Inspection_Report_E.Slack(1).pdf

To: Santa Rosa County Housing Department

6051 Old Bagdad Hwy, Suite 201

Milton, Florida 32583.

RE: Emergency Repair Inspection

Address: 4512 Limit Street, Milton, Florida 32583

Date of Site Visit: August 24, 2026 Time: 4:00 PM Weather: Partly 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 an Emergency 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: 1999 (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. HVAC System

Deficiency: The existing HVAC system is beyond its useful life and requires replacement. Existing ductwork to remain.

Recommendation: Replace the existing HVAC system with new equipment of the same fuel type, to match the existing system capacity serving the residence. Replacement shall include a new gas furnace, a new outdoor condensing unit with matching indoor coil, new thermostat, proper condensate drainage and safety provisions

(including a float switch where required), electrical disconnect, gas connection, and start-up/commissioning. Air conditioning equipment shall carry a minimum SEER of 15 per Santa Rosa County SHIP program specifications.

Installation shall comply with manufacturer requirements and applicable codes. Clean the existing supply ducts, supply boots, and return duct. Re-seal the supply trunk insulation wrap where it has separated at the seam. Set the new outdoor unit on a level equipment pad and clear all vegetation from the unit on all sides. This portion of work shall be performed by a licensed HVAC contractor.

2. Attic Insulation

Deficiency: Attic insulation needs to meet the required R-38 rating.

Recommendation: After all other work in the attic is completed, blow new insulation throughout the attic to achieve

R-38. Provide a new insulated, weatherstripped attic access cover.

3. Refrigerator

Deficiency: The existing refrigerator is past its useful life.

Recommendation: Replace the existing refrigerator with a new refrigerator of similar size and configuration, like for like, to fit the existing appliance opening and available utility connections. The replacement unit shall be Energy Star rated per Santa Rosa County SHIP program specifications.

4. Windows and Opening Protection

Deficiency: The windows throughout the home are past their useful life, and no window in the home has hurricane or wind-borne debris protection.

Recommendation: Remove and replace all existing windows with new energy-efficient vinyl windows — ten (10) window units in nine (9) openings, one (1) opening being a mulled two-unit assembly. Provide and install hurricane fabric shield protection at all nine (9) window openings, including all anchors, tracks, fasteners, and accessories necessary for a complete and functional system. All panels shall bear a valid Florida Product Approval (FL#). Panels shall be custom fabricated to each opening with a minimum 4-inch overlap on all sides; the panel at the mulled assembly shall be fabricated as a single panel covering the full opening. Contractor shall field-measure all openings prior to fabrication. All mounting hardware and tracks shall be anchored through the siding and into the wall framing behind using appropriate fasteners of sufficient length. Existing decorative window shutters shall be carefully removed prior to installation and reinstalled upon completion. Each panel shall be permanently labeled to identify the opening it serves. Upon completion, contractor shall demonstrate full panel deployment and storage to the homeowner and provide written installation and deployment instructions for each panel set. Neither exterior door in this home is glazed; no opening protection is required at either door and none is included in this scope. Ensure proper sealing and finish to match existing.

5. Exterior Doors — Front and Rear

Deficiency: The front and rear exterior doors are past their useful life. At the rear door the strike-side jamb is torn out at the deadbolt strike and the strike plate is missing.

Recommendation: Remove and replace both exterior doors with new pre-hung insulated exterior door units. Replace jambs with rot-resistant treated or composite material. New door units shall be non-glazed panel-type units consistent with the existing doors and shall bear a valid Florida Product Approval (FL#). Include a new lockset and deadbolt at each door, keyed alike. Remove and reinstall the existing aluminum storm door at the front entry upon completion. At the rear door, coordinate this work with the projecting roof replacement under Item 10 so that the new door head flashing and the new roof flashing form a continuous path. Seal, prime, and paint to match existing.

6. Bathroom — Tub-to-Walk-In Shower Conversion

Deficiency: The existing bathtub in the bathroom is no longer suitable for safe use by the homeowner.

Recommendation: Remove the existing tub and fixtures. Install a prefabricated walk-in fiberglass shower enclosure with a 4–6 inch entry lip. Include a shower door as part of the shower kit. Include new fixtures (shower valve, showerhead, and trim) and two (2) grab bars. Install in-wall blocking at standard mounting heights before setting the shower unit. Repair and finish any surfaces disturbed by the work to match surrounding conditions.

7. Rear Entry Ramp

Deficiency: The rear entry is a single step from grade to the stoop, without a handrail, and the rise is not safely negotiable by the homeowner.

Recommendation: Construct a new wood ramp from grade to the existing rear stoop. The ramp shall run straight out from the stoop and shall not encroach on the outdoor condensing unit location. The ramp shall be a minimum of 36 inches in clear width, with a running slope not steeper than one (1) inch of rise per twelve (12) inches of run, a total ramp run of sixteen (16) feet, and a level landing at the bottom not less than 36 inches by 60 inches. Provide continuous graspable handrails on both sides of the ramp, mounted 34 to 38 inches above the ramp walking surface and returned to the post at each end. Frame the ramp in pressure-treated lumber with a slip-resistant walking surface, and set all posts in concrete footings. Relocate existing plantings within the ramp footprint clear of the work.

Finish grade at the bottom landing to drain away from the structure.

8. Smoke Alarms

Deficiency: Smoke alarm coverage in the home is incomplete. One (1) alarm mounting plate was observed with no alarm installed on it.

Recommendation: Provide and install new smoke alarms in each of the three (3) bedrooms and in the hallway outside the sleeping area, four (4) devices total. Alarms shall be listed devices powered by a 10-year sealed non-replaceable battery and shall be installed in accordance with the manufacturer’s mounting instructions. Test each device upon installation to confirm proper operation. Remove the abandoned alarm mounting plate and finish the wall surface to match.

9. Interior Doors — Three (3)

Deficiency: Three (3) interior bedroom doors are past their useful life, with broken panels and hinge and knob hardware pulling free of the doors and jambs. At one (1) bedroom opening no door is hung.

Recommendation: Remove and replace three (3) interior doors with new six-panel pre-hung interior door units, including jambs, casing, hinges, and passage sets. At the opening where no door is hung, remove the remaining hinge leaf from the jamb and remove the loose door leaf from the residence. Install all doors plumb, secure, and fully operational, with positive latch engagement. Prime and paint the new doors and casing to match existing.

10. Rear Door Roof Overhang

Deficiency: The projecting roof over the rear door has separated from the wall along its back edge. The wood it is fastened to is decayed through its full section, with moss and rooted plant growth in the decayed material, and the resulting opening exposes the wall and roof cavity above the door to weather.

Recommendation: Remove the existing projecting roof over the rear door in its entirety, together with the decayed wood member it is fastened to. Install new framing at the wall and a new projecting roof of the same width and projection as the existing, with a finished underside and a prefinished aluminum-wrapped edge. Flash the new roof into the wall and seal the head of the door opening. Coordinate this work with the roof replacement under Item 13;

the new drip edge shall lap over the new edge trim where the two meet. Clear all accumulated leaf and pine straw debris from the roof edge and the overhang. Repair the siding and finish to match existing.

11. Kitchen Sink Drain and Base Cabinet

Deficiency: The kitchen sink drain assembly is leaking and a container has been placed beneath it to catch water. The base cabinet deck and the face-frame bottom rail below the sink are water-damaged and broken through at the front edge.

Recommendation: Remove and replace the kitchen sink drain assembly, including the tailpiece, trap, trap arm, and both supply stops. Remove and replace the sink base cabinet deck and the damaged face-frame bottom rail with new material matching the existing cabinet finish as closely as practical. Reconnect the sink and supply lines, operate the fixture under running water upon completion, and leave the assembly free of leaks. Repair and finish any surfaces disturbed by the work to match surrounding conditions.

12. Range Hood

Deficiency: The range hood is past its useful life. The bottom panel has detached from the housing and the grease filter has fallen out of its frame.

Recommendation: Replace the existing range hood like for like with a new under-cabinet range hood of the same width and configuration, reusing the existing electrical connection. The replacement unit shall be Energy Star rated per Santa Rosa County SHIP program specifications. Include new filters and a new lamp with a lens or diffuser.

Remove the aluminum foil covering from the underside of the wall cabinet above the hood. Repair and finish any surfaces disturbed by the work to match surrounding conditions.

13. Roof

Deficiency: The existing shingled roof has come to the end of its useful life and needs to be replaced.

Recommendation: Remove and replace the existing asphalt shingle roof with new 30-year architectural shingles.

Install self-adhering waterproof membrane per manufacturer’s specifications. Replace any damaged roof sheathing encountered during the work; estimate four (4) sheets. Re-nail all sheathing with 10D ring shank nails at 4" O.C. edge and 6" O.C. field. Match current roof sheathing thickness. Install new drip edge at all eaves. Remove the three (3) satellite dish mounts from the roof and fascia and seal all resulting penetrations. Remove all accumulated leaf and pine straw debris from the roof surface, valleys, and eaves.

General Repair and Finish Requirements: All repair and replacement work shall be completed in a neat, workmanlike manner. Any surfaces, materials, or finishes disturbed, removed, or damaged during the work shall be repaired, replaced, and restored as necessary to leave the affected areas fully finished, clean, and in good visual and functional condition. This shall include as applicable: patching, trim repair, caulking, sealing, texture to match, painting, finish touch-up, hardware adjustment, cleanup, and any other incidental work required to provide a complete and finished installation consistent with the surrounding area.

Figures from 08/24/2026 Site Visit

Figure 1: Front Elevation

Figure 2: Rear Elevation

Figure 3: Roof

Figure 4: HVAC — Furnace

Figure 5: HVAC — Outdoor Unit and Rear Entry Step

Figure 6: Attic — Insulation and Ductwork

Figure 7: Attic — Supply Trunk Insulation Wrap

Figure 8: Window — Front Elevation

Figure 9: Front Entry Door

Figure 10: Rear Entry Door — Jamb at Deadbolt Strike

Figure 11: Kitchen — Refrigerator

Figure 12: Range Hood

Figure 13: Kitchen Sink — Base Cabinet

Figure 14: Bathroom

Figure 15: Rear Door — Roof Overhang

Figure 16: Rear Door — Roof Overhang Framing

Figure 17: Smoke Alarm Mounting Plate

Figure 18: Interior Door Opening

Cost Estimate Summary

Equilla Slack | 4512 Limit Street, Milton, Florida

No. Description Amount

1 HVAC System

2 Attic Insulation to R-38 $

3 Refrigerator $

4 Windows and Opening Protection — Ten (10) Units in Nine (9) Openings $

5 Exterior Doors — Front and Rear $

6 Bathroom — Tub-to-Walk-In Shower Conversion $

7 Rear Entry Ramp $

8 Smoke Alarms — Four (4) $

9 Interior Doors — Three (3) $

10 Rear Door Roof Overhang $

11 Kitchen Sink Drain and Base Cabinet $

12 Range Hood $

13 Roof $

TOTAL $