitched Roof Coverings Page 17 • Slope is the most critical observation an inspector can make when inspecting a roof. • Look for deteriorating or loosening of flashing. • Flashing is the most vulnerable part of any roof. Page 20 • Flashing for metal roofs should be made of the same material as the roof covering. • Vent Stacks are parts of the plumbing system that project through the roof surface. Page 19 • Fiber-cement shingles are popular because they will not rot. • Slate are extremely durable (probably the most durable) and, if of high quality and properly maintained, may last the life of the structure. • Pay particular to sections facing south or southwest exposures.

15. Chapter 3.1 Low-slope Coverings Page 19 • Flat roof systems should completely drain with no ponding water within 24 hours Page 20 • Roof penetrations and seams are the most vulnerable parts of single-ply membrane roofing and should be carefully monitored. Page 21 • Drainage of low-slope roofs is accomplished in one of three ways: without gutters and downspouts, with gutters and downspouts, or by downspouts that go down through a buildings interior. • The absence of gutters and downspouts should be noted on the home inspection report. • Seamless Aluminum gutters are available that require a minimum of maintenance.

16. Chapter 4: Building Exterior Page 23 • Spalling results from rusting reinforcing steel in concrete. • The foundation footer and floor slab are one piece in a monolithic slab. • Capillary Attraction is the upward movement of moisture through concrete. Page 24 • Exterior trim includes all portions of the exterior finish other than the siding. • Pay special attention to Exterior trim and siding with a southern or southwestern exposure. • Aluminum and vinyl siding are low maintenance materials. May communities require aluminum siding to be electrically grounded; confirm for such grounding. • Wood siding must maintain a minimum of 6 inches from the grade.

17. Chapter 4: Building Exterior Page 25 • EIFS: Exterior insulation and finish systems • Sheathing on exterior walls is installed to provide bracing and minimize air infiltration. Page 26 • Window types are double hung, single hung, casement, horizontal, sliding, projected out or awning, projected in, and fixed. In addition to these, there are jalousies, which are glass louvers on an aluminum or steel frame. • Double hung are most common on older homes.

18. Chapter 4: Building Exterior • Page 27 • Check for the presence and proper operaton of the garage door safety-reversing device. • Check the Garage door restraining cable which prevents the spring from whipping around in the event it breaks.

19. Chapter 4: Building Exterior Page 28 • Composite Decks use wood for the structural support members. • Deck jousts that attach to a house should be secured by metal brackets or by toe-nails and a ledger board. • Properly constructed free-standing decks are as safe and secure as attached decks. • Wood decks should have repairs or replacement of deteriorated planks as needed.

20. Chapter 4: Building Exterior Page 29 • When a masonry chimney is located on the side of a pitched roof, a cricket (also known as a saddle) is needed on the higher side to divert water around the chimney. The cricket should extend the full width of the chimney.

21. Chapter 5: Building Interior Page 31 • The minimum clearance for FHA crawlspace clearance is 18” of soil to joist and 12 inches of soil to girder. • A conditioned crawlspace has insulated foundation walls, closed wall vents and a dirt floor (if present) is covered with plastic. • The inspection for water seepage into a crawlspace begins during the exterior inspection. • Efflorescence is an accumulation of mineral salts created by moisture in masonry or concrete. Page 32 • Chinese Drywall can produce a rotten egg odor and may cause air conditioning coils to corrode. Page 33 • A major reason for water intrusion is poor flashing along windows, doors and wall cladding.

22. Chapter 5: Building Interior Page 35 • Firewall: It is common for a fire to start in an attached garage. • The firewall must be covered with plaster, stucco or other fire-resistant materials. • When inspecting bathrooms always check for cracked or missing tiles, water volume (flow), and leaking fixtures. • When inspecting a toilet check for leaks around the supply line, proper flushing, and that it is firmly secured to the floor. Page 36 • Improper venting at the sink trap can be determined by filling the sink with water and listening as it drains. A sucking or gurgling noise indicates the trap is not vented and the water seal has been lost. • Gas burners should have a blue flame with little or no yellow. • A Wall hatch providing access to the fixture side of a tub is common in many older homes.

23. Chapter 5: Building Interior Page 38 • Stairs and hallways (particularly the hallway leading to the bedroom) are the appropriate location for smoke detectors. • Stair riser heights and tread depths should be as uniform as possible. Ideally there should be 0” difference in height between stair risers.

24. Chapter 5: Building Interior Page 40 • Attic Ventilation is important in both summer and winter. Signs of inadequate ventilation are rusting nails (in roof sheathing, soffits and drywall ceilings), wet or rotted roof sheathing, and excessive heat build-up in attics. • All plumbing vent stacks should continue through the roof and should not terminate in the attic.

25. Chapter 5: Building Interior Page 40 • If attic insulation does not have a vapor barrier one can be placed under the insulation so that it is adjacent to the heated ceiling. • Fiberglass batt insulation should be installed between the joists with the foil side facing towards the heated portion of the structure. • The insulation faced with a vapor barrier should be installed face-side down with the vapor barrier closest to the conditioned space.

26. Chapter 5: Building Interior Page 41 • Asbestos is considered to be a carcinogen and kills thousand of people annually from asbestos-related cancers. Page 42 • Flaking paint in a pre-1978 structure could be a sign of lead based paint. Page 43 • Radon gas is odorless, tasteless, invisible and formed by natural uranium deposits. Page 44 • Mold growth in a house thrives on moisture and and paper, wood and leather.

27. Chapter 5: Building Interior Page 45 • Most foundation problems are diagnosed from an analysis of soil composition. Page 49 • Mortar deterioration: Repoint mortar in foundation walls in order to prevent water intrusion. • Weep holes in masonry construction are designed to vent moisture. Page 50 • Uneven Settlement: Soil with a high clay content can swell or shrink up to 50% Page 54 • The weakest point of a brink veneer wall is the metal tie system to the wall frame

28. Chapter 5: Building Interior Page 57 • The advantage of engineered lumber is that it is stronger, stiffer, and more dimensionally stable than solid-sawn dimensional lumber. • Gusset Plates are used to secure web members to the truss. • Trusses should never be cut or drilled. Page 58 • WDO: Wood destroying organisms • The most destructive insect in America is the Subterranean Termite. • Termite baits, usually installed in plastic tubes or boxes is an indicator of termite presence.

29. Chapter 7: Plumbing System Page 60 • The House Main Service Water Pipe is the responsibility of the homeowner if it is in need of repair or replacement. Page 61 • PEX piping (tubing) is flexible and won't corrode or develop pin holes • Leaching zinc may cause pin-holes in older brass pipes.

30. Chapter 7: Plumbing System Page 62 • Inlet service pipes made of lead can sometimes be identified by a large bulge around the wiped joint. • Drainage systems include traps, drainpipes, and vents. Plumbing traps prevent the release of sewage gas into the structure. • Hot water piping should be separated from cold water piping by at least 6 inches. • All Water heaters should be installed with a supply shut off valve on the cold side. • Water Heaters are equipped with a sacrificial anode tube designed to protect the tank from electrolysis. • A dripping water heater valve can be an indication of excessive high pressure, a defective valve, and or thermal expansion. • Vent pipes in drainage system allow air to flow in and out of drain systems. • Gas fired water heaters may produce moisture as a result of leaking, condensation or filling the tank with cold water while heating.

31. Chapter 7: Plumbing Systems Page 62 • Recovery rate most often refers to tank-type water heaters. Electric water heaters have lower recovery rates than gas or oil-fired water heaters. • A water heater should be replaced when it leaks. • A rumbling noise from a water heater tank results from accumulated sediment. • A water heater temperature and pressure relief valve should be provided with a discharge pipe ending in a visible location. • Thermostats in new water heaters are normally set at 120 degrees F

32. Chapter 7: Plumbing Systems Page 64 • A pressure tank for a private well can be located near a well pump house or in a garage. • The presence of a septic tank cannot always be determined during an inspection. • The approximate size of a septic tank leaching field is determined the percolation rate of the ground. The leaching field will receive nitrogen and other natural fertilizers from the septic effluent.

33. Chapter 7: Plumbing Systems Page 64 • The gases generated in a septic tank are usually dissipated to the atmosphere through the house drainage-vent system • A mound septic system is used when the drain field has a problem such as inadequate percolation rates.

34. Chapter 8: Electrical Systems Page 66 • 110-volt electrical services is considered inadequate by today's standards. • Two wire service = 110 volts; three wire service = 110/220. Page 68 • Fuses are somewhat more reliable than circuit breakers. • A circuit breaker protects circuit by being heat sensitive. • A Ground Fault Circuit Interrupter (GFCI) is an electronic device that opens the circuit when it senses a potential hazard in the circuit. • Check and report on the absence or presence of GFCI in the kitchen, garage and exterior of the home. • An Arc Fault Circuit Interrupter (AFCI) is an electronic device that disconnects the power if it detects arcing in the electrical wiring.

35. Chapter 8: Electrical Systems Page 69 • The capacity of a branch circuit fuse should match the current-carrying capacity of the branch circuit. • If the home is found to contain aluminum wire the connections should be checked by a qualified electrical contractor.

36. Chapter 8: Electrical Systems Page 69 • Knob and tube is a system that utilizes porcelain insulators (knobs) for running wires through unobstructed spaces and porcelain tubes for running wires through building components such as studs and joists. Knob and tube wiring should be replaced during rehabilitation; but if it is properly installed, needs no modification, has adequate capacity, is properly grounded, has no failed insulation, and is otherwise in good condition, it can be an acceptable wiring system and is still allowed in many localities.

37. Chapter 8: Electrical Systems Page 70 • Removal of the interior cover of an electrical panel box will enable the determination of the true electrical capacity. Look for evidence of overheating, aluminum wiring in branch circuits, and two circuits supplied by a single branch circuit. • Systems with light fixture switches operating at 24 volts should be provided with spare replacement relays. • Every heating system should have a master shutoff switch.

38. Chapter 9: HVAC • Page 71 • HVAC: Heating. Ventilation, Air Conditioning. Page 72 • Warm air heating systems are Forced Air or Gravity. • Condensing furnaces are the new generation of high efficiency furnaces. The increase in efficiency is the result of the installation of a secondary heat exchanger that extracts heat from the exhaust gases that normally flow up the chimney with conventional furnaces.

39. Page 73 An extended plenum is a type of warm air distribution system Radial warm air distribution system An "octopus" heating system is another term for a large gravity warm air central furnace.

40. Chapter 9: HVAC Page 73 • A cracked heat exchanger is a condition under which a furnace requires replacement. • A multi-zoned forced-air heating system requires motorized duct dampers. • The optimum location for heating registers is along the outside walls and below windows. • An advantage of a forced water heating system is less heat fluctuation and adaptability to multiple zones. • When a boiler is also used to produce heat for domestic hot water, it requires a flow control valve.

41. Chapter 9: HVAC Page 76 • Central heating can usually be designed to provide distribution to separate zones. • One ton of cooling capacity is needed for approximately every 700 square feet of living space. • The temperature of air discharging from the registers during the cooling cycle should be about 15 degrees lower than the temperature of the air in the room.

42. Chapter 9: HVAC Page 77 • An air conditioning condenser draws approximately 7 amps per ton of cooling capacity. • When a split-system air conditioner is also part of a heating system the blower should have at least two speeds. • An electrical disconnect switch should be found near the portion of the air conditioning system containing the compressor.

43. Chapter 9: HVAC Page 78 • An electrical disconnect switch should be found near the portion of the air conditioning system containing the compressor. • A heat pump should be sized based upon the cooling load, not the heating load.

44. Chapter 10: Making your home energy efficent Page 85 • Insulation levels are specified by R-Value. R-Value is a measure of insulation’s ability to resist heat flow (heat loss). The higher the R-Value the better the thermal performance of the insulation.

45. Tools: • Flashlight • Magnet (to determine if pipes are iron) • Marble (check if the floors are level) • Ice pick (to check for wood rot or termite infestation) • Step Ladder (Fiberglass is best) • Multimeter (check for ground and polarity) • Binoculars • (Electronic )Thermometer (to check water and air temperatures) • Compass (to determine exposures) • Moisture Meter (to check for leaks without damaging the surface being tested) • Old work clothes (to wear accessing dirty attics and crawlspaces)

46. Marketing your Services • A good reputation and word of mouth recommendations is your best source of “advertising”. • The largest market share of home inspections are requested by Real Estate Agents.