Accurate Home Inspections Property Inspection Report Cover Page

190 Doubloon Lane, Cudjoe Key, FL 33042 Inspection prepared for: Larry & Carol Hall Real Estate Agent: Andrea G. Goodwin - KeyIsle Realty Date of Inspection: 10/10/2014 Time: 9:00 AM Age of Home: 27 Years Old. Size: 2,170 Sq. Ft. Weather: Clear Inspector: Doug Mudge Florida License # BN4476, HI219 & NACHI 09082902 P.O. Box 510604, Key Colony Beach, FL 33051 Phone: 305-433-1351 Fax: 305-509-7808 Email: [email protected] WWW.AccurateInspectionsNow.com

Accurate Home Inspections

Report Summary

190 Doubloon Lane, Cudjoe Key, FL

Report Summary

First and most importantly, we at Accurate Home Inspections Company would like to Thank You for allowing us to perform your Pre-Purchase Inspections. It has truly been our pleasure to work for you. Please carefully read your entire inspection report as not every item of concern is listed in the summary. After your review of the report, feel free to contact us with any additional questions or concerns you may have. We are here for you, now and in the future. A pre-purchase home Inspection is a non-invasive non-destructive visual examination of a property, performed for a fee, which is designed to identify observed material defects within specific components of said dwelling. Components will include a combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to by the Client and Inspector, prior to the inspection process. The Inspection was conducted in accordance with current Florida Standards of Practice Statute 61-30.801. An inspection is intended to assist in evaluation of the overall condition of the home and to help the Client make an informed decision. Deficiencies cited in the report do not obligate any party to make repairs or renegotiate any written contracts. The inspection is based on observation of the visible and apparent condition of the structure and its components on the date of the inspection, within the allotted time frame and not the prediction of future conditions. Properties being inspected do not "Pass or Fail" but instead give an opinion of condition. An inspection will not reveal every concern that exists or ever could exist, but only those material defects observed on the day of the inspection. A material defect is a condition with a real property or any portion of it that would have a significant adverse impact on the value of the real property or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect. On these summary pages you will find a brief summary of observations and primary concerns of the inspector, as they relate to safety and function. We encourage you to obtain a second or third opinion from an appropriately licensed trade professional,also throughout the report you may see reference made to the Fl. Building Code. The Florida Building Code is updated every few years and unless your building is brand new, it will probably not meet all current code / standards and it does not have to, no one is going to insist that changes or upgrades are made to the home. The reason I list such items is to give creditability to my statements, opinions and / or concerns, also to inform you of the current standards as they relate to safety and building compliance. Listed in the Summary below will be some positive attributes observed at the property and any major defects or action items that fall into one or more of the five categories: 1. Safety concerns and life safety issues. (regardless of year built and what the Building Code may have been at that that time.) 2. Any defects that are presently causing damage or have the potential to cause damage to the home. 3. Any items or defects that would be considered a major expense to repair / replace. ( major being defined as costing over $ 1,000.00 ) 4. Any items or defects that would prevent your ability to obtain Home Owners or Flood Insurance. ( depending on insurance providers requirements ) 5. Any Items or Defects that may prevent you from obtaining FHA / VA financing. ( The FHA / HUD appraisers have their own inspection list and failure may prevent your ability to obtain a loan through them.)

Positive Attributes

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Accurate Home Inspections Page 5 Item: 1

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190 Doubloon Lane, Cudjoe Key, FL

Significant Qualities

• Preferred neighborhood. • Huge corner lot. • 84' of concrete dock with two boat lifts. • CBS construction • Elevated Home above base flood levels • Full Hip Roof • Huge two car garage. • Large paver driveway. • HVAC Partially updated in 2007 • Water heater updated in 2008 • Undated kitchen appliances (most 2006-2007) • Dishwasher is new 2013 • Updated Countertops to Corian ( Kitchen / baths ) • Update master shower wall tile • Updated one piece toilets Energy Conserving • Notable GREEN features / energy saving features of the Features of the home. Home • Roofing material is light in color or deflects sun rays. • One downspout has a collection barrels / container. • Roof overhang is 24" or more. • Engineered floor joist (trusses) • Engineered roof system (trusses) • Home has ceiling fans • Hot Water heater is controlled by a timer box. • Low flow plumbing fixtures in place • Low flow toilets toilets in place (1.6 gal. or less) • Appliances have energy saving cycles • Attic space is properly ventilated. • Light switches have dimmer function. • Florescent light bulbs observed in some or all fixtures • Insulation installed in the attic meets current standards • Air Handler Unit installed inside conditioned area.

Structural Stairs Page 8 Item: 1

Exterior Stairway

• Exterior stairs have uneven step rises.

High Voltage Electric Page 18 Item: 17 Exterior Switch / Outlet Page 19 Item: 18 Interior Light Fixtures Page 20 Item: 22 C.O. Detector Page 20 Item: 23 Smoke Detector

• Some Outlets are GFCI type however did not pass the 6 Milliamperes trip test. • The light fixture over the tub / shower does not have a waterproof cover. • The home is missing a CO detector. • The home is missing one or more of it's currently required smoke detectors.

Water Heater Page 31 Item: 8

Overflow Line

• The water heater overflow line is missing.

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190 Doubloon Lane, Cudjoe Key, FL

Inspection Details 1. Property ID # Identification: • The Property / Tax Identification Number is : 00179420-000000 Location: • The Physical Location of the Property is: Lat. 24.661454 North / Lon. -81.481855 West

2. Inspection Start Time Start Time: • The Home Inspection began at: 9:00 AM Finish Time: • The Home Inspection ended at: 12:05 PM

3. Parties Involved Parties in Privy: • Client: Larry & Carol Hall • Buyers Agent / Realtor: Andrea G. Goodwin • Owners: Robert & Kathy Jones • Sellers Agent / Realtor: Mary Readel / Allan Leder • Inspector: Douglas Mudge Legal Notice: • This report has been prepared for the exclusive use of the above named Client in accordance with the Terms and Conditions of a written Property Inspection Employment Contract, which are incorporated herein by reference. The content of this written report is copyrighted material owned by Accurate Home Inspections, Co. to which the Client and Parties involved in this particular transaction have been granted rights. The Inspection and this report are confidential and may not be shared or sold in whole or in part to any outside third partied or other prospective buyers that are not in contract with Accurate Home Inspections, Co. Further, Accurate Home Inspections, Co. and / or the Inspector accepts no responsibility for use or misinterpretation of this written report by outside third parties not in privity with this particular transaction to which Accurate Home Inspections, Co and the Client named above have entered into.

4. Present during the inspection Present during part or all of the inspection: • Buyer Agent • Sellers Agent • Inspector

5. Weather Conditions During The Inspection Weather: • The weather conditions at the time and during the inspection were: • Sunny • Clear • The outside temperature at the time of inspection was approx. 86 degrees • The outside humidity level at the time of inspection was approx. 65% • It has not recently rained at the inspection site. • Soil conditions were dry at the time of inspection.

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190 Doubloon Lane, Cudjoe Key, FL

6. Flood Zone Flood Zone: • The home is located in a VE- 12 Zone • Definitions of FEMA Flood Zones Flood zones are geographic areas that FEMA has defined according to varying levels of flood risk and type of flooding. These zones are depicted on the published Flood Insurance Rate Map (FIRM) or Flood Hazard Boundary Map (FHBM). • VE Zones , V1-V30 Areas along coasts subject to inundation by the 1-percent-annual-chance flood event with additional hazards due to storm-induced velocity wave action. BFEs derived from detailed hydraulic coastal analyses are shown within these zones. (Zone VE is used on new and revised maps in place of Zones V1–V30.)

7. Building Type Classification: • Single Family Home • Two story building • Elevated on block columns

8. Type of Construction Materials: • Building is classified as R-3 occupancy. • Concrete block reinforced construction

9. Building Orientation Orientation: • Building faces East

10. Year Built Year: • The home was built in: 1987 Age: • The home is 27 years old.

11. Approx. Conditioned Living sq. ft. Conditioned Space: • The homes property record card indicate that the home has 2,170 sq. ft. of conditioned living space. Lot Size: • The homes property record card indicate the size of land parcel is 11,913 sq. ft.

12. Electric Service Electric: • During our inspection of the property, The electrical service was on and functional. Water: • During our inspection the water supply was turned on at the meter.

13. Number of Bedrooms Bedrooms: • The home has 3 bedrooms. Wet Rooms: • The home has 2 full bathrooms. • The home has 1 kitchen • The home has 1 laundry room. Page 4 of 49

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190 Doubloon Lane, Cudjoe Key, FL

14. Occupancy Occupancy: • The building is occupied and furnished. • Light to moderate amount of furnishings ,personal belongings and storage observed. • Note: Access to some items such as electrical outlets / receptacles, windows, wall / floor surfaces, cabinet interiors were restricted by furniture and or personal belongings. All such items and areas are excluded from this report and hidden damage may exist.

Positive Attributes 1. Significant Qualities Notice: • Listed in this section are some mentionable updates, upgrades or desirable features observed during our inspection of the property. In your decision to purchase the property, it is just as important to consider these, as it is, any defects. Observations: • Preferred neighborhood. • Huge corner lot. • 84' of concrete dock with two boat lifts. • CBS construction • Elevated Home above base flood levels • Full Hip Roof • Huge two car garage. • Large paver driveway. • HVAC Partially updated in 2007 • Water heater updated in 2008 • Undated kitchen appliances (most 2006-2007) • Dishwasher is new 2013 • Updated Countertops to Corian ( Kitchen / baths ) • Update master shower wall tile • Updated one piece toilets

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190 Doubloon Lane, Cudjoe Key, FL

2. Energy Conserving Features of the Home Notice: • Listed in this section are some mentionable items / building materials that are sustainable and environmentally responsible. Items and systems that will provide comfort while using much less energy / water. Observations: • Notable GREEN features / energy saving features of the home. • Roofing material is light in color or deflects sun rays. • One downspout has a collection barrels / container. • Roof overhang is 24" or more. • Engineered floor joist (trusses) • Engineered roof system (trusses) • Home has ceiling fans • Hot Water heater is controlled by a timer box. • Low flow plumbing fixtures in place • Low flow toilets toilets in place (1.6 gal. or less) • Appliances have energy saving cycles • Attic space is properly ventilated. • Light switches have dimmer function. • Florescent light bulbs observed in some or all fixtures • Insulation installed in the attic meets current standards • Air Handler Unit installed inside conditioned area.

Foundation 1. Foundations Materials: • Concrete block over auger piles • with concrete tie beams. Observations: • The number of supporting columns is 16 • The visible portions of the homes foundation appear to be solid and in good condition. No defects were observed in regard to settlement or deterioration during the inspection. • Note: A portion and sometimes all of the homes foundation is buried or covered in cladding and is not visible for inspection. Such areas are excluded from our report as defects could exist in areas not visible or readily accessible.

Floor Systems 1. Floor System Materials: • Southern Yellow Pine metal webbed floor trusses. Observations: • The visible portions of the homes structural floor system appear to be solid and in good condition. No defects were observed during the inspection. • Note: A portion and sometimes all of the homes flooring system may be covered in cladding and may not visible for inspection. Such areas are excluded from our report as defects could exist in areas not visible or readily accessible.

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190 Doubloon Lane, Cudjoe Key, FL

2. Sub Flooring Materials: • The homes sub flooring is 3/4" Plywood Observations: • The visible sub flooring appears to be in good condition with no visible defects observed.

3. Floor System Restraint Materials: • Metal Straps Observations: • The homes floor system restraint / tie down appears to be in good condition, no visible defects observed during the inspection.

Deck Systems 1. Exterior Deck System Materials: • Reinforced solid concrete Observations: • The visible portions of the homes structural deck system appear to be solid and in good condition. No defects were observed during the inspection. • Note: A portion and sometimes all of the homes structural deck system may be covered in cladding and may not visible for inspection. Such areas are excluded from our report as defects could exist in areas not visible or readily accessible.

2. Decking Materials: • The exterior decking has ceramic tile over concrete. Observations: • The exterior decking material was found to be in good condition with no visible defects observed.

3. Deck Roof Materials: • Same as / part of main roof structure. See roof section.

Structural Stairs

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190 Doubloon Lane, Cudjoe Key, FL

1. Exterior Stairway Materials: • Concrete structure Conditions: • Task: Repair / raise or lower grade at base of steps. • Time Frame: When feasible • Implications: Safety concern • Current Code Reference: • FL. Building Code R311.5.3.1 only allows for minor differences in step height. 3/8" is the maximum allowable difference in any set of stairs. Any greater difference than that is considered a trip hazard. Observations: • The exterior stairway was inspected and found to be in good condition, however step rise is not even. This is considered a trip hazard. • Exterior stairs have uneven step rises.

Un-even step rise

2. Exterior Switch / Outlet Materials: • None Conditions: • Task: Add threeway switch. • Time Frame: Immediate • Implications: Safety concern. • Current Code Reference: • Fl. Building Code R303.6 Requires lighting of steps with controls at both top and bottom. Observations: • Missing light controls at the base of steps.

Structural Walls

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190 Doubloon Lane, Cudjoe Key, FL

1. Bearing Wall Materials: • 8" Concrete block with reinforcement Observations: • The visible portions of the homes exterior bearing walls appear to be solid and in good condition. No defects were observed in regard to settlement or deterioration during the inspection. • Note: We do our best to inspect for signs of problems and or failures, however a portion and sometimes all of the homes structural bearing walls may be covered in cladding or finishes making it not visible for inspection. Such areas are excluded from our report as defects could exist in areas not visible or readily accessible.

2. Non-Bearing Wall Materials: • 2 x 4 wood frame walls Observations: • The visible portions of the homes interior walls appear to be solid and in good condition. No defects were observed in regard to settlement or deterioration during the inspection. • Note: We do our best to inspect for signs of problems and or failures, however a portion and sometimes all of the homes interior walls may be covered in cladding or finishes making it not visible for inspection. Such areas are excluded from our report as defects could exist in areas not visible or readily accessible.

3. Wall Anchorage Methods: • Not Visible for inspection

Attic Space 1. Access Type: • Wood access hatch cover. Conditions: • Task: Relocate access to a hallway ceiling. • Time Frame: When feasible • Implications: Better accessibility. • Current Code Reference: • Fl Building Code R807.1 Requires all attic areas with over 30 sq. ft and / or 30" in height to have an approved means of access at least 22" x 30" and be located in an accessible area. Observations: • The rooms / areas attic access is not readily accessible. • The rooms / areas access opening is too small. 22" x 30" is required.

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190 Doubloon Lane, Cudjoe Key, FL

Attic access is block with duct line.

Roof Structure 1. Method of Inspection Method: • The structural portion of the roof was inspected by entering the attic space.

2. Roof Design Configuration: • Hip Roof Observations: • No visible defects were observed concerning the design or configuration of the homes roof.

3. Roof Pitch Slope: • Your roof pitch is 4/12 ( 18 1/2 degree angle ) Observations: • No visible defects observed in regard to the pitch of the roof.

4. Roof Trusses Materials: • Step Down Hip Trusses • Top cord is 2 x 6 • Bottom Cord is 2 x 6 • Trusses are two point bearing. • Truss spacing is 24" on center. Conditions: • Task: Add missing blocking and nail sheathing at hip tops • Time Frame: When feasible / next roof replacement. • Implications: Sheathing should be nailed 6" on center at edges, with blocks missing there is aprrox. 30" of un-nailed sheathing edge. Observations: • The roof trusses appear to be in good condition with no visible defects observed during the inspection. • Missing hip blocks at the peak of the roof. Page 10 of 49

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190 Doubloon Lane, Cudjoe Key, FL

Missing hip blocks

5. Roof Sheathing Materials: • Roof sheathing is plywood Observations: • The visible portions of the roof sheathing appear to be in good condition with no defects observed during the inspection.

6. Roof to Wall Connection Materials: • Hurricane Straps Observations: • During our inspection it appeared that the roof to wall connections were in good condition with no visible defects.

Insulation / Ventilation 1. Floor Insulation Materials: • None Installed Conditions: • Task: Upgrade / add • Time Frame: When feasible • Implications: Energy savings • Current Code Reference: • Energy Code 13-605 Requires the floor system to be insulated with a minimum of R-19 unless there is a conditioned space below the floor, which then can be reduced to R-11 Observations: • The floor is presently not insulated. • This was not a requirement when the home was built.

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190 Doubloon Lane, Cudjoe Key, FL

Floor system is not insulated.

2. Wall Insulation Materials: • None Installed Conditions: • Current Code Reference: • Fl. Energy Codes 13-602.AB.1 Requires exterior frame walls to be insulated a minimum of R-11 and for concrete walls a minimum of R-3. Observations: • Note: The walls are typically not open or visible for inspection, so the determination of what kind and how much insulation is present is difficult if not impossible, What we typically do is use thermal infrared detectors to determine if any wall insulation exist. That is about the extent of it. • It appears as though the exterior walls are not insulated.

3. Ceiling Insulation Materials: • Fiberglass Batt Observations: • The homes visible ceiling areas were found to be properly insulated with no visible defects

4. Attic Ventilation Type: • Mechanical • Roof mounted vents • Soffit Vents Observations: • The homes attic space appears to be adequately ventilated, no visible defects observed.

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190 Doubloon Lane, Cudjoe Key, FL

5. Kitchen Exhaust Manufacturer: • Broan • Re-circulating unit noted. Conditions: • Task: Upgrade / add exterior venting • Time Frame: When feasible • Implications: Gas stove installed / better removal of C.O. Observations: • The kitchen exhaust hood was inspected and found to be in good operating condition at the time of inspection.

6. Bath Exhaust Vent Manufacturer: • Missing. / not installed. Conditions: • Task: Upgrade / add • Time Frame: When feasible • Implications: Removal of moisture from the baths. Observations: • The home is older and the old building code allowed the baths to be vented by either a window or exhaust vent fan. • No bath exhaust fans installed, bath is vented by windows only.

7. Dryer Exhaust Materials: • Dryer vent is metal flex material. Conditions: • Task: Change dryer venting to terminate outside the home. • Time Frame: Immediate • Current Code Reference: • Fl. Building Mechanical Code 504.6 Requires dryer duct to have a smooth interior finish and be constructed of galvanized metal. • Fl. Mechanical Code M1502.2 Requires dryer duct to terminate on the outside of the building, at least 36" away from any door or window opening and be equipt with a backdraft damper. Observations: • The dryer vent terminates under the home. Introducing hot moist air into the garage space is conducive to the growth of mold and mildew.

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190 Doubloon Lane, Cudjoe Key, FL

Dryer exhaust does not extend to the exterior

High Voltage Electric 1. Electrical Condition Conditions: • Note: This section is primarily provided for your insurance company, most agencies want a one word description on the condition of the homes electric as well as any upgrades that have been made. • The home electrical system is in good condition with no major defects observed during the inspection. Upgrades: • It is unknown when the home's electrical system was upgraded, but it is not original to the home and some upgrades / improvements have been performed.

2. Main Service Conductor Service: • Triplex Aluminum Wire • Single phase, three wire 220 volts system. • The home has a overhead service drop. Observations: • Power is supplied from overhead utility poles located at the street. • The service conductor cables appear to be correctly sized for the homes service amperage. No defects observed during the inspection.

3. Mast Head Location: • The mast is mounted above the homes roof Observations: • The homes mast appeared to be in good condition, properly secured with no visible defects observed

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190 Doubloon Lane, Cudjoe Key, FL

4. Electric Meter Location: • Front right corner of the home • The size of meter is: 200 Amp CL Observations: • The homes electrical meter and meter box appear to be correctly sized and properly located with no visible defects observed.

5. Service Ground Observations: • The electrical service ground is connected to a ground rod near the electric meter service box. No visible defects observed during the inspection.

6. Main Disconnect Panel Manufacturer: • Square D • The homes main disconnect ( shut off switch ) is located next to the electrical meter outside the home. Observations: • The main disconnect panel box is in good condition with no visible defects observed.

7. Main Amp Breaker Ratings: • 200 Amp Observations: • The homes main amp breaker appears to be in good condition and sufficiently sized with no visible defects observed.

8. Circuit Distribution Panel Manufacturer: • Square D Observations: • The branch circuit panel ( breaker panel ) is located: laundry room second level. • The breaker panels was inspected and found to be in good condition, properly installed in an approved location with no visible defects observed.

9. Circuit Breakers Manufacturer: • Square D Observations: • The circuit breakers were inspected and found to be in good condition, operating properly with no visible defects observed.

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190 Doubloon Lane, Cudjoe Key, FL

10. Sub Panels Manufacturer: • Square D Conditions: • Task: Relocate • Time Frame: When feasible • Implications: Possible damage in a flood event. • Current Code Reference: • NEC 110.26 (1,2,3) Requires a clear working space in front of electrical equipment to be 30" wide x 36" in depth x 6' tall. Observations: • The electrical sub panel ( breaker panel ) is located: lower level garage bath wall • The Sub panels was inspected and found to be in good condition. • The Sub panel box is installed in a prohibited location. ( below base flood elevation ) • The Sub panel box does not have an adequate access / service area.

11. Sub Panel Circuit Breakers Manufacturer: • Square D Observations: • The circuit breakers were inspected and found to be in good condition, operating properly with no visible defects observed.

12. Fuse Panel Manufacturer: • None Installed

13. GFCI Protection Conditions: • Locations: Kitchen, garage and exterior. • Task: Upgrade / add • Time Frame: Immediate • Implications: Safety issue • Current Code Reference: • GFCI protection is required by NEC 210.8 at Kitchen Countertops, Bathrooms, Crawlspaces, Garages, Outdoors, Laundry Rooms, and any place that is within 6' of a water source. Observations: • The home is missing some or all of the currently required GFCI protection. • The home has GFCI outlets in baths • Definition: GFCI Protection ( Ground Fault Circuit Interrupters) are designed to monitor the electrical circuit and shut the flow of electricity off, when even the slightest flow is going to a grounded item. GFCI protection can be provided by GFCI outlets or GFCI breakers Installed in the breaker panel. Base on the year your home was built, you may or may not have GFCI protection in all of the currently required locations. Because this is a life safety issue, we always recommend upgrading to current standards.

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190 Doubloon Lane, Cudjoe Key, FL

14. AFCI Protection Conditions: Task: Upgrade / add • Time Frame: When feasible • Implications: Safety issue arc fault protection. Observations: • Definition: AFCI protection ( Arc Fault Circuit Interrupter ) This is much like the GFCI but instead shuts down the flow of power if an arc or excessive heat is detected. This could be caused by faulty electrical cord, defective wiring, mice or squirrels chewing on an electrical wire, or hanging a picture and a nail hitting a wire and even a small child inserting something into an outlet. AFCI protection can be attained by breakers or outlets. AFCI Protection became a safety requirement is Jan. of 2002 in all sleeping rooms. • The home does not have any AFCI breakers installed.

15. Circuit Wiring Materials: • Copper single strand non-metallic sheathed cable. • Copper multi-strand non metallic sheathed cable Conditions: • Task: Enclose wiring , correct double lugs and properly identify conductors. • Time Frame: Sooner the better • Implications: protection of circuit wiring. • Current Code Reference: • NEC 334.15(b) NM cable shall not be exposed or subject to physical damage and must be enclosed in conduit of some type. • NEC 408.41 Each grounded conductor shall terminate within the panel board in an individual terminal that is not used by another conductor. Observations: • Exposed wiring observed, wiring not enclosed in a protected wall or ceiling cavity should be enclosed in some type of conduit, either UL rated Plastic or PVC, ArmorFlex or IMT • Double lugging observed in the electrical panel. • Improper color coding used inside the electrical panel. When this occurs, wiring should be correctly marked with colored electrical tape.

NM cable not enclosed in conduit

NM Cable not enclosed in conduit

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Double lugging at neutrals

190 Doubloon Lane, Cudjoe Key, FL

Wire code incorrect (white conductors.)

16. Interior Switch / Outlet Materials: • Standard dimmer switches • Standard switches • Standard three prong 15 Amp. Observations: • All accessible switches were found to be operating correctly during the inspection . No visible defects observed. • All accessible outlets were tested and found to be wired and operating correctly. No visible defects observed during the inspection.

17. Exterior Switch / Outlet Materials: • Standard switches • Standard three prong 15 Amp. • GFCI outlets Conditions: • Task: Repair / replace. • Time Frame: Immediate • Implications: Safety concern. / thinking the circuit is protected when it is not is worse than not having GFCI outlets. Observations: • Some Outlets are GFCI type however did not pass the 6 Milliamperes trip test.

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190 Doubloon Lane, Cudjoe Key, FL

Garage GFCI outlets did not operate properly.

18. Interior Light Fixtures Type: • Ceiling mounted fixtures • Wall mounted fixtures • Recessed lighting Conditions: • Task: Replace • Time Frame: Immediate • Implications: Shock hazard. Life safety issue. • Current Code Reference: • NEC 410.10 (d) No part of any type of luminaires or ceiling fan may be located within 3' horizontally or 8' vertically from a tub or shower unless designed for wet locations. • NEC 410.10 All luminaires installed in wet or damp locations shall be marked as such. Observations: • Most of lighting fixtures appear to be in good condition with no defects observed during the inspection. • The light fixture over the tub / shower does not have a waterproof cover.

Wrong type of fixture inside the shower

Wrong type of fixture in the shower

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190 Doubloon Lane, Cudjoe Key, FL

19. Exterior Light Fixture Types: • Ceiling mounted fixtures • Flood lights Observations: • The light fixtures appear to be in fair condition with respect given their age. (normal wear & tear)

20. Interior Ceiling Fans Materials: • Standard interior fan unit Observations: • The ceiling fans operated normally during the inspection.

21. Exterior Ceiling Fans Materials: • Standard exterior fan units Observations: • The ceiling fans operated normally during the inspection.

22. C.O. Detector Materials: • No CO detector Installed. Conditions: • Task: Install C.O Detectors • Time Frame: Immediate • Implications: Life safety issue. • Current Code Reference: • R315.1 Carbon monoxide protection. Every separate building or an addition to an existing building for which a permit for new construction is issued and having a fossil-fuel-burning heater or appliance, a fireplace, an attached garage, or other feature, fixture, or element that emits carbon monoxide as a byproduct of combustion shall have an operational carbon monoxide alarm installed within 10 feet of each room used for sleeping purposes. Observations: • The home is missing a CO detector.

23. Smoke Detector Type: • Battery operated smoke detectors installed. Conditions: • Task: Add smoke detectors, preferably hardwired together. • Time Frame: Immediate • Implications: Life safety issue. • Current Code Reference: • Fl Building Code R313.2 Requires a smoke detector to be installed inside and outside of each sleeping room as well as each level of the home, including the lower level enclosure and garage. Observations: • The smoke detector did not operate properly during the inspection. • The home is missing one or more of it's currently required smoke detectors.

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190 Doubloon Lane, Cudjoe Key, FL

Garage smoked detector did not operate properly

Heating & Air Conditioning 1. Heating & Air Condition Opinion: • Note: This tab is primarily provided for your insurance company. Most agencies want a one word answer on the condition of the homes systems. • The homes heating system is in good condition. • The homes air condition system is in good condition. Upgrades: • The homes heating / air conditioning system was partially upgraded is 2007

2. Interior Conditions Observations: • During the inspection we found the home interior temperature and humidity levels to be in the normal range.

3. Heating Condition Type: • The home is heated by an electric heat strip located in the evaporator of the central forced air system. Observations: • The homes heating system was tested using normal operating controls and found to be in good condition with no visible defects observed.

4. AC Condition Type: • The air conditioning system is a direct expansion system ( compressor outside, air handler inside) Observations: • The homes air conditioning system was tested using normal operating controls and found to be operating normally and in good condition. • The air temperature differential at the time of inspection was 20 degrees. The average acceptable temperature differential is anywhere between 15-20 degrees. • The effective age of your air conditioning system is 7 years old. • According to the Dept. of Housing and Urban Development (HUD) The average lifespan of a central air conditioning system is 15 years Page 21 of 49

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190 Doubloon Lane, Cudjoe Key, FL

5. Condensing Unit Manufacturer: • Trane • Model # 2TTZ9048B1000BA • Serial # 72031JP1F Observations: • The condensing unit is located @ Elevated right side of the home, under the stairs ( below BFE ) • The age of the condensing unit is 17 years old. • The size of the condensing unit is 4 Tons • The condensing unit appears to be in good condition with no visible defects observed during the inspection.

6. Refrigerant Line Type: • Type of refrigerant is R-22 ( Chlorodifluoromethane ) contains chlorine atoms which are ozone depleting and contribute to global warming. • Semi Flexible Copper line set. (3/4" - 1 1/8" SL and 3/8" LL) Observations: • The refrigerant lines were inspected and found to be in good condition without any visible defects

7. Condensate Line Location: • The condensate drain line was located on the right side of the home. Conditions: • Task: Disconnect line so that regular drainage can be verified. • Time Frame: Immediate • Implications: drainage problems could go undetected. Observations: • Condensate line was improperly connected to PVC drain line, This prevents regular monitoring.

Condensate line tied into plumbing drain / no visible termination.

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190 Doubloon Lane, Cudjoe Key, FL

8. Evaporator Unit Manufacturer: • Trane • Model # TWT048E107A • Serial # N4D14JG1V Observations: • The evaporator unit is located @ Second level laundry closet • The age of the evaporator unit is 16 years old. • The evaporator unit appears to be in fair condition with no visible defects observed during the inspection.

9. Electrical Type: • 240 volt power sources energizes the central AC system • Disconnect by breaker in the disconnect box Observations: • The condensing unit disconnect is properly located within sight and 6' of the condensing unit. No defects observed during the inspection. • The evaporator unit disconnect is properly located within sight and 6' of the evaporator unit. No visible defects observed during the inspection.

10. Thermostat Type: • Digital Conditions: • Task: Move thermostat or add return vent near existing location. • Time Frame: When feasible • Implications: More accurate control of temperature. Observations: • The thermostat was not properly located near an AC return.

11. AC Ductwork Materials: • Fiberglass insulated duct board. • Insulated round Flex duct Conditions: • Task: Relocate duct line or move access hole / Add mastic at all connections. • Time Frame: When feasible • Implications: Better protection against duct leaks. • Current Code Reference: • Fl Mechanical Code 603.1.7.3 Requires mastic to cover all joints. This is to prevent leaking. Observations: • The homes ductwork and plenum boxes appear to be properly installed, properly sealed with no visible defects observed during the inspection. • Connection points are missing mastic cover.

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Accurate Home Inspections

190 Doubloon Lane, Cudjoe Key, FL

Missing mastic at connection points.

Improper location (through attic access opening )

12. Drain Pan & Line Condition Materials: • No protective features installed. In a unit failure situation, the homes interior finishes could become damaged from condensation water. Conditions: • Task: Suggest adding a float switch in condensate line or a secondary pan and drain line. • Time Frame: Immediate • Implications: Home protection.

13. Air Supply Ventilation: • During the inspection we found all habitable rooms had an AC supply vent Observations: • The airflow appeared to be normal in all rooms with supply vent.

14. Supply Registers Materials: • Adjustable Aluminum Vents Observations: • The rooms supply registers appeared to be in good condition with no visible defects observed during the inspection.

15. Filters Location: • The AC filter is located under or at the return side of the air handler unit. Observations: • The AC filter was properly sized and fitted with no visible defects observed in the filter or location.

16. Return Registers Materials: • None

Roof Coverings Page 24 of 49

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190 Doubloon Lane, Cudjoe Key, FL

1. Method of Inspection Method: • The roof coverings were inspected from a ladder at the eves / overhangs.

2. Roof Coverings Materials: • Metal be V- crimped roof. Conditions: • Task: Change fasteners • Time Frame: Soon • Implications: Possible leaks around screw heads. Observations: • During our inspection we found the roofing materials to be in fair condition and wearing normally. No visible defects or damage observed at that time • Rusty fasteners deteriorated seals observed.

Rusty fasteners / seals deteriorated.

3. Roof Covering Age Age: • The exact age of the roof could not be verified, however it appears to be approximately 15+ years old. Observations: • Metal V-crimp roofing 30 - 40 years depending on thickness of material. ( Also you will need to change fasteners a few times as part of maintenance)

4. Roof Flashing Materials: • Drip Edge Flashing Observations: • The roofs flashings appear to be in good condition, no visible defects were observed during the inspection.

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5. Roof Vent Materials: • Thermostatically controlled power attic vent Observations: • The homes roof vents appear to be in good condition, no visible defects were observed during the inspection.

6. Roof Drainage Materials: • Aluminum one piece Observations: • During the inspection we found the gutters and downspouts to be properly installed and in good condition. No visible defects were observed. However, it is not possible to determine if leaks are present unless it is raining at the time of inspection. • Only a partial gutter system is installed. We recommend adding additional gutters to move waterway from the homes exterior walls & foundation.

Plumbing System 1. Plumbing Condition Opinion: • Note: The tab is primarily provided for your insurance company. Most agencies want a one word answer on the condition of the homes plumbing system. • The homes plumbing supply and drain systems are in good condition. Upgrades: • The homes plumbing system was upgraded in 2008

2. Water Supply Source: • The homes water is supplied by the Florida Keys Aqueduct Authority.

3. Water Meter Type: • Older radial gauge meter installed Observations: • The water meter box was clearly visible, set at the right height with no visible defects observed.

4. Water Shut Off Location: • The main water shut off valve is located inside the garage at front left corner. Observations: • The homes main water shut off valve is in good condition with no visible defects observed.

5. Water Pressure Pressure: • 60 PSI Observations: • The homes water pressure tested in the normal range of 50 -60 PSI no defects observed.

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6. Main Supply Lines Materials: • Copper ( type K green, type L blue, or type M red ) • PVC ( polyvinyl chloride ) Conditions: • Task: Remove / repair • Time Frame: When feasible • Implications: Leaks. • Current Code Reference: • Fl. Plumbing Code 605.9 Prohibits different materials or saddle type fittings to be installed. Observations: • The homes visible plumbing supply lines appear to be in good condition. • The plumbing supply lines have a saddle joint installed. • Note: Much of the homes plumbing supply lines can be buried or hidden inside walls and floor cavities. Our inspection is of visible accessible areas only, it is possible for defects to exist in hidden areas.

Saddle joints observed on the supply lines.

7. Main Drain Lines Materials: • PVC ( polyvinyl chloride ) Observations: • The homes visible plumbing drain lines appear to be in good condition with no defects observed. • Note: Much of the homes plumbing drain lines can be buried or hidden inside walls and floor cavities. Our inspection is of visible accessible areas only, it is possible for defects to exist in hidden areas.

8. Faucets / Hose Bib Locations: • Front side of home • Left side of home • Right side of home • At the boat dock / deck Observations: • The homes hose bibs are properly secured and in good condition with no visible defects observed.

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190 Doubloon Lane, Cudjoe Key, FL

9. Sewage System Location: • The homes septic tank is located: Front right corner of the home. • The homes drain field is located: Same front right corner of the lot. Conditions: • Task: Further evaluation needed to determine location and condition. • Time Frame: During your inspection period. • Implications: According to online public records, your septic tank and part of the drain field may be covered by the brick paver driveway. Observations: • The home is noted as having a documented septic system on site. • The documented size of the septic tank is: 1050 Gal. • The documented size of the drain field is: 375 Sq. Ft. • Note: For the purpose of this home inspection, only the location and any visible drain field defects will be reported. A septic tank inspection requires the tank to be completely emptied and visually inspected inside for any cracks or defects that would allow leakage, then the tank is refilled with water and the drain field is timed to determine how well the system is working. This should only be performed by a certified contractor approved by the Dept. of Health to perform this type of inspection. We always strongly recommend having your septic system inspected prior to purchase.

10. Kitchen / Bar Sinks Materials: • Sink is Corian • Sink is solid surface part of countertop. Observations: • The sink was inspected for fit and function and found to be in good condition with no visible defects.

11. Bath Sinks Materials: • Corian • Combined with countertop material Observations: • The bath sinks were inspected for finish / function and found to be in good condition during the inspection.

12. Interior Plumbing Fixtures Materials: • Shower heads • Rain heads • Mixing valves • Faucets • Drain stops Observations: • Faucets appear to be in good condition at the time of inspection, no defects observed. • Shower fixtures and controls appear to be in good condition during the inspection, no defects observed. • Mixing valves appear to be in good condition during the inspection no defects observed.

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13. Interior Supply / Drain Lines Materials: • Supply lines are: • Plastic • Drain Lines are: • PVC Conditions: • Task: Replace drain line in hall bath with approved material. • Time Frame: soon or at failure. • Implications: Clogged lines. • Current Code Reference: • Fl Plumbing Code 702.1 Above-ground soil, waste and vent pipe shall conform to one of the standards listed in Table 702.1 Fl Plumbing Code. Observations: • No visible defects observed in most of the interior supply or drain lines. • PVC / Plastic flex drain line observed. Not approved material by code, also they are prone to clogging.

Improper drain line material.

14. Toilets Materials: • Kohler • Floor mounted • One piece unit • Comfort height Observations: • The bathroom toilet operated normally with no visible defects observed during the inspection.

15. Shower Base / Curb Materials: • Ceramic tiles Observations: • The shower base materials appear to be in good condition, properly pitched toward the drain. No defects observed during the inspection.

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16. Bath Tubs Materials: • Standard size • Cast Iron Observations: • The bath tub was inspected for finish and function and found to be in good condition with no visible defects observed.

Water Heater 1. Water Heater Condition Manufacturer: • GE • Model # GE30S06AAG • Serial # GE 0808D07176 Observations: • The water heater appears to be operating normally and tested consistently with thermostat settings. • The approximate age of the water heater is 6 years old. • According to the Dept. of Housing and Urban Development (HUD) The average lifespan of an electric water heater is 14 years.

2. Water Heater Location Locations: • Elevated in the garage. ( Below BFE )

3. Sizing Tank Size: • 30 Gal. Conditions: • Task: Upgrade / Increase size or change to tankless • Time Frame: When feasible • Implications: Possibility of running out of hot water in certain conditions. Observations: • The homes water heater appears to be undersized for the homes requirements. • According to A.O. Smith ( a water heater manufacturer ) The typical storage tank size required is: • 30 Gal. for single bath

4. Energy Source Source: • Electric 220 volt. Observations: • The wiring to the water heater appears to be in good condition, no visible defects observed.

5. Exterior Casing Materials: • This is the aluminum or steel casing on the outside of your water heater, not the inside tank. Observations: • The water heater casing appear to be in good condition, no visible defects observed during the inspection.

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6. TPR Valve Locations: • The TPR valve is located on the top of the water heater. Observations: • Definition: TPR valve ( Temperature Pressure Relief ) valve is designed to relieve pressure when the temperature exceeds 212 Degrees or 150 PSI. This valve protects the tank from failure / explosion. Since the 1960's, All water heaters are and have been required to have this safety device installed. • The TPR valve appears to be in satisfactory condition.

7. Supply lines Materials: • Copper ( K, L, or M grade) • Copper Flex Observations: • The supply line connections to the water heater are in good condition with no visible defects observed.

8. Overflow Line Materials: • None Installed. Conditions: • Task: Add overflow line • Time Frame: Immediate • Implications: Safety issue. Should the relief valve open scalding hot water will come blasting out at head height rather than near the ground. • Current Code reference: • Fl. Plumbing Code 504.6.10 requires that overflow lines shall terminate no more than 6" above the ground. Observations: • Note: The water heater overflow line is a very important safety feature. The two very important things this line does is: (1) in case of water heater failure it directs scalding hot water to within 6" of the ground or floor, which prevents personal injury and (2) the 6" space between the ground or floor allows for monitoring for failures of the water heater. • The water heater overflow line is missing.

Missing overflow line at water heater relief valve. Page 31 of 49

Accurate Home Inspections

190 Doubloon Lane, Cudjoe Key, FL

Gas / Propane 1. Fuel Tanks Type / Size: • AG (Above ground) • 55 Gal. ( 43" tall x 24" Dia.) Conditions: • Task: Relocate and secure • Time Frame: When feasible. • Implications: Tank could float during flood event. Observations: • The Propane tank is not properly mounted / tied down to a concrete pad or properly located in an approved area. • Propane tank too close to a window or door opening. It must be 3' away.

Fuel tank not secured.

2. Fuel Lines Materials: • Copper

3. Shut Off Valves Location: • Behind the stove. • In the floor system under the fireplace area. • At the fuel tank Observations: • The fuel shut off valves are properly located next to the appliances they serve, no defects observed during the inspection.

4. Fuel Gas Safety Observations: • The home is missing some or all of the required CO detectors.

Installed Appliances Page 32 of 49

Accurate Home Inspections

190 Doubloon Lane, Cudjoe Key, FL

1. Refrigerator Condition Manufacturer: • GE Profile • Model # PDS22SFSBLSS • Serial # VL047926 Conditions: • Task: Monitor / replace parts as needed. Observations: • The refrigerator was inspected for temperature, function and parts including seals. • Note: The refrigerator is tested for operation during the inspection and not thermostat calibration. • Surface rust inside the freezer section basket. • The approx age if the refrigerator is 8 years old. • According to the Dept. of Housing and Urban Development (HUD) The average lifespan of a refrigerator 14-17 years

Rust observed inside the freezer section of the upper level refrigerator.

2. Freezer Manufacturer: • Kenmore • Model # 253.9239785 • Serial # S403083148 Conditions: • Task: Monitor closely due to age / budget for replacement. Observations: • The freezer was inspected for temperature, function and parts including seals. No defects were observed during the inspection. • Note: The freezer is tested for operation during the inspection and not thermostat calibration. • The approx age if the freezer is 20 years old. • According to the Dept. of Housing and Urban Development (HUD) The average lifespan of a freezer is 12 - 16 years

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Accurate Home Inspections

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3. Oven Manufacturer: • GE Profile • Model # J K915S0K4SS • Serial # AM605739Q Observations: • The heating elements and controls were tested and appeared to operate normally during the inspection. • Note: The oven is tested for operation during the inspection and not thermostat calibration. • The approx age if the oven is 7 years old. • The average lifespan of an electric oven is 13-15 years

4. Stove Manufacturer: • GE Profile • Gas / Propane unit. Conditions: • Task: Finish installation of leg bracket. • Time Frame: Immediate • Implications: Safety concern. Observations: • The heating elements and controls were tested and appeared to operate normally during the inspection. • Unit is missing it's Anti-Tip device which became an ANSI and UL safety standard in 1991. This is an essential safety device to prevent the stove from tilting forward when the door is open and the weight is unbalanced.(The stove door should remain stable with a 250 LB. force applied to the open stove door) • From the serial number I could not determine the age of the stove. • According to the Dept. of Housing and Urban Development (HUD) The average lifespan of a gas / propane range is 19 years

Missing anti - tip device,

5. Kitchen Exhaust Manufacturer: • Broan Observations: • The kitchen exhaust hood was inspected and found to be in good operating condition at the time of inspection. Page 34 of 49

Accurate Home Inspections

190 Doubloon Lane, Cudjoe Key, FL

6. Dishwasher Manufacturer: • Whirlpool • Model # WDT710PAYM6 • Serial # F42419289 Observations: • The dishwasher appears to be properly installed, operates normally with no visible defects were observed during the inspection. • The dishwasher is 1 year old. • According to the Dept. of Housing and Urban Development (HUD) The average lifespan of a dishwasher is 10 years.

7. Washing Machine Manufacturer: • GE • Model Number # WHDSR315DAWW • Serial Number # RL110329G Observations: • The washing machine was inspected for finish as well as function and appeared to operate normally during the inspection. No visible defects were observed. • The washing machine appears to be approx 8 years old. • According to the Dept. of Housing and Urban Development (HUD) The average lifespan of a washing machine is 13 years

8. Clothes Dryer Manufacturer: • GE • Model # DDSS475EAWW • Serial Number # MA706552K Observations: • The clothes dryer is an electric unit. • The clothes dryer was inspected for finish as well as function and found to be in good condition at the time of inspection. • The age of the clothes dryer 13 years • According to the Dept. of Housing and Urban Development (HUD) The average lifespan of a clothes dryer is 14 years.

9. Refrigerator # 2 Condition Manufacturer: • Admiral • Model # LTF2112ARW • Serial # 54362441 JN Conditions: • Task: Replace seals Observations: • The refrigerator was inspected for temperature, function and parts including seals. • Note: The refrigerator is tested for operation during the inspection and not thermostat calibration. • The seals are damaged / worn out and causing condensation around the door frames. • The approx age if the refrigerator is 8 years old. • According to the Dept. of Housing and Urban Development (HUD) The average lifespan of a refrigerator 14-17 years

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Lower level refrigerator seals leak, causing condensation / mildew

Interior Rooms 1. Windows Materials: • Aluminum Frame • Awning Conditions: • Task: Service needed. • Time Frame: Immediate • Implications: Forcing windows could cause glazing to crack, suggest having a window contractor service / clean / lubricate all seals and hardware Observations: • Windows are difficult to open / close.

Some windows do not operate properly

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190 Doubloon Lane, Cudjoe Key, FL

2. Window Sills Materials: • Marble Conditions: • Task: Replace cracked sill. • Time Frame: When feasible. Observations: • The homes window sills are in good condition with exception of the lower level bath sill, which is cracked.

Broken window sill at lower level bath.

3. Exterior Doors Materials: • Aluminum panel door unit. • Aluminum sliding glass door unit Observations: • The exterior door units and hardware are in fair condition with consideration of their age. (exhibiting normal wear and tear)

4. Closet Condition Description: • Closet have wire shelving installed Observations: • The closets were inspected and found to be in good / serviceable condition with no defects observed.

5. Fireplace Materials: • Metal prefabricated fireplace • Gas / Propane fueled fireplace Conditions: • Task: Further evaluation needed: ask owner for venting requirements for fireplace. • Time Frame: Before use. • Implications: Possible that unit is ventless and also has no hearth requirements. Observations: • Hearth is undersized. For openings less than 6 sq. ft. Size should be 8" on each side of the fire box and 16" in front of the fire box. Page 37 of 49

Accurate Home Inspections

190 Doubloon Lane, Cudjoe Key, FL

Heath around the fireplace is short. 16" required.

6. Interior Trim Materials: • Wood • Room has door trim Observations: • The rooms visible trim boards appear to be in fair condition with respect given their age (normal wear & tear).

7. Interior Doors Materials: • Wood louvered doors • Masonite panel doors • Doors are prehung. • Doors are bifold Observations: • The interior door units were inspected for fit and function and found to be in good condition at the time of inspection. • One door unit is missing (master bath)

Master bath door is missing. Page 38 of 49

Accurate Home Inspections

190 Doubloon Lane, Cudjoe Key, FL

8. Cabinet / Shelving Materials: • Cabinets are plastic laminate (formica type material) faced. Observations: • The cabinets were inspected for fit and function and found to be in fair condition with respect given their age. (normal wear & tear noted)

9. Countertop Materials: • Corian Observations: • This rooms countertops are in good condition with no visible defects observed during the inspection.

10. Backsplash Materials: • Corian Observations: • This rooms backsplashes are in good condition with no visible defects observed at the time of inspection.

11. Shower Enclosure Condition Materials: • Standard framed enclosure Observations: • The shower / tub enclosure was inspected and found to be in good condition, no visible defects observed.

12. Shower Wall Condition Materials: • Ceramic tile Observations: • The shower walls appeared to be in good condition at the time of inspection with no visible defects observed.

13. Interior Ceiling Materials: • Gypsum Board Observations: • This rooms / area ceilings were inspected for finish and function and found to be in good condition with no visible defects observed.

14. Interior Walls Materials: • The walls are gypsum board Observations: • This rooms / area walls were inspected for finish and function and found to be in good condition with no visible defects observed.

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190 Doubloon Lane, Cudjoe Key, FL

15. Interior Flooring Materials: • Carpet • Ceramic Tile Conditions: • Task: Replace missing grout. Observations: • The visible accessible areas of flooring were inspected and found to be in good condition during the inspection. • Missing or loose grout observed in the flooring material. ( kitchen )

Loose or missing grout in the kitchen floor

Attached Garage 1. Windows Materials: • Aluminum Frame • Awning Observations: • Windows do not fully open / close. • The window units were tested for operation during the inspection and found to be in fair condition with respect given their age.

2. Window Sills Materials: • Marble • None

3. Garage Vehicle Door Condition Materials: • Aluminum Observations: • The overhead garage door was inspected for fit, finish and function and found to be in good condition with no visible defects.

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4. Garage Door Opener Condition Materials: • Genie • 1/2 HP Observations: • The garage door opener operated normally during the inspection, no defects were observed.

Pressure switch needs to be adjusted.

5. Garage Door Safety Conditions Types: • Garage door control mounted 5' above the finished floor. • Quick release safety device • Laser beam eye sensors • Auto reverse pressure switch. Conditions: • Task: Adjust • Time Frame: Immediate • Implications: Safety issue Observations: • The auto reverse device is out of adjustment on one door opener. It should auto reverse with 10 lb. of resistance pressure. Improper adjustment could lead to property damage or personal injury.

6. Interior Ceiling Materials: • The ceilings are unfinished and open to frame members. Conditions: • Task: Upgrade add ceiling material • Time Frame: When feasible • Implications: Added fire protection. • Current Code Reference: • Fl. Building Code R309.2 Requires a fire rated material such as 5/8" X drywall or equal to be installed between habitable living spaces and parking areas. Observations: • The ceiling is not fire rated / or missing fire rated material.

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190 Doubloon Lane, Cudjoe Key, FL

7. Parking Surface Condition Materials: • Concrete slab on grade Observations: • The visible portions of the garage parking surface appear to be solid and in good condition. No defects were observed during the inspection.

Lower Level Enclosure 1. Year Constructed Notice: • A building permit for the enclosure was listed in the online records. Observations: • According to public record, the enclosure was properly permitted and built in 1987

2. Base Flood Elevation Conditions: • We always suggest having a survey of the property performed and at that time have the engineer mark your base flood elevation level on the enclosure walls. Observations: • It appears as though the base flood elevation is approximately 6'-8' off the finished slab, however only a survey can accurately mark where the base flood level is located.

3. FEMA Approved Materials Observations: • The materials used to build your enclosure appear to be FEMA compliant.

4. Habitation Observations: • It appears that the lower level enclosure is being used for storage only and not for habitational purposes, which is in accordance with Monroe County Ordinance 9.5-317 (7)

5. Flow Vents Materials: • None

6. Break Away Wall Materials: • Concrete block walls Observations: • The home is located in a V-zone and the enclosure has breakaway walls installed.

7. Legal Conditions: • When it comes to the legal aspects of your lower level enclosure, we always suggest making an appointment with the Monroe County Building Dept. Ask them first hand, what was permitted, inspected, allowed and what would be allowed to be rebuilt in case's of flood or destruction to the enclosure. Do not count on third party information as being correct.

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190 Doubloon Lane, Cudjoe Key, FL

Appliances and bath installed below base flood elevation.

Lower Level Rooms 1. Rooms Conditions: • Task: Further evaluation needed. • Implications: Possibility exist that lower level bath, appliances and electric below BFE may need to be removed to comply with FEMA and Monroe County Ordinances. Compliance would be a requirement of Flood insurance. Observations: • Lower level garage has an added bath and appliances. These were typically not permitted when the home was built. Monroe County, FEMA and Downstairs Enclosures What can you store in a downstairs enclosure? The enclosure may be used for "Limited storage", but it may not be equipped for such uses as a kitchen dining room, family room, office, bathroom, bedroom or workshop according to Monroe County. The County does not want furniture, household furnishings, freezers, refrigerators, washers, dryers, or countertops to be put in a downstairs enclosure or anything that suggests the enclosure is being used as habitable space. Home owners should be able to store all sorts of stuff in their enclosures. Residents may store anything downstairs that can withstand exposure to the elements and does not have potential of flood damage. Items can be put of shelves above the flood plain level. You store a kitchen sink in the enclosure, but if the sink is connected to water and waste lines that would be a violation.  Monroe County is the only county out of 19,000 counties in the USA where FEMA enforces downstairs enclosures limitations, and sets up restrictions on granting Building Permits and the sale of houses.  CURRENTLY Monroe County currently is utilizing a three-part approach to inspection of downstairs enclosures in an effort to eliminate illegal use of such enclosures and to ensure continuation of subsidized flood insurance Part 1 of the County program is an inspection on insurance policy renewal. For about five years, homeowners with flood policies havehad the lower enclosure inspected to verify adherence to county code before policy renewal. The newest homes were first inspected with the county currently inspecting on homes built in the early 1980s time frame. Part 2 of the County inspection program was an inspection upon sale. This requirement has not been mandated. Home buyers benefited by finding out if the enclosure was non-conforming. Part 3 of the inspection program held that any time a homeowner required a building permit, that a lower enclosure inspection also be conducted. County officials estimate there are probably 400 homes yet to be inspected at part of the insurance renewal inspection program. No figures have been provided as to how many homes have not been inspected because they lacked flood insurance and haven’t needed a building permit. NEW APROACH Sometime in February County Commissioners directed their staff to formulate a proposal for renegotiation of the terms of Monroe County participation in the National Floor Insurance Program with FEMA. The county proposes amnesty, but would charge a fee that would go toward debris removal in the event of a hurricane or tropical storm. The County wants amnesty for all properties where a non-conforming downstairs enclosure existed prior to March 14, 2002. March 14, 2002 is when the County

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agreed to begin the flood insurance inspection program. Property granted amnesty would have to acquire a special use permit prior to June 1 each year. The permit would require a compliance inspection to ensure that no changes had been made subsequent to the amnesty agreement and to further ensure against replacement for continued unlawful use should the enclosure be substantially damaged. Additionally homes built prior to Jan. 1, 1975 would get amnesty, but should those enclosures be damaged or become structurally unstable, they would have to be rebuilt according to current county code for lower enclosures. Owners that want to upgrade the enclosure would also have to bring it into compliance with the current codes. Inspection upon sale would be required with documentation before the deed could be transferred. A fee would be charged for the special use permit based on a percentage of the cost of debris removal to FEMA. Monies would accrue to FEMA.  HISTORY Eliminating Downstairs Enclosures goes back to the 1974 Area of Critical Concern designation for the Florida Keys by the State of Florida. In 1974 Monroe County began requiring that homes be built be on stilts to elevate living areas above certain flood criteria. In order to prevent developers from converting single family residences into an illegal duplexes, limitations where placed on downstairs enclosures. Since 1975 Monroe County has participated in the Federal Flood Program. Prior to 1983, "convenience baths and recreational rooms," were allowed as such uses were not considered "habitational. Such rooms were considered a nonconforming use, which meant they were allowed. In 1986, the county implemented land use laws which allowed enclosures of 299 square feet for storage space. By the year 2000, FEMA began mandating inspections of downstairs enclosures. FEMA was concerned about the expense of “debris removal.” By 2002, FEMA indicated it would omit the Florida Keys from the National Flood Insurance Program should the county did not stop allowing downstairs enclosures and start requiring inspections. The county agreed. In 2004, a local court ruling ordered that the county could not enforce enclosure regulations because the statute of limitations had run out on such properties. Later that court ruling was overturned. 2009 - Mayor Neugent and the Citizens not Serfs Director met with a FEMA official and State Emergency Management Mitigation Chief Miles Anderson to discuss modifying the inspection program. Nothing is decided, but parties agree to meet again to hash out an agreement. Two FEMA representatives will attend that meeting. FEMA regulations regarding Monroe County allows using Downstairs Enclosures for storage as well as automobiles, washers, dryers, power tools, benches and more! Monroe County rules restrict the use of downstairs enclosures more severely.  WHAT IS HABITABLE SPACE? Section 9.5-317(7) of the Monroe County Floodplain Management Ordinance states the following: NO ENCLOSURE BELOW THE BASE FLOOD ELEVATION SHALL BE CONSTRUCTED OR EQUIPPED FOR SUCH USES AS KITCHEN, DINING ROOM, FAMILY ROOM, RECREATION ROOM, BEDROOM, BATHROOM OR WORKSHOP.

For Floodplain Management purposes habitable space is referred to as the lowest floor. Section 9.5-4(L-11) of the Monroe County Code and the Federal Emergency Management Agency’s (FEMA) definition of lowest floor pursuant to 44 CFR 59.1, Definitions is: THE LOWEST FLOOR OF THE LOWEST ENCLOSED AREA(INCLUDING A BASEMENT). AN UNFINISHED OR FLOOD RESISTANT ENCLOSURE, USABLE SOLEY FOR PARKING OF VEHICLES, BUILDING ACCESS OR STORAGE IN AN AREA OTHER THAN A BASEMENT AREA IS NOT CONSIDERED THE LOWEST FLOOR; PROVIDED, THAT SUCH ENCLOSURE IS NOT BUILT SO AS TO RENDER THE STRUCTURE IN VIOLATION OF THE APPLICABLE NON- ELEVATION DESIGN REQUIREMENTS OF §60.3 Section 9.5-4(H-1) of the Monroe County Code defines habitable floor as: ANY FLOOR AREA EQUIPPED FOR USES INCLUDING BUT NOT LIMITED TO KITCHEN, DINING, LIVING, FAMILY OR RECREATION ROOM, LAUNDRY, BEDROOM, BATHROOM, OFFICE, WORKSHOP, PROFESSIONAL STUDIO OR COMMERCIAL OCCUPANCY.  WHAT IS LIMITED STORAGE? Section 9.5-317(b)(1)d. of the Monroe County Floodplain Management Ordinance states the following: THE SPACE BELOW THE LOWEST FLOOR OF AN ELEVATED STRUCTURE SHALL BE USED EXLUSIVELY FOR PARKING OF VEHICLES, ELEVATORS, LIMITED STORAGE OR BUILDING ACCESS PURPOSES. FOR THE PURPOSE OF THIS DIVISION LIMITED STORAGE MEANS STORAGE OF LAWN MOWERS, RAKES, WHEELBARROWS AND SIMILAR EQUIPMENT. LIMITED STORAGE DOES NOT APPLY TO HOUSEHOLD ITEMS SUCH AS FURNITURE. Materials, items, chattel inventory, stock, merchandise, wares, goods, personal property, furniture, household furnishings, freezers, refrigerators, washers, dryers, countertops, tools and anything that cannot withstand exposure to the elements and do not have low flood damage potential are not considered limited storage and should not be stored in enclosures below base flood elevation. Below base flood elevation limited storage enclosures should be considered bonus space with minimum access to store items that otherwise would be stored outside the building or in a shed. As a rule of thumb here is a way to think of what “LIMITED STORAGE” is: If you can throw something into the salt water and leave it there for 24 to 48

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Accurate Home Inspections

190 Doubloon Lane, Cudjoe Key, FL

hours, pull it out, hose it off and it is as good afterward as it was before then it is limited storage. The exception to this is lawnmowers, they will be ruined but they are still considered “LIMITED STORAGE”  

Exterior 1. Siding / Veneer Materials: • Stucco over concrete & concrete block. Observations: • The exterior siding / veneer was found to be in good condition during the inspection. No defects were observed.

2. Fascia Boards Materials: • Wood covered an aluminum clad Observations: • The homes fascia boards were inspected and found to be in good condition, no defects were observed during the inspection.

3. Soffit Materials: • Vented aluminum Observations: • The home soffits appear to be in good condition, no defects were observed during the inspection.

4. Window Materials: • Aluminum Frame • Awning Conditions: • Task: Service needed. Observations: • The window units were tested for operation during the inspection and found to be in fair condition with respect given their age. • Several Windows are difficult to open / close.

5. Exterior Doors Materials: • Aluminum panel door unit. • Aluminum sliding glass door unit Conditions: • Task: Service / repair • Time Frame: When feasible • Implications: Energy savings upstairs, easier operation of lower level doors. Observations: • Exterior front door units has damaged weather stripping. • Lower level slider door panel rollers are corroded / worn out.

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Accurate Home Inspections

Lower level sliding doors need new rollers

190 Doubloon Lane, Cudjoe Key, FL

Weather strip needs to be replaced at front door.

6. Exterior Deck System Materials: • Reinforced solid concrete Observations: • The visible portions of the homes structural deck system appear to be solid and in good condition. No defects were observed during the inspection.

7. Decking Material Materials: • The exterior decking has ceramic tile over concrete. Observations: • The exterior decking material was found to be in good condition with no visible defects observed.

8. Exterior Railing Materials: • Aluminum Conditions: • Implications: Child safety issue. • Current Code Reference: • Fl. Building Code R312.2 states "the maximum allowable opening in railings / guardrails is 4" or less at any point." • Fl. Building Code R312.1 Requires are guard railing to be a minimum of 36" tall Observations: • Exterior railings have openings larger than 4" • Exterior railings are too short in height, due to tile cover installed on the exterior walkway. • Note: railing met code requirements at the time of construction.

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Accurate Home Inspections

190 Doubloon Lane, Cudjoe Key, FL

Openings in rails are over 4".

Railing is 1/2" too low.

9. Chimney Materials: • None installed.

Grounds 1. Driveways Materials: • Brick paver driveway Observations: • The driveway appears to be in good condition with no visible defects observed during inspection..

2. Walkways Materials: • Brick paver walkways Observations: • The walkways appear to be in good condition with no visible defects observed during inspection..

3. Grading / Drainage Type: • The lot is relatively flat, no drainage swells were observed. Observations: • The lot is relatively flat with no particular slope in any direction no drainage swells were installed.

4. Vegetation / Landscape Materials: • Various tree types • Various palms • Various bushes and plants Observations: • Trees and plants appear to be lush and healthy. No defects observed during the inspection.. • The homes landscaping appears to be in a well kept condition, clean and neat..

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Accurate Home Inspections

190 Doubloon Lane, Cudjoe Key, FL

5. Storage Shed / Outbuilding Materials: • Aluminum storage shed Conditions: • Task: Further evaluation needed. Observations: • The storage shed appears to be improperly located in the properties required setback. Suggest verifying approved location with Monroe County prior to purchase.

Shed may be inside the property setback line.

6. Patio / Porch Condition Materials: • Concrete patio Observations: • The patio appears to be in good condition with no visible defects.

Sea Wall / Dock 1. Seawall Type: • None / Canal cut.

2. Boat Deck / Dock Type: • There is a concrete deck over grade noted. Observations: • The concrete deck / dock is in good condition with no visible defects observed at the time of inspection.

Boat Lifts

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Accurate Home Inspections

190 Doubloon Lane, Cudjoe Key, FL

1. Boat Lift Materials: • The boat lift is two sets davits spaced apart. Conditions: • Task: Further evaluation needed. Observations: • Not tested or inspected as part of this home inspection.

Termite / Pest 1. Termite / Pest Pest: • Wood destroying organism Observations: • Note: We are not State Certified Termite or Pest Exterminators. This section of the report is designed to alert the client of any visible signs of termites, termite damage, presents of pest / vermin or evidence that pest / vermin are or have been present. We always suggest contacting a licensed exterminator to inspect your property more thoroughly, prior to the end of your inspection period. • During your home inspection, we did not find any visible signs of termites, termite damage or pest infestation.

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