Multiple circuits are connected to a single breaker terminal in the main panel. This is a fire hazard and not permitted unless the breaker is rated for multiple conductors. Recommend evaluation and correction by a licensed electrician.
The T&P (temperature and pressure) relief valve discharge pipe terminates inside the wall rather than to the exterior or a floor drain. If the valve activates, scalding water would discharge into the wall, creating a burn hazard and water damage risk.
Approximately 15–20 asphalt shingles are missing or cracked on the rear-facing slope. Exposed underlayment is visible in two locations. Active water intrusion risk during rain events. Roof is approximately 18 years old and approaching end of serviceable life.
Oil staining observed around the evaporator coil connections, which is indicative of a refrigerant leak. System was operational at time of inspection but cooling performance may be reduced. Refrigerant leaks require licensed HVAC technician repair.
Stair-step cracking observed in the concrete block exterior wall at the southeast corner, consistent with differential settlement. Cracks measure approximately 1/4 inch in width at widest point. Interior drywall cracking in the same area is consistent with this movement.
The master bathroom sink drains slowly, indicating a partial blockage in the drain trap or branch line. No signs of leakage observed beneath the sink.
Fogging or condensation between panes observed on two double-pane windows in the secondary bedrooms, indicating failed thermal seals. This reduces insulating value but does not affect structural integrity.
Two outlets within 6 feet of the kitchen sink are not GFCI-protected as required by current electrical code. While this may have been compliant at time of construction, upgrading is recommended for safety.
Caulking at multiple window and door frames on the south and west elevations is cracked, shrinking, or missing. This allows water infiltration and can lead to wood rot and interior moisture damage over time.
Hairline cracks observed at the upper corners of several interior door frames. These are typical stress cracks from normal settling and seasonal movement. No structural concern indicated.
The furnace/air handler filter is heavily loaded with dust and debris, restricting airflow and reducing system efficiency. Recommend replacing filters every 1–3 months.
Gutters on the north and east elevations contain leaves, pine needles, and debris. Clogged gutters can cause water overflow, fascia damage, and foundation moisture issues.
The ground on the west side of the home slopes slightly toward the foundation rather than away from it. This can direct surface water toward the foundation and contribute to moisture intrusion.
The water heater is 11 years old. Average serviceable life for a tank water heater is 8–12 years. No active leaks observed, but budgeting for replacement is recommended.
Exterior wood trim on the south elevation shows peeling paint and early wood weathering. Prompt repainting will prevent wood rot and more costly repairs.
Attic insulation measures approximately R-19 to R-22. Current Florida Energy Code recommends R-38 minimum for this climate zone. Adding insulation will improve energy efficiency.
No significant cracking, heaving, or moisture intrusion observed at the slab foundation. Appears structurally sound at time of inspection.
The 200-amp main panel is properly labeled, free of corrosion, and all breakers are properly sized. No evidence of overheating or amateur wiring observed.
Supply plumbing is CPVC throughout and in good condition. No active leaks, corrosion, or improper connections observed at accessible locations.
The Carrier split system (4 tons, installed 2022) was operational at time of inspection. Cooling and heating functions tested and performed within normal parameters. Ductwork in good condition.
Flashing at all roof penetrations (plumbing vents, HVAC curb, chimney) appears properly installed and sealed with no visible gaps or lifting.
Both garage door openers tested and functional. Auto-reverse safety feature operates correctly. Fire separation door between garage and living space is solid-core and self-closing.
Smoke detectors present in all required locations and tested functional. Carbon monoxide detector present near sleeping areas and functional.
This inspection report is a visual, non-invasive examination of the accessible areas of the property conducted in accordance with the InterNACHI Standards of Practice and applicable Florida state regulations. This report is not technically exhaustive and does not identify every defect or condition that may exist. Inspectors did not move furniture, lift flooring, open walls, or access areas that were locked, blocked, or unsafe. Concealed, latent, or intermittent defects may not be identified. This report does not constitute a warranty, guarantee, or insurance policy. A signed Inspection Agreement is required prior to each inspection. This report is prepared solely for the named client and J&T Certified Home Inspectors assumes no liability to any third party who relies on this report.
Questions? Call (904) 649-8735 or email [email protected]