Inspection_Report_2128_Estate_Cir..pdf

To: Santa Rosa County Housing Department

6051 Old Bagdad Hwy, Suite 201

Milton, Florida 32583.

RE: Substantial Repair Inspection

Address: 2128 Estate Circle, Navarre, Florida 32566

Date of Site Visit: February 6, 2026 Time: 2:00 PM Weather: Sunny

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: 1990 (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) Potable Water Distribution (Full Repipe)

Deficiency: Existing supply piping has reached the end of its service life.

Recommendation: Replace domestic water supply with PEX. Use attic routing where feasible; reconnect all fixtures, install new shutoffs at fixtures, pressure test, and insulate exposed lines as needed. Due to vaulted ceiling conditions and the centrally located kitchen sink, routing will require selective access openings and under-slab work at the kitchen area. Remove or abandon existing potable waterlines as required to eliminate future leakage risk from aged piping.

2) Kitchen – Under-Slab Access and Floor Restoration

Deficiency: Waterlines run under the concrete slab and the kitchen sink is located near the middle of the home, requiring slab access and finish restoration to complete the repipe.

Recommendation: Tear up the tile floor at the required work area to access under-slab waterline routing; saw-cut and patch slab as needed to complete piping replacement; then install new LVP flooring at the kitchen and provide a transition into the dining/living area. Restore the finished floor to a uniform, completed condition.

3) Hallway Bathroom – Fixtures, Insert Removal/Reinstall, and Finish Repairs

Deficiency: Bathroom finishes and fixtures require removal and restoration to complete the plumbing repairs.

Recommendation: Remove and replace effected drywall at hallway bathroom walls to allow for plumbing replacement and to provide a uniform finished surface; tape/finish, prime, and paint. Patch and repair the ceiling where disturbed, then prime and paint the ceiling to a uniform finish. Remove and dispose of the existing toilet and install new toilet complete with all required connections and hardware. Remove the tub insert as required to replace waterlines, then reinstall the tub insert and install new fixtures.

Provide and install a new sink and vanity cabinet including faucet, supply lines, shutoff valves, and proper drain connections.

4) Master Bathroom

Deficiency: Plumbing access and disturbed finishes require restoration at the master bathroom and toilet room.

Recommendation: Remove and replace the shower/tub insert as needed to access and replace associated potable water supply lines, then reinstall the tub. Install new shower/tub fixtures and associated hardware; seal all joints. Replace affected drywall in the master bathroom as required, then tape/finish, prime, and paint to match.

In the toilet room only, repair/patch the ceiling as needed and repaint the ceiling, and remove/replace the toilet room flooring with LVP, including proper underlayment/prep and transitions as required.

Install new baseboards throughout the entire master bathroom and toilet room, including caulk and paint/touch-up for a complete finish.

5) Living Room – Drywall Repairs from Prior Leak Damage

Deficiency: Drywall was cut and removed to access and identify the source of a prior plumbing leak and now requires restoration.

Recommendation: Replace the damaged drywall; tape/finish; prime and paint to match adjacent surfaces and restore a uniform finished appearance.

6) Roof

Deficiency: The existing roof has reached the end of its useful life.

Recommendation: Remove and replace existing asphalt shingle roof with new 35-year architectural shingles. Remove and replace any damaged sheathing found throughout entire roof. Estimate 15% roof sheathing replacement. Make sure to match current sheathing thickness on roof. Re-nail all sheathing with 10D ring shank nails at 4” O.C.

edge and 6” O.C. field. It is required that new self-adhering water-proof membrane is installed per manufacturers specifications on the roof. Remove existing ridge vent and replace with new ridge vent. (Hurricane clip installation as needed.)

7) Tree Trimming for Roofing Access

Deficiency: Tree limbs over the roof area restrict safe access and interfere with proper roofing operations.

Recommendation: Trim back tree limbs to provide a minimum 6 feet of horizontal clearance from all roof edges and a minimum 8 feet of vertical clearance above the roof plane. Remove all dead, broken, or overhanging limbs above the roof. Provide haul-off and debris removal. All tree work shall be performed by a professional tree service.

8) Blown Insulation

Deficiency: Attic insulation is insufficient and/or disturbed, reducing thermal performance.

Recommendation: Install blown-in insulation to achieve a minimum R-38 coverage with uniform depth throughout accessible attic areas. Maintain required clearances at heat-producing fixtures and do not block soffit/attic ventilation paths; install baffles at eaves where needed.

9) Wind Mitigation Report

Deficiency: Program documentation is required.

Recommendation: Provide a wind mitigation report after completion of roof work.

Figures from 02/06/2026 Site Visit

Figure 1: Front Elevation Figure 2: Rear Elevation

Figure 3: Left Elevation Figure 4: Right Elevation

Figure 5: Roof Figure 6: Roof

Figure 7: Water Meter Figure 8: Kitchen

Figure 9: Living Room Figure 10: Living Room

Figure 11: Hallway Bathroom Figure 12: Hallway Bathroom

Figure 13: Hallway Bathroom Figure 14: Hallway Bathroom

Figure 15: Master Bathroom Figure 16: Master Bathroom

Figure 17: Master Bathroom Figure 18: Master Bathroom

Cost Estimate (Includes Labor and Materials)

No. Item Amount

PEX repipe: attic route where feasible; under-slab at kitchen as needed; reconnect fixtures; new stops; pressure test; insulate;

abandon/remove old lines.

Kitchen: slab access for piping; demo tile; saw-cut/patch as needed;

install LVP + transition to dining/living.

Hall bath: drywall/ceiling patch & paint; replace toilet; pull/reinstall tub insert for plumbing; new tub/shower trim; new vanity/sink/faucet.

Master bath: pull/reinstall tub/shower insert for plumbing; new trim;

drywall repair & paint. Toilet room: ceiling patch/paint; LVP floor.

New baseboards throughout; caulk/paint touch-up.

Living room: restore drywall from leak investigation; finish and paint to match.

Roof: new 35-yr shingles + self-adhered underlayment; 15% sheathing allowance + renail (10D, 4"/6"); replace ridge vent;

flashings/boots; hurricane clips as needed.

Tree trim: clear 6' from roof edges and 8' above roof; remove dead/overhang limbs; haul off debris (pro tree service).

Blown-in attic insulation to R-38 (uniform); keep clearances/vent paths; eave baffles as needed.

9 Wind mitigation report (post-roof).

Total