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1234 Main St.
PHOENIX, AZ 85048
10/15/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
4
Maintance/minor
17
Concern/moderate
11
Saftey/attention

1 - General Information / Overview

Comment Key and Definitions

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 / AttentionThe 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.

2 - Inspection / Property Details

In Attendance
N/A
Occupancy
Vacant
Temperature
97 Fahrenheit (F)
Time (Start - Completion)
9:00 - 12:00 AM
Utilities ON
Gas, Water, Electric
Weather Conditions
Clear, Hot, Humid
Bedroom(s)
3
Bathroom(s)
2.5
Building Size
2102 Sqft
Building Type
Detached, Single Family

 

Style
Contemporary
Year Built
2004 Year
Home Views: Exterior
Home Views: Interior

3 - Building Lot

AS SD SUB NEAR LIM UNK
3.1 Grading & Drainage X
3.2 Vegetation X
3.3 Driveway X
3.4 Walkways X
3.5 Fences & Gates X
3.6 Appurtenance X
Grading & Drainage: Grade
Minor Slope
Driveway: Type
Concrete
Walkways: Type
Concrete
Fences & Gates: Fence
CMU
Fences & Gates: Gate
Metal / Wood
Appurtenance: Type
Covered Patio
General Limitations - Grading & Drainage

Limited inspection of the performance of lot drainage and grading. Limited due to the conditions existing at the time of the inspection only and evidence of past problems. I cannot guarantee the 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. The inspection of the grading and drainage performance in relation to moisture infiltration through foundation walls, therefore, is limited to the visible conditions at the time of inspection, and evidence of past problems.

  • AS = Appears Serviceable
  • SD = Serviceable with Defects*
  • SUB = Substandard
  • NEAR = Near End of Lifespan
  • LIM = Limitations
  • UNK = Not Inspected / Not Visible
Credit
Comment
3.2.1 - Vegetation

Tree - Near / Contacting Fence

One or more large trees were very close or in contact with the fence. Tree roots can cause significant structural damage to the fence or may have already caused damage. To include, branches and vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. To include, concrete block fencing which can result in accelerated damage and deterioration.

Recommendation

Trim, and/or remove trees from the fence as necessary. 

Yard scissors Landscaping Contractor
Credit
Comment
3.5.1 - Fences & Gates

Fence - Rain Cap Loose

One or more rain caps (5) and/or top concrete block(s) were identified to be loose or detached from the fence. This is a potential safety concern as Loose/Detached bricks or Rain caps may inadvertently be pulled off and fall on someone or something causing serious injury or damage.

Recommendation

Resecure loose rain caps and blocks as necessary.

Wrenches Handyman

4 - Structure

AS SD SUB NEAR LIM UNK
4.1 Foundation X
4.2 Floor Structure X
4.3 Wall Structure X
4.4 Columns X
4.5 Roof / Ceiling Structure X
Foundation: Type
Concrete / Slab on Grade
Foundation: Post Tension Slab - Warning

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).

Floor Structure: Type
Concrete
Wall Structure: Type
Wood Frame
Columns: Columns
Wood Frame / Stucco
Roof / Ceiling Structure: Structure
Wood / Trusses
Roof / Ceiling Structure: Sheathing
Plywood Sheathing
  • AS = Appears Serviceable
  • SD = Serviceable with Defects*
  • SUB = Substandard
  • NEAR = Near End of Lifespan
  • LIM = Limitations
  • UNK = Not Inspected / Not Visible

5 - Exterior

AS SD SUB NEAR LIM UNK
5.1 Doors (Exterior / Entry) X
5.2 Walls (Exterior) X
5.3 Flashing and Trim X
5.4 Eaves, Soffits and Fascia X
Doors (Exterior / Entry): Operation
Operational
Walls (Exterior): Cladding
Stucco
Flashing and Trim: Trim
Stucco / Wood
  • AS = Appears Serviceable
  • SD = Serviceable with Defects*
  • SUB = Substandard
  • NEAR = Near End of Lifespan
  • LIM = Limitations
  • UNK = Not Inspected / Not Visible
Credit
Comment
5.1.1 - Doors (Exterior / Entry)

Garage Door - Wall Seal (Exterior)
Garage

The seal between the exterior wall and garage door is beginning to fail or has failed. An improper seal can potentially lead to moisture intrusion, possible development of microbial growth such as mold within the walls and other structural concerns. 

Recommendation

Reseal area between the Garage door and wall.  

Wrenches Handyman
Credit
Comment
5.1.2 - Doors (Exterior / Entry)

Exterior Door - Wall Seal (Exterior)
South Exterior Door (Slider)

The seal between the exterior wall and door is beginning to fail or has failed. An improper seal can potentially lead to moisture intrusion, possible development of microbial growth such as mold within the walls and other structural concerns. 

Recommendation

Reseal area between the exterior door and wall.  

Wrenches Handyman
Credit
Comment
5.1.3 - Doors (Exterior / Entry)

Screen Door - Missing
Exterior Door (Slider)

During the time of inspection, one or more exterior screen doors were removed or missing. These sliding doors may not provide ventilation during months when insects are active. To include, replacing multiple screens can become costly. 

Recommendation

Replace missing screen doors as needed.

Wrenches Handyman
Credit
Comment
5.2.1 - Walls (Exterior)

Stucco Siding - Common Chips and Cracking
Multiple Locations

Stucco covering observed to have common cracks and chips at many locations along the exterior walls. Moisture can become trapped behind stucco and can cause moisture problems to the wood framing and causing additional cracking. Cracks exceeding 1/16-inch in width should be filled with appropriate material and painted to prevent possible moisture intrusion or additional damage

Recommendation

- Make Repairs to exterior stucco, fill cracks and packs chips with appropriate material and repaint. 

- Actively monitored in the future. Repair and when needed

Contractor Qualified Professional
Credit
Comment
5.2.2 - Walls (Exterior)

Stucco Siding - Moderate Thermal Cracking
West (Side), Balcony

The stucco covering exterior walls showed moderate thermal cracking in multiple areas. This type of cracking, called "thermal cracking" is typically due to internal stresses created by temperature changes. It is common as stucco ages and is currently is not a structural problem. Due to the numer of cracks and widespread areas are seen. Moisture can become trapped behind stucco and can cause moisture problems to the wood framing and causing additional cracking. New exterior paint coating is recommended and cracks exceeding 1/16-inch in width should be filled with an appropriate material to minimize future damages

Recommendation

Repaint and patch chips and cracks as needed.

Contractor Qualified Professional

6 - Roofing

AS SD SUB NEAR LIM UNK
6.1 Covering (Main Roof) X
6.2 Roof Drainage System X
6.3 Flashings X
6.4 Penetrations X
Roof Level(s)
Main Roof
Main Roof Type
Gable & Valley
Roof Inspection Method
Walked
Evidence of Leaking
No
Covering (Main Roof): Type
Concrete Tile
Roof Drainage System: Gutters and Material
Full
Penetrations: Type
Plumbing Vents, Exhaust Vents
  • AS = Appears Serviceable
  • SD = Serviceable with Defects*
  • SUB = Substandard
  • NEAR = Near End of Lifespan
  • LIM = Limitations
  • UNK = Not Inspected / Not Visible
Credit
Comment
6.1.1 - Covering (Main Roof)

Improper/Incomplete Nailing

Roof coverings showed signs of improper installation and fastening. Recommend a qualified roofing contractor evaluate and repair. 

$250 - $5,000
Credit
Comment
6.1.2 - Covering (Main Roof)

Mortar Joints - Cracked / Damaged

During the time of inspection, one or more mortar joints / Caps were damaged and/or cracked. this may lead to water intrusion and roof protection has been degraded.

Recommendation

Repair and/or replace roof mortar joints as needed.

Contractor Qualified Professional

7 - Interior (Living Space)

AS SD SUB NEAR LIM UNK
7.1 Doors (Interior & Closets) X
7.2 Windows X
7.3 Wall(s) X
7.4 Ceilings X
7.5 Floors X
7.6 Counters & Cabinets X
7.7 Steps, Stairways and Railings X
7.8 Door Bell X
7.9 Smoke & CO Detectors X X
Doors (Interior & Closets): Operation
Operational
Windows: Operation
Operational with Defects*
Windows: Type
Sliders, Vinyl
Counters & Cabinets: Cabinets
Wood
Counters & Cabinets: Countertops
Granite
Interior Finishes

Assessing the quality and condition of interior finishes is highly subjective. Issues such as cleanliness, cosmetic flaws, quality of materials, architectural appeal and color are outside the scope of this inspection. Comments will be general, except where functional concerns exist. Furniture, area rugs, storage, appliances and/or wall hangings are not moved to permit inspection and may block defects. Carpeting, window treatments, central vacuum systems, household appliances, screening, recreational facilities, paint, wallpaper, and other finish treatments are not inspected unless otherwise noted in this report. Recommend a thorough review of interior areas during final walk-through inspection prior to closing.

Smoke & CO Detectors: Smoke / Carbon Monoxide Alarms Testing

Smoke and Carbon Monoxide alarms are tested only for audibility and not tested using actual Smoke and/or Carbon Monoxide.

  • AS = Appears Serviceable
  • SD = Serviceable with Defects*
  • SUB = Substandard
  • NEAR = Near End of Lifespan
  • LIM = Limitations
  • UNK = Not Inspected / Not Visible
Credit
Comment
7.1.1 - Doors (Interior & Closets)

Door - Stick / Rub(s)
Bedroom B

One or more interior door(s)stick and/or rub when opening. This can be a potential safety hazards and cosmetic implications.  

Recommendation

Make adjustments and/or repairs to interior door to ensure proper and intended function. 

Tools Handyman/DIY
Credit
Comment
7.2.1 - Windows

Seal - Interior Wall and Window
Living Room

During the time of inspection, the wall seal between the interior wall and the window has started to fail. This can lead to energy loss, moisture intrusion, and possibly affect the function of the window(s). 

Recommendation

Reseal window between the interior wall and window, and repaint if needed.

Contractor Qualified Professional
Credit
Comment
7.2.2 - Windows

Window Seal - Damaged / Fail
Living Room, Family Room

During the time of inspection, one or more windows were observed to have one or more window seal to have failed. Which may lead to condensation in windows, moisture intrusion, and depleted efficiency.

Recommendation

Repair damaged window seals and/or replace windows where necessary. 

Contractor Qualified Professional
Credit
Comment
7.2.3 - Windows

Windows - Moisture Damage
Family Room

During the time of inspection, drywall near or at the window(s) had moisture damage. Improper drainage from the outside and/or a failed seal has allowed water to enter the structure.

Recommendation

Further evaluation and correct moisture intrusion and repair drywall.

Contractor Qualified Professional
Credit
Comment
7.2.4 - Windows

Windows - Wall Seal (Exterior)
Multiple Locations

The seal between the exterior wall and window is beginning to fail or has failed. An improper seal can potentially lead to moisture intrusion, possible development of microbial growth such as mold within the walls and other structural concerns.

Recommendation

Reseal areas between the window and exterior wall. (All Windows)

Contractor Qualified Professional
Credit
Comment
7.2.5 - Windows

Window(s) - Operation / Cleaning
All Windows

Multiple Window(s) appeared to be dirty and in need of cleaning and were very difficult to operate at the time of inspection. Visibility of/through the window(s) was also limited. Identifying broken seals and/or fogged windows may not be identified.

Recommendation

- General cleaning and lubricating for ease of function, other adjustments or repairs may be required. 

- Additionally, continued maintenance and cleaning will extend window function and aesthetics.

Tools Handyman/DIY
Credit
Comment
7.4.1 - Ceilings

Ceiling - Cosmetic Damage
Kitchen

Observed minor cosmetic damage /cracks on the ceiling. Unable to identify the source. However, settlement cracks are common to occur and typically are not of significant concern. 

Recommendation

Repair ceiling cracks in order to maintain aesthetics.  

Contractor Qualified Professional

8 - Plumbing (Water & Fuel)

AS SD SUB NEAR LIM UNK
8.1 Water Service X
8.2 Distribution Lines (Water) X
8.3 Faucets X
8.4 Sinks / Lavatorys X
8.5 Bathtub / Shower X
8.6 Toilets / Bidets X
8.7 Waste and Vent Systems X
8.8 Water Heater X
8.9 Automatic Safety Controls X
8.10 Fuel Systems X
Insulated / Supported
Insulation Not required, Yes
Water Supply Leaks
No Leaks Observed
Functional Drainage
No Restrictions Observed



Waste Line Leaks
No Leaks Observed
Cross Connections
Potential Cross Connection*
Water Service: Main

________________________________________________________________________________________________________________________________________________________________

Water Service: Main Line: Shut-Off Location
Northwest (Exterior)
Water Service: Main Line: Type - Size
Copper, 1 1/4 in
Water Service: Meter location
Near Street
Water Service: Pressure Regulator Present
Yes
Water Service: Service Source
Public
Water Service: Water Pressure
Under 50 PSI
Distribution Lines (Water): Information

________________________________________________________________________________________________________________________________________________________________

Distribution Lines (Water): Type
Copper
Faucets: Faucets: Condition
Satisfactory with defects
Faucets: Faucet: Operation
Substandard
Sinks / Lavatorys: Information

________________________________________________________________________________________________________________________________________________________________

Sinks / Lavatorys: Operation
Appears serviceable
Sinks / Lavatorys: Faucets: Condition
Appears Serviceable
Sinks / Lavatorys: Faucet: Operation
Substandard*
Bathtub / Shower: Information

________________________________________________________________________________________________________________________________________________________________

Bathtub / Shower: Operation
Appears serviceable
Bathtub / Shower: Faucets: Condition
Appears Serviceable
Bathtub / Shower: Faucet: Operation
Appears Serviceable
Toilets / Bidets: Information

________________________________________________________________________________________________________________________________________________________________

Toilets / Bidets: Operation
Appears Serviceable
Toilets / Bidets: Faucets: Condition
Appears Serviceable
Toilets / Bidets: Faucet: Operation
Appears Serviceable
Waste and Vent Systems: Information

________________________________________________________________________________________________________________________________________________________________

Waste and Vent Systems: Functional Drainage
Satisfactory



Waste and Vent Systems: Vent Materials
ABS
Waste and Vent Systems: Waste Line Materials
ABS
Water Heater: Information

________________________________________________________________________________________________________________________________________________________________

Water Heater: Brand
AO Smith
Water Heater: Date
2015 #
Water Heater: Location
Garage
Water Heater: Model #
GCR 40 400, (SN: 1524J000392)
Water Heater: Type
Gas
Water Heater: Flues and Vents
Appears Serviceable
Automatic Safety Controls: Type
TPR Valve
Automatic Safety Controls: Operation
Appears Operational
Fuel Systems: Information

________________________________________________________________________________________________________________________________________________________________

Fuel Systems: Insulated / Supported
Exposed lines appear properly insulated, Yes
Fuel Systems: Source
Public, Natural Gas
Fuel Systems: Supply Material
Steel
Fuel Systems: Gas Shut-off - Location
West (Exterior)
  • AS = Appears Serviceable
  • SD = Serviceable with Defects*
  • SUB = Substandard
  • NEAR = Near End of Lifespan
  • LIM = Limitations
  • UNK = Not Inspected / Not Visible
Credit
Comment
8.1.1 - Water Service

Main Water Shut-Off - Buried / Inaccessible

The main water shut-off valve was partially or fully buried and will be difficult to operate in an emergency. 

Recommendation

Repair main shut-off valve to be made accessible.  May require contacting the city.

Tools Handyman/DIY
Credit
Comment
8.1.2 - Water Service

Water Pressure - Under 50 PSI

Water pressure was below 50 pounds per square inch (PSI), but the flow appeared to be adequate. 50-80 PSI is considered the normal range for water pressure in a home. The inspector performed a "functional flow test" during the inspection, where multiple fixtures were run simultaneously and checked for significantly decreased flow. For example, the shower flow did not decrease significantly when the toilet was flushed. However, this is not a guarantee that the client will find the pressure and flow to be adequate. If the client does find the flow to be inadequate, they should have a qualified plumber evaluate and repair as necessary. Installing a pressure-boosting system is one possible solution.

Contractor Qualified Professional
Credit
Comment
8.3.1 - Faucets

Exterior Faucet - Missing Backflow Preventer
Southeast (Exterior)

One or more exterior faucet(s) or Hose Bibs were missing backflow prevention devices. These devices reduce the likelihood of gray water entering the potable water supply (Cross-contamination).

Recommendation

Install a backflow prevention device on hose bibs.

Wrenches Handyman
Credit
Comment
8.4.1 - Sinks / Lavatorys

Faucet - No Cold Water Supply
Bathroom 2

During the time of inspection, one or more sinks did not produce cold water. Supply has been plumbed to the sink.

Recommendation

Repairs are made to ensure the bathroom sink has cold water.

Pipes Plumbing Contractor
Credit
Comment
8.5.1 - Bathtub / Shower

Shower Door Bottom Vinyl Sweep Missing / Damaged / Deteriorated
Bathroom 1 (Exterior)

During the time of inspection, the bottom vinyl sweep at the shower door was missing, damaged and/or deteriorated. 

Recommendation

Replace/repair shower sweep and seals.

Tools Handyman/DIY
Credit
Comment
8.8.1 - Water Heater

Drip Leg/Sediment Trap - Missing
Garage

The hot water heater is missing Drip Leg/ Sediment trap on the fuel line. 

Recommendation

Install drip leg on fuel line at the water heater.   

Contractor Qualified Professional

9 - Electrical

AS SD SUB NEAR LIM UNK
9.1 Service Type X
9.2 Service Conductor X
9.3 Service Ground X
9.4 Main Panel X
9.5 Overcurrent Protection Device X
9.6 Branch Circuit Wiring X
9.7 Lighting / Switches X
9.8 Receptacles X
9.9 GFCI Protection X
Service Type: Entrance
Underground
Service Conductor: Type
Copper
Service Conductor: Amperage
200 AMP
Service Conductor: Voltage
120/240 Volts
Service Ground: Status
Detached*
Main Panel: Information

________________________________________________________________________________________________________________________________________________________________

Main Panel: Location
West (Exterior)
Main Panel: Main Disconnect Rating
200 AMP
Main Panel: Panel Capacity
200 AMP
Main Panel: Panel Manufacturer
General Electric
Main Panel: Sub-Panel
N/A
Overcurrent Protection Device: Type
Breakers

 

Overcurrent Protection Device: Compatibility
Breakers Appear Not to be Oversized
Branch Circuit Wiring: Type
Copper

 

Lighting / Switches: Information

________________________________________________________________________________________________________________________________________________________________

Lighting / Switches: Operation
Operational
Receptacles: Information

________________________________________________________________________________________________________________________________________________________________

Receptacles: Operation
Operational with Defects*
GFCI Protection: Information

________________________________________________________________________________________________________________________________________________________________

GFCI Protection: Operation
Operational
GFCI Protection: GFCI Protection Present
Yes
Electrical 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 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, the 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.

Cable / Satellite / Telephone / Inter Communication / Alarm Stystems

Note: If present, cable, satellite, telephone, inter communication and alarm systems are not inspected. Evaluating these systems are beyond the scope of a property inspection. Their condition is unknown, and they are excluded from this inspection. Recommend that a qualified specialist review these systems and make repairs if necessary.

  • AS = Appears Serviceable
  • SD = Serviceable with Defects*
  • SUB = Substandard
  • NEAR = Near End of Lifespan
  • LIM = Limitations
  • UNK = Not Inspected / Not Visible
Credit
Comment
9.3.1 - Service Ground

Ground - Improper
Main Panel

During the time of inspection, an improper ground was observed. 

Recommendation

A qualified electrician replace/repair ground. 

Contractor Qualified Professional
Credit
Comment
9.4.1 - Main Panel

Main Panel - Legend Substandard

Panel legend(s) was/were missing, incomplete, illegible or confusing. This is a hazard in the event of an emergency when power needs to be turned off. 

Recommendation

Correcting the legend so it's accurate, complete, and legible. Evaluation by a qualified electrician may be necessary.

Electric Electrical Contractor
Credit
Comment
9.6.1 - Branch Circuit Wiring

Double Tap - Neutral Wires
Main Panel

During the time of inspection, two or more neutral wires were on the neutral bus bar under one lug. These wires should be isolated if it needs to be worked on.

Recommendation

A qualified electrician repair double-tap neutral wires as per standard building practices.

Contractor Qualified Professional
Credit
Comment
9.7.1 - Lighting / Switches

Switch - Unidentified
Living Room

During the time of inspection, several switches source of operation were not identified this may because of a bad bulb, switch operated a receptacle, and/or incomplete wiring. 

Recommendation

Consult with the homeowner to identify switches and make repairs if necessary. Some repairs may require a Qualified Electrician.

Tools Handyman/DIY
Credit
Comment
9.8.1 - Receptacles

Exterior Rated Cover Plate - Missing Seal
South (Back)

One or more, exterior receptacle covers were missing the protective seal to prevent water intrusion. This is a potential shock hazard. 

Recommendation

Replace or repair damaged exterior receptacle covers.

Electric Electrical Contractor
Credit
Comment
9.8.2 - Receptacles

Receptacle - Hot and Ground Reversed
Living Room

During the time of inspection, hot and ground wires appeared to be wired in reverse at a receptacle outlet. This can be a safety hazard due to electrical shock and cause damage to devices and/or appliances. 

Recommendation

Repair miswired receptacles.

Wrenches Handyman

10 - Built-in Appliances

AS SD SUB NEAR LIM UNK
10.1 Range/Oven/Cooktop X
10.2 Microwave X
10.3 Dishwasher X
10.4 Refrigerator X
10.5 Garbage / Food Disposal X
Range/Oven/Cooktop: Information

________________________________________________________________________________________________________________________________________________________________

Range/Oven/Cooktop: Brand
GE
Range/Oven/Cooktop: Energy Source
Electric
Range/Oven/Cooktop: Ventilation Type
Built-in Microwave / Recirculating
Range/Oven/Cooktop: Model
JB655SK4SS, (SN:DM064437Q) #
Microwave: Information

________________________________________________________________________________________________________________________________________________________________

Microwave: Brand
Samsung
Microwave: Model
ME16H702SES, (SN: 078N7WTM209167H) #
Dishwasher: Information

________________________________________________________________________________________________________________________________________________________________

Dishwasher: Brand
Kitchenaid
Refrigerator: Brand
Samsung
Refrigerator: Model
RF267ABRS #
  • AS = Appears Serviceable
  • SD = Serviceable with Defects*
  • SUB = Substandard
  • NEAR = Near End of Lifespan
  • LIM = Limitations
  • UNK = Not Inspected / Not Visible
Credit
Comment
10.3.1 - Dishwasher

High Loop - Missing

A "high loop" or "air gap" was not present or not properly installed for the dishwasher drain line or had visible portions. A high loop or air gap prevents wastewater from siphoning back into the dishwasher during operation. (NOTE: Typically, newer models of dishwashers have high loops already installed, however, it is uncertain which models and is not visible to the home inspector)

Recommendation

Install a proper drain line at the dishwasher.

Tools Handyman/DIY
Credit
Comment
10.3.2 - Dishwasher

Rust - Racks / Unit

Light rust was observed at racks and in the unit at the time of the inspection. Racks can be costly to replace.

Recommendation 

Repair and/or replace racks as needed.

Wrenches Handyman

11 - Heating / Cooling

AS SD SUB NEAR LIM UNK
11.1 Air Filter(s) X
11.2 Operating Controls (Thermostat) X
11.3 Distribution Systems X
11.4 Cooling Equipment X
11.5 Heating Equipment X
11.6 Automatic Safety Controls X
Operating Controls (Thermostat): Brand
Honeywell
Operating Controls (Thermostat): Operating Control (Thermostat)
Operating Controls (Thermostat): Operation
Operational
Distribution Systems: Type
Ducts and Registers
Cooling Equipment: Information

________________________________________________________________________________________________________________________________________________________________

Cooling Equipment: Brand
York
Cooling Equipment: Date of Manufacture
2004
Cooling Equipment: Energy Source
Electric
Cooling Equipment: Cooling Source
Each room is Cooled by Air Conditioning
Cooling Equipment: Location
Exterior East
Cooling Equipment: Model #
H2RC048S06A, (SN: WFNM084756)
Heating Equipment: Information

________________________________________________________________________________________________________________________________________________________________

Heating Equipment: Brand
York
Heating Equipment: Date of Manufacture
2004
Heating Equipment: Energy Source
Gas
Heating Equipment: Heat Type
Forced Air
Heating Equipment: Heat Source
Every Room has a Heating Source
Automatic Safety Controls: Type
Thermocouple
Distribution Systems: Duct Work - Limited Visibility

Due to limited access and/or construction of the home, much of the ductwork was not visible during the time of inspection. The overall condition will be limited. Any deficiency observed will be noted in the report. 

Heating Equipment: High Temperature - Heating Mode Not Tested

At the time of inspection, the outside temperature was above 65. Damage to the unit could occur if it is turned on. If you are concerned if the Heating Unit is not working, I recommend a qualified professional to evaluate the Heating Unit in order to confirm proper operation.

  • AS = Appears Serviceable
  • SD = Serviceable with Defects*
  • SUB = Substandard
  • NEAR = Near End of Lifespan
  • LIM = Limitations
  • UNK = Not Inspected / Not Visible
Credit
Comment
11.5.1 - Heating Equipment

Gas Line - Missing Drip leg
Attic

No visible drip leg/sediment trap observed on the water heater gas line. 

Recommendation

Installed drip leg at furnace for appliance safety.

Contractor Qualified Professional

12 - Attic, Insulation and Ventilation

AS SD SUB NEAR LIM UNK
12.1 Insulation X
12.2 Vapor Retarder X
12.3 Attic Ventilation X
12.4 Bathroom Ventilation X
12.5 Laundry Ventilation X
12.6 Kitchen Ventilation X
Access Location(s)
Master Bedroom Closet
Attic Inspection Method
Partially Traversed
Insulation: Type
Fiberglass Loose Fill, Fiberglass Roll
Vapor Retarder: Type
Not Required
Attic Ventilation: Type
Soffit, O'Hagen
Bathroom Ventilation: Type
Exhaust Fan
Bathroom Ventilation: Operation
Operational
Laundry Ventilation: Type
Dryer Vent, Exhaust Fan
Laundry Ventilation: Operation
Operational
Kitchen Ventilation: Type
Non mechanical exhaust
Kitchen Ventilation: Operation
Operational
Attic - Inspection Limited

Normally the inspector attempts to enter and traverse the Attic space during the inspection. However, due to the type of Attic (Owner belongings or No access), and/or Attic configuration (Limited space or very high), the inspector was unable to enter the Attic Space and was not able to fully evaluate the entire Attic Space.

  • AS = Appears Serviceable
  • SD = Serviceable with Defects*
  • SUB = Substandard
  • NEAR = Near End of Lifespan
  • LIM = Limitations
  • UNK = Not Inspected / Not Visible

13 - Garage

AS SD SUB NEAR LIM UNK
13.1 Fire Separation Doors X
13.2 Fire, Walls and Ceilings X
13.3 Floor X
13.4 Garage Door (Vehicle) X
13.5 Garage Door Opener X
Vehicle Spaces
2
Fire Separation Doors: Operation
Operational
Fire, Walls and Ceilings: Fire Seperation
Drywall, Satisfactory with Defects*
Garage Door (Vehicle): Type
Automatic, Sectional
Garage Door Opener: Operation
Operational
  • AS = Appears Serviceable
  • SD = Serviceable with Defects*
  • SUB = Substandard
  • NEAR = Near End of Lifespan
  • LIM = Limitations
  • UNK = Not Inspected / Not Visible
Credit
Comment
13.2.1 - Fire, Walls and Ceilings

Drywall Crack(s) - Common
Garage

Common Cracks were observed in drywall walls and ceiling during the time of inspection. 

Recommendation

Minor repairs by a qualified professional or handyman in order to maintain aesthetics and maintain fire protection.  

Contractor Qualified Professional

14 - Just For You

Audio EnVision





 

Audio EnVision is a Phoenix based Audio - Automation - Network - Security company. We design, install and service custom home entertainment centers, security systems, home automation systems, and home networks. We know how to make your dream home come to life with the integration of the latest technology. We want to help you get the most out of your living spaces, so you can entertain, be comfortable and be safe. www.audioenvision.com - (480) 444-8227

Doan Restoration



 





Doan Restoration specializes in the following services: Flooding - Water Damage - Sewage Problems - Demolition - Mold - Hoarder removal - Odor - Smoke Damage - Fire Damage. You can be confident your home will be restored to the pre-loss condition when Doan Restoration is working with you! Doan Restoration is a family-owned disaster recovery company that serves all parts of Maricopa and Pinal Counties. www.doanrestoration.com - (602) 726-9759

Fact HVAC




Looking to protect the AC in your new home? Fact HVAC has a plan just for you. 3 Year Plan - $50 per month -FACT Based Maintenance Plan with Proactive Part Replacement - No Additional Costs for Parts and Labor - Major repairs cost you nothing. That's right, we make sure you are never hit with a large repair bill ever again! We provide REAL maintenance on your system, so if it breaks down, we will repair it at no additional cost to you. www.facthvac.com - (480) 276-4658

15 - Standards of Practice

Standards of Professional Practice, For Arizona Home Inspectors

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.