Residential Home Inspections
Suncoast Inspections is THE trusted home inspection company in Tampa Florida. Our reputation is well known in the community for helping buyers, existing homeowners and acting as their advocate by protecting their interests in real estate transactions. You can rest assured we will protect your interests. Our ten point home inspection covers all the vital areas within the home from the foundation to the roof peak and is considered the most thorough inspection in the Tampa Bay area. Whether you’re buying, selling, building a home, or simply looking for peace of mind, turn to Suncoast Inspections, the Most Trusted inspection company in the Tampa area.
The following 10 point items are checked for function, current condition, life expectancy, proper installation and cost estimates on all repairs.
The 10 Point Home Inspection
1. The Site
- Grading Conditions – where the water flows
- Soil Conditions – wet or soggy
- Drainage around the exterior walls
- Driveways and Sidewalks
2. The Structure
- Exterior and Interior Walls, Floors and Ceilings
- Foundation and Roof Structure
3. The Roof
- Exterior Finish Assessment – current condition, age and life expectancy
- Visible repairs
- Attic side and Insulation
4. The Air Conditioning System
- Condenser and Air Handler – age, condition and life expectancy
- Ductwork Design and Installation
- Suction and Drain Lines
- Temperature differential
- System Capacity
5. The Plumbing System
- Main Lines, Waste Pipes, Drains
- Clean Outs, Fixtures and Faucets
- Water Heater
6. The Electrical System
- Service Entrance Cable
- Main Service, meter box and mast
- Switches, Outlets and Fixtures
- Unprofessional work
7. The Appliances
- Range, Dishwasher, microwave, refrigerator
- Washer, Dryer, etc.
8. The Windows and Doors
- All Moving Parts, glazing and Structure
- Leaks and water stains
9. The Sprinkler System
- Sprinkler Heads and Coverage
10. Comprehensive Report Production
ADDITIONAL INSPECTIONS FOR A FEE:
Swimming pools, spas, hot tubs, seawalls, docks, mold, indoor air quality, lead, radon, termite, moisture intrusion, high humidity, chinese drywall, septic tank, irrigation well inspections and water testing.
What follows is some great advice. There are some helpful tips here for first-time apartment renters as well as for multiple-homeowners.
Below is further explanation on our 10 point inspection.
1. The Site
This is an extremely important part of our inspection as most resale lawsuits arise out of poor site drainage issues. The finish grade (yard around the dwelling) must slope away from the exterior walls, called “positive flow”. If the finish grade slopes toward the dwelling it is called “negative flow”. Negative flow can cause damage to the foundation, invite termites and enter the building if it gets high enough.
2. The Structure
We are looking for excessive or unusual cracks or indications of movement and settlement in the exterior walls, interior floors and ceilings. Our inspectors can determine if it is settlement or just normal shrinkage of building materials.
In most cases the foundation is buried but the typical slab on grade has an exposed edge. In older homes with crawl spaces the masonry or wood piers are typically installed on top of the finish grade without a foundation. That’s why older homes have the so called quaintness when the floors roll up and down throughout. On the contrary this could be a problem and huge expense.
The roof structure could be damaged by past or active roof leaks and termites. It is common to find defects in the installation of the trusses, plywood sheathing or hurricane uplift straps and connectors. There are thousands of homes in Florida with roof sheathing stapled to the trusses not nailed, an item which will be in our report.
One of the biggest problems in new construction is the fact that steel reinforcement is no longer required is concrete slabs. Fiber mesh is used in 3000 psi concrete instead of wire mesh. Consequently, we find brand new concrete slabs with a 1/8′ or ¼”wide crack and deflection.
3. The Roof
SI.com determines the current age and the roof life expectancy (most agents hate this). A roof can only be properly inspected by walking on it. The only time we do not walk the roof is if the slope is too steep or if conditions exist that are unsafe, (the tiles or shingles are wet with fungus and algae growth) the roof is too slick.
Potential defects include missing shingles, deterioration due to age, deferred maintenance, granular loss, cracking or broken tiles, loose or shifting tiles or just poor workmanship.
The soffit and fascia are examined for water stains, wood rot and overall condition.
SI.com also checks the roof from the underside in the attic to confirm the nail patterns are correct. Cost estimates are given.
4. Heating & Air Conditioning (HVAC)
The condenser and air handler are examined determining their make, age and capacity (are they properly size for the square footage of the dwelling), current condition and life expectancy is provided. The suction and condensate lines are assessed.
The ductwork is examined for proper support, leaks, loose connections, holes and punctures. The current condition and life expectancy are given.
Efficiency and design are taken into consideration during our inspection. If we find evidence the system is poorly designed it will be stated in our report.
The type of water supply and waste lines (pipe) are provided along with the age, current condition, life expectancy and clean-out locations.
Exposed water and waste lines are visually inspected. Water stains are noted and determined to be active or a past water event. All plumbing fixtures; faucets, sinks, tubs and showers are inspected for current condition and leaks.
In older homes Cast Iron pipe was typically used, as it ages it deteriorates from the inside. The only way to know it actual condition is to have a plumber run a camera through the system.
The water heater is examined, providing the make, age, size, water temperature and current condition. If you have a well for water we highly recommend the well and pump be checked by a licensed well contractor.
The main service entrance cable, mast and meter box are examined.
The electrical service cabinet (electrical panel) is examined for defects, under and oversized breakers and improper installations. All readily accessible switches, outlets and light fixtures are tested.
The age, current condition, function and life expectancy are provided. The range, oven, refrigerator and dryer are tested with a laser temperature thermometer.
8. Windows & Doors
The readily accessible windows are inspected for obvious defects such as cracked or broken glass, damaged frames or missing screens. The exterior is inspected for a good consistent caulking bead. The frames inspected for damage and function. The walls and floors below windows are inspected for water stains indicating a possible leak.
9. Sprinkler System
The system timer and zones are tested for function manually. The heads are tested and confirmed to be functioning. The type of water supply is noted. If a well exists we verify function only and exposed pipes for leaks.
If you have a well we highly recommend the well and pump be checked by a licensed well contractor.
10. Report Production
A comprehensive report, thoroughly detailing the defects with easy to understand text, supported by photos that clearly convey the message. All defects will have a cost to cure.
What Our Clients Say
Chris, You did an inspection for me in Belleair and did a great job! I’m closing on a house in Hernando Beach and was wondering if you go that far.
Thanks Stephen Combs – Belleair Florida 03-03-17
A Big Thank You
Chris. A BIG THANK YOU for helping me get through this. I really appreciate everything you have done for me. And once again, I am so sorry for calling you so late, my apologies
Elaine - 08-11-16
Our house will be better because of you!
Thank your Chris. It was a pleasure meeting you. I appreciate your knowledge and subsequent findings. At the end of the day our house will be a better product because of you. The Icyene will be sprayed in the garage!
Mitch & Rosemary Hanback – Tampa Florida – 07-12-16
Thanks again for saving me from that nightmare!
Chris, Been meaning to send you a thank you for quite some time. You inspected a house I was looking into for my family and it was a disaster. Walls falling down, overgrown trees growing into the foundation, bad electrical and worst of all – rodents everywhere. I still shudder to think of the money pit I could have been stuck in. So – a huge thank you. We ended up buying a house that we originally lost a bid and while it did need some work it was nothing close the other house. Thanks again for saving me from that nightmare!
David A. Blacker – Tampa Florida 01-07-16
Chris, Great to see you last week. Thank you for your expert opinion and quick turnaround of the report.
Clark M. Lea Jr. – Clearwater Florida – 11-16-15
Thanks for the education!
Chris, Thanks again for the education yesterday. It may take a few days to get the rat feces odor out of my nose.
David A Blacker - Tampa Florida - 05-08-15
Chris, Great Report! Let me digest it, and I’ll get back to you. We May have other sites we’ll want assessed.
Jeff Lowdermilk – Facilities Operations Manager for Sarasota County Florida - 08-12-15
Thank you very much. You have been very helpful and I will certainly recommend your services.
Shah Law, Shah Law Offices – Tampa Florida 07-30-15
Very Well Done!
Thank you this is a very well done report and I appreciate your expertise.
Oscar Debardeleben - Tampa Bay Florida - 04-09-15
We appreciate your first rate report
Thanks for the report. Lots of things to do - and we appreciate your first rate report.
Bill Kalish - Tampa Florida - -04-06-15