The following definitions are of the Items, components or system(s) that were visually inspected.

Appears Serviceable (AS) = The item, component or system was visually inspected, and if no other comments were made, then it appeared to be functioning as intended allowing for normal wear and tear.

Serviceable with Defects* (SD) = The item, component or system was inspected and appeared to be functioning as intended. The item was found to also has a deficiency and/or concern and will fall under one of the categories below.

Near End of Lifespan (NEAR) = The item, component or system was inspected, observation of damage or concern was visible due to age, use, and/or weathering. Indicating that the item is at or near the end of its useful life.

Substandard (SUB) = The item, component or system was visually inspected. Deficiency(s) and/or concern were observed which prevented or limited proper function.

Limitations (LIM) = The item, component or system was not inspected or fully inspected due to preventive factors such as weather, item condition, structure, and/or beyond the scope of the Home Inspector.

Defects (DEF) = The item was found to also has a deficiency and/or concern and will fall under one of the categories below.

Not Inspected / Unknown (UNK) = The item, component or system was not inspected and/or not visible for inspection. Representation made of whether or not it was functioning as intended and will state a reason for not inspecting.

Note = The item or discovery indicated is considered cosmetic, nuisance or is "For Your Information." The items, although should be repaired, are not considered to be in need of immediate repair. Any items or recommendations in this category should not be considered as an enforceable repair or responsibility of the sellers but designed only to provide you with specific information about the property.

FINDING

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing or selling this home. Any findings/comments that are listed under "Safety / Attention" by the inspector suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase or sell the property.

Maintenance / Minor = The item, component, or system while perhaps functioning as intended is in need of minor repair, service, or maintenance. Items showing signs of wear or deterioration could result in an adverse condition at some point in the future; and considerations should be made in upgrading the item, component, or system to enhance the function, efficiency and/or safety. Often items falling into this category can frequently be addressed by a homeowner or handyman and are considered to be routine homeowner maintenance (DIY) or recommended upgrades.

Concern / Moderate = The item, component, or system while perhaps functioning as intended is in need of moderate repair, service; and may be showing more severe signs of wear or deterioration that could result in an adverse condition at some point in the future. Considerations should be made in upgrading the item, component, or system to enhance the function, efficiency and/or safety. Items falling into this category can frequently be addressed by a Handyman or a Qualified Professional (Licensed and Insured Contractor) and are commonly not considered routine maintenance or DIY items.

Safety / Attention = The item, component or system poses a safety concern to occupants in or around the home. Some listed concerns will be considered acceptable for the time period of construction but pose a current risk. Typically the item, component or system is Not functioning as intended or needs further evaluation by a Qualified Professional (Licensed and Insured Contractor) or a Contractor specialized in a specific or particular field which may cause damage to the structure. Items, components or units that can be repaired to the satisfactory condition may not need replacement.

This structure is on a post tension slab. Do not cut, core, drill, or otherwise tamper with the concrete slab, as this could damage the post tension system. (System is concealed and was not inspected).

Gutters and downspouts are used to help direct water away from the building's foundation to help prevent moisture damage and potential structural concerns. Recommend adding gutters and downspouts for proper drainage.

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Adopted by the Arizona Chapter of American Society of Home Inspectors (ASHI) Effective January 1, 2002.

The Arizona Standards of Practice are adopted from the American Society of Home Inspectors (ASHI) 1992 Standards of Practice, through the AZ ASHI, 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.

1. Introduction

1.1 These Standards define the practice of Home Inspection in the State of Arizona.

1.2 These Standards of Practice; Provide inspection guidelines. Make public the services provided by private fee-paid inspectors.

2. Purpose and Scope

2.1 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.

2.2 Inspectors shall: Before the inspection report is delivered, enter into a written agreement with the client or their authorized agent that includes; the purpose of the inspection, the date of the inspection, the name address and certification number of the inspector, the fee for services, a statement that the inspection is performed in accordance with these Standards, limitations or exclusions of systems or components inspected. Observe readily accessible installed systems and components listed in these Standards. Submit a written report to the client which shall; Describe systems and components identified in sections 4-12 of these Standards, state which systems and components designated for inspection in these Standards have been inspected and any systems and components designated for inspection in these Standards which were present at the time of the inspection and were not inspected and a reason why they were not inspected, state any systems and components so inspected which were found to be in need of immediate major repair and any recommendations to correct, monitor or evaluate by appropriate persons.

2.3 These Standards are not intended to limit inspectors from:

A. reporting observations and conditions in addition to those required in Section 2.2.

B. excluding systems and components from the inspection if requested by the client.

3. General Limitations and Exclusions

3.1 General limitations:

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

B. These Standards are applicable to buildings with four or less dwelling units and their garages or carports.

3.2 General exclusions:

A.  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 property for any specialized use, compliance or non-compliance with applicable regulatory requirements, the market value of the property or its marketability, the advisability or inadvisability of purchase of the property, any component or system which was not observed, the presence or absence of pests such as wood damaging organisms, rodents, or insects, cosmetic items, underground items, or items not permanently installed.

B. Inspectors are NOT required to; offer warranties or guarantees of any kind, calculate the strength, adequacy, or efficiency 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, disturb insulation, move personal items, furniture, equipment, plant life, soil, snow, ice, or debris which obstructs access or visibility, determine the presence or absence of any suspected hazardous substance including but not limited to toxins, fungus, molds, mold spores, carcinogens, noise, contaminants in soil, water, and air, determine the effectiveness of any system installed to control or remove suspected hazardous substances, predict future conditions, including but not limited to failure of components, project operating costs of components, evaluate acoustical characteristics of any system or component.

3.3 Limitations and exclusions specific to individual systems are listed in following sections.

4. System: Structural Components

4.1 The inspector shall observe: Structural components including; foundation, floors, walls, columns, ceilings, roofs.

4.2 The Inspector shall; Describe the type of; foundation, floor structure, wall structure, columns, ceiling structure, 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.

5. System: Exterior

5.1 The inspector shall observe; wall cladding, flashings and trim. Entryway doors and a 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.

5.2 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.

5.3 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.

6. System: Roofing

6.1 The inspector shall observe; Roof coverings. Roof drainage systems. Flashings. Skylights, chimneys and roof penetrations. Signs of leaks or abnormal condensation on building components.

6.2 The inspector shall: Describe the type of roof covering materials. Report the methods used to inspect roofing.

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

7. System: Plumbing

7.1 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 system 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. Sump pumps.

7.2 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.

7.3 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.

8. System: Electrical

8.1 The inspector shall observe: Service entrance conductors. Service equipment, grounding equipment, main overcurrent device, main and distribution panels. Amperage and voltage ratings of the service. Branch circuit conductors, their overcurrent 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.

8.2 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.

8.3 The inspector is NOT required to: Insert any tool, probe or testing device inside the panels. Test or operate any overcurrent device except ground fault interrupters. Dismantle any electrical device or control other than to remove covers of the main and auxiliary distribution panels. Observed. 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.

9. System: Heating

9.1 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.

9.2 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.

9.3 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.

10. System: Central Air Conditioning

10.1 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.

10.2 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.

10.3 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.

11. System: Interiors

11.1 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.

11.2 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.

11.3 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.

12. System: Insulation & Ventilation

12.1 The inspector shall observe: Insulation and vapor retarders in unfinished spaces. Ventilation of attics and foundation areas. Kitchen, bathroom, and laundry venting systems.

12.2 The inspector shall describe: Insulation and vapor retarders in unfinished spaces. Absence of same in unfinished space at conditioned surfaces.

12.3 The inspector is NOT required to report on: Concealed insulation and vapor retarders. Venting equipment which is integral with household appliances.