0206_5320_Spruce_updated_SOW.pdf

To: Santa Rosa County Housing Department 6051 Old Bagdad Hwy, Suite 201 Milton, Florida 32583.

RE: Substantial Repair Inspection

Address: 5320 Spruce Street, Gulf Breeze, Florida 32563

Date of Site Visit: January 21, 2026 Time: 2:00 PM Weather: Cloudy

Per the request of the Santa Rosa County Housing Department, Southern Site Utility Design has performed an inspection at the subject address as part of a Substantial Repair evaluation. Attached is a report detailing the findings from the site visit.

Please feel free to contact us with any additional questions or concerns.

Sincerely, Alan M. Miller

FLPE #53577

Southern Site Utility Design

Property Information

Year of Construction: 1988 (per property appraiser)

Layout: (per property appraiser)

Scope of Inspection The inspection covers visible portions of major systems and components, with some areas potentially inaccessible. Hidden or subsurface conditions, unattached structures, sidewalks, driveways, and engineered drawings are excluded.

General Condition The home is generally in need of professional repairs as described below. Noted deficiencies are primarily due to wear and tear from regular use, deferred maintenance, or environmental exposure.

Specific Conditions & Deficiencies

1. Exterior French Doors (Qty. 3) Deficiency:

Three exterior French door assemblies require replacement.

Recommendation:

Remove and replace three exterior French door assemblies with new, exterior-rated prehung French door units of similar size and configuration. New doors shall include enclosed blinds to match the existing doors. Provide rot-free door jambs, new thresholds as required, and all associated hardware including hinges, locks, and door handles. Install doors plumb and square with proper flashing, sealant, and weatherproofing at the perimeter. Replace exterior trim as needed and paint or touch up all new and disturbed finishes. Verify rough opening dimensions and framing conditions prior to ordering.

2. Laundry Area – Unfinished Walls/Ceiling and General Finish Repairs

The laundry area/closet is unfinished and has exposed framing and incomplete wall/ceiling finishes.

Recommendation:

Install drywall at walls and ceiling surfaces as appropriate for the space, tape/finish joints, match existing texture where applicable, and prime/paint. Protect and maintain access to all electrical components located in the area.

3. Laundry Area – Washer Supply (Cold Water Not Functioning Properly at This Location) Deficiency:

The washer supply delivers hot water from both the hot and cold valves, indicating a localized failure or cross-connection at the washer outlet box.

Recommendation:

Remove and replace the existing washer outlet box and shutoff valves with a new washer box assembly equipped with independent quarter-turn hot and cold valves. Reconnect the hot and cold supply lines correctly, install new braided stainless-steel washer hoses as needed, and verify proper operation by confirming that cold-only operation delivers cold water. Patch and restore any wall finishes disturbed by the repair.

4. Laundry Area – Lighting

The laundry area lighting is nonstandard.

Recommendation:

Provide a code-compliant lighting installation for the laundry area. Install a permanent ceiling-mounted LED fixture (or equivalent) served by a properly wired switched circuit with an approved junction box, secured wiring methods, and appropriate cover plates.

Verify lighting is adequate for a laundry/service space.

5. HVAC – Upstairs System Replacement

The upstairs HVAC system is at the end of its useful life.

Recommendation:

Replace the upstairs HVAC system with a new heat pump system to match the existing system capacity serving the upstairs area. Replacement shall include a new outdoor condensing unit and matching indoor air handler/coil, new thermostat, proper condensate drainage and safety provisions, electrical disconnect, and start-up/commissioning.

Installation shall comply with manufacturer requirements and applicable codes.

6. Interior Ceiling

A ceiling area near the fan shows peeling and failed finish resulting from a prior roof leak. The roof has since been replaced, and the observed damage appears to be limited to the interior ceiling finish.

Recommendation:

Remove the existing popcorn ceiling texture within the affected room/area, remove all loose and damaged ceiling material, and repair the underlying drywall as needed. Apply a stain-blocking primer and refinish the ceiling with a smooth finish, then repaint to provide a uniform appearance. Remove the existing ceiling fan as required to complete repairs and replace it with the new owner-provided ceiling fan upon completion.

7. Propane Heater Fireplace (Downstairs) – Will Not Remain Operating

The downstairs propane heater fireplace ignites but will not remain operating. The issue began recently after the unit had not been used for multiple seasons.

Recommendation:

Service the propane heater to restore safe, normal operation. Work shall include cleaning the pilot and burner assembly, inspecting and testing the thermocouple/flame-sensing device, and verifying proper gas pressure and safety shutoff operation. Contractor shall also verify the presence and proper operation of a functioning carbon monoxide alarm serving the space, and install or replace alarms as required to meet current safety standards. If the heater cannot be safely repaired or fails to operate properly after service, replace the unit with an approved propane heater installed in accordance with applicable manufacturer and code requirements.

8. Exterior Door – Trim/Weatherproofing Repair

Exterior door trim and surrounding finish conditions show missing/unfinished trim and exposed wood framing at the perimeter.

Recommendation:

Repair the exterior door surround by installing proper exterior-rated rot-proof trim (PVC or composite trim recommended for durability). Provide head flashing and proper water-management detailing at the jambs, seal all joints with exterior sealant, and paint/finish exposed materials. Confirm the door perimeter is weather tight after repair.

9. Windows – Fabric Shield Opening Protection (Qty. 13 Openings)

Existing exterior openings lack approved opening protection and require fabric shield protection.

Recommendation:

Provide and install fabric shield opening protection at nine existing window openings (including one double window opening), three exterior French door openings, and one additional exterior door opening. Include field measurement, all required anchors/fasteners into structural framing, installation per manufacturer requirements, and final verification that each opening is properly protected and the shields are functional for deployment.

Figures from 01/21/2026 Site Visit

Figure 1: Front Elevation Figure 2: Rear Elevation

Figure 3: Left Elevation Figure 4: Right Elevation

Figure 5: HVAC Figure 6: Exterior Door

Figure 7: French Door Figure 8: French Door

Figure 9: French Door Figure 10: Laundry Room

Figure 11: Laundry Room Figure 12: Laundry Room

Figure 13: Propane Heater Figure 14: HVAC

Figure 15: HVAC Figure 16: Bedroom

Figure 17: Bedroom Ceiling Figure 18: Stove

Cost Estimate (Includes Labor and Materials)

No. Item Amount

Exterior French Doors (Qty. 3): Remove/replace three exterior-rated prehung French door units of similar size;

include all required hardware, flashing/sealant, trim, and paint/touch-up.

Laundry Area Drywall/Finishes: Install drywall at laundry walls/ceiling as needed; tape/finish, match texture where applicable, prime and paint; maintain access to electrical components.

Washer Supply Hot/Cold Correction: Replace washer outlet box and valves with new quarter-turn hot/cold valves;

reconnect correctly; provide new braided hoses as needed;

confirm cold-only delivers cold water; patch finishes disturbed.

Laundry Area Lighting: Provide code-compliant permanent lighting; install ceiling-mounted LED fixture with approved junction box, proper wiring/switch, and cover plates.

Upstairs HVAC Replacement: Replace upstairs HVAC with new heat pump system to match existing capacity;

include outdoor unit and matching indoor air handler/coil, thermostat, condensate/safeties, disconnect, and start-up/commissioning.

Interior Ceiling Repair (Prior Leak): Remove loose/damaged material; repair drywall finish; apply stain-blocking primer; remove textured finish and repaint ceiling.

Propane Heater Service/Repair: Service heater to restore safe operation (clean pilot/burner, test thermocouple/flame-sensing device, verify gas pressure/safeties); replace only if not safely repairable.

Exterior Door Trim/Weatherproofing: Install exterior-rated trim (PVC/composite recommended), head flashing and jamb water-management, seal all joints, and paint/finish;

confirm weather tight.

Fabric Shield Opening Protection (Qty. 13 Openings):

Provide and install fabric shields; include measurement, anchors/hardware, and installation.

TOTAL