0819_Updated_5552_Seminole_St_Sub_Rp.pdf

To: Santa Rosa County Housing Department

6051 Old Bagdad Hwy, Suite 201

Milton, Florida 32583.

RE: Substantial Repair Inspection

Address: 5552 Seminole Street, Milton, Florida 32570

Date of Site Visit: August 4, 2025 Time: 10:00 AM 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: 2010 (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 good condition for its age and was professionally constructed.

Noted deficiencies are primarily due to wear and tear from regular use, deferred maintenance, or environmental exposure.

Specific Conditions & Deficiencies

1. Windows and Wind Protection

Deficiency: The windows are past their useful life.

Recommendation: Remove and replace all six windows with energy-efficient vinyl units. Install Fabric Shield or equivalent wind-borne debris protection at each opening.

Replace shutters on the two front-facing windows with new units spaced to allow clearance for Fabric Shield anchors. Adjust mounting on the tight-fitting window as needed.

2. Bathroom Conversion – Shower

Deficiency: The existing bathtub presents accessibility limitations.

Recommendation: Remove the existing bathtub and all associated plumbing components. Install a prefabricated fiberglass walk-in shower enclosure with a 4–6 inch entry lip. Provide all new valves, showerhead, trim, and controls. Include a handheld shower wand and multiple grab bars for safety. Install in-wall blocking where needed and ensure all plumbing connections are properly sealed and tested for leaks.

3. Bathroom Entry – Pocket Door Installation

Deficiency: The swing bathroom entry door restricts usable space and mobility.

Recommendation: Remove the existing swing door and install a 32" pocket door into the adjacent wall, including all framing, drywall, trim, and finish work for a complete and smooth installation.

4. Whole-House Flooring Replacement (approx. 993 sq ft)

Deficiency: Flooring throughout the home is inconsistent.

Recommendation: Remove all existing flooring in the conditioned living space and install new luxury vinyl plank (LVP) flooring. Include moisture-resistant underlayment, transition strips at doorways, and new base trim throughout to complete the finish.

5. Ceiling Fan/Light Fixtures

Deficiency: Ceiling fan/light fixtures are past useful life.

Recommendation: Replace four ceiling fan/light fixtures with new fan/light combination units. Ensure proper wiring and balanced fan operation.

6. HVAC System

Deficiency: Although a new HVAC unit was installed in 2022, service is needed.

Recommendation: Have a licensed HVAC technician perform a full diagnostic of the system to identify any possible cause of malfunction. If the thermostat is found to be faulty, replace it with a new programmable model. Perform a comprehensive system cleaning and service, including the evaporator coil, blower assembly, and air filter. Flush and clear the condensate drain line, check refrigerant levels and system pressures, and inspect all electrical connections. The outdoor condenser unit should also be thoroughly cleaned to remove dirt and debris that may be obstructing airflow or reducing efficiency.

Upon completion, test the system in both heating and cooling modes to ensure proper function and balanced airflow throughout the home.

7. Kitchen Base Cabinets, Countertop, and Sink (Expanded)

Deficiency: The lower kitchen cabinets, countertops, and sink are worn and deteriorating.

Recommendation: Remove and replace all lower base cabinets, including both the L-shaped section and the cabinet section to the right of the stove. Install new prefabricated soft-close base cabinets, new laminate countertops with an integrated backsplash lip to protect the wall surface, and a new double-bowl stainless steel sink with faucet.

Reconnect all plumbing and ensure proper sealing.

Contractor shall also provide a portable on-site storage container (POD) and perform the labor to move the homeowner’s boxed items into the POD before work begins and return them to the home after project completion.

8. Exterior Doors – Front and Side

Deficiency: The front and side doors show signs of wear and deterioration at the trim and threshold.

Recommendation: Remove and replace both exterior doors with new insulated, pre-hung door units. Use rot-proof jambs and trim materials to ensure long-term durability.

Seal, prime, and paint to match the existing exterior. For the front entry, carefully remove the existing storm door and reinstall it after the new main door is installed. Contractor to verify smooth operation of all components.

9. Ceiling Light Fixtures – Laundry Room & Closet

Deficiency: The ceiling light fixtures in the laundry room and master bedroom closet consist of exposed bulbs without covers.

Recommendation: Replace both fixtures with new flush-mount LED light-only fixtures.

This applies only to standard ceiling-mounted lights and does not include fan/light combinations. Contractor shall verify proper operation and safe installation.

Figures from 08/04/2025 Site Visit

Figure 1: Front Elevation Figure 2: Rear Elevation

Figure 3: Side Elevation Figure 4: Side Elevation

Figure 5: Side Exterior Door Figure 6: Front Exterior Door

Figure 7: HVAC Figure 8: HVAC

Figure 9: HVAC Figure 10: HVAC

Figure 11: Window Figure 12: Bathroom

Figure 13: Bathroom Figure 14: Bathroom

Figure 15: Kitchen Figure 16: Kitchen

Figure 17: L Section Cabinets Figure 18: Laundry Room

Figure 19: Mater Bedroom Figure 20: Master Closet

Figure 21: Bedroom Figure 22: Bedroom

Cost Estimate – Includes Labor and Materials

Item Description Estimated Cost

1 Replace 6 windows, install Fabric Shield, replace 2 shutters

2 Install walk-in shower with wand, grab bars, new valves/fixtures

3 Install 32" bathroom pocket door

4 Install ~993 sq ft LVP with underlayment and base trim

5 Replace 4 ceiling fan/light combos

6 HVAC diagnostic, thermostat, full system cleaning

7 Replace base cabinets, counters, sink, faucet and provide a POD

8 Replace front & side doors, reinstall storm door

9 Replace 2 broken/uncovered ceiling light fixtures

August 20,2025 Homeowner _______________________________