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1234 Main St.
Glendale, AZ 85308
04/08/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
8
Informational/maintenance
54
Deficiencies
9
Immediate concerns or safety hazards

1 - Property Information

Age Source
Municipal records or property listing
Building type
Single family, 1 story
House facing direction
North
Occupied?
Yes, Furniture or stored items were present
Present during inspection
Realtor, Inspector
Temperature At Start of The Inspection
60-70 Deg
Weather
Windy, Partly cloudy
Utilities: Utility service
Gas is on, Water is on, Electric is on
What is a home inspection?

A home inspection is a non invasive, visual examination of the accessible areas of the property, designed to identify areas of concern within specific systems or components defined by the American Society of Home Inspectors, that are both observed and deemed material by the inspector at the exact date and time of inspection.
Any and all recommendations for repair, replacement, evaluation, as well as maintenance issues found, should be evaluated by the appropriate trades contractors within the client's inspection contingency window or prior to closing, which is contract applicable, in order to obtain proper dollar amount estimates on the cost of said repairs and also because these evaluations could uncover more potential issues than are able to be noted from a purely visual inspection of the property.
This inspection will not reveal every concern or issue that exists, but only those material defects that were observable on the day of the inspection. This inspection is intended to assist in evaluation of the overall condition of the dwelling only. This inspection is not a prediction of future conditions and conditions with the property are subject to change the moment we leave the premises.

Inspection Rating Information

NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection

A - Acceptable - Functional and considered adequate for its age/general usefulness. Evidence of past defects or additional notations/comments may be present.

AR - Attention/Repair - Item is damaged or not fully functioning as intended and repairs/corrections by a qualified professional are recommended.

D - Defective - Item needs immediate repair or replacement. It has failed or is unable to perform its intended function.

S - Safety Issue - Any item that could be or is a safety/injury hazard.

NI - Not Inspected - Item was unable to be inspected for safety reasons or due to lack of power, inaccessible, disconnected at time of inspection or is outside the scope of the inspection.

NP - Not Present - Item not present or not found.

Important Information / Limitations: Comment Key - Definitions
This report divides deficiencies into three categories; Major Defects (in red), Marginal Defects (in orange), and Minor Defects/Maintenance Items/FYI (colored in blue). Safety Hazards or Concerns will be listed in the Red or Orange categories depending on their perceived danger, but should always be addressed ASAP.

 Major Defects - Items or components that may require a major expense to correct. Items categorized in this manner require further evaluation and repairs or replacement as needed by a Qualified Contractor prior to the end of your contingency period.
Marginal Defects - Items or components that were found to include a deficiency. These items may have been functional at the time of inspection, but this functionality may be impaired, not ideal, or the defect may lead to further problems (most defects will fall into this categorization). Repairs or replacement is recommended to items categorized in this manner for optimal performance and/or to avoid future problems or adverse conditions that may occur due to the defect, prior to the end of your contingency period. Items categorized in this manner typically require repairs from a Handyman or Qualified Contractor and are not considered routine maintenance or DIY repairs.
Minor Defects/Maintenance Items/FYI - This categorization will include items or components that were found to be in need of recurring or basic general maintenance and/or may need minor repairs which may improve their functionality. This categorization will also include FYI items that could include observations, important information, recommended upgrades to items, areas, or components, as well as items that were nearing, at, or past the end of their typical service life, but were in the opinion of the inspector, still functional at the time of inspection. Major repairs or replacement should be anticipated, and planned for, on any items that are designated as being past, or at the end of their typical life. These repairs or replacement costs can sometimes represent a major expense; i.e. HVAC systems, Water Heaters, Plumbing pipes, etc.

These categorizations are in my professional judgement and based on what I observed at the time of inspection. This categorization should not be construed as to mean that items designated as "Minor defects" or "Marginal Defects" do not need repairs or replacement. The recommendations in each comment is more important than its categorization. Due to your perception, opinions, or personal experience you may feel defects belong in a different category, and you should feel free to consider the importance you believe they hold during your purchasing decision. Once again it's the "Recommendations" in the text of the comment pertaining to each defect that is paramount, not its categorical placement.

STANDARDS OF PROFESSIONAL PRACTICE 

For Arizona Home Inspectors

The Arizona Standards of Practice are adopted from the American Society of Home Inspectors (ASHI) 1992 Standards of Practice, through the Arizona Chapter of the American Society of Home Inspectors, with Arizona made modifications and amendments. The Arizona Board of Technical Registration gratefully acknowledges the assistance and permission of the American Society of Home Inspectors, and the assistance of the Arizona Chapter of the American Society of Home Inspectors.


Summarization

Inspections performed to these Standards shall provide the client with a better understanding of the property conditions, as observed at the time of the inspection.

Inspections done in accordance with these Standards are visual, not technically exhaustive and will not identify concealed conditions or latent defects. These Standards are applicable to buildings with four or less dwelling units and their garages or carports.

Click here for the complete SOP Arizona Standards of Practice

2 - Landscaping and Hardscaping

A AR D S NP NI
2.1 Grading & Drainage X
2.2 Landscaping X
2.3 Driveway X
2.4 Patio and Walkway X
2.5 Gate X
2.6 Fence X
2.7 Patio cover X
2.8 Irrigation X
2.9 Handrails X
2.10 Guardrails X
2.11 BBQ X
Grading & Drainage : Site Profile
Minor slope
Driveway: Material
Poured in place concrete
Patio and Walkway: Material
Poured in place concrete
Gate: Gate material
Wood, Wrought iron
Fence: Fence Type
Masonry block
Patio cover: Type
Frame & drywall
Handrails: Condition
Required repairs or replacement
Handrails: Materials
Metal
Guardrails: Condition
Required repairs or replacement
Guardrails: Materials
Metal
Limitations

Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.

Grading & Drainage : Drainage

The performance of the grading and lot drainage is limited to the conditions existing at the time of the inspection only. I cannot guarantee this performance as conditions constantly change. Heavy rain or other weather conditions may reveal issues that were not visible or foreseen at the time of inspection. Furthermore, items such as leakage in downspouts and gutter systems are impossible to detect during dry weather and can add moisture to the soil in the area around the foundation. The inspection of the grading and drainage performance in relation to moisture infiltration through foundation walls or under slabs, therefore, is limited to the visible conditions at the time of inspection, and evidence of past problems. I recommend consulting with the sellers as to any previous moisture intrusion into the home if concerned.

Irrigation: Not part of a typical home inspection

The irrigation system is not tested as part of a home inspection so may have not been turned on. The valve boxes (if any) were looked inside of for valves leaking and the grounds were observed for any obvious signs of underground water leaking.

  • A = Acceptable
  • AR = Attention/Repair
  • D = Defective
  • S = Safety
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
2.2.1 - Landscaping

Mistletoe

Mistletoe is an extremely invasive form of cancer to trees

Removal by a qualified landscape maintenance contractor is recommended MISTLETOE

Yard scissors Landscaping Contractor
$
Credit
Comment
2.2.2 - Landscaping

TREES - IN CONTACT

Trees were in contact with or were close to the building at one or more locations. Damage to the building can occur, especially during high winds. 

Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior.

Yard scissors Landscaping Contractor
$
Credit
Comment
2.2.3 - Landscaping

VEGETATION - IN CONTACT

Vegetation such as trees, shrubs and/or vines was in contact with or close to the building. The tree branches, shrubs and/or vines provide an environment where moisture and/or insects could intrude and also may cause damage or excess wear to the siding or roofing material

Regularly trim the trees to achieve a clearance of at least 2 - 4 feet and the shrubs 8-12 inches away form the home

Yard scissors Landscaping Contractor
$
Credit
Comment
2.3.1 - Driveway

Driveway - Minor

Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. 

The client may wish to have repairs made for cosmetic reasons.

$
Credit
Comment
2.4.1 - Patio and Walkway

Typical cracking/ deterioration

Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. 

The client may wish to have repairs made for cosmetic reasons.

$
Credit
Comment
2.6.1 - Fence

Block - Efflorescence

Efflorescence is the lime that comes out of concrete block when it has continual water penetration. Over time, the block will begin to deteriorate

Recommend finding and removing the continual water source to prevent the ongoing deterioration of the block

Contractor Qualified Professional
$
Credit
Comment
2.7.1 - Patio cover

Typical drywall finish deterioration

This is a typical condition of exterior patios. The convection heat peels the texture coating off of the drywall surface and causes cracking of the tape joints. This is primarily a cosmetic concern

Recommend repairing drywall texture and painting as needed

Contractor Qualified Professional
$
Credit
Comment
2.7.2 - Patio cover

Water staining

Evidence of possible past water penetration and staining observed

Recommend monitoring to see if condition returns during rainfall, repair as needed

$
Credit
Comment
2.8.1 - Irrigation

Valve solenoid deterioration
South side Corner

Although it does not appear to be leaking or affecting the system at this time, the major rust and deterioration of the top of the valve will eventually lead to a leak and valve failure

Recommend replacing the deteriorated valve part now before it becomes an issue later. Further review by a qualified landscape contractor is recommended

Yard scissors Landscaping Contractor
$
Credit
Comment
2.9.1 - Handrails

Handrails - Missing

Handrails at exterior stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with three or more risers or where stairs are greater than 30 inches high. 

Recommend that a qualified contractor install handrails where missing.

Contractor Qualified Professional
$
Credit
Comment
2.10.1 - Guardrails

Rusty

The railing is being to show signs of rusting in several areas

Repainting is recommended to protect the railing

Paint roller Painting Contractor
$
Credit
Comment
2.11.1 - BBQ

Igniter

Since the spark igniter is not operational, you must use a lighter to start the barbecue

Repair or replacement of the spark igniter is recommended

Contractor Qualified Professional

3 - Building Exterior

A AR D S NP NI
3.1 Eaves, Soffits & Fascia X
3.2 Exterior Walls / Trim X
3.3 Gutters and Downspouts X
Eaves, Soffits & Fascia: Material
Wood soffit, Copper
Gutters and Downspouts : Material
Metal scupper, PVC
Exterior Walls / Trim: Wall and Cladding Information
Stucco, Masonry Block

The walls and wall cladding were inspected looking for significant damage, presence of proper flashings, and potential water entry points, etc. Small typical stucco cracks were not reported on. No reportable deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Exterior Walls / Trim: Wall structure
Wood frame, Concrete block

The wall structure inspected looking for significant damage, presence of damage or failure (limited inspection). No reportable deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Limitations

The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection exterior surfaces or components obscured by vegetation, stored items or debris. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using a drone from the ground or from a ladder. This may limit a full evaluation. 

The inspector shall observe: wall cladding, flashings and trim. entryway doors and representative number of windows. Garage door operators, decks, balconies, stoops, steps, areaways, and porches including railings. eaves, soffits and fascias. Vegetation, grading, drainage, driveways, patios, walkways and retaining walls with respect to their effect on the condition of the building.
The inspector shall: describe wall cladding materials. operate all entryway doors and representative number of windows including garage doors, manually or by using permanently installed controls of any garage door operator. Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing.
The inspector is NOT required to observe: storm windows, storm doors, screening, shutters, awnings and similar seasonal accessories. Fences, safety glazing, garage door operator remote control transmitters. geological conditions, soil conditions, recreational facilities, outbuildings other than garages and carports.

  • A = Acceptable
  • AR = Attention/Repair
  • D = Defective
  • S = Safety
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
3.2.1 - Exterior Walls / Trim

Failing Paint or stain everywhere

The paint or stain finish over much of the entire structure was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the entire building exterior per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
$
Credit
Comment
3.2.2 - Exterior Walls / Trim

Rusty weep screed
West side Garage

This is typically caused by continual water penetration over an extended period of time.

Recommend painting in the exposed metal along the bottom of the stucco to help protect it from rusting further

$
Credit
Comment
3.2.3 - Exterior Walls / Trim

STUCCO - MAJOR DAMAGE

Due to the missing material, there is a possibility of water or pest intrusion

Further review and repair by a qualified contractor to seal the openings and large cracks to help prevent possible water intrusion

For more information: STUCCO REPAIR

Stucco Stucco Repair Contractor
$
Credit
Comment
3.2.4 - Exterior Walls / Trim

Typical stucco cracks

Cracked stucco may eventually allow for moisture intrusion

When the cracks get to be about the width of the nickel, this condition can be easily repaired with a silicone caulking/stucco patch and paint.

Stucco repair

Contractor Qualified Professional
$
Credit
Comment
3.2.5 - Exterior Walls / Trim

Efflorescence

Efflorescence is the lime that comes out of concrete block when it has continual water penetration. Over time, the block will begin to deteriorate

Recommend finding and removing the continual water source to prevent the ongoing deterioration of the block, power washing & repainting

$
Credit
Comment
3.3.1 - Gutters and Downspouts

Missing 90° elbow’s
Various areas throughout the home

Without 90° elbow’s install, it’s possible for water to wick back behind the wall

Installation of a 90° elbow is recommended

Wrenches Handyman

4 - Building Structure

A AR D S NP NI
4.1 Foundation / Slab X
4.2 Roof Structure X
Roof Structure: Ceiling structure
Not determined
Roof Structure: Roof structure type
Not determined
Columns
Masonry block

Satisfactory where visible (limited inspection) unless otherwise noted in the report

Foundation / Slab: Material/Type
Concrete slab on grade, Poured concrete foundation

Visible portions of the foundation walls were inspected looking for significant cracking, moisture intrusion, or any other indications of damage or significant deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.


Limitations

The inspector performs a visual inspection of accessible components or systems of the foundation and structural components. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.

Foundation / Slab: Foundation Wall Cracks Information

Foundation wall cracks are reported on by their presence and visual condition as existing at the time of inspection only. I can not render a professional opinion as to a crack's severity, cause, whether it has been recently active, or if further movement may occur; as this would require invasive inspections, quantitative measurements, and consultations with the seller(s) in regards to its history. 

Cracks on foundation walls will be reported as either being within normal tolerances, or outside of normal tolerances as they appeared at the time of inspection. 

  • Cracks reported as being within normal tolerances contained a crack width of less than 1/8", contained no lateral displacement, and/or had no tapering of the crack width present. 

  • Cracks reported as being outside of normal tolerances may have contained a crack width 1/8" or larger, contained lateral displacement, was horizontal in orientation, and/or had a tapering crack width. Cracks outside of normal tolerances will always be recommended to be evaluated by a Structural engineer. 

Although cracks may be listed as being within normal tolerances, this observation only applies to their appearance at the time of inspection. Furthermore a crack within normal tolerances may have been in the same condition for years with no activity, or may be newly formed and still active. I recommend consulting with the seller(s) as to the history, including recent activity, of any cracking present on foundation walls. Only a structural engineer can determine a crack's cause and true severity and they should be consulted to acquire more information in regards to any referenced cracks. Any references to cracks on foundation walls below grade will need to be sealed at a minimum by a qualified person to prevent the possibility of moisture/water infiltration, regardless of the cracks size. 

Roof Structure: No attic access

Due to the design of the home, there is no attic access to view either the roof framing, electrical, ductwork, or insulation

The inspector shall observe structural components including: Foundation, floors, walls, columns, ceilings and roofs.

The Inspector shall describe the type of: Foundation, floor structure, wall structure, columns, ceiling structure and roof structure. Probe structural components where deterioration is suspected. However, probing is NOT required when probing would damage any finished surface. Enter underfloor crawl spaces and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected. Report the methods used to inspect underfloor crawl spaces and attics, report signs of water penetration into the building or signs of abnormal or harmful condensation on building components.

  • A = Acceptable
  • AR = Attention/Repair
  • D = Defective
  • S = Safety
  • NP = Not Present
  • NI = Not Inspected

5 - Roof

A AR D S NP NI
5.1 General Roof Details X
5.2 Gutters / Downspouts / Extensions X
5.3 Flashings X
5.4 Exterior Walls / Trim X
5.5 Chimney & Flues X
5.6 Exhaust vent X
General Roof Details: Roof surface material
Concrete tile, Urethane coating, Foam, Walk deck material
General Roof Details: Roof type
Hipped, Flat or low slope, Walk deck
Gutters / Downspouts / Extensions: Material
Roof drain
Exterior Walls / Trim: Wall Cover
Stucco, Brick masonry
Exterior Walls / Trim: Wall structure
Wood frame, Concrete block
Chimney & Flues: Gas-fired flue type
B-vent, Metal
Chimney & Flues: Wood-burning chimney type
Masonry
General Roof Details: Roof pictures
General Roof Details: Limitations

The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.

The inspector shall observe: roof coverings, roof drainage systems, flashings, skylights, chimneys and roof penetrations, signs of leaks or abnormal condensation on building components.

The inspector shall: describe the type of roof covering materials, report the methods used to inspect roofing.

The inspector is NOT required to: walk on the roofing, observe attached accessories including but not limited to solar systems, antennae, and lightning arresters.

  • A = Acceptable
  • AR = Attention/Repair
  • D = Defective
  • S = Safety
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
5.1.1 - General Roof Details

Concrete tile - Damaged/missing

The loose/damaged/missing areas may expose the underlying sheathing to potential water damage

Further review and repair of all areas of the roof is recommended

There may be other areas that were not noted in the inspection report, recommend a full evaluation of the entire roof by a qualified roofing contractor

Roof Roofing Professional
$
Credit
Comment
5.1.2 - General Roof Details

Debris

Significant amounts of debris such as leaves, needles, seeds, etc. have accumulated on the roof surface. Water may not flow easily off the roof, and can enter gaps in the roof surface. Leaks can occur as a result.  

Recommend cleaning debris from the roof surface now and as necessary in the future.

Tools Handyman/DIY
$
Credit
Comment
5.1.3 - General Roof Details

Foam roof - Spongy blisters

There are several spongy blisters observed in the roof, over time these can crack open and potentially cause damage to the foam underlayment and/or a water leak

Further review and repair by a qualified roofing contractor is recommended

There may not have been pictures of all the areas of concern. Recommend a full evaluation of the entire roof by a qualified roofing contractor

Roof Roofing Professional
$
Credit
Comment
5.1.4 - General Roof Details

Foam roof - Weather/age worn

Foam roof is generally weather/age worn Including loss of the coating material, surface cracking, and holes

Further review for repairs by a qualified roofing contractor is recommended

There may not have been pictures of all the areas of concern. Recommend a full evaluation of the entire roof by a qualified roofing contractor. Complete re-coating of the entire (or large portions) of the roof may be required

Roof Roofing Professional
$
Credit
Comment
5.1.5 - General Roof Details

Spongy areas

When walked upon, spongy areas of roofing were observed. This could cause sub decking failure in the future

Further review and repair by a qualified contractor is recommended

Hammer Carpentry Contractor
$
Credit
Comment
5.4.1 - Exterior Walls / Trim

Parapet cracking

Cracking stucco on top of the parapet wall is very common

Recommend ongoing maintenance to keep these cracks sealed and painted to help prevent possible water penetration in the future

Stucco Stucco Repair Contractor
$
Credit
Comment
5.4.2 - Exterior Walls / Trim

Parapet paint peeling and efflorescence

Typically caused by sun and moisture. On the tops of parapets it can allow for water penetration

Recommend scraping the old loose paint off, rolling a waterproof type coating on top of the parapet wall and then repainting. Further review and repair by a qualified contractors recommended

Stucco Stucco Repair Contractor

6 - Electrical

A AR D S NP NI
6.1 Service X
6.2 Panels X
6.3 Wiring X
6.4 Exterior X
6.5 Receptacles X
6.6 Switches X
6.7 Lighting / Fans X X X
6.8 Smoke and CO alarms X
Service: Protection
Breakers
Service: Service entrance conductor material
Stranded Aluminum, Stranded Copper, Bus bar
Service: System ground
Copper
Service: Type
Underground
Service: Voltage
120-240
Panels: A/C condenser breaker size (amps)
25, 30, 50
Panels: Main panel location
West, Corner, Side
Panels: Manufacturer Name
Square D
Panels: Ground/Bond

Grounding/bonding wire was observed in the panel

Wiring: Branch circuit wiring type
Non-metallic sheathed cable (Romex) and rigid conduit
Wiring: Solid strand aluminum wiring present
None visible
Receptacles: GFCI present
Yes
Smoke and CO alarms: CO and smoke alarms installed
Yes, Smoke alarm
Panels: AFCI Present
Main Panel

Tested and found to be functional

AFCI

Service: Main breaker size
400

The service disconnect or main OCPD (over current protection device) was inspected looking for any deficiencies and reporting on its location. This disconnect can be a breaker, fuse block, or kill switch. This is the means of shutting off all electricity entering the home.

Panels: Appliance pictures
Panels: Sub-panel location
Garage, Northside closet
Limitations

The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.

The inspector shall observe: service entrance conductors, service equipment, grounding equipment, main over-current device, main and distribution panels, amperage and voltage ratings of the service, branch circuit conductors, their over-current devices, and the compatibility of their ampacities and voltages. The operation of a representative number of installed lighting fixtures, switches and receptacles located inside the house, garage, and on its exterior walls. The polarity and grounding of all receptacles within six feet of interior plumbing fixtures and all receptacles in the garage or carport, and on the exterior of inspected structures. The operation of ground fault circuit interrupters.

The inspector shall describe: service amperage and voltage, service entry conductor materials, service type as being overhead or underground. location of main and distribution panels, report any observed aluminum branch circuit wiring.
The inspector is NOT required to: Insert any tool, probe or testing device inside the panels, test or operate any over-current device except ground fault interrupters.
Dismantle any electrical device or control other than to remove covers of the main and auxiliary distribution panels, observe low voltage systems, smoke detectors, telephone, security, cable TV, intercoms or other ancillary wiring that is not a part of the primary electrical distribution system.

  • A = Acceptable
  • AR = Attention/Repair
  • D = Defective
  • S = Safety
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
6.5.1 - Receptacles

Cover plates missing
East side Hall Closet

One or more cover plates for switches, receptacles or junction boxes were missing or extremely damaged. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. 

Recommend that a qualified person install cover plates where necessary.

Electric Electrical Contractor
$
Credit
Comment
6.5.2 - Receptacles

The outlet is loose in the wall/floor
Northwest Bathroom

When in the electrical appliance is plugged into the outlet, the outlet moves around inside the wall/floor which could pose an electrical shock

Repair or replacement by a qualified electrical contractor is recommended

Electric Electrical Contractor
$
Credit
Comment
6.5.3 - Receptacles

GFCI reset issue
Northeast Bathroom

Should the outlet trip next to the sink, it also trips the GFCI at the bar area

Recommend removal of the GFCI at the bathroom

Further review is recommended

Electric Electrical Contractor
$
Credit
Comment
6.6.1 - Switches

Cover plate damage
South side Hall

Cover plate is cracked, broken or missing.

Replace or install a new cover plate

Tools Handyman/DIY
$
Credit
Comment
6.6.2 - Switches

Missing trim
Various areas throughout the home

Switch is missing trim

Install trim or replace switch as needed

Electric Electrical Contractor
$
Credit
Comment
6.7.1 - Lighting / Fans

Ceiling fans Inoperable or switch not found

One or more ceiling fans appeared to be inoperable, or the inspector was unable to find normal controls with which to operate the fan(s).
Recommend asking the property owner about their operation, and if necessary, that a qualified electrician evaluate and repair.
Electric Electrical Contractor
$
Credit
Comment
6.7.2 - Lighting / Fans

Globes or covers missing, broken
Master Bathroom Closet

Globes or covers for light fixtures were missing or damaged. Recommend replacing as necessary to avoid exposed bulbs. 

$
Credit
Comment
6.7.3 - Lighting / Fans

Possible burnt out bulb
Garage

Without a proper operating bulb, the light will not come on

Recommend replacing the bulb to verify the light fixture works. If the light fixture does not work, further review and repair by qualified electrical contractor may be required

Electric Electrical Contractor
$
Credit
Comment
6.8.1 - Smoke and CO alarms

NO CO DETECTORS INSTALLED

Carbon Monoxide (CO) detectors are recommended to be installed outside of each sleeping area, in the area(s) of any gas appliances, and any fireplace(s). CO alarms are recommended if any gas appliances are present in the home or if the home contains a garage. More information about CO detectors and there requirements can be found here: CO Detectors


Tools Handyman/DIY

7 - Plumbing

A AR D S NP NI
7.1 General X
7.2 Service / Main Line X
7.3 Fuel Systems X
7.4 Supply Lines X
7.5 Hose bibb X
7.6 Drain and Waste Lines X
7.7 Venting X
7.8 Water Heater X
7.9 Water Heater X
Service / Main Line: Main shut-off location
Garage, West side
Service / Main Line: Type
Public
Fuel Systems: Location of main fuel shut-off
At gas meter, West side of the home
Fuel Systems: Visible fuel storage systems
None present
Supply Lines: Type
Copper
Drain and Waste Lines: Drain pipe material
ABS
Drain and Waste Lines: Waste pipe material
ABS
Venting: Vent pipe material
ABS
Water Heater: Capacity (Gallons)
75
Water Heater: Combustion Air Type
Vent(s) to exterior, High / Low
Water Heater: Energy Source
Gas
Water Heater: Location
Garage
Water Heater: Manufacturer Year
2014

The typical life expectancy of a water heater is 13-15 years

Water Heater: Recirculation pump
Garage

Installed and appears to be operating as intended

Water Heater: Capacity (Gallons)
Tankless
Water Heater: Combustion Air Type
Vent(s) to exterior, High / Low
Water Heater: Energy Source
Gas
Water Heater: Location
Mechanical closet, Eastside
Service / Main Line: Water Pressure PSI
75-80
Service / Main Line: Water bond
Fuel Systems: Gas bond
General: Tub and Shower Drain Information

Water was ran through the drains of tubs and showers for an extended period of time, and the areas under these drains (if applicable) were then inspected with thermal imaging looking for indications of leaks. No leaks were observed at the time of inspection unless otherwise noted in this report.

What can't be replicated is the affects of weight applied to these drains. When showering or bathing the forces from weight can put strain on gaskets or joints on the drain pipes that can possibly result in leaking, this can be even more likely if the home has been vacant for an extended period of time. Therefore any leaks that occur from these areas after the time of inspection are excluded.

Water Heater: Flue and Vent Pipe

Satisfactory where visible (limited inspection) unless otherwise noted in the report

Water Heater: Manufacturer
Bradford & White

I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 

Here is a nice maintenance guide from Lowe's to help. 

Water Heater: TPR Valve: TPR Valve Information
Yes

A TPR valve was in place, and appeared functional. These are not tested due to the fact that once they are tested, they tend to form a drip leak. These valves allow the water heater to expel water and pressure if the tank reaches a pressure over 150psi, or the water temperature exceeds 210 degrees. No deficiencies were observed with the valve unless otherwise noted in this report.

Water Heater: Water Temperature
100-120 Degrees

FYI - The maximum recommended water temperature produced at faucets in the home is 120 degrees due to the possibility of scalding at temperatures above this. But to prevent the formation of Legionellae bacteria in the water heater, tank temperatures are recommended to be kept between 135-140 degrees.
A tempering valve can allow for this combination, keeping water at faucets in the home to safe levels while keeping tank temperatures high enough to kill harmful bacteria. I recommend consulting with a licensed plumber regarding the installation of a tempering valve as needed. For more information: HOT WATER

Water Heater: Flue and Vent Pipe

Satisfactory where visible (limited inspection) unless otherwise noted in the report

Water Heater: Manufacturer
Takagi

I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 

Here is a nice maintenance guide from Lowe's to help. 

Water Heater: TPR Valve: TPR Valve Information
Yes

A TPR valve was in place, and appeared functional. These are not tested due to the fact that once they are tested, they tend to form a drip leak. These valves allow the water heater to expel water and pressure if the tank reaches a pressure over 150psi, or the water temperature exceeds 210 degrees. No deficiencies were observed with the valve unless otherwise noted in this report.

Water Heater: Water Temperature
120-130 Degrees

FYI - The maximum recommended water temperature produced at faucets in the home is 120 degrees due to the possibility of scalding at temperatures above this. But to prevent the formation of Legionellae bacteria in the water heater, tank temperatures are recommended to be kept between 135-140 degrees.
A tempering valve can allow for this combination, keeping water at faucets in the home to safe levels while keeping tank temperatures high enough to kill harmful bacteria. I recommend consulting with a licensed plumber regarding the installation of a tempering valve as needed. For more information: HOT WATER

General: Fire suppression system
A fire suppression system was installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. These systems normally require periodic inspection by a specialist to ensure correct operation. For example, checking for possible backflow contamination of the potable water system, or correct operation of valves and gauges. Recommend that a qualified specialist inspect this system in accordance with National Fire Prevention Association (NFPA) 25 standards.
General: Limitations

The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. It is our recommendation that all homes over 20 years of age have the waste lines inspected using a video scope device to determine if they need repair or replacement. Property owners are usually responsible for repairs to the side sewer and publicly owned lateral lines. Such repairs can be expensive. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.

General: Limitations - Interior Plumbing

The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.

General: Sprinklers

Based on visible equipment or information provided to the inspector, this property appeared to have a yard irrigation (sprinkler) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of potable water. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.

General: Tub and Sink Overflow Limitations

Tub and sink overflows are not tested for functionality due to the very high likelihood the gaskets will leak. Care should be exercised in filling tubs to not allow water into the overflow. While they will likely drain away the bulk of water, some amount of leaking should be anticipated. As an improvement, a licensed plumber could check the gaskets and make repairs deemed necessary. Again, it should be assumed these overflows will not be water tight.

Water Heater: Limitations

Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.

Water Heater: EXPANSION TANK NOT PRESENT

FYI - No expansion tank was installed for the water supply system. Expansion tanks are recommended when a property is on a public water supply system and the property's water system is "closed" via a pressure reducing valve (PRV), check valve, or backflow preventer. No room for expansion of water exists in this type of system. Thermal expansion occurs when water is heated during non-use periods. In a closed system with no provision for expansion, its effects can include:

  • Backflow into the water main
  • Damage to water heater connections, gas water heater flue tubes and pumps serving washers and dishwashers
  • Leaking faucets
  • "Weeping" of water through the water heater temperature-pressure relief (TPR) valve
  • Noisy water hammer in the pipes

Expansion tanks can eliminate these problems by giving water a place to go when thermal expansion occurs. When a water heating cycle ends, or when any fixture is opened within the system, the impact of thermal expansion is reduced, and water drains out of the expansion tank back into the system. Recommend that a qualified plumber install an expansion tank per standard building practices.

 More info can be found here: EXPANSION TANK

Water Heater: Limitations

Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.

The inspector shall observe: Interior water supply and distribution system including: piping materials, including supports and insulation, fixtures and faucets, functional flow, leaks, cross connections, interior drain, waste and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation, leaks, functional drainage. Hot water systems including: water heating equipment, normal operating controls, automatic safety controls, chimneys, flues and vents. Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting and supports, leaks, and sump pumps.

The inspector shall describe: Water supply and distribution piping materials, drain, waste and vent piping materials, water heating equipment. Operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house.

The inspector is NOT required to: State the effectiveness of anti-siphon devices, determine whether water supply and waste disposal systems are public or private, operate automatic safety controls, operate any valve except water closet flush valves, fixture faucets and hose faucets. Observe: water conditioning systems, fire and lawn sprinkler systems, on-site water supply quantity and quality, on-site waste disposal systems, foundation irrigation systems, spas, except as to functional flow and functional drainage.

  • A = Acceptable
  • AR = Attention/Repair
  • D = Defective
  • S = Safety
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
7.1.1 - General

Water softener

A water softener system was installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Water softeners typically work by removing unwanted minerals (e.g. calcium, magnesium) from the water supply. They prevent build-up of scale inside water supply pipes, improve lathering while washing, and prevent spots on dishes. Recommend consulting with the property owner about this system to determine its condition, required maintenance, age, expected remaining life, etc.

$
Credit
Comment
7.5.1 - Hose bibb

Hose bibbs Leaked

Hose bibs were leaking. This is common to this type of faucet

Repair or replace as needed by a qualified contractor

Pipes Plumbing Contractor
$
Credit
Comment
7.5.2 - Hose bibb

Missing or defective vacuum breaker

These backflow prevention devices are vacuum breakers that prevent contaminated water from entering the potable water system, otherwise known as a "Cross Connection". These may have not been required when the home was built.

If a garden hose is going to be connected, installation of a vacuum breaker is recommended to bring the home up to current standards

Tools Handyman/DIY

8 - Heating & Cooling

A AR D S NP NI
8.1 General X
8.2 AC Condenser X
8.3 AC Condenser X
8.4 AC Condenser X
8.5 AC Condenser X
8.6 AC-Evaporator Coil X
8.7 Air Handler X
8.8 Furnace X
8.9 Furnace X
8.10 Furnace X
8.11 Filters X
8.12 Thermostat X
8.13 Ducts & Registers X
8.14 Exhaust Systems X
General: Heating/Cooling Source Present in Each Room
Yes
AC Condenser: Area Served
South, Side, Master
AC Condenser: Capacity (Ton)
2.5
AC Condenser: Fuel Type
Electric
AC Condenser: Location
Northeast, Corner
AC Condenser: Manufacturer Name
Lennox
AC Condenser: Manufacturer Year
1999

The typical life expectancy of exterior units is approximately 13-15 years

AC Condenser: Type
Split system
AC Condenser: Area Served
2nd Floor
AC Condenser: Capacity (Ton)
2
AC Condenser: Fuel Type
Electric
AC Condenser: Location
Northeast
AC Condenser: Manufacturer Name
Carrier
AC Condenser: Manufacturer Year
2014

The typical life expectancy of exterior units is approximately 13-15 years

AC Condenser: Type
Split system, Heat pump
AC Condenser: Area Served
Living room
AC Condenser: Capacity (Ton)
4
AC Condenser: Fuel Type
Electric
AC Condenser: Location
West, Side
AC Condenser: Manufacturer Name
Lennox
AC Condenser: Manufacturer Year
1999

The typical life expectancy of exterior units is approximately 13-15 years

AC Condenser: Type
Split system, Electric A/C
AC Condenser: Area Served
South, Side
AC Condenser: Capacity (Ton)
3
AC Condenser: Fuel Type
Electric
AC Condenser: Location
West, Side
AC Condenser: Manufacturer Name
Lennox
AC Condenser: Manufacturer Year
1999

The typical life expectancy of exterior units is approximately 13-15 years

AC Condenser: Type
Split system, Electric A/C
Air Handler: Area served
2nd Floor
Air Handler: Condition
Appeared serviceable
Air Handler: Fuel Type
Electric
Air Handler: Location
Second floor
Air Handler: Manufacturer Name
Carrier
Furnace: Area Served
Master
Furnace: Automatic Safety Controls
Yes

Safety controls are installed and appear sound (not physically tested)

Furnace: Capacity in BTUs or kilowatts
60000 BTU
Furnace: Combustion Air Type
Vent(s) to exterior, High / Low
Furnace: Fuel Type
Natural gas
Furnace: Location
Mechanical room, Hallway, South side
Furnace: Manufacturer Name
Lennox
Furnace: Manufacturer Year
1999
Furnace: Area Served
West, South, Side
Furnace: Automatic Safety Controls
Yes

Safety controls are installed and appear sound (not physically tested)

Furnace: Capacity in BTUs or kilowatts
75000 BTU
Furnace: Combustion Air Type
Vent(s) to exterior, High / Low
Furnace: Fuel Type
Natural gas
Furnace: Location
Garage
Furnace: Manufacturer Name
Lennox
Furnace: Manufacturer Year
1999
Furnace: Area Served
East, Portion of the home
Furnace: Automatic Safety Controls
Yes

Safety controls are installed and appear sound (not physically tested)

Furnace: Capacity in BTUs or kilowatts
65000
Furnace: Combustion Air Type
Vent(s) to exterior, High / Low
Furnace: Fuel Type
Natural gas
Furnace: Location
Mechanical room, East side
Furnace: Manufacturer Name
Lennox
Furnace: Manufacturer Year
1999
Filters: Condition
Filter(s) are in good condition
Filters: Size
14x20x1
Thermostat: Location Placement
Various areas throughout the home
Thermostat: Thermostat Temperature at Start of Inspection
67
Thermostat: Thermostat Type
Programmable digital
Exhaust Systems: Exhaust Fans
Fan Only
AC-Evaporator Coil: Condensation overflow switch

More information click  Switch

Filters: Filter location
Below air handler
General: HCFC-22 PHASEOUT

HCFC-22 PHASEOUT. HCFC-22, commonly referred to as R-22, is used as a refrigerant in many applications, including residential air conditioning (AC) systems. Starting on January 1, 2020, U.S. production and import of HCFC-22 will end, but you may continue to use HCFC-22 in your existing system for as long as necessary. HCFC-22 that is recovered and reclaimed, along with HCFC-22 produced prior to 2020, will help meet the needs of owners of existing HCFC-22 systems. PHASEOUT

General: HVAC Testing Information

FYI: The inspection of the HVAC system is limited to the response of the system at normal operating controls (the thermostat) in both heating and cooling modes (weather permitting); a non-invasive visual observation of the exterior and interior equipment, and the removal of any access panels made for removal by a homeowner (not requiring ANY tools). If a more thorough inspection is desired, an HVAC contractor should be consulted.

Furnace: Flue and Vent Pipe

Satisfactory where visible (limited inspection) unless otherwise noted in the report

Furnace: Flue and Vent Pipe

Satisfactory where visible (limited inspection) unless otherwise noted in the report

Furnace: Flue and Vent Pipe

Satisfactory where visible (limited inspection) unless otherwise noted in the report

Filters: Temperature split

*Unless otherwise commented on in the report* Satisfactory based upon the temperature inside the home at the time of the inspection. This indicates that the unit is cooling/heating as intended. Normal temperature split should be between 16 and 24 degrees (ambient air temperatures may cause variances of this temperature split). The air test was performed by using a thermometer or IR camera on the return & supply vents to determine if the difference in temperatures of the supply and return air are within normal parameters

General: Limitations
The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms). 

HEATING

The inspector shall observe permanently installed heating systems including: Heating equipment, normal operating controls, automatic safety controls, chimneys, flues and vents, solid fuel heating devices.
heat distribution systems including fans, pumps, ducts and piping, with supports, dampers, insulation, air filters, registers, radiators, fan coil units, convectors, the presence of an installed heat source in each room.

The inspector shall describe: Energy source, heating equipment and distribution type, operate the systems using normal operating controls, open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance.

The inspector is NOT required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage, operate automatic safety controls, ignite or extinguish solid fuel fires
Observe: The interior of flues, fireplace insert flue connections, humidifiers, electronic air filters, the uniformity or adequacy of heat supply to the various rooms.

CENTRAL AIR CONDITIONING

The inspector shall observe: Central air conditioning including: cooling and air handling equipment. normal operating controls. Distribution systems including: fans, pumps, ducts and piping, with supports, dampers, insulation, air filters, registers, fan-coil units. The presence of an installed cooling source in each room.

The inspector shall: Describe energy sources, cooling equipment type, operate the systems using normal operating controls. Open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance.

The inspector is NOT required to: Operate cooling systems when weather conditions or other circumstances may cause equipment damage, observe non-central air conditioners, observe the uniformity or adequacy of cool-air supply to the various rooms.

  • A = Acceptable
  • AR = Attention/Repair
  • D = Defective
  • S = Safety
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
8.2.1 - AC Condenser

Lifespan (10-15 years)

The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be beyond this age and may need replacing or significant repairs at any time. 

$
Credit
Comment
8.3.1 - AC Condenser

Conduit - Is not attached properly

Conduit is not attached properly where it enters the junction box

Without a properly connected conduit, there is the possibility for the wires being pulled out of their connections or an electrical short circuit

Repaired by a qualified electrical contractor is recommended

Electric Electrical Contractor
$
Credit
Comment
8.5.1 - AC Condenser

Lifespan (10-15 years)

The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be beyond this age and may need replacing or significant repairs at any time. 

$
Credit
Comment
8.8.1 - Furnace

Flues and vents damaged

Some flues for the furnace were disconnected or had gaps. This is a safety hazard. Carbon monoxide can enter living spaces. Evaluate and repair as soon as possible.

9 - Garage or Carport

A AR D S NP NI
9.1 General X
9.2 Attached Garage-House Door X
9.3 Overhead Door X
9.4 Automatic Opener X
9.5 Fire Walls/Ceilings X
9.6 Windows & Skylights X
General: Type
Attached
Attached Garage-House Door: Type
Solid core
Overhead Door: # of Doors
1, 2
Overhead Door: Type
Sectional, Aluminum
Automatic Opener: Mechanical auto-reverse operable
Yes
Fire Walls/Ceilings: Ventilation
None
Windows & Skylights: Window Information
Sliding, Dual pane, Stationary
General: Firewall

The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.

  • A = Acceptable
  • AR = Attention/Repair
  • D = Defective
  • S = Safety
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
9.3.1 - Overhead Door

Broken spring
Single car garage door

One or more springs were broken on garage vehicle door(s). This is a safety hazard since the door(s) can fall shut when opened. A qualified contractor should repair as necessary.

For more information: DOOR SPRING

$
Credit
Comment
9.6.1 - Windows & Skylights

Difficult to open
Garage, Various areas throughout the home

Window is very difficult to slide back-and-forth (when compared to other windows in the home)

The rollers or the track may need to be cleaned and lubricated. Repair or adjustment is recommended

Tracks, recommend cleaning out with the vacuum and rag and using a non-petroleum based lubricant (silicone type)

Tools Handyman/DIY

10 - Attic

A AR D S NP NI
10.1 Access X
Access: No attic
No accessible attic spaces were found or inspected at this property. The inspector attempts to locate attic access points and evaluate attic spaces where possible. When a home is occupied, such access points may be obscured by stored items or furnishings. Home inspection standards of practice do not require inspectors to move stored items, furnishings or personal belongings. If such access points are found in the future and/or made accessible, a qualified person should fully evaluate those attic spaces and roof structures.

INSULATION & VENTILATION

The inspector shall observe: insulation and vapor retarders in unfinished spaces, ventilation of attics and foundation areas, kitchen, bathroom, and laundry venting systems.

The inspector shall describe: insulation and vapor retarders in unfinished spaces, absence of same in unfinished space at conditioned surfaces.

The inspector is NOT required to report on: concealed insulation and vapor retarders, venting equipment which is integral with house hold appliances.

  • A = Acceptable
  • AR = Attention/Repair
  • D = Defective
  • S = Safety
  • NP = Not Present
  • NI = Not Inspected

11 - Laundry Room

A AR D S NP NI
11.1 Cabinetry X
11.2 Sinks X
11.3 Ventilation - Bath /Laundry X
11.4 Receptacles X
11.5 Switches X
11.6 Interior Doors X
11.7 Washer
11.8 Dryer
Ventilation - Bath /Laundry: Bathroom and laundry ventilation type
Spot exhaust fans
Receptacles: GFCI present
Yes
Washer: Condition
Working as intended
Dryer: Condition
Working as intended
Dryer: Fuel type
Natural gas, Electric 220
  • A = Acceptable
  • AR = Attention/Repair
  • D = Defective
  • S = Safety
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
11.1.1 - Cabinetry

Stains

Stains were found in the shelving or cabinets below the sink. Plumbing leaks may have occurred in the past. 

Consult with the property owner about this, and if necessary that a qualified person evaluate and repair.  Drain and/or plumbing did not leak at time of inspection.

12 - Bathrooms

A AR D S NP NI
12.1 Cabinetry X
12.2 Sinks X
12.3 Toilets X
12.4 Showers X
12.5 Bathtubs X
12.6 Receptacles X
12.7 Switches X
12.8 Interior Doors X
Receptacles: GFCI present
Yes
Bathtubs: Jetted tub
Master, Northwest Bathroom
  • A = Acceptable
  • AR = Attention/Repair
  • D = Defective
  • S = Safety
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
12.2.1 - Sinks

Drains slowly
Master Bathroom

The sink drained slowly.
Recommend clearing drain and/or having a qualified contractor repair as needed
 
Pipes Plumbing Contractor
$
Credit
Comment
12.2.2 - Sinks

Leaking Drain
Master Bathroom

One or more sink drains were leaking. A qualified person should repair as necessary.
 
Pipes Plumbing Contractor
$
Credit
Comment
12.2.3 - Sinks

Aerator clogged/missing
Southwest Bathroom

Aerator is clogged or missing

Cleaning or replacement is recommended for proper water flow


Tools Handyman/DIY
$
Credit
Comment
12.3.1 - Toilets

No or bad caulk at base
Master Bathroom, Northeast Bathroom

Caulk around the base of the toilet was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Recommend that a qualified person caulk around toilet bases per standard building practices.
 
Tools Handyman/DIY
$
Credit
Comment
12.4.1 - Showers

Hammering

The shower plumbing was hammering intermittently. This may be corrected by replacing the shower head or the installation of a anti-hammer device or, turning off the water slowly

Further review and repair as needed 

Pipes Plumbing Contractor
$
Credit
Comment
12.4.2 - Showers

Showerhead leaking
Southwest Bathroom, Northeast

Shower head is leaking at the connection to the shower head stem or the swivel ball. The leak may cause further damage to the adjacent surfaces

Repair or replacement  of the shower head may be required


Pipes Plumbing Contractor
$
Credit
Comment
12.8.1 - Interior Doors

Sliding/pocket doors

It was difficult to operate one or more sliding doors. 

Evaluate and repair as needed

$
Credit
Comment
12.8.2 - Interior Doors

Hardware

Loose/damaged/missing hardware observed

Repair or replacement of the hardware is recommended

Wrenches Handyman

13 - Interior Areas

A AR D S NP NI
13.1 General X
13.2 Cabinetry X
13.3 Countertops X
13.4 Exterior Doors X
13.5 Floors X
13.6 Interior Doors X
13.7 Interior trim X
13.8 Windows & Skylights X
13.9 Walls and Ceilings X
Exterior Doors: Exterior door material
Metal, Sliding glass, Aluminum
Windows & Skylights: Window Information
Sliding, Dual pane, Stationary, Aluminum
General: Limitations

The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.

The inspector shall observe: walls, ceiling and floors, steps, stairways, balconies and railings, counters and a representative number of cabinets. A representative number of doors and windows, separation walls, ceilings, and doors between a dwelling unit and an attached garage or another dwelling unit, sumps.

The inspector shall: operate a representative number of primary windows and interior doors, report signs of water penetration into the building or signs of abnormal or harmful condensation on building components.

The inspector is NOT required to observe: paint, wallpaper and other finish treatments on the interior walls, ceilings, and floors, carpeting, draperies, blinds or other window treatments, household appliances, recreational facilities or another dwelling unit.

  • A = Acceptable
  • AR = Attention/Repair
  • D = Defective
  • S = Safety
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
13.4.1 - Exterior Doors

Doors
2nd Floor

One or more exterior doors were difficult to open or close / were difficult to latch / were sticking. Recommend that a qualified person repair as necessary.
 
$
Credit
Comment
13.4.2 - Exterior Doors

Rot

Fungal rot was found at one or more exterior doors / door jambs. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
 
$
Credit
Comment
13.4.3 - Exterior Doors

Sliding glass door Difficult to open, close

One or more sliding glass doors were difficult to open or close. Recommend that a qualified person maintain, repair or replace door(s) as necessary. Often, cleaning the track and applying a lubricant will help.
$
Credit
Comment
13.6.1 - Interior Doors

Binds in jamb
Southeast Bedroom

One or more interior doors were sticking in the door jam and were difficult to operate. Recommend that a qualified person repair as necessary. For example, by trimming doors.
$
Credit
Comment
13.8.1 - Windows & Skylights

Screens - Torn or damaged

The screen is torn or damaged which could allow for pest intrusion.

Replace screen as needed

Window Window Repair and Installation Contractor

14 - Kitchen

A AR D S NP NI
14.1 Countertops-Backsplash X
14.2 Cabinetry X
14.3 Sinks X X
14.4 Under-Sink Food Disposal X
14.5 Dishwasher X
14.6 Microwave X
14.7 Range/Oven X
14.8 Refrigerator X
14.9 Kitchen Exhaust X
14.10 Cooktop X
Under-Sink Food Disposal: Condition
Working as intended
Dishwasher: Condition
Working as intended
Microwave: Condition
Working as intended
Microwave: Year built
1999
Range/Oven: Condition
Working as intended
Range/Oven: Fuel Type
Electric
Refrigerator: Details
No water supplied to the referigator area
Kitchen Exhaust: Condition
Working as intended
Kitchen Exhaust: Type
Hood or built into microwave over range or cooktop
Cooktop: Condition
Working as intended
Cooktop: Fuel Type
Natural gas, Electronic ignition
  • A = Acceptable
  • AR = Attention/Repair
  • D = Defective
  • S = Safety
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
14.2.1 - Cabinetry

Adjustment

One or more kitchen cabinet doors and or drawers are in need of adjustment.

Contractor Qualified Professional
$
Credit
Comment
14.3.1 - Sinks

Corrosion observed
Upstairs Bar Area

Corrosion observed on one or more pipes or fittings, This is evidence of a slow leak

Further review and replacement of the valves by a qualified plumbing contractor is recommended. (Cleaning off the corrosion is not a proper repair)

The inspector does not turn on or off these types of shut off valves underneath sinks or at the toilet locations

Pipes Plumbing Contractor
$
Credit
Comment
14.3.2 - Sinks

No or low flow
Bar

The hot / cold water supply flow for the sink was low or inoperable. Recommend that a qualified plumber evaluate and repair as necessary.
 
$
Credit
Comment
14.8.1 - Refrigerator

Damaged
2nd Floor

The refrigerator was damaged. Evaluate and repair as necessary. 

$
Credit
Comment
14.8.2 - Refrigerator

Unknown if the ice maker works

There was no ice in the ice dispenser at the time of the inspection so it is unknown if the icemaker actually works or not. Check with seller for more information

Verify proper operation by the owner of the home. If it does not work, further review and repair by a qualified appliance repair man is recommended

Wash Appliance Repair
$
Credit
Comment
14.9.1 - Kitchen Exhaust

Inoperable downdraft

Downdraft did not operate using the normal controls

Repair or replacement is recommended

Wash Appliance Repair

15 - Appliance Information

Stove/Oven: Photos
Disposal: Photos
Dishwasher: Photos
Dishwasher: Photos
Microwave: Photos
Water Heater: Photos
Water Heater: Photos
Condenser: Photos
Condenser: Photos
Condenser: Photos
Condenser: Photos
Refrigerator: Photos
Refrigerator: Photos
Air Handler: Photos
Furnace: Photos
Furnace: Photos
Furnace: Photos
Washer: Photos
Dryer: Photos

16 - Swimming Pools and Spas

A AR D S NP NI
16.1 General X
16.2 Limitations: X
16.3 Safety Devices: X
16.4 Pool Area Coping, Tile and Decking: X
16.5 Interior Surface: X
16.6 Drains: X
16.7 Pool Electrical: X
16.8 Control Valves: X
16.9 Filtering/Cleaning Type: X
16.10 Pool Plumbing: X
16.11 Pumps: X
16.12 Spa Controls: X
16.13 Heating: X
16.14 Accessories X
General: Type of Pool/Spa:
Inground Pool and Spa
Pool Area Coping, Tile and Decking:: Coping Type:
Stone
Pool Area Coping, Tile and Decking:: Decking Type:
Stone
Interior Surface:: Interior Finish Material:
Aggregate (Pebble)
Drains:: Drain Type(s):
Multiple Drains
Pool Electrical:: Circuit Breaker Location(s):
Equipment Area
Pool Electrical:: Electric Controls:
Local Subpanel
Pool Electrical:: Equipment Bonding:
Pump(s)
Pool Electrical:: GFCI Protection
At Equipment Area
Pool Electrical:: Wiring Type:
Rigid Metal, Liquid TIght Conduit
Control Valves:: Valve Type(s):
Automatic Valves with Actuator, Standard Manual Valves
Filtering/Cleaning Type:: Filtering Components:
In-floor, Skimmer
Filtering/Cleaning Type:: Filtration Type:
Cartridge
Filtering/Cleaning Type:: Water Treatment:
Standard Chlorine
Pool Plumbing:: Fill Valve Type:
Auto-fill valve with float
Pool Plumbing:: Pipes:
PVC
Pumps:: Pump Types:
Standard, Variable Speed
Spa Controls:: Control(s):
Remote Control

We recommend verifying equipment with seller.

Spa Controls:: Spa Jets:
Jets were operational, Air Blower (bubbler)
Heating:: Heating Type:
Natural Gas Heater
Limitations:: Pool/Spa View
General: Pool and Spa Safety Information:

Pool and Spa Safety Information:

For up to date pool safety recommendations go to the following:

Pool Safely

and

Red Cross Pool Safety

and

Pool Safety Guidelines

and

Barrier Guidelines

California Law has been modified to direct pool/spa owners to recommend at least 2 of the 7 Safety Items are present. The Swimming Pool Safety Act:

CA Pool Safety Act

General: Equipment photos
Safety Devices:: Pool Barriers:
Pool Area Fenced Off

All pool fencing should be a minimum of 60 inches with the latch a minimum of 54 inches off the grade. Gates should be self-closing and self-latching and open away from the pool/spa area.

Accessories: Wireless control panel

It is recommended that a qualified pool service company come out and go through the workings of the pool equipment. Also consider having them install the app on your smartphone & get it setup for your convenience

Limitations:: General limitations

Inspections performed in accordance with these Standards are visual, are not technically exhaustive and will not identify concealed conditions or latent defects.

Interior Surface:: Limited inspection

While the inspector makes every attempt to see the entire pool shell, there may be chips, cracks, or missing finish material that was not seen due to moving water etc.

STANDARDS OF PROFESSIONAL PRACTICE FOR THE INSPECTION OF SWIMMING POOLS & SPAS For Arizona Home Inspectors

For the complete SOP click POOL STANDARDS


Summary

The inspector shall observe: interior finish materials. decks, steps and coping, pumps, motors, blowers, skimmer, filter, drains, heaters, automatic safety controls, gauges, visible piping and valves. Water supply systems for cross connections, external bonding of the pump motors, blowers, and heaters, conduit, visible electrical components, and the operation of underwater lighting, ground fault circuit interrupters, and timer assemblies. permanently installed handrails and ladders, for the presence of child safe barrier provisions, for the presence of entrapment prevention components.

The inspector shall describe: type of pool or spa, primary interior finish material, type of filter, type of child safe barrier provision, type of cleaning system (if present), energy source for heater (if present), operate the systems using normal operating controls, open readily open able access panels provided by the manufacturer or installer for routine homeowner maintenance.
Inspectors are NOT required to report on: life expectancy of any component or system, the causes of the need for a major repair, the methods, materials and costs of corrections, the suitability of the facilities for any specialized use, or the enclosures for systems, components, of equipment, the condition of components that are not visible and/or readily accessible, compliance or non-compliance with applicable regulatory requirements, building codes, or manufacturer instructions, drawings, and specifications, any component or system which was not observed, the presence or absence of pests such as wood damaging organisms, rodents, or insects.
External bonding of equipment or components other than pump motors, blowers and heaters, cosmetic items, underground items, or items not permanently installed, the safety of use of any pool or spa component, the adequacy of operation, maintenance, and use of the pool/spa and of any component, whether any item, material, condition or component is subject to recall, controversy, litigation, product liability or other adverse claim or condition, the structural integrity of any system or component, the adequacy of system and component design, and of filters and heaters, the adequacy of child safe barriers and of entrapment prevention components, nor the conformity of these barriers or components with local codes and ordinances. Equipment/component compatibility, flow rates and high or low pressure conditions, leaks in the shell or underground components, geological and soil conditions, the strength, adequacy, efficiency or safety of any system or component.

Inspectors are NOT required to: observe component interiors that are not readily accessible, offer warranties or guarantees of any kind, calculate the strength, adequacy, efficiency or safety of any system or component, enter any area or perform any procedure which may damage the property or its components or be dangerous to the inspector or other persons. Operate any system or component which is shut down or otherwise inoperable, operate any system or component which does not respond to normal operating
controls, move personal items, equipment, plant life, soil, snow, ice, or debris which obstructs access or visibility.
Determine the presence or absence of any suspected hazardous substance or irritants including but not limited to noise, toxins, molds, algae, allergens, organisms, carcinogens, electromagnetic radiation, radioactive substances, combustibles, corrosive or reactive chemicals or contaminants, or the adequacy of their storage facilities. Determine the safety of use of any pool or spa component, dismantle any system or component., predict future conditions, including but not limited to failure of components, project operating costs of components, perform any act or service contrary to law or regulation, perform architectural, engineering, or surveying services, or to confirm or evaluate such services performed by others. Perform any trade or professional service other than as required in these Standards. Operate systems when weather conditions or other circumstances may cause equipment damage, test or operate valves and automatic safety controls, come into contact with pool or spa water to examine the systems, structure, or components. Test, operate, or evaluate electric resistance heaters, determine the temperature, temperature fluctuation, rate of temperature rise, or the time needed to obtain hot water, of any pool or spa heater. Test, operate, or evaluate water features, fountains, diving and jump boards, slides, and similar play equipment, or evaluate the suitability of the pool or spa for the use of such equipment, or for activities such as diving. Test, operate, or evaluate timers, low voltage or electronic controls, stray voltage, thermostats, heating elements, solar and other alternative energy heating systems, evaluate water chemistry or clarity, or presence or absence of bacteria/algae. Operate systems including backwash, aerators, automatic cleaners, automatic water fills, water treatment or chemical dispenser systems.
Evaluate the interior of components and filters including filter cartridges, and related components and accessories, or back-flow prevention devices, evaluate the condition of manual, or the condition and operation of automatic, pool or spa. covers. Observe underground items and items not permanently installed, determine the differential between original construction and subsequent additions or modifications, or evaluate out-of-level conditions.


  • A = Acceptable
  • AR = Attention/Repair
  • D = Defective
  • S = Safety
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
16.3.1 - Safety Devices:

Perimeter gates do not comply with barrier requirement.

The perimeter gates that provide access to the pool/spa area should be self-closing and self-latching and open away from the pool area.

Contractor Qualified Professional
$
Credit
Comment
16.3.2 - Safety Devices:

Alarm batteries

Door alarms are installed but the batteries have been removed

Without a working alarm, the potential for child drowning increases

Recommend installing batteries for a properly working alarm

Contractor Qualified Professional
$
Credit
Comment
16.6.1 - Drains:

Install Anti-vortex Cover(s)

This type of drain cover can allow for hair or clothing to get caught in the drain line at the bottom of the pool when the cleaning system is running which can lead to injury and drowning

Recommend replacing the floor drain covers with anti-vortex type covers for safety

Pool Swimming Pool / Spa Contractor
$
Credit
Comment
16.7.1 - Pool Electrical:

Bond wire is missing or disconnected

Without a properly installed and connected bond wire, the pump and pool could be subject to an electrical charge which could cause electrocution

Further review and repair by a qualified pool electrical contractor is required

Electric Electrical Contractor
$
Credit
Comment
16.10.1 - Pool Plumbing:

Leaking pipes or valve connections observed

Continually leaking water can cause damage to adjacent surfaces

Further review and repair or replacement by a qualified contractor is recommended


Pool Swimming Pool / Spa Contractor
$
Credit
Comment
16.10.2 - Pool Plumbing:

PVC piping should be painted.

PVC can be damaged by sunlight and should be painted or coated for UV protection.

Tools Handyman/DIY
$
Credit
Comment
16.11.1 - Pumps:

Not working

The pump does not appear to be working as intended

Repair or replacement is recommended for proper water flow

Pool Swimming Pool / Spa Contractor
$
Credit
Comment
16.13.1 - Heating:

The pool heater is not operational.

The pool heater is not operational and should be further evaluated and repaired or replaced as needed.
Pool Swimming Pool / Spa Contractor

17 - Fireplaces, Stoves

A AR D S NP NI
17.1 General X
17.2 Wood-burning fireplace, stove X
17.3 Hearth X
17.4 Gas-fired fireplace, stove, or log lighter X
Wood-burning fireplace, stove: Wood-burning fireplace type
Masonry
Gas-fired fireplace, stove, or log lighter: Condition
Appeared serviceable
Gas-fired fireplace, stove, or log lighter: Gas Type
Masonry, Natural Gas
General: Fireplace Information

The fireplace was inspected by a visual examination of the firebox, hearth extension, mantle, and by operating the flue damper (if applicable). An NFPA Level 2 inspection is recommended to be conducted by a chimney sweep during the transfer of ownership of a home, and is highly recommended prior to the end of your inspection contingency period. This Level 2 inspection is invasive utilizing remote cameras, and can uncover issues not seen during a home inspection, particularly the condition of the flue liner. No significant deficiencies were observed at visual portions unless otherwise noted in this report. For more information: NFPA

Wood-burning fireplace, stove: Condition
Appeared serviceable
Gas-fired fireplace, stove, or log lighter: Service advice
Recommend that the client review all available documentation for gas-fired fireplaces and stoves. Depending on how they are operated (for routine heating versus ambiance), such appliances may need servicing annually or every few years. Consult with the property owner and/or a qualified specialist to determine if service is needed now. Any needed repairs noted in this report should be brought to the attention of the specialist when it's serviced. For more information visit:
ANGFINSP
General: Limitations

The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device.

  • A = Acceptable
  • AR = Attention/Repair
  • D = Defective
  • S = Safety
  • NP = Not Present
  • NI = Not Inspected