Inspection Report

Prepared For:
Sample Report

Property Address:
876 Palm Tree Dr.
Scottsdale AZ 85254

Inspect Arizona Companies, Inc.

Dale M Duffy
10599 E. Betony Dr.
Scottsdale, AZ. 85255
AZ License 43396
Top Table of Contents Bottom
 

Table of Contents

Top Table of Contents Bottom
 
Date: 2/22/2011 Time: 09:00 AM Report ID: 2.22.11
Property:
876 Palm Tree Dr.
Scottsdale AZ 85254
Customer:
Sample Report
Real Estate Professional:
Mike Jones
Re/Max

The following definitions of comment descriptions represent this inspection report. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor or professional.

Inspected: This term means I visually observed the system, component, or unit, and if no other comments were made then it appeared to be functioning as intended allowing normal wear and tear. The notation does not mean that the item is perfect, but does meet a reasonable standard on the day of inspection.

Repair or Replace: The item, component, or system is not functioning as intended or needs further inspection by a qualified contractor. Items, components, or units that can be repaired to satisfactory condition may not need replacement.

Requires Immediate Attention: The item, component, system, or unit needs immediate attention by a qualified professional or contractor for the safety or health of the occupants of the building. Could cause further major deterioration, or complete failure of a system or component. Worsen appreciably, cause damage, or be a serious safety hazard.

Unsafe: A condition in a readily accessible installed system or component which is judged to be a significant risk of personal injury during normal day to day use. The risk may be due to damage, deterioration, improper installation, or a change in adopted construction standards.

Not Tested: I did inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not testing or operating.

Informational: Specific information regarding a system, component, or item, will be described in the report.

IMPORTANT NOTICE TO THIRD PARTIES:  Receipt of this report by anyone other than the above listed party(s) is not authorized by Inspect Arizona Companies, Inc. This report is prepared for the sole and exclusive use for the client who signed the INSPECTION AGREEMENT and is subject to the terms and conditions agreed upon.  This Inspection Report is a product, and is copyrighted by Inspect Arizona Companies, Inc. at the date of this inspection.  Duplication by any means whatsoever is prohibited without prior written permission and authorization from Inspect Arizona Companies, Inc.  Unauthorized duplication, use, or reliance of this report shall constitute all parties agreed upon to hold harmless, whether individual, joint or otherwise, Dale Duffy and Inspect Arizona Companies, Inc., their successor's and assignee's.

PERMITS/BUILDING CODE VIOLATIONS:  If you are concerned about code violations or building permit information you should contact the City Building Department the building is located in for further information.

You have contracted with us to perform an inspection in accordance with Arizona industry standards for the inspection profession. This is different from our technically exhaustive inspection which takes all day to complete, involves the use of specialized instruments, the dismantling of equipment, video scanning, destructive testing and laboratory analysis of possible contaminates. Our purpose is to identify defects or adverse conditions that need additional evaluation, are safety concerns, or may lead to costs that would significantly affect your evaluation of the property at the time of this inspection:
The Arizona minimum Standards for Professional Practice are available online. Please read this!

Client Is Present:
Yes

Age of House:
1997

House Faces:
South

Weather Conditions:
Clear

Approximate Temperature:
Over 65 degrees

Rain in last 3 days:
Yes

Top Table of Contents Bottom
Any acceptance or use of this inspection report shall constitute acceptance of all the terms and Standards set forth by the state of Arizona board of technical registration standards of professional practice adopted by the Arizona chapter of the American Society of Home Inspectors. The conditions noted/stated in this inspection report are for the sole purpose of identifying conditions which exist at the time of this Inspection. We cannot, and do not, imply or guess, how long any item in this inspection report will serve the purpose it was designed or manufactured for. Warranty insurance is for the unforeseen future failure of a buildings fixtures, systems and components. Furthermore, any reported items needing repair, service, or replacement, should be done before your Inspection Contingency Period Ends by licensed contractors.

 

Items
1.0 INSPECTION REPORT INFORMATION
Comments: Informational
Hello Mr. Sample,

Thank you for allowing us to inspect your future home. During the time you own the house you may call me anytime for any reason. At the end of this report we have compiled a list of trustworthy Licensed Contractors. They are all licensed professionals and will not take advantage of you, many of my past clients have used their services including myself, I have never heard a complaint from anyone.

If you have any questions-concerns after you receive this Inspection Report or after you move in do not hesitate to call me, any further help regarding the home is always free. I am available day or night, you may call anytime, including weekends.

Informational: Throughout this Inspection Report I have inserted various "Links" you may click on which will take you to other websites or other informational pages on the internet to help you understand various terms written in this Inspection Report. The (Example) "Links" are safe to click, they are trusted service providers or other information geared at helping you understand various terms in the report you may not be familar with.

Thank You,

Dale M. Duffy

Inspect Arizona Companies, Inc.
Phoenix Home Inspectors, Inc.
Phoenix Commercial Building Inspectors, Inc.
602.402.5305
480.309.4967

1.1 GENERAL EXTERIOR SITE DRAINAGE
Comments: Repair or Replace
Drainage away from the foundation of the home needs to be improved so water will flow away from the foundation and toward the street around the entire house. Any location water cannot flow away from the foundation moist soil has the possibility to attract (click link) wood destroying insects . Concrete foundation deterioration occurs, and possible foundation damage from (click link) expansive soil . Please see the attached photos for additional information and locations.

There should be at 6-8 inches of free clearance from the base of the exterior walls to final grade with the soil sloped 1/4 inch per foot away from the foundation.

I highly recommend you have a qualified landscaper grade the soil around the home properly so water flows away from the foundation and toward the street.

1.1 Picture 1
1.1 Picture 2
1.1 Picture 3
1.1 Picture 4
1.1 Picture 5
1.1 Picture 6
1.2 TREE OR VEGETATION NEXT TO THE BUILDING
Comments: Repair or Replace
I recommend trimming any tree branches in direct contact with the home. The wind moving branches will cause damage to building components (roof, fascia, stucco).

Trees at the west side of the house in the City Common Areas are planted to close to the Masonry Fence, the roots are lifting the Masonry Fence causing damage. Trees-Vegetation are also damaging the Fence at the north side of the property, also associated with vegetation planted to close to a Masonry Product, roots lifting the Fence causing damage.

1.2 Picture 1
1.2 Picture 2
1.3 DRIVEWAY, PARKING LOT, WALKWAYS, PATIOS, ENTRYWAYS, CONDITION
Comments: Inspected
The exterior hard surfaces were in normal condition at the time of this inspection. Minor cracks in concrete are normal, considered typical, and cracks in hard surfaces are found at all properties.
1.4 FENCE AND GATE(S), CONDITION
Comments: Repair or Replace, Unsafe
Both Gates need Self Closing Devices functional so they Self Close and Latch (Pool Safety). A law in Maricopa County which could save a Childs life.

The Masonry Block Fence around the property is serving its purpose, but there is damage (cracks) because Trees-Vegetation is planted to close, the roots are lifting the Fence causing damage. You should contact the City of Scottsdale regarding what is occurring to the Masonry Fence.

The Trees in the common area by the sidewalk at the west side of the property should be removed or the roots will continually cause damage to the Fence until it possibly collapses.

1.4 Picture 1
1.4 Picture 2
1.5 IRRIGATION SYSTEMS
Comments: Repair or Replace
Sprinkler & Drip Irrigation Systems are not part of a Home Inspection according to Arizona Law but I do note obvious deficiencies as a courtesy to my clients. I operated each accessible Zone manually by turning on the valves in the Irrigation Control Box(s) at the front of the house. I could not find the Irrigation Control Box for the backyard, therefore the backyard watering system was not tested.

The Timer is located at the southeast exterior wall of the garage, programmed to operate automatically. I tested the front zones manually by turning on the solenoids in the irrigation control box. There are various Drip Heads and 1/4 inch supply lines broken-cracked-split spraying water. Have a Landscaper or Handyman go over the entire system and repair as needed.

1.5 Picture 1
1.5 Picture 2
1.5 Picture 3
Top Table of Contents Bottom
All structures are dependent on the soil beneath them for support, but soils are not uniform. Some soils can expand to twice their volume with the influx of water and move structures with relative ease, raising and lowering them fracturing slabs and other hard surfaces. In fact, expansive soils have accounted for more structural damage than most natural disasters. Regardless, foundations are not uniform, and conform to the structural standard of the year they were built. In accordance with our standards of practice, we identify foundation types and look for any evidence of structural deficiencies. However, cracks or deteriorated surfaces in foundations are quite common. In fact it is rare to find a raised foundation that was not cracked or deteriorated in some way, or a slab foundation that did not include some cracks concealed beneath the carpeting. Most of these cracks are related to the curing process or common settling, including some wide ones called cold-joint separations that typically contour the footings, but others can be more structurally significant and reveal the presence of expansive soils that can predicate more or less continual movement. We will certainly alert you to any suspicious cracks if they are clearly visible. We are not specialists, and in the absence of any major defects we may not recommend that you consult with a foundation specialist, a structural engineer, or a geologist, but this should not deter you from seeking the opinion of any such expert.

 

Items
2.0 FOUNDATION TYPE; CONDITION
Comments: Inspected
The foundation of this house is a (Click Link)  Monolithically Poured Concrete Slab. No concerns were visible at the time of inspection. Minor cracks are common in all concrete products and the condition of this foundation is considered typical or normal at all locations I could see the Concrete Slab.
2.1 FLOOR TYPE; CONDITION
Comments: Inspected
The floors in the house are a Monolithic Concrete Slab at the first floor and Wood Framing at the second floor. There are floor coverings installed over the floors, but there was no visual evidence of a concern such as major wall or ceiling cracks which would lead me to other conclusions of the existing condition.
2.2 EXTERIOR AND INTERIOR LOAD BEARING WALLS; TYPE; CONDITION
Comments: Inspected
The exterior and interior walls are constructed with Wood Framing Materials (2x6 construction). The walls are covered with sheetrock at the interior. There was no visible concern with the wall framing structurally.
2.3 CEILING MATERIAL; TYPE; CONDITION
Comments: Inspected
The ceilings in the building are constructed with Wood Framing Materials and Sheetrock. There was no evidence any concern is present structurally.
2.4 ROOF STRUCTURE TYPE; CONDITION
Comments: Inspected
The roof system is built with Engineered Wood Trusses-Rafters and Oriented Strand Board (OSB) roof sheathing (decking). Inspecting the condition of the components in the attic there was no concern present today.
2.5 POSTS, BEAMS, COLUMNS TYPE; CONDITION
Comments: Inspected
There was no concern present with any visible wood or concrete Post, Beam, or Column, which are load bearing components of the building (structurally).
The building has a slab foundation. These foundations vary considerably from older ones which have no reinforcing steel or moisture barrier to newer ones which have both. Our inspection of the slab conforms to industry standards. We inspect the visible portion of the stem walls on the outside for any evidence of cracks or structural deformation, but we but do not move furniture or lift carpeting to look for cracks or moisture penetration, and we do not use any specialized devices to establish relative elevations and confirm differential movement. Significantly, many slabs are built or move out of level, but the average person may not become aware of this until there is a difference in movement of more than one inch in twenty feet, which most authorities regard as tolerable. Many slabs are found to contain cracks when the carpeting is removed, including ones which are quite wide at the contour of the foundation walls. They typically result from shrinkage and have little structural significance. There is no absolute standard for evaluating cracks less than 3/8 of an inch which do not exhibit vertical or horizontal displacement and are generally not regarded as significant. Although they typically do result from common shrinkage, they can also be caused by deficient concrete, deterioration through time, seismic activity, adverse soil conditions, and poor drainage. The best method to prevent slab or foundation problems is to have all exterior grades sloped away from the building.
Top Table of Contents Bottom
Every roof will wear differently relative to its age, the quality of the material, the method of the application, its exposure to direct sun light or other prevalent weather conditions, and the regularity of the maintenance. Regardless of its design life, every roof is only as good as the waterproof membrane beneath it, which is concealed and cannot be examined without removing the roof material. This is equally true to almost all roofs. The material on the majority of pitched roofs is not designed to be waterproof only water resistant. However, what remains true of all roofs is that, whereas their condition can be evaluated, it is virtually impossible for anyone to detect a leak unless it is occurring at the time of the inspection. Even water stains on ceilings, or on the framing within attics, could be old and will not necessarily confirm an active leak is present without corroborative evidence. Consequently, only the installer can credibly guarantee that a roof will not leak, and they do.

 

Items
3.0 ROOF COVERINGS, TYPE, CONDITION
Comments: Repair or Replace
The roof system was inspected by walking the surface. There are many repairs need at the Concrete Tile Roof Covering. There are many Tiles sliding from their intended position, cracked Tiles, loose Tiles (see photos). At the southwest corner of the house there is Modified Bitumen installed in a valley, the material needs to be replaced (small area of Modified-Roll Roofing material). The Roll Material is cracked-split and debris on the roof is not allowing water to flow off this portion of the roof system. Water is entering the Garage, there are various moisture stains with moisture present today (tested with Moisture Meter and Thermal Imaging Camera).

The 2x4 Wood installed to support the Ridge-Cap Tiles is exposed at numerous locations over the entire roof (bare wood). The Cap Tiles should be removed so new Felt Underlayment can be wrapped over-around the 2x4 so it does not become deteriorated in the future. Any location I could see the bare wood it looked to be in normal condition now. The Felt is deteriorated-torn-cracked-missing which should be replaced at the 2x4's and any other locations water is entering the house. The Tiles will need to be removed by a Roofing Contractor to perform this repair.

I suggest having at least three Licensed Roofing Contractors give you repair estimates after reviewing the entire roof covering, or you can forward this report to a roof contractor if they would like to see what the concerns are before even going to the property. The cost will be significant, meaning over $1,000.00 in my professional opinion.

The only trustworthy Licensed Roof Contractor I know, and have inspected work they have performed is Phillips Roofing, their phone number is: 602.633.1289

I do not receive any compensation whatsoever from any Contractor I refer, they are simply the only Contractors who have either done work for me personally, or I have inspected work other people have hired them to do.

Tile Roof Information: Tiles do not protect a building from water intrusion, they simply protect the Water Resistant Membrane under the Tiles (known as underlayment) from the sun, wind, and physical damage.

3.0 Picture 1
3.0 Picture 2
3.0 Picture 3
3.0 Picture 4
3.0 Picture 5
3.0 Picture 6
3.0 Picture 7
3.0 Picture 8
3.0 Picture 9
3.0 Picture 10
3.0 Picture 11
3.0 Picture 12
3.0 Picture 13
3.0 Picture 14
3.0 Picture 15
3.0 Picture 16
3.0 Picture 17
3.0 Picture 18
3.0 Picture 19
3.0 Picture 20
3.1 ROOF UNDERLAYMENT, MEMBRANE, FELT, WATERPROOFING MATERIAL
Comments: Repair or Replace, Informational
The Felt Type Membrane Underlayment under the Concrete Tiles is what keeps rain water out of any building with a Concrete Tile Roof Covering. Tiles protect the Membrane from the sun which deteriorates the Membrane very fast if exposed to the sun. Tiles are also installed to make a building look presentable naturally, but the primary reason tiles are installed on a roof is to protect the waterproofing membrane from the sun, wind, and physical damage.

In all actuality all the Concrete Tiles could be removed and the roof should not leak if the membrane is in normal condition. The membrane under the Tiles usually lasts about 18-25 years before the Tiles will need to be removed and a new membrane installed, the difference in time spans depends on the quality of the membrane.

The Membrane-Underlayment on this roof looks like 90 lb. Felt, which was a typical installation method-material installed when this house was built in the late 90's. Now many builders install a higher quality Felt type Membrane with woven fiberglass in the material which lasts much longer than 90 lb. Felt.

The only way to determine the exact condition of the underlayment is have a Licensed Roofing Contractor look under Tiles in the field of the roof covering, which should not deter you from having this performed before your inspection contingency period ends. As pictured, the Felt is deteriorated at the Ridges, under Cap Tiles.

3.1 Picture 1
3.1 Picture 2
3.2 FLASHINGS, DRIP EDGE FLASHING
Comments: Inspected, Repair or Replace, Informational
The Metal Flashings at the roof valleys need the Debris-Leaves removed so water will flow from the roof as intended. Water backing up on the roof surface will allow leaks to occur.

Informational: Flashing is an impervious material (usually galvanized or aluminum sheet metal) that comes in a variety of shapes and sizes and is used to cover, waterproof, and direct water away from roof penetrations and from intersections between the roof covering and other materials.

3.3 ROOF PENETRATIONS, PLUMBING VENTS, ATTIC VENTS, SKYLIGHTS, CHIMNEYS, AC-DUCTS, FLASHING CONDITION
Comments: Repair or Replace
There is a Plumbing Vent Pipe (north side of roof) which is not Flashed properly with the Metal wrapped into the Pipe so rain water cannot flow between the Pipe and the Metal Flashing (as pictured). Have the Roofing Contractor install the Flashing appropriately.
3.3 Picture 1
3.3 Picture 2
3.3 Picture 3
3.3 Picture 4
3.3 Picture 5
3.4 METAL DIVERTER FLASHING(S) (designed to divert water away from wall-roof corners, edges)
Comments: Repair or Replace, Informational
All the Kick-Out Diverter Flashings need the debris-leaves dirt, etc; removed, cleaned so water can flow from the roof as intended.
Top Table of Contents Bottom

The heating and cooling systems should be inspected and serviced on an annual basis.

I recommend obtaining from the seller well before close of escrow any documents concerning regular maintenance and service. If it cannot be proven that the heating and cooling systems have been inspected and serviced within the past twelve months, I recommend a complete system evaluation by a qualified heating and cooling specialist before your inspection contingency period ends.  

Styles & Materials
FORCED AIR FURNACE(S):
Two Natural Gas Forced Air Furnaces
Trane
Automatic Safety Controls Were Tested
CONDENSER-COMPRESSOR:
Two
Trane
Automatic Safety Controls Tested
 
Items
4.0 AIR CONDITIONING EQUIPMENT AND AIR HANDLER(S)
Comments: Inspected, Informational
The Air Conditioning System for the home is Two 1997 Trane Split System 240 volt Electric Condensers located at the exterior of the home (west). The Trane Air Handlers Fans, Indoor Coils, Trane Natural Gas Furnaces are located in the attic. The energy source for the cooling system is 120/240 volt electricity, the energy source for the furnace is natural gas and 120 volt electricity.

Testing the system in the cooling mode the supply temperature was 48-54 degrees, testing the system in the heating mode the supply temperature was 105-118 degrees on average which is normal for this type of heating & cooling system. All heating and cooling systems need to be serviced yearly by a qualified professional so they operate efficiently. Refrigerant pressures need to be checked and the condenser coils cleaned. A system supplying air even one or two degrees lower after service will reduce your electrical consumption.

4.0 Picture 1
4.0 Picture 2
4.0 Picture 3
4.0 Picture 4
4.1 CONDENSATE DRAIN PIPES, OVERFLOW DRIP PAN BELOW THE AIR CONDITIONING EQUIPMENT
Comments: Inspected, Informational
The condensate drainage lines at the Evaporator Coil(s) of the Air Handler(s) are installed correctly where I could see the PVC plastic piping. The drip/overflow pan(s) is installed correctly also.
4.1 Picture 1
4.1 Picture 2
4.2 ELECTRICAL DISCONNECTS, WIRING, CONDUIT
Comments: Inspected
The electrical disconnect(s) and wiring (in weather protective conduit) for the Air Conditioning System was installed correctly mounted on the exterior wall of the house in back of the units. The Electrical Disconnect(s) are installed for an air conditioning service technician for his safety while working on the equipment.
4.3 REFRIGERANT LINES FOR AC EQUIPMENT
Comments: Repair or Replace
The refrigerant line at the First Air Handler in the attic needs the Foam Insulation repaired, there is a piece missing allowing the refrigerate pipe to sweat during hot summer months, I could see where the condensation from the refrigerate pipe has been dripping on top of the Air Handler-Gas Furnace (as pictured). When you have the Conditioning Equipment Serviced have the HVAC Technician place a small piece of Foam Insulation on the Refrigerate Pipe to stop condensation from forming-dripping.
4.3 Picture 1
4.3 Picture 2
4.4 HEATING EQUIPMENT FLUE VENT PIPES
Comments: Inspected, Informational
The Metal Flue Vent pipes for the natural gas furnace(s) were inspected for correct installation (fastening-support) and proper termination above the roof of the building. The flue(s) vent carbon monoxide to the exterior, the by-product of a combustible gas.
4.5 INTERIOR NATURAL GAS PIPING FOR FURNACE(S), TYPE, SUPPORTS, CLAMPS, STRAPS
Comments: Inspected, Informational
The Natural Gas piping in the house is both (Click link) Black Iron Pipe and (Click link) CSST Tubing, supported and installed correctly at all visible locations.
4.6 AIR CONDITIONING DISTRIBUTION DUCTS, TYPE, SUPPORTS, CONDITION, RECOMMENDATIONS, CONSIDERATIONS
Comments: Inspected
Distribution ducts are (Click link) Insulated Flexible type located throughout the attic connected to supply registers throughout the house. They are supported correctly with nylon straps where I can actually see them (limited view at some locations).
4.6 Picture 1
4.6 Picture 2
4.7 AIR CONDITIONING SUPPLY REGISTERS
Comments: Inspected, Informational
There was conditioned air in all habitable rooms from the Air Conditioning Equipment (heat & cool air). I do not judge the air flow, only a licensed HVAC contractor performing a air flow rate check could determine if the system is distributing air properly. I tested the Supply Temperatures from each Register using a Thermal Imaging Camera, there was no concern with the supply temperatures.

Upgrading supply air registers to new registers which have much better adjustment available would allow you to control air flow from supply registers significantly better.

4.7 Picture 1
4.7 Picture 2
4.7 Picture 3
4.7 Picture 4
4.7 Picture 5
4.7 Picture 6
4.7 Picture 7
4.7 Picture 8
4.8 AIR CONDITIONING RETURN AIR FILTER(S), LOCATION, TYPE, SIZE, RECOMMENDATIONS, CONSIDERATIONS
Comments: Repair or Replace, Informational
There are Two 20x30x1 Washable Type Return Air Filters at the Hallway Ceiling of the second floor. You should consider having the Pleated Fiberglass Disposable Type Filters installed, they do not restrict the flow of air back to the Air Handlers like Pleated Cloth Filters do. Allowing the conditioning equipment to operate normally without restriction which will cause premature failure of the conditioning system.

Every Air Conditioning Specialist I know recommends the Pleated Fiberglass Disposable type Return Air Filters.

4.8 Picture 1
4.8 Picture 2
4.8 Picture 3
4.9 THERMOSTAT(S), LOCATION, TYPE, CONDITION
Comments: Inspected, Informational
The Programmable Thermostats are properly fastened to the walls and operated as intended today, one at the first floor hallway, one at the second floor hallway.
The components of the air conditioning and heating systems have a design life ranging from ten to twenty years, but can prematurely fail because of poor maintenance. We test and evaluate them in accordance with the Arizona standards of practice, which means we do not dismantle and inspect the concealed portions of the heat exchanger, evaporator or condensing coils. We perform a conscientious evaluation of both systems, but we are not specialists. Therefore, in accordance with the terms of our contract it is essential that any recommendations for service or a second opinion by a heating and cooling specialist be done before the close of escrow, because a specialist could reveal additional defects after dismantling the equipment for service, which could affect your evaluation of the property, and our service is not any form of warranty regarding the equipment. Heating and cooling equipment are generally only guaranteed by the manufacturer for one year after installation.
Top Table of Contents Bottom

 

Items
5.0 MAIN ELECTRICAL METER, SERVICE, AND DISTRIBUTION PANEL LOCATION
Comments: Inspected
Main Electrical Service Meter Panel and Distribution Panel are located at the right side front of the garage.
5.1 MAIN ELECTRICAL SERVICE PANEL AND DISTRIBUTION PANEL CONDITION
Comments: Inspected
The electrical equipment was installed in a professional like manner.
5.2 MAIN ELECTRICAL SERVICE CONDUCTORS, TYPE, AMPERAGE AND VOLTAGE
Comments: Inspected
The Main Electrical Service Conductors providing electrical power from the municipal supplier are Underground. The type of Conductors from the Meter Panel to the Distribution Panel are Copper 120/240 Volt, 200 Amp. single phase.
5.3 MAIN OVERLOAD-DISCONNECT DEVICE AND ELECTRICAL SYSTEM GROUND, LOCATION
Comments: Inspected, Informational
The main overload device to turn All electrical power off to the entire home is a 200 Amp. single throw circuit breaker at the top of the Distribution Panel (as pictured).

A copper electrode grounding conductor for this electrical system is visible in main service panel, correctly installed and presumed to terminate to the foundation. The exact termination point is not visible because the conductor is installed inside the wall cavity.

5.3 Picture 1
5.3 Picture 2
5.4 BRANCH CIRCUIT WIRE, TYPE, CIRCUIT BREAKERS, CONDITIONS
Comments: Inspected
Branch circuit wires are Copper 120/240 Volt Romex and Single Strand Conductors, and Aluminum 240 Volt Multi Strand Conductors. The overload devices the wires are connected to are Circuit Breakers. The conductors are properly sized (compatible) with the Circuit Breakers they are attached to.
5.4 Picture 1
5.4 Picture 2
5.5 ELECTRICAL REPAIRS NEEDED IN THE ELECTRICAL PANEL(S)
Comments: Repair or Replace, Informational
The Conduit for the Watering System Timer is not attached to the base of the Distribution Panel, a Nut is needed for the threaded fitting at the end of the watertight conduit. There is a gap at the base of the panel which could allow mice-rodents to crawl into the panel, possibly causing a short circuit by chewing on wires or nesting.
5.5 Picture 1
5.5 Picture 2
Top Table of Contents Bottom
Plumbing systems have common components, but they are not uniform. In addition to the fixtures, these components include gas pipes, potable water pipes, drain and vent pipes, shutoff valves, which we do not test if they are not used daily, pressure regulators, pressure relief valves, and water heating devices. The best and most dependable water pipes are copper, because they are not subject to the build-up of minerals that bond within galvanized pipes, and gradually restrict their inner diameter and reduce water volume. Water softeners can remove most of these minerals, but once they have bonded to the interior of the pipes the only remedy would be to re-pipe. The water pressure within pipes is commonly confused with water volume, but whereas water volume is good high water pressure is not. In fact, whenever the street pressure exceeds eighty pounds per square inch a regulator is recommended, which typically comes factory preset between forty five and sixty five pounds per square inch. However, regardless of pressure leaks will occur in any system, and particularly in ones with older galvanized pipes, or one which the regulator fails and high pressure begins to stress the washers and diaphragms within the various components. Waste and drain lines are equally varied, and range from modern acrylonitrile butadiene styrene ABS to older ones made of cast iron, galvanized steel and clay. The condition of these pipes is directly related to their age. Older ones are subject to damage through decay and root movement from vegetation, whereas the modern ABS plastic pipes are close too being impervious to damage. However significant portions of the drain lines are concealed, we can only infer their condition by observing the draw at drains. Video scanning by a licensed plumber would be necessary to determine the exact condition of any drains, which is beyond the scope of this inspection, but should not deter you from having it done before your Inspection Contingency Period Ends. The cost to have drains Video Scanned by a licensed plumber, usually less than three hundred dollars, far outweighs the risk of having an unknown drainage issue present which is not visible to me.

I always recommend Video Scanning all drainage systems over 15 years old before your Inspection Contingency Period Ends. If there are Trees planted in the front yard you should also have the Drain Video Scanned, roots could possibly enter the Drain Pipe causing possible problems in the future.

 

Items
6.0 MAIN WATER SHUTOFF VALVE, LOCATION, WATER PIPE MATERIAL TYPE, RECOMMENDATIONS, CONSIDERATIONS
Comments: Inspected, Informational
The water Shutoff Valve (Ball Valve) to turn off all water to the house is located at the front left of the garage, the exterior pipe is Copper plumbed into the ground toward the City Water Meter.

I cannot see the underground-buried pipe plumbed to the City Meter, I am assuming the pipe is copper in the ground.

Informational: There are also Two Ball Valves (as pictured) which turn off the water to the Yard Watering System if needed.

6.0 Picture 1
6.0 Picture 2
6.1 ELECTRICAL BONDING WIRE AND CLAMP TO METALLIC PIPE, CONDITION, RECOMMENDATIONS, CONSIDERATIONS
Comments: Inspected, Informational
The electrical system is Bonded to the Metallic Water Pipe at the main supply pipe coming into the house with a Copper Conductor. The Bonding Clamp and Copper Conductor were tight.
6.2 INTERIOR WATER SUPPLY MATERIAL TYPE, DISTRIBUTION SYSTEM CONDITION, VALVES, SUPPORTS, RECOMMENDATIONS, CONSIDERATIONS
Comments: Inspected, Informational
The interior water supply piping is Copper Pipe where I could see the pipes (very limited view). There was no visible-obvious concerns with the pipes or supports in the house. No active leaks were observed today at water pipes, valves, or supply lines from Valves to fixtures.

Water Supply Lines feeding water from Valves to Fixtures throughout the home are Copper, Braided Rubber, and Stainless Steel.

Informational: Older Gate Valves may fail or not stop water when needed if a leak occurs at a fixture in the house. We always recommend you have older Gate Valves upgraded to new reliable Ball Valves with Woven Metal Reinforced Water Supply Lines from Valves to Fixtures. This is an upgrade all older homes should have, the cost is insignificant compared to water damage that could occur if an older Gate Valve or Supply Line failed.

6.3 INTERIOR DRAIN WASTE AND VENT PIPE MATERIAL TYPE, SUPPORTS, RECOMMENDATIONS, CONSIDERATIONS
Comments: Inspected
Interior drains and the drainage vent pipes are constructed of Iron Pipe, ABS and PVC plastic piping, supported correctly where I can actually see them.
6.4 MAIN SANITARY SEWER WASTE CLEANOUT LOCATION
Comments: Inspected, Informational
The Main Sanitary Sewer Cleanouts are accessible at the front of the home (as pictured).

Informational: The Main Sewer Cleanouts are for a Plumber to professionally clean the Main Drainage-Waste Pipes if necessary.

6.4 Picture 1
6.5 NATURAL GAS METER LOCATION, MAIN GAS SHUTOFF VALVE LOCATION, PIPE TYPE, SUPPORTS, RECOMMENDATIONS, CONSIDERATIONS
Comments: Inspected
The Natural Gas Meter and Main Shutoff Valve is located at the right side of the garage in case of an emergency. The interior Gas Piping Material is (Click link) Black Iron and (Click link) CSST Tubing, installed correctly where I could see it.
6.5 Picture 1
6.6 WATER HEATER(S), ENERGY SOURCE, LOCATION, RECOMMENDATIONS, CONSIDERATIONS
Comments: Inspected
You should  turn the water temperature down when you close escrow. The water temperature was over 135 degrees today when I first began to operate Bathroom Fixtures, any temperature over 120 degrees is especially dangerous to Infants, small Children. Read this important Link regarding the consequences of over-heated water.

Water Heater is natural gas (located in the garage, 2004 Whirlpool 50 gallon). Plumbing, flue venting, and gas connections were consistent with current mechanical standards. The gas supply line to the appliance is CSST Flex Tubing connected to Black Iron pipe, there was no concern with the natural gas pipes or supports.

The Temperature Pressure Relief Valve (TPRV) and piping are installed correctly. The Thermocouple and the Burner is in normal condition from what I could see through the vantage point (access cover). The Type-B Double Wall Metal Flue Vent Pipes are installed correctly as well terminated above the roof one inch from comestibles. There is proper combustion air (high-low air intakes at garage wall) available for the appliance to operate as intended.

6.6 Picture 1
6.6 Picture 2
6.7 HOT WATER RECIRCULATING PUMP
Comments: Informational
There is no Water Recirculating Pump installed. If you had a Licensed Plumber install the appliance at the Water Heater you would save a great amount of water waiting for heated water to Fixtures. Recirculating Pumps operate on 120 volt electricity and are economical to use compared to the cost of wasted water while waiting for heated water to arrive at Fixtures especially at the second floor.
6.8 EXTERIOR HOSE BIBS (FAUCETS)
Comments: Inspected, Informational
There was no concern present, the hose faucets operated correctly. Anti-Siphon Valves-Vacuum Breakers are also installed at all Hose Bibs.
6.9 WATER SOFTENER
Comments: Repair or Replace, Not Tested, Informational
I suggest you Google the manufacturer for operating and maintenance instructions which are required for the system to function properly. Presently the system is turned off with personal items piled in the Salt Tank.

I would call the company who installed the system, the label is on the front of the Filtering Tank. I do not know if the Tank has been replaced within the last year or not, but they should have a maintenance schedule of the property address if you call.

6.9 Picture 1
6.9 Picture 2
6.9 Picture 3
6.9 Picture 4
6.10 WATER SOFTENER DISCHARGE
Comments: Inspected, Informational
The Water Softener discharge pipe (copper) is plumbed to the washing machine drain line, which is typical for a discharge location for the system to Back-Flush.
I do not operate water valves during the course of a visual inspection and nor should you. Valves which are not used or exercised on a daily basis usually break or begin to leak from the lack of regular use. Only a plumber equipped with repair material should operate valves in a building. If you need to turn off all the water to the building in an emergency I suggest using the valve at the main water meter, generally located in back of the curb or sidewalk, and call a plumber. I do recommend you upgrade all older Gate Valves to new Ball Valves which are much more dependable. Seldom will anyone have a problem operating a Ball Valve, you should upgrade all the Water Valves in the home after you close escrow.

Homes which are older than fifteen years should have the main drain pipes video scanned by a licensed plumber before your Inspection Contingency Period Ends.  If there are Trees planted in the front yard you should also have the Drain Video Scanned, roots could possibly enter the Drain Pipe causing possible problems in the future.

Top Table of Contents Bottom

Styles & Materials
INSULATION:
Loose Fill Cellulose
Fiberglass Batts
Recommend adding more Insulation
Vapor Barrier Not Required in the Phoenix area
   
Items
7.0 ATTIC ACCESS LOCATION(S), INFORMATION, CONDITIONS
Comments: Inspected
Attic access was gained through a scuttle opening with a ladder at the Master Bedroom Closet Ceiling.
7.0 Picture 1
7.1 INSULATION AND VAPOR RETARDERS, TYPE VISIBLE, VENTILATION
Comments: Inspected, Informational
There is Loose Fill Blown Cellulose Insulation installed properly evenly distributed, the R-30 (resistance) is consistent with current building standards (minimum allowable). If you had more Cellulose Insulation installed it would lower the air conditioning costs. Cellulose Insulation is inexpensive, the costs are recognized within a couple years in electrical savings.

Informational: I do not know what type of Insulation is installed in the walls, I cannot see it. Generally Fiberglass Batt Insulation is placed between wall framing. Using Thermal Imaging Technology I can determine if in fact there is Insulation missing, by seeing a differential in temperature at the wall. I scanned the entire wall systems, attached are a couple sample images which show no obvious anomalies.

7.1 Picture 1
7.1 Picture 2
7.1 Picture 3
7.1 Picture 4
7.1 Picture 5
7.1 Picture 6
7.2 ATTIC, VENTILATION, ROOF VENTILATION, CEILING VENTILATION
Comments: Inspected
There is Passive Ventilation for air to circulate in the attic. Passive Ventilation is any weather protected opening in a roof system which allows air to circulate through the attic.

Ventilation helps keep the building cooler in the summer. The more ventilation the lower your utility bill will be for air conditioning. Heat radiates through the ceilings of any building and the less heat radiating the better. Types of vents for passive ventilation are stationary roof vents, screens at the eaves in the soffits, gable vents (as examples).

7.2 Picture 1
7.3 ROOF FRAMING, SHEATHING, CONDITION
Comments: Inspected, Informational
While I am in the attic I inspect the roof framing and wood sheathing to determine if moisture has entered under the roof covering or other locations. I try my best to access all areas in the attic, but depending on how the building is designed sometimes I cannot traverse to every location in the attic because of air conditioning ducts blocking my travel or not enough head room, or the floor framing is not visible to step on wood framing to traverse.
7.3 Picture 1
7.3 Picture 2
7.4 BATHROOM CEILING VENTILATION DUCTS, PLUMBING VENTS, DRYER VENT PIPES, FLUE PIPES, SKYLIGHTS, SUPPORTS
Comments: Inspected
I make every possible effort to look at all of the flexible and ridged ventilation duct(s) for bathroom-kitchen ventilation fan(s) and plastic-metal pipe(s) designed for venting sewage gas are terminated above the roof of the building as required. I did not see any obvious deficiencies today.
7.5 ATTIC FAN, WHOLE HOUSE FAN
Comments: Informational
Informational: The attic does not have an (Click Link) Electric Fan or (Click Link) Solar Powered Attic Fan to remove hot attic air but I certainly recommend you have one installed. They help keep the attic area much cooler and allow the roof membrane under the tiles to last longer. Attic Fans help keep the attic heat from radiating into the interior ceilings, causing the Air Conditioning system to operate more than it normally would without a thermostatically controlled power fan. Attics in the desert regions of Arizona can reach temperatures over 150 degrees in summer months.

Many new homes in the Phoenix area are now having Attic Fans installed because they lower your electrical rates.

7.6 MOISTURE INTRUSION
Comments: Inspected, Informational
Informational: There are numerous locations I could see moisture stains on the roof framing, associated with the current condition of the roof covering.

I am documenting there is moisture intrusion at several locations (as pictured). The condition of the roof covering has allowed moisture to enter the house at several locations.

7.6 Picture 1
7.6 Picture 2
Top Table of Contents Bottom
It is important to maintain a property, including exterior wall surfaces, wood trim, and other hard surfaces. It is particularly important to keep walls sealed, which provide the only barrier against deterioration, unsealed cracks around windows, doors, and thresholds can allow moisture intrusion, which is the principle cause of the deterioration of any surface. We do NOT determine if a window seal has failed at any dual pane glass windows, but in accordance with industry standards we test at least one unobstructed window in each room, and ensure that at least one is operable to facilitate an emergency exit.

 

Items
8.0 DOOR BELL
Comments: Inspected
The door bell operated today and is properly fastened to the exterior wall.
8.1 EXTERIOR WALLS, MATERIAL TYPE, CONDITION
Comments: Repair or Replace, Informational
There are gaps at the Combustion Air Intake Grills at the east side of the Garage Wall adjacent to where the Water Heater is located in the Garage. The Grills should be replaced with a different type (Louvered Type recommended) which does not allow rain water to enter but still allows air to flow into the Garage for combustion air needed for the Water Heater to function properly.

There are a couple locations the Cement Stucco is damaged at the front of the Garage, Stucco Patch is available at any Home Store to make the minor repairs to the damaged Stucco. A Handyman could make these repairs-upgrades for you.

Informational: The exterior walls have a (Click) Cement Stucco finishing system installed, the wall system is built with Wood Framing, Styrofoam attached to the vertical wood framed lumber, a (Click) Weather Protective Barrier similar to Tyvek installed over the Styrofoam, (Click) Metal Lath is attached over the Styrofoam and Tyvek so the stucco is bonded-attached to the lath, with a two coat Cement Stucco finish applied. Cracks are common in Cement Stucco, unavoidable, common, typical of this type of exterior cladding.

8.1 Picture 1
8.1 Picture 2
8.1 Picture 3
8.1 Picture 4
8.1 Picture 5
8.1 Picture 6
8.2 STUCCO WEEP SCREED FLASHING
Comments: Inspected, Informational
The Metal Weep Flashing at the very bottom of the exterior Cement Stucco finished walls is installed correctly where I could see it not covered with Landscaping Stone.

The Metal Flashing is perforated so any water which might enter the walls from either cracks or holes in the Stucco has a way to exit the wall system without causing interior moisture damage.
8.3 EXTERIOR DOORS, WEATHER STRIPPING, TRIM
Comments: Repair or Replace
The Fire Rated Door from the Garage into the Laundry Room needs a new Door Knob installed. The components of the Door Knob are missing (receiver). A Handyman could make the repair for you.
8.3 Picture 1
8.4 SLIDING GLASS DOOR(S)
Comments: Inspected, Unsafe
The Sliding Glass Door is required to have a Self-Closing Device present because there is a Pool in the back yard. This is a law in Maricopa County and could save a Child's life. We also highly recommend Pool Fences be installed at all Pool properties, they are inexpensive.
8.4 Picture 1
8.5 EXTERIOR WINDOWS AND FLASHINGS, INTERIOR CONDITIONS NOTED
Comments: Repair or Replace
There are three Dual Pane Glass Windows with the Rubber Seals between the window glass shrunk from heat-sun-exposure. Two at the west side of the Kitchen and one at the Second Floor Hall Bathroom above the Shower. You would need to have a Glass Company remove the glass and replace it. The seals cannot be just repaired, they are Factory Sealed with (Click Link) Argon Gas and (Click Link) Desiccate to eliminated condensation from forming between the dual panes of glass.

Informational: I did not see an condensation between the dual panes, the seals will shrink and still may not allow the gas to escape in many instances, but expect the (More information-Click) Argon or Krypton Gas to escape in the future. Also at the west side kitchen windows the Vinyl Trim has also shrunk from heat-sun exposure, clear Silicone Caulk should be applied in the gap(s), or have the Trim replaced with new Vinyl Trim, any residential Glass Company could make the repairs for you.

8.5 Picture 1
8.5 Picture 2
8.5 Picture 3
8.5 Picture 4
8.6 DIVERTER-KICK OUT FLASHING ILLUSTRATION, INFORMATION
Comments: Inspected
The Kick-Out Diverter Flashings at wall-roof corners are installed correctly.
8.7 SOFFITS, FASCIA, EAVES, TRIM
Comments: Inspected, Informational
The eaves are stucco finished, there was no immediate concerns. Exterior wood trim was in normal condition for the age of the house, but should be painted to prevent any future deterioration.
8.7 Picture 1
8.7 Picture 2
8.8 DECKS, BALCONIES, RAISED DECKS, STEPS, RAILINGS
Comments: Repair or Replace
The Epoxy Coating at the Deck Floor needs to be refinished. There are numerous surface cracks allowing water to damage the Sheetrock Ceiling below. Contact a company which specializes in refinishing exterior coatings. (Click Link) Quality Epoxy is a local company I have personally hired in the past to perform work at my house, I recommend them. Their work was both professional and affordable.

Informational: The Rear Deck was in normal condition for safety. The Parapet Wall around the Deck outer perimeter edge was the correct height for a Guardrail System.

8.8 Picture 1
8.8 Picture 2
8.9 EXTERIOR CEILINGS, FRAMING, EXTERIOR SHEETROCK
Comments: Repair or Replace
The rear Patio Ceiling is water damaged because of the condition of the (Click Link) Rear Deck Epoxy Finished Floor above which is cracking at various locations as previously mentioned. You will need to have the floor refinished before repairing the water damaged Sheetrock Ceiling at the rear patio.
8.9 Picture 1
8.9 Picture 2
8.9 Picture 3
8.9 Picture 4
8.10 EXTERIOR ELECTRICAL OUTLETS, GROUND FAULT CIRCUITS, LIGHTING
Comments: Inspected, Informational
Informational: All Exterior & Garage Receptacles are (Click link) Ground Fault Circuit Interrupters "GFCI's". The "Reset Button" to reset the electrical current to the receptacles if one ever Tripped-Disconnected Electricity is in the Second Floor Hall Bathroom on the west wall (as pictured).

Exterior Lighting operated when inspected, lights with burnt or missing bulbs did have electricity to the fixture when I tested fixtures with burnt bulbs.

8.10 Picture 1
8.10 Picture 2
Top Table of Contents Bottom
The inspection of the interior space includes the visually accessible areas of the floors, walls, ceilings and closets, and includes the testing of a representative number of windows and doors, switches and receptacles. However I do not move furniture, lift carpets or rugs, empty closets or cabinets, and I do not comment on cosmetic deficiencies. We may not comment on cracks that appear around windows and doors, or which follow the lines of framing materials or seams of the drywall or plasterboard. These cracks are the result of movement, such as wood shrinkage, common settling, and seismic activity, and will often reappear if they are not correctly repaired.

 

Items
9.0 FLOORS
Comments: Inspected
The floor coverings are serving their purpose to cover the concrete slab under them. Licensed Arizona Home Inspectors do not report on the condition of Floor Coverings, everyone has their own opinion  (please click link for Arizona Home Inspection Laws ) for more information.
9.1 WALLS, CEILINGS
Comments: Repair or Replace
There is water damage in the Living Room at the southwest ceiling and west wall below a window. I believe the water damage is associated with the Roll Roofing Material on the roof above with cracks in the material and the inability for water to drain from the roof at this location from the Tiles installed tight to the exterior wall and debris blocking drainage. Water is getting into the wall and running downward around the first floor living room window and existing on the floor. The roof should be repaired before the damaged sheetrock is repaired-replaced.
9.1 Picture 1
9.1 Picture 2
9.1 Picture 3
9.1 Picture 4
9.1 Picture 5
9.1 Picture 6
9.1 Picture 7
9.1 Picture 8
9.2 WALL CABINETS
Comments: Inspected
There was no concern present with any Wall Cabinet in the house.
9.3 INTERIOR TRIM, BASEBOARD
Comments: Inspected
The condition was normal where it is not behind furniture and personal items (visible).
9.4 INTERIOR DOORS, KNOBS, HARDWARE
Comments: Inspected
Interior doors were inspected. They operated and latched properly at the time of this inspection.
9.5 CLOSETS, DOORS, SHELVES
Comments: Inspected
The closet doors functioned correctly today.
9.6 MASTER BEDROOM CLOSET
Comments: Inspected
There was no concern present with the Master Closet.
9.7 INTERIOR AND EXTERIOR STEPS AND STAIRWAYS, GUARDRAILS, HANDRAILS
Comments: Inspected
Interior stairway was constructed to current building standards, no concerns were present.
9.8 ELECTRICAL WIRING, OUTLETS, SWITCHES, AND LIGHTING
Comments: Inspected
I tested the accessible Electrical Receptacles and Switches, no concern was present regarding having electrical current to them at the time of this inspection. Fixture(s) with Burnt Bulbs had electricity to them as well.
9.9 CEILING FANS
Comments: Inspected
Ceiling fans functioned properly when tested, the south Fan at the second floor Hallway is noisy, but functional.
9.9 Picture 1
9.9 Picture 2
9.9 Picture 3
9.9 Picture 4
9.9 Picture 5
9.9 Picture 6
9.10 SMOKE DETECTORS, CARBON MONOXIDE DETECTORS
Comments: Repair or Replace, Informational
The smoke detectors need the batteries changed yearly. When you close escrow, I suggest replacing the Smoke Detectors with Smoke-Carbon Monoxide Detectors for your safety.

Top Table of Contents Bottom

 

Items
10.0 TUB SHOWER UNIT(S)
Comments: Repair or Replace, Informational
The Tub-Showers drain slow, you should have the drain traps professionally cleaned, hair and debris collects. Have a Licensed Plumber professionally clean all the drain traps at all Bathroom Fixtures (normal maintenance).
10.0 Picture 1
10.0 Picture 2
10.0 Picture 3
10.0 Picture 4
10.1 MASTER BATH TUB OR JETTED TUB
Comments: Inspected
This fixture was in normal condition and functioned properly at the time of this inspection. There was no leakage at the Water Control Valves(s), the fixture drained correctly today.
10.1 Picture 1
10.1 Picture 2
10.2 WALK-IN SHOWER(S)
Comments: Inspected, Informational
The fixture operated correctly today. There was no water leaking from the water supply diverter valve(s), the shower drained correctly after running water for several minutes. The water temperature dropped significantly after running heated water for an extended period of time.

The tenant said he has to clean the drain periodically, all the drain traps in the Bathrooms should be professionally cleaned by a Plumber. There is Mildew forming at the Shower Surround Components which could be cleaned with basic household cleaning products (normal maintenance).

10.2 Picture 1
10.2 Picture 2
10.3 TOILETS
Comments: Repair or Replace
The Flush Handle is missing at the Master Bathroom Toilet. The Toilet in the second floor Hall Bathroom is not attached to the floor, a new Wax Seal Kit is needed. Have a Plumber make the necessary repairs.
10.3 Picture 1
10.3 Picture 2
10.3 Picture 3
10.4 SINKS, COUNTERTOPS, CABINETS
Comments: Inspected, Unsafe, Informational
The sinks and cabinets are functional in bathrooms. I filled all Sinks several times with water, allowed the water to drain several times. There were no active leaks at any portion of the fixtures.

(Read this link for more information) The water temperature was over 135 degrees which is considered excessive, you should have the Water Heater turned down below 120 degrees so nobody could experience burns to the skin, especially children-infants.

10.4 Picture 1
10.4 Picture 2
10.4 Picture 3
10.4 Picture 4
10.4 Picture 5
10.4 Picture 6
10.4 Picture 7
10.4 Picture 8
10.5 DRAINAGE PIPES
Comments: Inspected, Informational
There were no active leaks at any drainage pipes at the time of this inspection. You should check for leaks after the current owner(s) vacate the property. Many times drain pipes are accidentally bumped when removing personal belongings, which could cause leakage. Run water at each Sink and look for possible leaks before placing your personal items in the Vanities.
10.5 Picture 1
10.5 Picture 2
10.6 WATER VALVES AND SUPPLY LINES
Comments: Repair or Replace, Informational
There were no active leaks at the time of this inspection. I do recommend replacing the old Gate Valves with new Ball Valves with New Reinforced Woven Metal Water Supply Lines to every Fixture in the house.

If you turn one of these old valves 9 times out of 10 they will break or begin to leak possibly causing major water damage to your home before the water can be turned off at the Main Water Valve outside or the Valve and the City Meter usually located behind the curb in the front yard.

New Ball Valves and Reinforced Supply Lines at every fixture is not that expensive compared to repairing water damage caused by a $6.00 Valve or $5.00 Supply Line to a fixture failing (especially when nobody is home).

10.6 Picture 1
10.6 Picture 2
10.7 WATER PRESSURE, AND DRAINAGE FUNCTIONAL FLOW
Comments: Inspected, Informational
The water pressure in the bathrooms was normal. Some drains emptied slow, all the Fixtures should have the Drain Traps and Drain Stop Assemblies cleaned by a Plumber (normal maintenance deferred).
10.8 TOWEL HOLDERS & HAND DRYERS
Comments: Inspected
There was no concern present today. Towels were placed on Towel Bars at the time of this inspection. I did not see any obvious concerns, such as loose, or bent Metal Towel Holders
10.9 ELECTRICAL OUTLETS, GROUND FAULT CIRCUITS, LIGHTING
Comments: Inspected, Informational
Ground fault circuit interrupters were tested in bathroom(s), no concerns were present. The lighting functioned properly.

Informational: The Reset GFCI Receptacle for all Bathrooms is at the Second Floor Hall Bathroom.

10.10 CEILING EXHAUST VENTILATION
Comments: Inspected
Bathroom ceiling ventilation fans were functional, vent piping is installed through the attic, terminated above the roof as required.
10.11 BATHROOM WINDOWS
Comments: Inspected, Informational
There was no concern with any operational windows in the Bathrooms which can be opened to remove excessive moisture while the Shower is operating.
10.12 MIRRORS
Comments: Inspected
There was no concerns with the Mirrors above Sink Vanities in the Bathrooms.
10.13 MEDICINE CABINETS
Comments: Inspected
There was no concern present with the Medicine Cabinets in the Bathrooms.
Top Table of Contents Bottom

 

Items
11.0 KITCHEN CABINETS AND COUNTERTOPS
Comments: Inspected
Cabinets and Countertops are in normal condition for a home which has been lived in. I report repairs which are needed by a Licensed Contractor not cosmetic items.
11.0 Picture 1
11.1 KITCHEN ELECTRICAL OUTLETS, GROUND FAULT CIRCUITS, LIGHTING
Comments: Inspected, Informational
Ground fault circuit interrupters were tested. Lighting functioned correctly. The Reset button for the GFCI Receptacles is at the right side of the sink and at the east wall next to the Range-Oven for your information.
11.2 KITCHEN SINK AND FAUCET
Comments: Inspected
The Faucet operated correctly and the Sink is in normal condition.
11.2 Picture 1
11.2 Picture 2
11.3 SINK DRAINAGE PIPES
Comments: Inspected
There were no active leaks at the time of this inspection.
11.3 Picture 1
11.3 Picture 2
11.4 SINK WATER VALVE AND SUPPLY PIPING
Comments: Inspected
There were no leaks at the time of this inspection. But the older Gate Valves should be replaced with new Ball Valves (normal maintenance)

Informational: Older Gate Valves may fail or not stop water when necessary if a leak occurs at a fixture in the house. We always recommend you have older Gate Valves upgraded to new reliable Ball Valves with Woven Metal Reinforced Water Supply Lines from Valves to Fixtures. This is an upgrade all older homes should have, the cost is insignificant compared to water damage that could occur if an older Gate Valve or Supply Line failed.

11.4 Picture 1
11.4 Picture 2
11.5 FOOD DISPOSER
Comments: Inspected
Disposer functioned properly. Electrical and plumbing connections were consistent with current standards.
11.6 WATER PRESSURE AND DRAINAGE FUNCTIONAL FLOW
Comments: Inspected
The water pressure was acceptable and drains emptied correctly.
11.7 DISHWASHER
Comments: Inspected, Not Tested, Informational
The appliance was full of clean Dishes. I asked the tenant if the appliance functioned, she said there was no concerns. The drainage pipe is properly supported above the base of the sinks to help prevent cross-contamination of waste water flowing back into the appliance.
11.7 Picture 1
11.7 Picture 2
11.8 RANGE AND OVEN
Comments: Inspected, Informational
Range and Oven are 240 volt electric. The appliance functioned today. I used a Thermal Imaging Camera to confirm the heating elements were functional today.
11.8 Picture 1
11.8 Picture 2
11.8 Picture 3
11.9 RANGE VENTILATION
Comments: Inspected, Informational
The Microwave Range Vent is terminated to the exterior of the house. The metal filtering screens at the bottom of the Microwave need to be cleaned with hot water and soap periodically, cooking grease builds up in the filtering system.
11.9 Picture 1
11.10 MICROWAVE
Comments: Inspected, Informational
Microwave was tested to heat a wet paper towel. I do not know if the automatic programming devices in the appliance function properly, I only test the appliance to determine if in fact it heats an object.
11.10 Picture 1
11.10 Picture 2
11.11 REFRIGERATOR-FREEZER
Comments: Inspected, Informational
The Refrigerator-Freezer was functioning today. Refrigerators-Freezers are beyond the scope of a building inspection but I do look at the appliance as a courtesy.

If there is a water supply to the appliance I do not move the appliance to determine the condition or installation methods, the floor could become damaged.

11.11 Picture 1
11.11 Picture 2
11.12 RECALLED APPLIANCES
Comments: Informational
We do not research whether an Appliance has been Recalled by the Consumer Product Safety Commission, but we do recommend you research all the Appliances in the house. We are performing a visual Inspection Only. You would need to document all the Model & Serial Numbers of each Appliance and goto the CPSC Website linked above to determine if any Appliances in the home need to be repaired or replaced, we test for normal operation only but provide this information as a courtesy. There is an incredible amount of appliances with Recalls.

Any Appliance which is not permanently built-in we are not required to inspect it according to the laws of the state of Arizona, but we do document any obvious defects if they are visible, Dishwashers, Ovens-Ranges, Microwaves, Refrigerators, etc, are not permanently built-in Appliances but are operated using normal controls as a courtesy. You can also check here.

Kitchen Cabinets are inspected for the following reasons; to make sure they are securely fastened to walls; there is no major damage which would require replacement; doors operate correctly; sink base cabinets do not have major damage from plumbing leaks. Minor insignificant scratches, abrasions and cosmetic items are not reported if the building has been occupied.
Countertops are inspected to make sure they are fastened to the cabinets correctly, insignificant cosmetic issues are not reported if the building has been occupied. Areas of the Cabinets, and Countertops, which have personal belongings present are beyond the scope of this inspection, we do not move personal items of any kind. Sinks that are full of dishes at the time of inspection are not tested for this reason also, we do not move personal items.
 

Furthermore,
Dishwashers, Stoves, Ovens, Microwaves, and Disposers should be tested again by you before the close of escrow at your final walk through. Appliances which are functioning today may not be tomorrow, they are machines which do and will breakdown. (click link) Appliances which are NOT Permanently Built-In, such as Dishwashers, Refrigerators, Range-Ovens, Microwaves, Etc; are Beyond the Scope of a Home Inspection according to the laws of the state of Arizona, but I do try to make sure they function as a courtesy to my client.
Top Table of Contents Bottom

 

Items
12.0 PLUMBING CONNECTIONS FOR WASHER
Comments: Inspected, Informational
Plumbing connections for a washer are present, but I recommend upgrading the old Gate Valves to new Ball Valves. Generally older Gate Valves will not completely stop water when turned off from mineral deposits in the Valves. They usually begin to leak water at the Valve Stems or may Break if operated because the valves are not exercised on a regular basis.
12.0 Picture 1
12.0 Picture 2
12.1 WASHER DRAINAGE PIPE
Comments: Not Tested, Informational
I do not operate Washing Machines but I did not see any obvious concerns or evidence water overflowed in the past at the drain assembly behind the appliance at the wall.
12.2 WASHER-DRYER, ELECTRICAL OR GAS AVAILABLE (ENERGY SOURCE)
Comments: Inspected, Not Tested
The energy source available to operate a washer and dryer is 120/240 Volt electricity or Natural Gas, the Receptacles were tested today, there was no concern present. The Dryer in the house now is Electric, not Gas, the Gas Valve is capped off properly.
12.3 OVERFLOW-DRAIN PAN
Comments: Informational
I always recommend a Overflow Drip Pan be installed under all Washing Machines in the event a leak ever occurred, they are inexpensive compared to what water damage costs to repair.
12.4 DRYER VENTING
Comments: Repair or Replace, Unsafe, Informational
The Dryer Vent Pipe is installed through the attic and terminates above the roof. I recommend having the vent professionally cleaned-vacuumed before you connect a Dryer to the Vent Pipe, the Vent is plugged with lint. The vent should be vacuumed now and annually by a qualified professional. Lint build-up can create a fire hazard and impedes the performance of your appliance.

If you do not know a Licensed Contractor I recommend Vince Divarco at Ductz 623.412.2555. Many of my past clients have used his company and I have never heard any complaints.

12.4 Picture 1
12.4 Picture 2
12.5 ELECTRICAL OUTLETS, SWITCHES, GROUND FAULT CIRCUITS, LIGHTING
Comments: Inspected, Informational
Electrical Receptacles and Switches were tested, no concern was present today. The Reset Button for the Ground Fault Protected Receptacles is in the second floor Hall Bathroom.
12.6 ROOM EXHAUST VENTILATION
Comments: Inspected
Laundry room has a Ceiling Ventilation Fan vented to the exterior of the home which functioned correctly today.
Top Table of Contents Bottom

 

Items
13.0 WALLS, CEILINGS
Comments: Repair or Replace
There is excessive moisture damage to the sheetrock ceiling in the garage, the leak above the Two Car Door Opener was wet today from the past storm. The second wet location above the Water Heater is caused from the Toilet not being properly attached to the floor. The Wax Seal needs to be replaced by a Licensed Plumber.

Have a Plumber install a new Wax Seal Kit before you hire a Licensed Contractor to replace the Sheetrock Ceiling in the Garage. The roof needs to be repaired above the Garage as previously noted before repairs are made to the Garage Interior also.

13.0 Picture 1
13.0 Picture 2
13.0 Picture 3
13.0 Picture 4
13.0 Picture 5
13.0 Picture 6
13.1 FLOOR
Comments: Inspected, Not Tested, Informational
Minor cracks in concrete are normal (typical). I could only see the floor at a couple of locations (heavily occupied).
13.1 Picture 1
13.1 Picture 2
13.2 PASSAGE DOOR TO INTERIOR/EXTERIOR
Comments: Informational
Passage door from the Garage to the Interior is Fire-Rated, which is a current and past building standard.
13.3 GARAGE DOOR MATERIAL, CONDITION
Comments: Inspected
Garage doors are metal, the condition was acceptable.
13.4 GARAGE DOOR OPERATING TRACKS AND DOOR ROLLERS, CONNECTIONS
Comments: Repair or Replace
The Door Tracks need to be adjusted at the One Car Door, the Door sticks at joints in the Track System when opening-closing from mis-alignment. Have a Garage Door Specialist adjust the Door Tracks properly.
13.4 Picture 1
13.4 Picture 2
13.5 GARAGE DOOR OPENER(s)
Comments: Repair or Replace
The Chain Drive needs to be tightened, it is hanging downward considerably. If not repaired soon the Chain will catch on the opener drive mechanism and break either the Chain or the Door itself where the arm from the Door Opener is attached to the Door. Have a Garage Door Specialist make the repairs.

The Automatic Door Opener functioned properly when met with reasonable resistance (reversed), photo-electric eyes are present and operational so the door will reverse if someone walks under the door while it is closing (required on all garage doors since 1993). There is no Door Opener for the Single Car Garage Door.

13.5 Picture 1
13.5 Picture 2
13.6 GARAGE DOOR TRIM, WEATHER STRIPPING
Comments: Inspected, Informational
There was no concern with the exterior vinyl and wood door trim around both Garage Doors.
13.7 ELECTRICAL RECEPTACLES, LIGHTING
Comments: Inspected, Informational
Ground Fault Circuit Interrupters (Click link) (GFCI) functioned correctly, lighting and switches were operational.

Informational: The Reset button for the Garage & Exterior GFCI Protected Receptacle is in the Second Floor Hall Bathroom.

Top Table of Contents Bottom
The interior finish of pools is rarely perfect and never remains so, and particularly ones with colored plasters, and certainly if the chemical balance of the water is not properly maintained. Calcium and other minerals will leech through the material and mar the finish. This is equally true of pool tiles, on which mineral scaling is also common but difficult to remove. Even the harshest abrasives will not remove some scaling, which sometimes has to be removed by sandblasting, which in turn reduces the luster of the tiles. However, such imperfections have only cosmetic significance. Similarly, the decks around pools and spas tend to develop cracks that have only a cosmetic significance. The most common are relatively small, and are often described as being curing fractures in the concrete decking. Some of these will contour the outline of the pool, or the point at which the bond beam, or structural wall of the pool , meets the surrounding soil. These too have little structural significance, but some of the larger cracks are from seismic motion, or from settling due to poorly compacted soils, or they confirm the presence of expansive soil, which can be equally destructive, but which should be confirmed by a licensed geo-structural engineer. Any obvious crack in the shell of a pool should be dye tested by a qualified pool professional to determine if a leak is present before your Inspection Contingency Period Ends.

Visible components and equipment of the pool are inspected for normal operation. I cannot inspect pool for leakage or any other concerns which may be under the surface of the water. Decking material, coating, cleaning equipment, chlorinating equipment, electrical equipment and accessories are inspected for normal operation. We recommend all pools be protected for child safety.

Exterior doors, yard gates and pool fence gates Require Self Closing Devices Installed. This is a current state and local jurisdiction requirement.

 

Items
14.0 POOL, GENERAL INFORMATION
Comments: Inspected, Informational
The overall condition of the Pool was normal for the age. I look at the electrical equipment and make sure the GFCI functions, the motor(s) are grounded-bonded, and make sure there are no obvious leaks in the visible portion of the Pool Piping above ground at the equipment.

I do not Dye Test for leaks nor test water for correct chemical balance, only a (Click Link) Licensed Pool Technician should perform these tasks.

All Pools need to be Serviced by a Pool Technician yearly, I recommend you have the entire system Serviced now. Any repairs listed below or other repairs the Pool Technician may find while servicing the Pool and Equipment should be repaired before your inspection contingency period ends by a Licensed Contractor.

14.0 Picture 1
14.1 POOL WEBSITE INFORMATION
Comments: Informational
Everything there is to know about a Pool is available at this website, Click Link. You should read all the important information about a Pool, even if you have owned a house with a Pool in the past I believe you will find some interesting, important, and safety related material at this link.
14.2 POOL FENCE
Comments: Not Tested, Informational
I highly recommend having a Pool Fence be installed, the cost is insignificant compared to a Child Drowning. The drowning rate is incredibly high in Maricopa County. All Gates-Doors to the rear yard are required by law to have Self Closing Devices installed and operational as well.
14.3 POOL DECK, CONDITION
Comments: Repair or Replace
There is deterioration of the decking at the north side of the pool at the edge, west of the waterfall. A pool company could make the repair for you. This should be repaired before your inspection contingency period ends by a Licensed Contractor.
14.3 Picture 1
14.3 Picture 2
14.4 SURFACE FINISH, TYPE, CONDITION
Comments: Inspected
The Pool has a (Click link) Pebble Tec Finish, which is better than Plaster in my professional opinion, Pebble Tec Finishes do not deteriorate like a Cement Plaster Finish will. The Pool is full of water but I did not see any obvious concerns with the finish. Brushing the surface weekly will help keep the water clean, or have a (Click link) Pool Service Company take care of the system for you.
14.5 TILE EDGE
Comments: Inspected
I did not see any concerns with the Tiles at the top portion of the Pool finish or at the Water Feature.
14.5 Picture 1
14.5 Picture 2
14.6 CLEANING PUMP
Comments: Inspected
The Cleaning Pump operated when I manually turned the Timer on, the Pool Sweep immediately began to move along the bottom of the pool, there were no active leaks at piping. The Pump is bonded to the electrical grounding system.
14.7 ABOVE GROUND PIPING, VALVES, LEAKS, CONDITION
Comments: Inspected
There were no visible leaks at any Pipe, Valve, Filter, Fittings, above the surface of the soil today.
14.7 Picture 1
14.7 Picture 2
14.8 BOTTOM SUCTION SCREEN PROTECTOR
Comments: Unsafe, Informational
There should be Raised Plastic Screen Protectors installed at the bottom suction screens (Click) (Anti-Vortex) so a child-adult cannot get their hair-clothing caught in the screen should the pump be operating when someone is in the Pool. A Pool Service Technician could install an Anti-Vortex Screen Protector for you (safety item).
14.8 Picture 1
14.8 Picture 2
14.9 POOL SWEEP, CONDITION
Comments: Inspected
The Pool Sweep was operating-moving when I turned the Cleaning System on at the Timer, I do not judge the cleaning ability of the system but I do note it was operating today. Pool Sweeps need periodic maintenance like any other mechanical device, you should ask the current owner if any repairs-upgrades were made to the Cleaning System since she has owned the home.
14.9 Picture 1
14.10 SKIMMER BASKETS, PUMP COLLECTION BASKETS
Comments: Inspected, Informational
The Collection Basket at the Skimmer located at the side of the pool (east) and the Collection Basket at the Cleaning Pump need to be cleaned of debris frequently. The Skimmer Basket needs to be cleaned daily, the Basket at the Pump should be cleaned weekly, or as necessary depending on weather conditions, excessive foliage in the water. You may consider having a (Click link) Pool Service Company maintain the Pool for you, most work for reasonable rates, they check chemical balance, backwash Filters, and clean Collection Baskets.
14.10 Picture 1
14.10 Picture 2
14.11 FILTER, TYPE, CONDITION
Comments: Inspected, Informational
Click the link for a wealth of information. The Filter is a Sand Media Type, I suggest asking the current owner when the Filter was serviced by a Pool Service Technician, it is important to have the entire system serviced yearly.
14.11 Picture 1
14.11 Picture 2
14.12 FILTER AIR RELIEF VALVE
Comments: Inspected, Informational
There was no water leaking from the Air Relief Valve at the top of the Filter. This Air Relief Valve is necessary to use when the collection basket at the Pump is cleaned of debris, air gets into the Filter Tank. The Filter needs the air removed for proper functionality of the filtering-cleaning system.

You should read about the system-equipment before operating any devices or have a Pool Service Company service the entire system for you weekly. The cost is relatively low to have a Professional service the Pool and Equipment. (Click link) Poolman is a recommended licensed contractor in Arizona, they service many Pools throughout the valley which is why they offer low prices. I have never had any issues using their service myself.

14.12 Picture 1
14.12 Picture 2
14.13 CHEMICAL NEEDS, CONDITIONS, RECOMMENDATIONS
Comments: Not Tested, Informational
You should have the water tested for the proper chemical balance, I suggest you ask the current owner before you close escrow if a Pool Service Company takes care of the Pool Water chemical needs. If not, you can take a water sample to any Pool store such as Leslie Pools, Paddock Pools, they test water free of charge and tell you what if any chemicals maybe needed to stabilize the water at proper levels.

You may consider having a Pool Service Company like (Click) Poolman take care of the system for you, they service Pools and Equipment at affordable rates.

14.14 TIMER, ELECTRICAL EQUIPMENT, GROUNDING, GFCI PROTECTION
Comments: Inspected, Informational
The Ground Fault Circuit Interrupter operated correctly when I intentionally created a Fault, the receptacle disconnected electricity as designed. The Grounded Conductor is terminated to the metal post the Timer is attached to, the Pump is bonded properly, no visual concerns were present.
14.14 Picture 1
14.14 Picture 2
14.14 Picture 3
14.15 POOL LIGHT(S), SPA LIGHT(S)
Comments: Repair or Replace
The Pool Light would not operate using the switch at the electrical equipment, have a Pool Technician make the repair.
14.15 Picture 1
14.15 Picture 2
14.16 WATERFALL, WATER FEATURES, NEGATIVE EDGE-WATERFALL
Comments: Inspected
The Water Feature was functional at the time of this inspection. I did not see any leaks in back of the Water Feature either.
14.16 Picture 1
14.16 Picture 2
14.17 WATER AERATOR
Comments: Repair or Replace, Not Tested
The Operating Handle for the Water Aerator is broken at the pool piping-valves, you would need to have a new Ball Valve installed if you want to operate the Water Aerator.

Plastic Valves and Piping exposed to the sun deteriorates the material. It would be in your best interest to have a shade screen cover manufactured by a company like Arizona Sun Screen to protect the piping and equipment from direct sun exposure. The Screens are easily removable to service the equipment.

14.17 Picture 1
14.17 Picture 2
14.18 WATER AUTO-FILL VALVE, CONDITION
Comments: Inspected
There is an automatic water filler for the Pool located in the pool deck. I do not know for a fact it keeps the water in the pool at a constant level which it's designed to accomplish, someone would need to be living in the home or monitoring the water level daily to determine if the water stays the correct level in the Pool. The sun evaporates water rapidly in the desert regions of Arizona.
14.18 Picture 1
14.18 Picture 2
Top Table of Contents Bottom
You should consult with a qualified contractor in the appropriate trade to determine the best repair methods, estimate costs, and perform any necessary repairs, servicing or maintenance discussed in this report or verbally at the time of the inspection prior to the end of your Inspection Contingency Period. Since Inspect Arizona Companies, Inc. does not dismantle equipment or perform invasive inspections or destructive testing, the contractor's subsequent examination may reveal additional required repairs.

 

Items
15.0 TRUSTWORTHY LICENSED CONTRACTORS AND SERVICE PROVIDERS
Comments: Informational

ANY ITEMS IN THE REPORT WHICH NEED TO BE REPAIRED OR REPLACED HAVE A LICENSED CONTRACTOR DO THE WORK (Click link please)

The Licensed Contractors and Service Providers listed below are people I have had personal experience working with, or they have worked for my past clients, they are trustworthy professionals who do not take advantage of their clients.

Handyman All In One Home Repairs - Jim Bourassa  http://www.allinonerepairs.com/  480.607.9556

Handyman KC Services - Ken Carpenter,
Arizona Licensed ROC# 218788: 602.647.6262

Solar Panel Repair Replacement: Anthony Iannucci 480.941.7461 or 480.390.4822

Stucco Repairs, any type: Richard Causey: 480.603.5705

Structural Engineer: Jesse Wyatt 602.870.3535

Locksmith Ace Lock-N-Key David Kamber: 480.747.8298

Appliance Repair-All Makes Models, Honest Company
Accredited Appliance of Phoenix, Inc: West-623.435.1414
Central Valley: 602.273.1888 East: 480.948.9500

Pool Service-Repair: Cris Hands 602.799.5368

(Click) Poolman: Affordable Service, Honest Licensed Contractor.

Licensed Contractor, Additions, Remodeling, Custom Homes:   Greg Woolf:   480.540.1710

Carpet Cleaning: (click)   Carpet Cleaning: F&F Restoration 480.314.4800

Window Repair or Replacement, Licensed Contractor: (click link)   Panoramic Window & Screen    602.695.3226

Plumbers, Licensed (click link ) Drain Pro   Drain Video Scanning, Repairs:   1.800.380.7385

Polybutylene (PB 2110) Replacement Plumbers, Peerless Plumbing: 602.265.5508

Electrical Repairs (click link)   America's Best Electric   Nick Cordova: 480.703.9598

Heat & Cooling, Dave Barraco, Calendar Air Conditioning:   602.332.0363

Roofing, New, Repairs, Tiles, Shingles (click link)   Phillips Roofing : 623.873.1626

Foam Roof Coating, Tile, Shingle, (click link)   Durafoam Roofing LLC.   480.941.5373

Professional Duct Cleaning, (click link for coupon)   Dutz of Phoenix :   623.466.8625

Mold Testing, Dylan Bucknivich:   480.510.5865

Termite Inspection-Treatment Strikeforce Pest & Termite:   480.922.8800

Garage Doors & Openers (click link) Heritage Garage Door and Repair.  

Insulation Needs, All Types: (click link)   Mesa Insulation

Chimney Sweep: (Click link) Adirondack Chimney Sweep

Sun Screens: (click link)   Arizona Sun Screen , Window Screens, Sun Screens.

I do not receive ANY compensation for referring the contractors listed above, they are simply the only Trustworthy Licensed Contractors I know, but you should always get at least three quotes from Licensed Contractors before hiring anyone.

I do not know who will be occupying or visiting the property, whether it be children or elderly, we ask you to consider to follow the general safety recommendations; install smoke and carbon monoxide detectors; identify all escape rescue ports; rehearse an emergency evacuation of the building; upgrade older electrical systems by at least adding ground fault receptacles; ensure every elevated window and the railings of stairs, landings, balconies, and decks are child safe, meaning that barriers are in place or that the distance between rails is not more than three inches; ensure garage door safety devices operate correctly; remove any double cylinder deadbolts from doors; consider installing child safe locks and alarms on exterior doors of all pool and spa properties.

We are proud of our service, and trust you will be happy with the quality of the report. We have made every effort to provide you with an accurate assessment of the condition of the property and and its components and to alert you to any significant defects or adverse conditions. Because our inspection is essentially visual, latent defects could exist. Therefore you should not regard our inspection as conferring a guarantee or warranty. It does not. The report is the accessible visual condition of the property at the time of inspection. Furthermore, as an owner you should expect problems to occur. Roofs will leak, drains will become blocked, and components and systems will fail without warning. For these reasons, you should take into consideration the age of the building and its components and keep a comprehensive insurance policy current. If you have been provided with a building protection policy, read it carefully. Such policies usually only cover insignificant costs, such as rooter service, and the representatives of some insurance companies can be expected to deny coverage on the grounds that a given condition was pre-existing or not covered because it was a code violation or manufacture's defect. Therefore, you should read such policies very carefully, and depend upon our company for any consultation you may need.

Prepared Using HomeGauge
http://www.homegauge.com/ : Licensed To Inspect Arizona Companies, Inc.
Top Table of Contents Bottom
 

General Summary


Inspect Arizona Companies, Inc.

10599 E. Betony Dr.
Scottsdale, AZ. 85255
AZ License 43396

Customer
Sample Report

Address
876 Palm Tree Dr.
Scottsdale AZ 85254

1.  GENERAL BUILDING AND SITE INFORMATION
1.1   GENERAL EXTERIOR SITE DRAINAGE  
  Repair or Replace  
Drainage away from the foundation of the home needs to be improved so water will flow away from the foundation and toward the street around the entire house. Any location water cannot flow away from the foundation moist soil has the possibility to attract (click link) wood destroying insects . Concrete foundation deterioration occurs, and possible foundation damage from (click link) expansive soil . Please see the attached photos for additional information and locations.

There should be at 6-8 inches of free clearance from the base of the exterior walls to final grade with the soil sloped 1/4 inch per foot away from the foundation.

I highly recommend you have a qualified landscaper grade the soil around the home properly so water flows away from the foundation and toward the street.

1.2   TREE OR VEGETATION NEXT TO THE BUILDING  
  Repair or Replace  
I recommend trimming any tree branches in direct contact with the home. The wind moving branches will cause damage to building components (roof, fascia, stucco).

Trees at the west side of the house in the City Common Areas are planted to close to the Masonry Fence, the roots are lifting the Masonry Fence causing damage. Trees-Vegetation are also damaging the Fence at the north side of the property, also associated with vegetation planted to close to a Masonry Product, roots lifting the Fence causing damage.

1.4   FENCE AND GATE(S), CONDITION  
  Repair or Replace, Unsafe  
Both Gates need Self Closing Devices functional so they Self Close and Latch (Pool Safety). A law in Maricopa County which could save a Childs life.

The Masonry Block Fence around the property is serving its purpose, but there is damage (cracks) because Trees-Vegetation is planted to close, the roots are lifting the Fence causing damage. You should contact the City of Scottsdale regarding what is occurring to the Masonry Fence.

The Trees in the common area by the sidewalk at the west side of the property should be removed or the roots will continually cause damage to the Fence until it possibly collapses.

1.5   IRRIGATION SYSTEMS  
  Repair or Replace  
Sprinkler & Drip Irrigation Systems are not part of a Home Inspection according to Arizona Law but I do note obvious deficiencies as a courtesy to my clients. I operated each accessible Zone manually by turning on the valves in the Irrigation Control Box(s) at the front of the house. I could not find the Irrigation Control Box for the backyard, therefore the backyard watering system was not tested.

The Timer is located at the southeast exterior wall of the garage, programmed to operate automatically. I tested the front zones manually by turning on the solenoids in the irrigation control box. There are various Drip Heads and 1/4 inch supply lines broken-cracked-split spraying water. Have a Landscaper or Handyman go over the entire system and repair as needed.


3.  ROOF, MATERIALS, TYPE, CONDITION
3.0   ROOF COVERINGS, TYPE, CONDITION  
  Repair or Replace  
The roof system was inspected by walking the surface. There are many repairs need at the Concrete Tile Roof Covering. There are many Tiles sliding from their intended position, cracked Tiles, loose Tiles (see photos). At the southwest corner of the house there is Modified Bitumen installed in a valley, the material needs to be replaced (small area of Modified-Roll Roofing material). The Roll Material is cracked-split and debris on the roof is not allowing water to flow off this portion of the roof system. Water is entering the Garage, there are various moisture stains with moisture present today (tested with Moisture Meter and Thermal Imaging Camera).

The 2x4 Wood installed to support the Ridge-Cap Tiles is exposed at numerous locations over the entire roof (bare wood). The Cap Tiles should be removed so new Felt Underlayment can be wrapped over-around the 2x4 so it does not become deteriorated in the future. Any location I could see the bare wood it looked to be in normal condition now. The Felt is deteriorated-torn-cracked-missing which should be replaced at the 2x4's and any other locations water is entering the house. The Tiles will need to be removed by a Roofing Contractor to perform this repair.

I suggest having at least three Licensed Roofing Contractors give you repair estimates after reviewing the entire roof covering, or you can forward this report to a roof contractor if they would like to see what the concerns are before even going to the property. The cost will be significant, meaning over $1,000.00 in my professional opinion.

The only trustworthy Licensed Roof Contractor I know, and have inspected work they have performed is Phillips Roofing, their phone number is: 602.633.1289

I do not receive any compensation whatsoever from any Contractor I refer, they are simply the only Contractors who have either done work for me personally, or I have inspected work other people have hired them to do.

Tile Roof Information: Tiles do not protect a building from water intrusion, they simply protect the Water Resistant Membrane under the Tiles (known as underlayment) from the sun, wind, and physical damage.

3.1   ROOF UNDERLAYMENT, MEMBRANE, FELT, WATERPROOFING MATERIAL  
  Repair or Replace, Informational  
The Felt Type Membrane Underlayment under the Concrete Tiles is what keeps rain water out of any building with a Concrete Tile Roof Covering. Tiles protect the Membrane from the sun which deteriorates the Membrane very fast if exposed to the sun. Tiles are also installed to make a building look presentable naturally, but the primary reason tiles are installed on a roof is to protect the waterproofing membrane from the sun, wind, and physical damage.

In all actuality all the Concrete Tiles could be removed and the roof should not leak if the membrane is in normal condition. The membrane under the Tiles usually lasts about 18-25 years before the Tiles will need to be removed and a new membrane installed, the difference in time spans depends on the quality of the membrane.

The Membrane-Underlayment on this roof looks like 90 lb. Felt, which was a typical installation method-material installed when this house was built in the late 90's. Now many builders install a higher quality Felt type Membrane with woven fiberglass in the material which lasts much longer than 90 lb. Felt.

The only way to determine the exact condition of the underlayment is have a Licensed Roofing Contractor look under Tiles in the field of the roof covering, which should not deter you from having this performed before your inspection contingency period ends. As pictured, the Felt is deteriorated at the Ridges, under Cap Tiles.

3.2   FLASHINGS, DRIP EDGE FLASHING  
  Inspected, Repair or Replace, Informational  
The Metal Flashings at the roof valleys need the Debris-Leaves removed so water will flow from the roof as intended. Water backing up on the roof surface will allow leaks to occur.

Informational: Flashing is an impervious material (usually galvanized or aluminum sheet metal) that comes in a variety of shapes and sizes and is used to cover, waterproof, and direct water away from roof penetrations and from intersections between the roof covering and other materials.

3.3   ROOF PENETRATIONS, PLUMBING VENTS, ATTIC VENTS, SKYLIGHTS, CHIMNEYS, AC-DUCTS, FLASHING CONDITION  
  Repair or Replace  
There is a Plumbing Vent Pipe (north side of roof) which is not Flashed properly with the Metal wrapped into the Pipe so rain water cannot flow between the Pipe and the Metal Flashing (as pictured). Have the Roofing Contractor install the Flashing appropriately.
3.4   METAL DIVERTER FLASHING(S) (designed to divert water away from wall-roof corners, edges)  
  Repair or Replace, Informational  
All the Kick-Out Diverter Flashings need the debris-leaves dirt, etc; removed, cleaned so water can flow from the roof as intended.

4.  AIR CONDITIONING, COOLING AND HEATING EQUIPMENT
4.3   REFRIGERANT LINES FOR AC EQUIPMENT  
  Repair or Replace  
The refrigerant line at the First Air Handler in the attic needs the Foam Insulation repaired, there is a piece missing allowing the refrigerate pipe to sweat during hot summer months, I could see where the condensation from the refrigerate pipe has been dripping on top of the Air Handler-Gas Furnace (as pictured). When you have the Conditioning Equipment Serviced have the HVAC Technician place a small piece of Foam Insulation on the Refrigerate Pipe to stop condensation from forming-dripping.
4.8   AIR CONDITIONING RETURN AIR FILTER(S), LOCATION, TYPE, SIZE, RECOMMENDATIONS, CONSIDERATIONS  
  Repair or Replace, Informational  
There are Two 20x30x1 Washable Type Return Air Filters at the Hallway Ceiling of the second floor. You should consider having the Pleated Fiberglass Disposable Type Filters installed, they do not restrict the flow of air back to the Air Handlers like Pleated Cloth Filters do. Allowing the conditioning equipment to operate normally without restriction which will cause premature failure of the conditioning system.

Every Air Conditioning Specialist I know recommends the Pleated Fiberglass Disposable type Return Air Filters.


5.  ELECTRICAL SYSTEM, SERVICE EQUIPMENT, SUB PANELS
5.5   ELECTRICAL REPAIRS NEEDED IN THE ELECTRICAL PANEL(S)  
  Repair or Replace, Informational  
The Conduit for the Watering System Timer is not attached to the base of the Distribution Panel, a Nut is needed for the threaded fitting at the end of the watertight conduit. There is a gap at the base of the panel which could allow mice-rodents to crawl into the panel, possibly causing a short circuit by chewing on wires or nesting.

6.  PLUMBING, SYSTEMS, COMPONENTS
6.9   WATER SOFTENER  
  Repair or Replace, Not Tested, Informational  
I suggest you Google the manufacturer for operating and maintenance instructions which are required for the system to function properly. Presently the system is turned off with personal items piled in the Salt Tank.

I would call the company who installed the system, the label is on the front of the Filtering Tank. I do not know if the Tank has been replaced within the last year or not, but they should have a maintenance schedule of the property address if you call.


7.  ATTIC, INSULATION, AND VENTILATION
7.5   ATTIC FAN, WHOLE HOUSE FAN  
  Informational  
Informational: The attic does not have an (Click Link) Electric Fan or (Click Link) Solar Powered Attic Fan to remove hot attic air but I certainly recommend you have one installed. They help keep the attic area much cooler and allow the roof membrane under the tiles to last longer. Attic Fans help keep the attic heat from radiating into the interior ceilings, causing the Air Conditioning system to operate more than it normally would without a thermostatically controlled power fan. Attics in the desert regions of Arizona can reach temperatures over 150 degrees in summer months.

Many new homes in the Phoenix area are now having Attic Fans installed because they lower your electrical rates.


8.  EXTERIOR OF BUILDING, MATERIALS INSTALLED AND CONDITION
8.1   EXTERIOR WALLS, MATERIAL TYPE, CONDITION  
  Repair or Replace, Informational  
There are gaps at the Combustion Air Intake Grills at the east side of the Garage Wall adjacent to where the Water Heater is located in the Garage. The Grills should be replaced with a different type (Louvered Type recommended) which does not allow rain water to enter but still allows air to flow into the Garage for combustion air needed for the Water Heater to function properly.

There are a couple locations the Cement Stucco is damaged at the front of the Garage, Stucco Patch is available at any Home Store to make the minor repairs to the damaged Stucco. A Handyman could make these repairs-upgrades for you.

Informational: The exterior walls have a (Click) Cement Stucco finishing system installed, the wall system is built with Wood Framing, Styrofoam attached to the vertical wood framed lumber, a (Click) Weather Protective Barrier similar to Tyvek installed over the Styrofoam, (Click) Metal Lath is attached over the Styrofoam and Tyvek so the stucco is bonded-attached to the lath, with a two coat Cement Stucco finish applied. Cracks are common in Cement Stucco, unavoidable, common, typical of this type of exterior cladding.

8.3   EXTERIOR DOORS, WEATHER STRIPPING, TRIM  
  Repair or Replace  
The Fire Rated Door from the Garage into the Laundry Room needs a new Door Knob installed. The components of the Door Knob are missing (receiver). A Handyman could make the repair for you.
8.4   SLIDING GLASS DOOR(S)  
  Inspected, Unsafe  
The Sliding Glass Door is required to have a Self-Closing Device present because there is a Pool in the back yard. This is a law in Maricopa County and could save a Child's life. We also highly recommend Pool Fences be installed at all Pool properties, they are inexpensive.
8.5   EXTERIOR WINDOWS AND FLASHINGS, INTERIOR CONDITIONS NOTED  
  Repair or Replace  
There are three Dual Pane Glass Windows with the Rubber Seals between the window glass shrunk from heat-sun-exposure. Two at the west side of the Kitchen and one at the Second Floor Hall Bathroom above the Shower. You would need to have a Glass Company remove the glass and replace it. The seals cannot be just repaired, they are Factory Sealed with (Click Link) Argon Gas and (Click Link) Desiccate to eliminated condensation from forming between the dual panes of glass.

Informational: I did not see an condensation between the dual panes, the seals will shrink and still may not allow the gas to escape in many instances, but expect the (More information-Click) Argon or Krypton Gas to escape in the future. Also at the west side kitchen windows the Vinyl Trim has also shrunk from heat-sun exposure, clear Silicone Caulk should be applied in the gap(s), or have the Trim replaced with new Vinyl Trim, any residential Glass Company could make the repairs for you.

8.8   DECKS, BALCONIES, RAISED DECKS, STEPS, RAILINGS  
  Repair or Replace  
The Epoxy Coating at the Deck Floor needs to be refinished. There are numerous surface cracks allowing water to damage the Sheetrock Ceiling below. Contact a company which specializes in refinishing exterior coatings. (Click Link) Quality Epoxy is a local company I have personally hired in the past to perform work at my house, I recommend them. Their work was both professional and affordable.

Informational: The Rear Deck was in normal condition for safety. The Parapet Wall around the Deck outer perimeter edge was the correct height for a Guardrail System.

8.9   EXTERIOR CEILINGS, FRAMING, EXTERIOR SHEETROCK  
  Repair or Replace  
The rear Patio Ceiling is water damaged because of the condition of the (Click Link) Rear Deck Epoxy Finished Floor above which is cracking at various locations as previously mentioned. You will need to have the floor refinished before repairing the water damaged Sheetrock Ceiling at the rear patio.

9.  INTERIOR OF THE ENTIRE BUILDING
9.1   WALLS, CEILINGS  
  Repair or Replace  
There is water damage in the Living Room at the southwest ceiling and west wall below a window. I believe the water damage is associated with the Roll Roofing Material on the roof above with cracks in the material and the inability for water to drain from the roof at this location from the Tiles installed tight to the exterior wall and debris blocking drainage. Water is getting into the wall and running downward around the first floor living room window and existing on the floor. The roof should be repaired before the damaged sheetrock is repaired-replaced.
9.10   SMOKE DETECTORS, CARBON MONOXIDE DETECTORS  
  Repair or Replace, Informational  
The smoke detectors need the batteries changed yearly. When you close escrow, I suggest replacing the Smoke Detectors with Smoke-Carbon Monoxide Detectors for your safety.

10.  BATHROOMS, FIXTURES, PLUMBING CONECTIONS
10.0   TUB SHOWER UNIT(S)  
  Repair or Replace, Informational  
The Tub-Showers drain slow, you should have the drain traps professionally cleaned, hair and debris collects. Have a Licensed Plumber professionally clean all the drain traps at all Bathroom Fixtures (normal maintenance).
10.3   TOILETS  
  Repair or Replace  
The Flush Handle is missing at the Master Bathroom Toilet. The Toilet in the second floor Hall Bathroom is not attached to the floor, a new Wax Seal Kit is needed. Have a Plumber make the necessary repairs.
10.4   SINKS, COUNTERTOPS, CABINETS  
  Inspected, Unsafe, Informational  
The sinks and cabinets are functional in bathrooms. I filled all Sinks several times with water, allowed the water to drain several times. There were no active leaks at any portion of the fixtures.

(Read this link for more information) The water temperature was over 135 degrees which is considered excessive, you should have the Water Heater turned down below 120 degrees so nobody could experience burns to the skin, especially children-infants.

10.6   WATER VALVES AND SUPPLY LINES  
  Repair or Replace, Informational  
There were no active leaks at the time of this inspection. I do recommend replacing the old Gate Valves with new Ball Valves with New Reinforced Woven Metal Water Supply Lines to every Fixture in the house.

If you turn one of these old valves 9 times out of 10 they will break or begin to leak possibly causing major water damage to your home before the water can be turned off at the Main Water Valve outside or the Valve and the City Meter usually located behind the curb in the front yard.

New Ball Valves and Reinforced Supply Lines at every fixture is not that expensive compared to repairing water damage caused by a $6.00 Valve or $5.00 Supply Line to a fixture failing (especially when nobody is home).

10.7   WATER PRESSURE, AND DRAINAGE FUNCTIONAL FLOW  
  Inspected, Informational  
The water pressure in the bathrooms was normal. Some drains emptied slow, all the Fixtures should have the Drain Traps and Drain Stop Assemblies cleaned by a Plumber (normal maintenance deferred).

12.  LAUNDRY ROOM, WASHER PLUMBING, DRYER VENTING
12.4   DRYER VENTING  
  Repair or Replace, Unsafe, Informational  
The Dryer Vent Pipe is installed through the attic and terminates above the roof. I recommend having the vent professionally cleaned-vacuumed before you connect a Dryer to the Vent Pipe, the Vent is plugged with lint. The vent should be vacuumed now and annually by a qualified professional. Lint build-up can create a fire hazard and impedes the performance of your appliance.

If you do not know a Licensed Contractor I recommend Vince Divarco at Ductz 623.412.2555. Many of my past clients have used his company and I have never heard any complaints.


13.  GARAGE, DOORS, AUTO-OPENERS
13.0   WALLS, CEILINGS  
  Repair or Replace  
There is excessive moisture damage to the sheetrock ceiling in the garage, the leak above the Two Car Door Opener was wet today from the past storm. The second wet location above the Water Heater is caused from the Toilet not being properly attached to the floor. The Wax Seal needs to be replaced by a Licensed Plumber.

Have a Plumber install a new Wax Seal Kit before you hire a Licensed Contractor to replace the Sheetrock Ceiling in the Garage. The roof needs to be repaired above the Garage as previously noted before repairs are made to the Garage Interior also.

13.4   GARAGE DOOR OPERATING TRACKS AND DOOR ROLLERS, CONNECTIONS  
  Repair or Replace  
The Door Tracks need to be adjusted at the One Car Door, the Door sticks at joints in the Track System when opening-closing from mis-alignment. Have a Garage Door Specialist adjust the Door Tracks properly.
13.5   GARAGE DOOR OPENER(s)  
  Repair or Replace  
The Chain Drive needs to be tightened, it is hanging downward considerably. If not repaired soon the Chain will catch on the opener drive mechanism and break either the Chain or the Door itself where the arm from the Door Opener is attached to the Door. Have a Garage Door Specialist make the repairs.

The Automatic Door Opener functioned properly when met with reasonable resistance (reversed), photo-electric eyes are present and operational so the door will reverse if someone walks under the door while it is closing (required on all garage doors since 1993). There is no Door Opener for the Single Car Garage Door.


14.  POOL, SPA, EQUIPMENT, CONDITION
14.3   POOL DECK, CONDITION  
  Repair or Replace  
There is deterioration of the decking at the north side of the pool at the edge, west of the waterfall. A pool company could make the repair for you. This should be repaired before your inspection contingency period ends by a Licensed Contractor.
14.8   BOTTOM SUCTION SCREEN PROTECTOR  
  Unsafe, Informational  
There should be Raised Plastic Screen Protectors installed at the bottom suction screens (Click) (Anti-Vortex) so a child-adult cannot get their hair-clothing caught in the screen should the pump be operating when someone is in the Pool. A Pool Service Technician could install an Anti-Vortex Screen Protector for you (safety item).
14.15   POOL LIGHT(S), SPA LIGHT(S)  
  Repair or Replace  
The Pool Light would not operate using the switch at the electrical equipment, have a Pool Technician make the repair.
14.17   WATER AERATOR  
  Repair or Replace, Not Tested  
The Operating Handle for the Water Aerator is broken at the pool piping-valves, you would need to have a new Ball Valve installed if you want to operate the Water Aerator.

Plastic Valves and Piping exposed to the sun deteriorates the material. It would be in your best interest to have a shade screen cover manufactured by a company like Arizona Sun Screen to protect the piping and equipment from direct sun exposure. The Screens are easily removable to service the equipment.


15.  REPORT CONCLUSION
15.0   TRUSTWORTHY LICENSED CONTRACTORS AND SERVICE PROVIDERS  
  Informational  

ANY ITEMS IN THE REPORT WHICH NEED TO BE REPAIRED OR REPLACED HAVE A LICENSED CONTRACTOR DO THE WORK (Click link please)

The Licensed Contractors and Service Providers listed below are people I have had personal experience working with, or they have worked for my past clients, they are trustworthy professionals who do not take advantage of their clients.

Handyman All In One Home Repairs - Jim Bourassa  http://www.allinonerepairs.com/  480.607.9556

Handyman KC Services - Ken Carpenter,
Arizona Licensed ROC# 218788: 602.647.6262

Solar Panel Repair Replacement: Anthony Iannucci 480.941.7461 or 480.390.4822

Stucco Repairs, any type: Richard Causey: 480.603.5705

Structural Engineer: Jesse Wyatt 602.870.3535

Locksmith Ace Lock-N-Key David Kamber: 480.747.8298

Appliance Repair-All Makes Models, Honest Company
Accredited Appliance of Phoenix, Inc: West-623.435.1414
Central Valley: 602.273.1888 East: 480.948.9500

Pool Service-Repair: Cris Hands 602.799.5368

(Click) Poolman: Affordable Service, Honest Licensed Contractor.

Licensed Contractor, Additions, Remodeling, Custom Homes:   Greg Woolf:   480.540.1710

Carpet Cleaning: (click)   Carpet Cleaning: F&F Restoration 480.314.4800

Window Repair or Replacement, Licensed Contractor: (click link)   Panoramic Window & Screen    602.695.3226

Plumbers, Licensed (click link ) Drain Pro   Drain Video Scanning, Repairs:   1.800.380.7385

Polybutylene (PB 2110) Replacement Plumbers, Peerless Plumbing: 602.265.5508

Electrical Repairs (click link)   America's Best Electric   Nick Cordova: 480.703.9598

Heat & Cooling, Dave Barraco, Calendar Air Conditioning:   602.332.0363

Roofing, New, Repairs, Tiles, Shingles (click link)   Phillips Roofing : 623.873.1626

Foam Roof Coating, Tile, Shingle, (click link)   Durafoam Roofing LLC.   480.941.5373

Professional Duct Cleaning, (click link for coupon)   Dutz of Phoenix :   623.466.8625

Mold Testing, Dylan Bucknivich:   480.510.5865

Termite Inspection-Treatment Strikeforce Pest & Termite:   480.922.8800

Garage Doors & Openers (click link) Heritage Garage Door and Repair.  

Insulation Needs, All Types: (click link)   Mesa Insulation

Chimney Sweep: (Click link) Adirondack Chimney Sweep

Sun Screens: (click link)   Arizona Sun Screen , Window Screens, Sun Screens.

I do not receive ANY compensation for referring the contractors listed above, they are simply the only Trustworthy Licensed Contractors I know, but you should always get at least three quotes from Licensed Contractors before hiring anyone.



Prepared Using HomeGauge http://www.homegauge.com/ : Licensed To Inspect Arizona Companies, Inc.
Top Table of Contents Bottom