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Grounds

____ Proper grading drainage away from house

____ No evidence of standing water

____ No leaks from septic tank or leech field

____ Yard, landscaping, trees and walkways in good condition

____ No branches or bushes touching house or overhanging the roof

____ Exterior structures (fences, sheds, decks, retaining walls, detached garages) in
good condition, no evidence of termite damage or rotted wood

____ Railings on stairs and decks are adequate and secure

____ Driveways, sidewalks, patios, entrance landings in good condition, and pitched
away from structure

____ Downspout drainage directed away from structure
Structure

____ Ridge and fascia board lines appear straight and level

____ Sides of house appear straight, not bowed or sagging

____ Window and doorframes appear square (especially bowed windows)

____ Visible foundation in good condition - appears straight, plumb, with no significant
cracks

Exterior Surfaces

____ Adequate clearance between ground and wood siding materials (6" minimum); no
wood-to-earth contact

____ Siding: no cracking, curling, loose, rot or decay

____ Masonry veneers: no cracks in joints, no broken, spalling or flaking components

____ Stucco: no large cracks (discuss all stucco cracks with a professional inspector)

____ Vinyl or aluminum siding: no dents, damage, no bowing or loose siding

____ No vines on surface of structure

____ Exterior paint or stain: no flaking or blisters

____ No stains on exterior surfaces


Windows, Doors and Wood Trim

____ Wood frames and trim pieces are secure, no cracks, rot or decay

____ Joints around frames are caulked

____ No broken glass (window or storm panes) or damaged screens, no broken doublepaned, insulated window seals.

____ Muntin and mullion glazing compound in good condition

____ Storm windows or thermal glass used

____ Drip caps installed over windows


Roof

____ Composition shingles: no curling, no cupping, no loss of granulation particulate,
no broken, damaged or missing shingles, no more than two layers of roofing

____ Wood shingles or shakes: no mold, rot or decay, no cracked/broken/missing
shingles, no curling

____ Flat roofs: no obvious patches, no cracks or splits, minimal blisters/"alligatoring"
and wrinkles, no silt deposits (indicates improper drainage), sealed tar at flashings

____ Flashing around roof penetrations

____ No evidence of excess roofing cement/tar/caulk

____ Soffits and fascia: no decay, no stains

____ Exterior venting for eave areas: vents are clean and not painted over

____ Gutters: no decay or rust, joints sealed, attached securely to structure, no bending or sagging, no sections of gutter or downspout missing, gutters clean, no mud deposits

____ Chimneys: straight, properly flashed, no evidence of damaged bricks or cracked
joints, mortar/cement cap in good condition



Attic

____ No stains on underside of roofing, especially around roof penetrations

____ No evidence of decay or damage to structure

____ Sufficient insulation and properly installed insulation (moisture barrier installed
closest to the heated area of the house)

____ Adequate ventilation, clear path into attic for air entering through soffit vents,
adequately sized gable end louvers, all mechanical ventilation operational

____ No plumbing, exhaust or appliance vents terminating in attic

____ No open electrical splices



Interior Rooms

____ Floors, walls and ceilings appear straight and plumb and level

____ No stains on floors, walls or ceilings

____ Flooring materials in good condition

____ No significant cracks in walls or ceilings

____ Windows and exterior doors operate easily and latch properly, no broken glass, no sashes painted shut, no decay; windows and doors have weather-stripping, "weep holes" installed

____ Interior doors operate easily and latch properly, no damage or decay, no broken
hardware

____ Paint, wall covering, and paneling in good condition

____ Wood trim installed well and in good condition

____ Lights and switches operate properly

____ Adequate number of three pronged electrical outlets in each room

____ Electrical outlets test properly (spot check)

____ Heating/cooling source in each habitable room

____ Evidence of adequate insulation in walls

____ Fireplace: no cracking or damaged masonry, no evidence of back-drafting (staining on fireplace façade), damper operates properly, flue has been cleaned, flue is lined


Kitchen


____ Working exhaust fan that is vented to the exterior of the building

____ Ground Fault Circuit Interrupter ("GFCI") protection for electrical outlets within 6
feet of the sink(s)

____ Dishwasher: drains properly, no leaks, baskets, door spring operates properly

____ No leaks in pipes under sinks

____ Floor in cabinet under sink solid, no stains or decay

____ Water flow in sink adequate

____ No excessive rust or deterioration on garbage disposal or waste pipes

____ Built- in appliances operate properly

____ Cabinets in good condition: doors and drawers operate properly
Bathrooms

____ Working exhaust fan that doesn't terminate in the attic space

____ Adequate flow and pressure at all fixtures

____ Sink, tub and shower drain properly

____ Plumbing and cabinet floor under sink in good condition

____ If sink is metal, it shows no signs of rust, overflow drain doesn't leak

____ Toilet operates properly

____ Toilet stable, no rocking, no stains around base

____ Caulking in good condition inside and outside of the tub and shower area

____ Tub or shower tiles secure, wall surface solid

____ No stains or evidence of past leaking around base of bath or shower



Miscellaneous

____ Smoke and carbon monoxide detectors where required by local ordinances

____ Stairway treads and risers solid

____ Stair handrails where needed and in good condition

____ Automatic garage door opener operates properly, stops properly for obstacles
Basement or Mechanical Room

____ No evidence of moisture

____ Exposed foundation; no stains no major cracks, no flaking, no efflorescence

____ Visible structural wood: no sagging, no damage, no decay, no stains, no damage
from insects, sills attached to foundation with anchor bolts

____ Insulation at rim/band joists

Crawl Space

____ Adequately vented to exterior

____ Insulation on exposed water supply, waste and vent pipes

____ Insulation between crawl space and heated areas, installed with vapor barrier
towards heated area

____ No evidence of insect damage

____ No evidence of moisture damage



Plumbing


____ Visible pipes: no damage, no evidence of leaks, no signs of stains on materials
near pipes; drain pipes slope slightly down towards outlet to septic/sewage system

____ Water heater: no signs of rust, vented properly, sized to produce adequate
quantities of hot water for the number of bedrooms in the house.

____ Water pump: does not short cycle

____ Galvanized pipes do not restrict water flow

____ Well water test is acceptable


____ Hot water temperature between 118 - 125 degrees Fahrenheit


Electrical


____ Visible wiring: in good condition, no "knob-and-tube" wiring, no exposed splices,
cables secured and protected

____ Service panel: adequate capacity, all cables attached to panel with cable
connectors; fuses or breakers are not overheating

____ No aluminum cable for branch circuits



Heating/Cooling System

____ Appears to operate well throughout (good air flow on forced hot air systems)

____ Flues: no open seams, slopes up to chimney connection

____ No rust around cooling unit

____ No combustion gas odor

____ Air filter(s) clean

____ Ductwork in good condition

____ No asbestos on heating pipes, water pipes or air ducts

____ Separate flues for gas/oil/propane and wood/coal
 

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What my clients are saying  

I had such a positive experience working with Lisa. Not only is she a complete professional, but such a compassionate human being. Her knowledge guiding me through the Florida real estate process was so helpful as a first-time Florida homebuyer. She was always prompt and responsive while going above and beyond. She attended all key inspections in person and kept me informed throughout the entire process. If you are looking for a great real estate experience, look no further. Lisa is your gal to get the job done. I will definitely be working with her again in the future.

 

~ DJ Bradley

We can’t say enough good things about Lisa Kelly! From the moment she stepped through our front door, she demonstrated all the characteristics you want in your realtor: integrity, friendliness, optimism, thorough knowledge of her field, state-of-the-art technical savvy, unflagging energy and sensitivity to all our own needs and feelings. Our house sold in four days and we are certain this success was largely due to Lisa’s skill and hard work. We highly recommend Lisa Kelly to anyone looking for a top notch realtor!

 

~ Tom and Kim Manske

Sidney Wyland Lisa Kelly was our realtor that helped us with our move from Utah to Lakeland. She is a very good resource for us in Lakeland and helped us buy our new home. We found Lisa on the internet. She has helped us with all the contacts and scheduling to insure all things here went smoothly. The closing on our home was completed on time which was very important as we had are household goods being delivered from two different states. She also continues to be there for us for any referrals or help we may need here locally. I would highly recommend her to anyone buying a home.

 

~ Rick and Sidney Wyland

Just wanted to thank Lisa for a job well done. I worked with Lisa on 2 of our homes this past year. We sold one in June and another late in the year. Everything went smooth and all details were handled in a very professional manor. Thanks again Lisa; nice working with you. Lee Brown

 

~ Lee and Frankie Brown

We had been looking for a new home for about three months. We changed Realtors and began working with Lisa. She showed us a couple of places. We talked about limits on price and location. We looked again on a couple. We did not care for those. She emailed us about a home that was being restored for a flip. We met her at our current home. We liked the location and made an offer which was accepted. She did a great job getting the seller to accept and a wonderful job from there. The closing took about fifteen minutes. We have been very happy from that day on. Patricia and Bill Crabb

 

~ Bill and Patricia Crabb

We had been looking for a new home for about three months. We changed Realtors and began working with Lisa. She showed us a couple of places. We talked about limits on price and location. We looked again on a couple. We did not care for those. She emailed us about a home that was being restored for a flip. We met her at our current home. We liked the location and made an offer which was accepted. She did a great job getting the seller to accept and a wonderful job from there. The closing took about fifteen minutes. We have been very happy from that day on. Patricia and Bill Crabb

 

~ Bill & Patricia Crabb

Just wanted to thank Lisa for a job well done. I worked with Lisa on 2 of our homes this past year. We sold one in June and another late in the year. Everything went smooth and all details were handled in a very professional manor. Thanks again Lisa; nice working with you. Lee Brown

 

~ Lee & Frankie Brown

01/03/2017 - shunter317 Bought a Single Family home in 2016 for approximately $175K in Lakeland, FL. Local knowledge: Process expertise: Responsiveness: Negotiation skills: Lisa is an exceptional agent as she knows real estate law and the local market. She communicates and is extremely responsive to her clients questions and needs. She walked us through a complicated contract. We consider Lisa a new friend.

 

~ What Others Had to say

Highly likely to recommend 08/09/2016 - HappyBuyerNEOH Bought a Single Family home in 2016 for approximately $225K in Lakeland, FL. Local knowledge: Process expertise: Responsiveness: Negotiation skills: I highly recommend Lisa Kelly! She was awesome to work with through the whole process. Her communication and promptness went above and beyond my expectations. Working in the mortgage industry, I see all types of realtors, if you want a genuine, awesome, go getter- she is your girl!

 

~ What Others had to say

Highly likely to recommend 10/27/2014 - jessbparker Bought a Single Family home in 2014 for approximately $75K in Auburndale, FL. Local knowledge: Process expertise: Responsiveness: Negotiation skills: I cannot say enough about Lisa Kelly. She helped my husband and I buy our first home when we had limited funds and difficult circumstances. She is extremely knowledgeable about homes, market, taxes- anything you could want to know. She is also an excellent advocate for her clients during negotiations, which really came in handy when you're a nervous first-time home buyer.Less

 

~ What others had to say

Highly likely to recommend 02/22/2014 - par167 Bought a home in 2014. Local knowledge: Process expertise: Responsiveness: Negotiation skills: Lisa Kelly is the hardest working woman I know! If you are in the market to buy or sell take it from my personal experience she delivers results!In Polk County or anywhere else for that matter you will be hard pressed to ever get better service. Paul Renner.....

 

~ What others had to say

Highly likely to recommend 02/25/2012 - user027478 Bought and sold a Single Family home in 2011 for approximately $275K in Lakeland, FL. Local knowledge: Process expertise: Responsiveness: Negotiation skills: Lisa is the most professional realtor I've ever worked with... she's direct, honest, highly-knowledgable, very responsive and a consummate professional. She played fundamentally important roles in helping us to sell our house in a tough market. She's a hard worker and also gave us great advice and we were able to sell after listing for about 30 days. She then helped us find and close on our dream home. Her persistance and negotiating savvy helped us buy a house that was not a very convential listing. If we'd had an average realtor, we'd have been a lot less successful with both our deals. I'd recommend Lisa to anyone who wants to work with a genuine professional. She could write a book on what it takes to be an outstanding service provider.

 

~ What others had to say

02/09/2012 - Alyson7707 Bought a Single Family home in 2009 for approximately $125K in Bartow, FL. Local knowledge: Process expertise: Responsiveness: Negotiation skills: We absolutely loved our experience with Lisa.. She is incredibly knowledgeable and dedicated to finding the home of your dreams. We couldn't be happier with the home she found us or the time we spent with her--she made the experience exciting and easy. We do not hesitate to recommend her to friends and family and will absolutely work with her in the future. Thanks again Lisa! -Michael & Alyson Elrod

 

~ what others had to say

Highly likely to recommend 02/08/2012 - AimeeWeed Bought a Single Family home in 2010 for approximately $100K in Auburndale, FL. Local knowledge: Process expertise: Responsiveness: Negotiation skills: Lisa was always quick to respond to my questions. I honestly think that my family and I would not be in this wonderful house without her hard work. She is honest, not afraid to give her opinion in a helpful way, and she is very knowledgeable in all aspects of her job.

 

~ what others had to say

Wonderful wonderful experience. Lisa is what I call a dream maker. I had the dream, and she made it a reality.Lisa's hard work, her quick response, her compassion in knowing I was a single mom purchasing my first house, has earned my loyalty in using her as my realtor for life.

 

~ what others had to say

Highly likely to recommend 03/09/2011 - reedswife11 Bought and sold a Single Family home in 2011 for approximately $75K in Lakeland, FL. Local knowledge: Process expertise: Responsiveness: Negotiation skills: This woman is amazing, we have run into every road block imaginable and she has negotiated our problems quickly and effectivly everytime. Always available and Always puts her clients first

 

~ what others had to say

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