Sample Reports

A closer look at our reporting

Setting the Standard for Home Inspections in South Florida and the Treasure Coast Since 2004

Explore the information and presentation in a Beacon inspection report.

1959 Fully Renovated Home Inspection

Notable Conditions for This Inspection:

This 1959 home had been fully renovated throughout the interior, but several important older-home conditions remained in the attic, plumbing, roofing, and other concealed areas.

Older roof with deterioration and evidence of previous repairs; roof replacement was recommended
Cast-iron drain lines requiring further evaluation
Live cloth-insulated wiring remained in the attic
Vermiculite insulation (possible asbestos) was present in the attic, with open closet ventilation creating a potential pathway for attic particulates into occupied storage areas
Evidence of drywood termite activity
Pool-barrier safety deficiencies

Although the interior was fully renovated, significant older-home conditions remained concealed above and around the finished living areas.

View the 1959 Home Inspection Report (PDF)

Brand-New Luxury Home Inspection

Notable Conditions for This Inspection:

This brand-new luxury home was inspected near completion. The contractor was on site throughout much of the inspection and was very accommodating as conditions were identified and discussed. Despite the quality and complexity of the home, the inspection identified several construction, mechanical, safety, and completion items requiring correction before final acceptance.

Loose and hollow pool-deck/patio tile was found throughout numerous areas, requiring a substantial portion of the installation to be removed and properly reset or replaced.
HVAC System #1 became inoperable due to a clogged condensate drain line that activated the float safety switch.
HVAC Systems #2 and #3 would not operate in heating mode due to a wiring/control issue requiring correction.
The whole-house generator transfer system failed to transfer power and initiate proper generator operation during testing.
Construction at the upper terrace/balcony remained incomplete, including unfinished tile work and incomplete permanent guardrail protection.
An upper-level gutter downspout discharged directly adjacent to a closed roof valley, concentrating additional roof drainage at an already high-flow location.

Even on a brand-new luxury home with an attentive contractor, an independent inspection can identify construction deficiencies, system failures, safety concerns, and incomplete work that may not be apparent during a normal walkthrough.

View the Brand-New Luxury Home Inspection Report (PDF)

Same Property. Two Very Different Reports.

At Beacon Home Inspection Services, we strive to provide the most informative home inspection reports in the industry.

We believe a home inspection report should be more than a document used during the home-buying process. It should become a long-term reference for the property — essentially an owner’s manual that clients can keep, review, and refer back to for years.

That philosophy is reflected in both the inspection and the report. We document system conditions, equipment information when accessible, performance observations, photographs, environmental conditions, maintenance considerations, and practical recommendations designed to help our clients better understand and care for their homes.

Below are two anonymized inspection reports prepared for the same South Florida condominium approximately one month apart.

Review them side by side and decide for yourself what level of information you would want from your home inspection.

1982 Condominium — Beacon Inspection

Notable Conditions for This Inspection:

Beacon’s inspection of this 1982 condominium identified electrical, HVAC/IAQ, dryer-ventilation and concrete-deck concerns, along with other aging components.

Federal Pacific electrical panel and double-tapped breakers
Disconnected bedroom ceiling fan with exposed wiring
Extremely dirty HVAC coils and suspected biological growth at accessible air-handler components
Restricted dryer exhaust airflow and excessive heat
Cracking in the reinforced-concrete deck extending into the bedroom closet; HOA evaluation recommended
Rust and corrosion at the water-heater enclosure
Missing GFCI protection at the kitchen
Older windows documented in poor condition
And much more...

View the Beacon Condominium Inspection Report (PDF)

1982 Condominium — Earlier Inspection

Notable Conditions for This Inspection:

For comparison, another home inspection company inspected the same condominium approximately one month earlier. That report documented the following conditions.

Federal Pacific electrical panel
Double-tapped breaker
Missing kitchen GFCI protection
Electrical wiring not properly secured at the ceiling-fan area
Rusted water heater
Aging HVAC condenser and air handler
Crack in the concrete ceiling/deck — structural engineer or concrete repair specialist evaluation recommended

View the Earlier Condominium Inspection Report (PDF)

Remember... A good home inspection isn’t cheap, and a cheap home inspection isn’t good.