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1234 Main St.
Phoenix, Arizona 85037
12/15/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name

1 - Inspection Details

In Attendance
Client, Client's Agent
Occupancy
Utilities On, Not Occupied
Temperature (approximate)
90 Fahrenheit (F)
Type of Building
Single Family, Single Story
Weather Conditions
Clear, Dry, Hot
Water Source
Public
Sewer/Waste
Public Sewer
Approximate Age of Building
2019
Gas Service
No
Rain in past three days?
No
Utilities
Electric On, Water On
Thank You

Thank you for choosing AZ Shield Home Inspections to evaluate your home. We pride ourselves in delivering a comprehensive report that will help you understand the property and answer many of the questions you may have. This report is generated for the benefit of the client (home buyer) and/or their designated representative. The inspection represents the condition of the visually inspected areas of the property on the date of the inspection as performed to the Arizona Standards of Practice for Home Inspectors. Component conditions may change between the date of the inspection and the title transfer date. Things cosmetic in nature/visually obvious may not generally be reported (i.e. soiled carpets). It is noted that repairs and corrections be performed by qualified licensed contractors that warranty or guarantee their work. We recommend to ask for receipts for not only the requested repairs, but for other work that may have been done in the past. A thorough walk-through prior to title transfer helps protect against unexpected surprises, and is recommended. I.E. examine areas that were covered by curtains, furniture, etc. and run plumbing fixtures and toilets looking for leaking and function, test heating and cooling systems, etc. The purchase of a comprehensive home warranty is also highly recommended. All homes will require maintenance and repairs through time. Please show your appreciation for the inspector by sending any comments to azshieldhi@gmail.com, calling 480-438-9194.

When Things Go Wrong: There may come a time when you discover something wrong with the house you purchased, and you may be upset or disappointed with your home inspection. There are some things we'd like you to keep in mind.

Intermittent Or Concealed Problems: Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs and basements only leak when specific conditions exist. Some problems will only be discovered when carpets are lifted, furniture is moved or finishes are removed.

No Clues: These problems may have existed at the time of the inspection, but there were no clues as to their existence. Our inspections are based on the past performance of the house. If there are no clues of a past problem, it is unfair to assume we should foresee a future problem.

We Always Exclude Some Minor Things: Some say we are inconsistent because our reports identify some minor problems, but not others. The minor problems that are identified were discovered while looking for more significant problems. We note them simply as a courtesy. The intent of the inspection is not to find the $200 problems; it is to find the $2,000 problems. These are the things that affect people's decisions to purchase.

Contractor's Advice: A common source of dissatisfaction with home inspectors comes from comments made by contractors. Contractor's opinions often differ from ours. Don't be surprised when three roofers all say the roof needs replacement, when we said that the roof would last a few more years with some minor repairs.

Last Man In Theory: While our advice represents the most prudent thing to do, many contractors are reluctant to undertake these repairs. This is because of the last man in theory. The contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardless of whether or not the roof leak is his fault. Consequently, he won't want to do a minor repair with high liability, when he could re-roof the
entire house for more money and reduce the likelihood of a callback. This is understandable. 

Most Recent Advice Is Best: There is more to the last man in theory. It suggests that it is human nature for homeowners to believe the last bit of expert advice they receive, even if it is contrary to previous advice. As home inspectors, we unfortunately find ourselves in the position of first man in and consequently it is our advice that is often disbelieved.

Why Didn't We See It?: Contractors often say, I can't believe you had this house inspected, and the inspector didn't find this problem. There are several reasons for these apparent oversights: Most Contractors Have No Clue What's Inside or Outside The Scope Of A Standard Home Inspection: All of our inspections are conducted in accordance with the Standards of Practice of The Inter National Association of Certified Home Inspectors. The Standards of Practice specifically state what's included and excluded from the standard home inspection. Most contractors have no clue this document exists and many of them have a tendency to "blame the Home Inspector" for any issue found, regardless of whether the issue is within the "scope" of the standard home inspection.

Conditions During The Inspection: It is difficult for homeowners to remember the circumstances in the house at the time of the inspection. Homeowners seldom remember that it was snowing, there was storage everywhere or that the furnace could not be turned on because the air conditioning was operating, etc. It's impossible for contractors to know what the circumstances were when the inspection was performed.

The Wisdom Of Hindsight: When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there is 2 feet of water on the floor. Predicting the problem is a different story.

A Long Look: If we spent half an hour under the kitchen sink or 45 minutes disassembling the furnace, we'd find more problems, too. Unfortunately, the inspection would take several days and would cost considerably more.

We're Generalists: We are generalists; we are not specialists. The heating contractor may indeed have more heating expertise than we do. This is because we are expected to have heating expertise and plumbing expertise, structural expertise, electrical expertise, etc.

An Invasive Look: Problems often become apparent when carpets or plaster are removed, when fixtures or cabinets are pulled out, and so on. A home inspection is a visual examination. We don't perform invasive or destructive tests.

Not Insurance: In conclusion, a home inspection is designed to better your odds of not purchasing a "money pit". It is not designed to eliminate all risk. For that reason, a home inspection should not be considered an insurance policy. The premium that an insurance company would have to charge for a policy with no deductible, no limit and an indefinite policy period would be considerably more than the fee we charge. It would also not include the value added by the inspection.

2 - Basement, Foundation, Crawlspace & Structure

IN NI NP D
2.1 Foundation X X
2.2 Floor Structure/Slab X X
2.3 Wall Structure X
2.4 Roof/Ceiling Structure X
2.5 Basements & Crawlspaces X
Foundation: Method of Inspection
Visual
Floor Structure/Slab: Material
Concrete, Inaccessible, Slab On Grade
Roof/Ceiling Structure : Material
Truss System, OSB, Inaccessible, Concrete Tile, Asphalt Shingle
Roof/Ceiling Structure : Type
Gable
Method of Inspection
Attic Access, Visual

Visible portions of the following were observed: foundations; structure to walls, columns, floors, roofs, overhang posts, and columns; attached or firmly abutting decks, balconies, and railings; ventilation techniques and applications of attic and foundation; visible insulation and vapor retarders in unfinished spaces; termination locations of kitchen, bathroom, and laundry venting systems; and visible appliance flue and vent clearances and related visible fire blocking. Much of the structure is covered with wall coverings and flooring which does limit the visibility of certain conditions. Most of the accessible attic space, if any, is covered and hidden from view due to low clearances, mechanical equipment, insulation, and personal storage if present.
The inspector will look for evidence of past or present leaks (staining), but visibility in attics is limited by nature, and determining if leak is active is usually not possible.
Recommend all structural reviews and corrections be performed by qualified licensed
contractors, have the qualified contractors review entire system when performing any work, and obtain receipts for all work performed.
Items were found satisfactory, unless otherwise noted below in the comments section.
Significant visible deficiencies or potential concerns, if any, are reported below.
Visible structure specific systems or components are indicated by type or described in the styles and materials section.

Foundation: Foundation: Condition
Questionable

Significant visible deficiencies or potential concerns, if any, are reported below.

Foundation: Foundation: Type
Concrete, Slab on Grade, Stem walls

Typical stem wall cracks noted. Cracks do not need to be addressed until their size exceeds the width of a pencil and there is some displacement.

Floor Structure/Slab: Floor Structure/Slab: Condition
Acceptable, Inaccessible

Significant visible deficiencies or potential concerns, if any, are reported below.

Floor Structure/Slab: Sub-floor
Not present

The floor structure(s) were covered in most areas with tile, carpet, etc. This limits the areas that can be visually observed and inspected.

Significant visible deficiencies or potential concerns, if any, are reported below.

Floor Structure/Slab: Method of Inspection
Visual

The floor structure(s) were covered in most areas with tile, carpet, etc. This limits the areas that can be visually observed and inspected.

Wall Structure: Wall Structure: Condition
Acceptable, Not Visible

Significant visible deficiencies or potential concerns, if any, are reported below.

Wall Structure: Wall Structure: Type
Wood Studs

Wall interior cavities (studs, framing, etc) were covered with drywall, tile, paneling etc. Inspector could not determine condition of underlying materials.

Wall Structure: Method of Inspection
Visual

The wall structure(s) and cavities were covered in most / all areas with paneling, drywall, wall paper, etc. This limits the areas that can be visually observed and inspected.

Roof/Ceiling Structure : Roof/Ceiling Structure: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Roof/Ceiling Structure : Method of Inspection
Fully Traversed

The roof, roof drainage systems, jacks, flashing's, skylights, chimneys, other roof penetrations were observed within the limits of accessibility and visibility. The types of components and method of observation, which is suggestive of the extent to which the roof and related components were observed, is set forth in the styles and materials section.

Basements & Crawlspaces: Crawl Space
Not Applicable

I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
2.1.1 - Foundation

Improper Construction Practices
Back Of House Stem Wall

Improper or sub-standard construction practices were noted at the foundation wall or slabs/piers. Recommend a structural engineer evaluate and advise on how to bring the construction up to standards. 

3 - Exterior

IN NI NP D
3.1 Siding, Flashing & Trim X
3.2 Exterior Entry Doors & Windows X X
3.3 Decks, Balconies, Porches, Steps & Railings X
3.4 Eaves, Soffits & Fascia X
3.5 Walkways, Patios & Driveways X X
3.6 Roof Drainage Systems X
3.7 Roof Penetrations X
3.8 Roof Coverings X
3.9 Roof Flashings X
Method of Inspection
Visual, Ladder
Exterior Entry Doors & Windows: Exterior Entry Door & Windows: Type
Fiberglass, Glass, Solid core, Screen door (s), Dual pane, Vinyl, Glass pane in door(s)
Decks, Balconies, Porches, Steps & Railings: Type
Covered Porch, Sidewalk
Decks, Balconies, Porches, Steps & Railings: Material
Concrete
Eaves, Soffits & Fascia: Eves, Soffit & Fascia: Material
Stucco
Eaves, Soffits & Fascia: Method of Inspection
Visual, Ground
Walkways, Patios & Driveways: Driveway, Patio, Walkways: Material
Concrete
Roof Drainage Systems: Roof Drainage Systems: Type
Not present
Roof Penetrations : Roof Penetrations: Material
ABS
Roof Penetrations : Roof Penetrations: Method of Inspection
Ladder, Fully Traversed
Roof Coverings: Roof Coverings: Material
Asphalt Shingle, Ceramic Tile
Roof Flashings: Roof Flashing's: Material
Aluminum
Roof Flashings: Method of Inspection
Ladder, Fully traversed
Siding, Flashing & Trim: Siding: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Siding, Flashing & Trim: Siding: Material
Stucco

Typical non-structural stucco cracks noted. Stucco is prone to cracking. We do not consider cracks to be a problem unless they are excessive, large or if they indicate an underlying structural problem. Stucco that is still under warranty (typically two years from installation), the minimum Workmanship Standards for Licensed Contractors requires that contractors repair stucco cracks under warranty that exceed 1/16" in width. Stucco cracks/voids should be periodically sealed/maintained to reduce the risk of moisture penetration, particularly on horizontal surfaces.

Siding, Flashing & Trim: Method of Inspection
Visual

Wall cladding, flashing, trim, eaves and rake fascias (barge rafters), all doors, a representative number of windows, and all garage doors were observed if present. All siding, trim, fascia, etc. should be periodically sealed or painted to maximize their useful life. Most flashings (such as roof, window, door, etc.) are not visible for inspection and covered with siding , roofing, etc.
The inspector will look for evidence of past or present leaks (staining), but visibility in attics is limited by nature, new paint or other coverings on walls and windows can inhibit viewing. Often determining if a leak is active, determining cause or source, is usually not possible during a limited visual inspection.

Exterior Entry Doors & Windows: Exterior Entry Doors & Windows: Condition
Questionable

Significant visible deficiencies or potential concerns, if any, are reported below.

Exterior Entry Doors & Windows: Method of Inspection
Visual, Tested

Though the AZ home inspection standards only require a representative number
of windows/doors tested, AZ Shield Home Inspections observes and tests all windows/doors we had reasonable access to. We can not move lamps, couches, etc. to access some windows, and broken shutters or blinds may also inhibit full testing and observation of window(s).

Decks, Balconies, Porches, Steps & Railings: Decks,Balconies, Porches, Steps & Railings: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Decks, Balconies, Porches, Steps & Railings: Method of Inspection
Visual

The floor structure(s) were covered in most areas with tile, carpet, etc.
This limits the areas that can be visually observed and inspected.

Eaves, Soffits & Fascia: Eves, Soffit & Fascia: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Walkways, Patios & Driveways: Driveway, Patio, Walkways: Condition
Questionable

Significant visible deficiencies or potential concerns, if any, are reported below.

Walkways, Patios & Driveways: Method of Inspection
Visual

The floor structure(s) were covered in most areas with tile, carpet, etc.
This limits the areas that can be visually observed and inspected.

Roof Drainage Systems: Roof Drainage Systems: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Roof Drainage Systems: Method of Inspection
Ladder, Fully Traversed

The roof, roof drainage systems, jacks, flashings, skylights, chimneys, other roof penetrations were observed within the limits of accessibility and visibility. The types of components and method of observation, which is suggestive of the extent to which the roof and related components were observed, is set forth in the styles and materials section.

Roof Penetrations : Roof Penetrations: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Roof Coverings: Roof Coverings: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Roof Coverings: Method of Inspection
Ladder, Fully Traversed

Recommend all roof reviews and corrections be performed by qualified licensed contractors, have the qualified contractors review entire roof when performing any work, and obtain receipts for all work performed.

Roof Flashings: Roof Flashing's: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
3.2.1 - Exterior Entry Doors & Windows

Door Does Not Close or Latch

Door does not close or latch properly. Recommend qualified handyman adjust strike plate and/or lock.

Here is a DIY troubleshooting article on fixing door issues. 

$
Credit
Comment
3.2.2 - Exterior Entry Doors & Windows

Window shade on East window broken
East Window Near Kitchen

Contractor Qualified Professional
$
Credit
Comment
3.5.1 - Walkways, Patios & Driveways

Concrete buildup on slab
Front Porch

Concrete buildup on front porch may be a trip hazard.

Contractor Qualified Professional

4 - Plumbing

IN NI NP D
4.1 Water Supply, Distribution Systems & Fixtures X X
4.2 Supports & Insulation X
4.3 Drain, Waste, & Vent Systems X
4.4 Hot Water Systems, Controls, Flues & Vents X
4.5 Fuel Storage & Distribution Systems X
4.6 Main Water Shut-off Device X X
Water Source
Public
Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper
Water Supply, Distribution Systems & Fixtures: Meter: Check For Flow
Not Located
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Copper
Water Supply, Distribution Systems & Fixtures: Meter: Location
Not located
Water Supply, Distribution Systems & Fixtures: Method of Inspection
Visual
Supports & Insulation: Method of Inspection
Visual
Drain, Waste, & Vent Systems: Material
ABS
Drain, Waste, & Vent Systems: Drain, Waste & Vent Systems: Sewer Clean-out Location
Front of Building, Left
Drain, Waste, & Vent Systems: Method of Inspection
Visual
Hot Water Systems, Controls, Flues & Vents: Capacity
50 gallons
Hot Water Systems, Controls, Flues & Vents: Water Heater: Location
Garage
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Electric
Main Water Shut-off Device: Location
Not present
Main Water Shut-off Device: Meter: Checked for Flow
No
Main Water Shut-off Device: Main Water Shut-Off: Supply Line Components
Undetermined
Main Water Shut-off Device: Method of Inspection
Visual
Water Pressure at House Main Shut-off
80 #
Main Water Shut-Off At House: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Method of Inspection
Visual

The majority of the plumbing system, both supply and waste, are covered under floor structure, in walls and attic, or buried on property and not visible. The main shut off valves at the home were observed, but not tested. Several items are outside of the scope of the inspection such as; Private onsite wells and septic systems; Identifying whether water supply and waste disposal systems are public or private. (We suggest that you contact the current owner or applicable utility company/entity to determine the type of sewage system.); Water quality testing; Underground pipes or pipes inside walls or floors; and Water treatment systems such as water softeners, reverse osmosis, charcoal filters, etc. You are encouraged to have a separate inspection of these systems by a competent & qualified contractor.

Water Supply, Distribution Systems & Fixtures: Water Supply, Distribution Systems & Fixtures: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Water Supply, Distribution Systems & Fixtures: Water Pressure: PSI
Acceptable

Normal Water Pressure Should Be Between 50 to 80 PSI

Note that municipal water pressure varies with time of day and day of week and a functional test performed in the future may have different results than those obtained during this inspection.
Recommend all plumbing system reviews and corrections be performed by qualified licensed contractors, have the qualified contractors review entire system when performing any work, and obtain receipts for all work performed.
Items were found satisfactory, unless otherwise noted below in the comments section.
Significant visible deficiencies or potential concerns, if any, are reported below.
Visible plumbing systems or components are indicated by type or described in the styles and materials section.
It is important to test fixtures, drains, and toilets at final walk through.

Water Supply, Distribution Systems & Fixtures: Water Supply, Distribution Systems & Fixtures: Components
Undetermined

We always run water at every appliance and fixture for a minimum of 10 minutes in order to help determine functional flow and drainage in home, check for any slow drains(both isolated and for possible inclusion in lines)and if any leaks are present. Since water problems can occur from one day to the next we encourage and recommend that our clients do the same at their final walk-through.

We do not operate shut off valves, i.e. As under sink valves, main valves, water heater shutoff, etc., Due to their high potential for leakage/failure. Shut off valves are more likely to fail as they age. Normal homeowner maintenance should include replacement of older valves to ensure that they will function when required.

Water Supply, Distribution Systems & Fixtures: Cross Connections: Condition
Missing Dishwasher High Loop, Questionable

The inspector did inspect for visible evidence of leaks and cross connections.

Significant visible deficiencies or potential concerns, if any, are reported below.

Supports & Insulation: Supports & Insulation: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Drain, Waste, & Vent Systems: Drain, Waste, Vent Systems: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Drain, Waste, & Vent Systems: Functional Drainage
Acceptable

We at AZ Shield Home Inspection always run water at every appliance for a minimum of ten minutes in order to help determine functional flow in home, any slow drains (both isolated and for possible inclusion in lines) and if any leaks are present. Since water
problems can occur from one day to the next we encourage and recommend that our clients do the same at their final walk through.

Hot Water Systems, Controls, Flues & Vents: Water Heater: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Hot Water Systems, Controls, Flues & Vents: Manufacturer
AO Smith

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.

Hot Water Systems, Controls, Flues & Vents: Automatic Safety Controls: TPR Valve Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Hot Water Systems, Controls, Flues & Vents: Method of Inspection
Visual

The hot water systems, visible sections of interior water supply and distribution systems,
including pipes, supports, insulation, and functional flow (if water was on) were observed. All accessible water handling fixtures, faucets & valves, interior drain systems including waste & vent systems, functional drainage (if water was on) and sump pumps (if installed) were observed. Both sump pumps and sewer extractor pumps were not opened, and you may wish to have a plumber thoroughly inspect these systems. (Drains to roofs, floors, and decks were not tested.)

Main Water Shut-off Device: Main Water Shut-Off Valve: Condition
Questionable

Significant visible deficiencies or potential concerns, if any, are reported below.

Fuel Storage & Distribution Systems: No gas to property

There was no gas meter present at time of inspection.

I. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by running the water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe: A. whether the water supply is public or private based upon observed evidence; B. the location of the main water supply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as in need of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate. IV. The inspector is not required to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuel storage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems or water filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. U. determine the existence or condition of polybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
4.1.1 - Water Supply, Distribution Systems & Fixtures

No high loop for dishwasher
Kitchen Sink

Needs to have high loop on dishwasher drain 

Contractor Qualified Professional

5 - Electrical

IN NI NP D
5.1 Service Entrance Conductors X
5.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
5.3 Branch Wiring Conductors, Breakers & Fuses X
5.4 Lighting Fixtures, Switches,Receptacles, Polarity & Ground (Bond) X X
5.5 GFCI & AFCI X
5.6 Smoke Detectors X
5.7 Carbon Monoxide Detectors X
5.8 Doorbell X
Service Entrance Conductors: Electrical Service Conductors: Amperage & Voltage Ratings
Overhead, Aluminum, Copper, 120 Volts, 220 Volts, 200 AMP Service
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Left, Front, Exterior
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Siemens
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
Not Present
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Grounding Method
Not Visible
Branch Wiring Conductors, Breakers & Fuses: Wiring Method
Conduit, Romex
Branch Wiring Conductors, Breakers & Fuses: Method of Inspection
Visual
Lighting Fixtures, Switches,Receptacles, Polarity & Ground (Bond): Lights, Switches, Receptacles: Components
Single Pole Switches, 3-Way Switches, Grounded 3-Prong Receptacles, Fan/Light Fixture, Can lights
GFCI & AFCI: Method of Inspection
Visual, Tested
Service Entrance Conductors: Service Entrance Conductors: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Service Entrance Conductors: Method of Inspection
Visual

Where visible and if installed, the service entrance conductors, service equipment, main over-current device, main & distribution panels, grounding equipment, amperage and voltage ratings, branch circuit conductors, including the presence of aluminum conductors, their overcurrent devices, and the compatibility of the ampacities and voltages were observed.

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main & Sub-panels, Service & Grounding, Main Over-current Device: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Method of Inspection
Visual

Where visible and if installed, the service entrance conductors, service equipment, main over-current device, main & distribution panels, grounding equipment, amperage and voltage ratings, branch circuit conductors, including the presence of aluminum conductors, their overcurrent devices, and the compatibility of the ampacities and voltages were observed.

Branch Wiring Conductors, Breakers & Fuses: Branch Wiring Conductors, Breakers & Fuses: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Branch Wiring Conductors, Breakers & Fuses: Branch Wire 15 and 20 AMP: Type
Copper

The general lighting circuits are aluminum wiring which was installed in some
homes between the years 1969 to 1977. When installed correctly, and with the correct
components the wiring performed its intended function. The inspector did not notice any signs of imminent danger"sparking,burnt receptacle covers" during the course of the visual inspection. Any modifications to the electrical system should be done only by a licensed electrician. A periodic review of the system is also recommended. You may wish to consult with a licensed electrician of your choosing concerning aluminum wiring and follow his recommendations,and or add anti arc fault breakers.

Lighting Fixtures, Switches,Receptacles, Polarity & Ground (Bond): Lights, Switches, Receptacles, Polarity & Ground: Condition
Questionable

Significant visible deficiencies or potential concerns, if any, are reported below.

Lighting Fixtures, Switches,Receptacles, Polarity & Ground (Bond): Method of Inspection
Visual, Tested

AZ licensed home inspector is to test at a minimum, a representative number of lighting fixtures, switches, and receptacles. We at AZ Shield Home Inspections test and observe all accessible receptacles, switches, and fixtures (if power was on). Receptacles are tested with a plug in circuit tester.
They are observed with respect to their operation, polarity and grounding, and location (such as within 6 feet of plumbing fixtures, in attached garages, carports, exterior).
All accessible ground fault circuit interrupters (if power was on) were tested with the installed test button and GFCI circuit tester. Arc fault circuits were tested at the button if power was on and no devices plugged into circuit (no clocks, computers, etc.)
Photoelectric and motion sensor lights typically cannot be tested. We recommend that you verify all exterior lights illuminate prior to close of escrow.

The majority of the electrical system, both line voltage (110 / 220) and low voltage systems are covered under floor structure, in walls and attic (typically covered with insulation), and buried on property and not visible.
Recommend all electrical system reviews and corrections be performed by qualified licensed contractors, have the qualified contractors review entire system when performing any work, and obtain receipts for all work performed.
Items were found satisfactory, unless otherwise noted below in the comments section.
Significant visible deficiencies or potential concerns, if any, are reported below.
Visible electrical systems or components are indicated by type, or described, in the styles and materials section.

GFCI & AFCI: GFCI & AFCI Breakers: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

GFCI & AFCI: AFCI Breakers
Tested

Arc fault circuit interrupter (AFCI) breakers are not tested in occupied homes to avoid potential issues with personal computers, TVs, appliances, etc. We recommend these breakers be tested at final walk through. AFCI breakers should be tested on a monthly basis.

Smoke Detectors: Smoke Detectors: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

We strongly recommend to replace all smoke alarms older than 5 years and/or have been exposed to paint fumes and/or cigarette smoke.

Smoke Detectors: Smoke Detectors: Location
Present, In All Bedrooms, In All Hallways

We strongly recommend to replace all smoke alarms older than 5 years and/or have been exposed to paint fumes and/or cigarette smoke.

Smoke Detectors: Method of Inspection
Visual, Not Tested

Smoke alarms (if present) were examined for visible condition and location placement (the
inspector does not necessarily test each unit with built in test button). We recommend to replace smoke alarm batteries yearly and replace all smoke alarms over 5 years in age, especially those that have been exposed to paint fumes and/or cigarette smoke.

I. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. the service head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter and base; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protection devices (circuit breakers and fuses); I. service grounding and bonding; J. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible; K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled; and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in the integrity of the serviceentrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B. any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence of smoke detectors. IV. The inspector is not required to: A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems. G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any timecontrolled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
5.4.1 - Lighting Fixtures, Switches,Receptacles, Polarity & Ground (Bond)

Cover Plates Damaged
Bedroom 2

One or more receptacles have a damaged cover plate. Recommend replacement.

6 - HVAC Cooling & Heating

IN NI NP D
6.1 Cooling/Heating Equipment X
6.2 Normal Operating Controls X
6.3 Distribution System X
6.4 Automatic Safety Controls X
6.5 Chimneys, Flues & Vents X
Cooling/Heating Equipment: Energy Source/Type
Electric, Package system, Heat Pump, Tested
Cooling/Heating Equipment: Exterior Condensing Unit: Location
Roof
Normal Operating Controls: Normal Operating Controls: Thermostatic Controls
Programmable Thermostat
Normal Operating Controls: Method of Inspection
Visual, Tested
Distribution System: Configuration
Forced Air Electric, Heat Pump, Central
Distribution System: Distribution System: Ducked Work
Fiberglass Lined, Flexable

Cooling and Heating Source in each room, standard mechanical filters.

Distribution System: Air Filter
Not Present

We encourage homeowners to change air filters once a month.

Distribution System: Method of Inspection
Visual
Automatic Safety Controls: Method of Inspection
Visual
Chimneys, Flues & Vents: Chimneys, Flues & Vents: Combustion Air Ventilation
Inspected
Chimneys, Flues & Vents: Method of Inspection
Visual
Cooling/Heating Equipment: Cooling/Heating Equipment: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Cooling/Heating Equipment: Brand
Midea

Recommend to inquire as to any past service history and receipts for HVAC equipment from owner. Even when the limited testing a Home Inspection does does not show an issue, one could be underlying that only a licensed HVAC contractor can help determine. Also, having any recent service history can help ensure your home warranty provider will
be able to service and repair your HVAC system.

Cooling/Heating Equipment: Breaker Rating
30 AMP

The breaker for the HVAC unit should be rated the same as the data tag recommends. A larger/smaller amp breaker at panel could damage unit.

Cooling/Heating Equipment: Method of Inspection
Visual, Tested

Within the limits of visibility, air conditioning systems, heating equipment, normal operating
controls, automatic safety controls, related chimneys, flues, & vents were observed. If present and visible, fans, pumps, piping, supports, dampers, related insulation, registers, radiators, fan coil units or convectors were observed. The inspector looked for the presence of installed heating and cooling sources for each room.

Recommend all HVAC reviews and corrections be performed by qualified licensed contractors, have the qualified contractors review entire system when performing any work, and obtain receipts for all work performed. The majority of the HVAC system, such as ducting, refrigerant lines, electrical supply, etc. are covered under / in between floor structure(s), in walls and attic (typically covered with insulation).
Items were found satisfactory, unless otherwise noted below in the comments section.
Significant visible deficiencies or potential concerns, if any, are reported below.
Heating/air conditioning/fireplace systems or components, if present, are indicated by type or described in the styles and materials section.
It is important to run HVAC systems (heating, cooling, fireplaces, etc.) at final walk through to make sure unit(s) are functioning.

Normal Operating Controls: Normal Operating Controls: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Distribution System: Distribution System: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Automatic Safety Controls: Automatic Safety Controls: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Chimneys, Flues & Vents: Chimneys, Flues & Vents: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

I. The inspector shall inspect: A. the cooling & heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the cooling & heating system; and B. the cooling & heating method. III. The inspector shall report as in need of correction: A. any cooling & heating system that did not operate; and B. if the cooling & heating system was deemed inaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling & heating system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling & heating anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

7 - Doors & Interior

IN NI NP D
7.1 Walls X
7.2 Ceilings X
7.3 Floors X
7.4 Doors X X
7.5 Steps, Stairways, Landings & Railings X
7.6 Countertops & Cabinets X X
7.7 Fire Separation Walls & Ceilings X
7.8 Ceiling fans X
Walls: Wall Material: Type/Material
Drywall
Ceilings: Ceiling Material: Material
Drywall
Floors: Floor Coverings: Material
Carpet, Tile
Doors: Doors: Type
Bi-Pass, Hinged, Hollow Core
Countertops & Cabinets: Cabinetry
Wood
Countertops & Cabinets: Countertop Material
Granite
Walls: Wall Material: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Walls: Method of Inspection
Visual

Wall, ceiling, and floor surfaces were observed. If present, interior steps, stairways, balconies, railings, counters, and accessible cabinets & doors were observed. In some cases, all or  portions of these components may not be visible or accessible because of furnishings and personal effects.

Ceilings: Ceiling Material: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Ceilings: Method of Inspection
Visual

Wall, ceiling, and floor surfaces were observed. If present, interior steps, stairways, balconies, railings, counters, and accessible cabinets & doors were observed. In some cases, all or portions of these components may not be visible or accessible because of furnishings and personal effects.

Floors: Floor Coverings: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Floors: Method of Inspection
Visual

Wall, ceiling, and floor surfaces were observed. If present, interior steps, stairways, balconies, railings, counters, and accessible cabinets & doors were observed. In some cases, all or portions of these components may not be visible or accessible because of furnishings and personal effects. 

The floor structure(s) were covered in most areas with tile, carpet, etc. This limits the areas that can be visually observed and inspected.

Doors: Doors: Condition
Questionable

Significant visible deficiencies or potential concerns, if any, are reported below.

Doors: Method of Inspection
Visual, Tested

Though the AZ home inspection standards only require a representative number
of doors tested, we at AZ Shield Home Inspections observes and tests all doors we had reasonable access to.

Countertops & Cabinets: Cabinetry & Counter Tops: Condition
Questionable

Significant visible deficiencies or potential concerns, if any, are reported below.

Countertops & Cabinets: Method of Inspection
Visual, Tested

Wall, ceiling, and floor surfaces were observed. If present, interior steps, stairways, balconies, railings, counters, and accessible cabinets & doors were observed. In some cases, all or portions of these components may not be visible or accessible because of furnishings and personal effects.

Fire Separation Walls & Ceilings: Fire Separation Walls & Ceilings: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Fire Separation Walls & Ceilings: Method of Inspection
Visual

If present, fire separation walls, ceilings, & doors between the attached garage and living space or other dwellings were observed.

Ceiling fans: Ceiling Fans: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Ceiling fans: Method of Inspection
Visual, Tested

Ceiling fans and central vacuuming (if present) were observed (and tested if electricity was on, and non-remote control switches were present). For limits of inspection of central vacuuming (if present), see inspection agreement.

I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
7.4.1 - Doors

Door missing hardware
Bedroom 2 Bedroom 3

Door missing hardware. Recommend correction.

Contractor Qualified Professional
$
Credit
Comment
7.4.2 - Doors

Paint over spray on hardware
Bedroom 2

Contractor Qualified Professional
$
Credit
Comment
7.4.3 - Doors

Door hardware different than every door in the house
Hallway & Garage

Hallway and garage door hardware are not the same as the rest of the door hardware in the house.

Contractor Qualified Professional
$
Credit
Comment
7.6.1 - Countertops & Cabinets

Cabinet Handle Missing
Kitchen

One or more cabinet handles were missing. 

$
Credit
Comment
7.6.2 - Countertops & Cabinets

Hardware drilled in wrong spot
Kitchen

Contractor Qualified Professional

8 - Attic, Insulation & Ventilation

IN NI NP D
8.1 Attic/Sub-Floor Insulation X
8.2 Vapor Retarders (Crawlspace or Basement) X
8.3 Ventilation X
8.4 Exhaust Systems X
8.5 Attic Access X X
Attic/Sub-Floor Insulation: Insulation Type
Batt, Fiberglass, Unfaced
Attic/Sub-Floor Insulation: R-value
38
Ventilation: Ventilation Type
Gable Vents, Roof Vents
Exhaust Systems: Exhaust Fans
Fan Only, Recirculate, Stove fan
Exhaust Systems: Method of Inspection
Visual, Tested
Attic Access: Attic Access: Location
Garage
Attic Access: Attic Access: Type
Drywall, 1/2"
Attic Access: Method of Inspection
Visual
Attic/Sub-Floor Insulation: Insulation: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Attic/Sub-Floor Insulation: Method of Inspection
Visual

Low headroom in attic restricts access. Insulation covering joists/truss cords. Most of the attic was inaccessible due to low clearances, mechanical equipment, and insulation.

Ventilation: Ventilation: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Ventilation: Method of Inspection
Visual

Laundry room venting system, if installed, were observed (and tested if electricity was on).

Exhaust Systems: Exhaust Systems: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Attic Access: Attic Access: Condition
Acceptable, Not Fire Rated Material

Significant visible deficiencies or potential concerns, if any, are reported below.

I. The inspector shall inspect: A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas; B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaust systems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulation observed; and B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilation in unfinished spaces. IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
8.5.1 - Attic Access

Non Fire Rated
Garage Attic Access

The attic access cover in garage is not a fire rated material. Recommend to replace with a 5/8 sheet of drywall.

Tools Handyman/DIY

9 - Grounds

IN NI NP D
9.1 Grading and Drainage X
9.2 Fences, Gates and Retaining Walls X
9.3 Hardscape, Drives, Walks,Patios, Porches X
9.4 Irrigation: Sprinklers, Drip lines, Ect. X
9.5 Vegetation X
Hardscape, Drives, Walks,Patios, Porches: Hardscapes, Driveways, Walkways, Patios, Porches: Material
Concrete

Minor cracks are typical in all concrete walkways & driveways.

Hardscape, Drives, Walks,Patios, Porches: Method of Inspection
Visual
Grading and Drainage: Grading and Drainage: Condition
Grading/Drainage Acceptable

 If present, vegetation, grading, drainage, driveways, patio, railings, ground surfaces, walkways and retaining walls, stoops, steps, non-abutting decks, visible components of grounds electrical systems and watering systems, and other general conditions were observed. We inspect the vegetation/trees for adverse affects on the house structure/foundation. Vegetation and trees should not be located adjacent to the house/structure. Existing trees/vegetation should be periodically trimmed away from the house/structure. These recommendations are to reduce the risk in vegetation related problems to the house/structure.
 Though the inspector is not required to test grounds lighting systems, watering systems
(irrigation), fountains, etc. we at AZ Shield Home Inspections do test these systems, when able to, as a courtesy. At final walk through during closing, it is important to walk around home checking for changes in condition and test systems for function.

Significant visible deficiencies or potential concerns, if any, are reported below.

Grading and Drainage: Method of Inspection
Visual

Our evaluation of the grading is based on a visual inspection of the property to determine if the grade is adequate to divert rain water away from the house. Because it seldom rains in Arizona, our inspection is typically not based on water flow off the property during an actual rainstorm, but is based on a visual inspection of the elevation and slope of the property relative to the surrounding properties and house. We cannot guarantee that the property grade will accommodate storm water runoff during all weather conditions. The homeowner should proceed with caution prior to making any changes to the grading. Irrigation systems and other sources of water should be kept away from the foundation to minimize the likelihood of water induced foundation problems. An evaluation of soil stability or if expansive soils are present is beyond the scope of this inspection. Underground drainage pipes cannot be inspected/judged for their effectiveness in drainage control, since we do not use a hose to check flow through drainage pipes. We suggest that you consult with the current homeowner about the property drainage when it rains.

Fences, Gates and Retaining Walls: Fences, Gates & Retaining Walls: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Fences, Gates and Retaining Walls: Fences, Gates & Retaining Walls: Type/Material
Masonry, Stucco Coated, Painted, Metal Framed Gate, Wood Slats

 Fencing system in this region are not required to have a true foundation system, and as such, the walls are prone to cracking, especially at the mortar joints.

Fences, Gates and Retaining Walls: Method of Inspection
Visual, Tested

Note: Fencing systems in this region are not required to have a true foundation system, and as such, the walls are prone to cracking, especially at the mortar joints. We do not consider cracks to a problem unless the wall is unstable, excessively leaning or in imminent danger of failure. Also the fence system is not a required inspection item per the Board of Technical Registration which regulates home inspectors and their formats for inspection, but is observed and reported on as a courtesy by AZ Shield Home Inspections.

Hardscape, Drives, Walks,Patios, Porches: Hardscape, Driveways, Walkways, Patios, Porches: Condition
Acceptable

Minor cracks are typical in all concrete walkways and driveways. Masonry, concrete, flagstone and tile walkways are prone to cracking and pavers prone to some settlement. We do not consider cracks to be a problem, unless the cracks are significant enough to cause a tripping hazard or adversely affect the house structure.

Significant visible deficiencies or potential concerns, if any, are reported below.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

10 - Bathrooms

IN NI NP D
10.1 Showers and Tubs X
10.2 Caulking and Sealing X
10.3 Sinks and Vanities X X
10.4 Toilets and Bidets X X
10.5 Ventilation X
Showers and Tubs: Shower & Tub: Components
Steel Enameled Tub, Tile Floor/Walls
Caulking and Sealing: Method of Inspection
Visual
Sinks and Vanities: Sinks & Vanities: Components
Fiberglass
Toilets and Bidets: Toilets & Bidets: Type
Down Flush, Two Piece
Toilets and Bidets: Method of Inspection
Visual, Tested
Ventilation: Ventilation: Type
Exhaust Fan Only
Ventilation: Method of Inspection
Visual, Tested
Showers and Tubs: Shower & Tub: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Showers and Tubs: Method of Inspection
Visual, Tested

Wall interior cavities (studs, framing, etc) were covered with drywall, tile, paneling
etc. Inspector could not determine condition of underlying materials.

Caulking and Sealing: Caulking & Sealing: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Sinks and Vanities: Sinks & Vanities: Condition
Questionable

Significant visible deficiencies or potential concerns, if any, are reported below.

Sinks and Vanities: Method of Inspection
Visual, Tested

We always run water at every appliance and fixture for a minimum of 10 minutes in order to help determine functional flow and drainage in home, check for any slow drains(both isolated and for possible inclusion in lines)and if any leaks are present. Since water problems can occur from one day to the next we encourage and recommend that our clients do the same at their final walk-through.

We do not operate shut off valves, i.e. As under sink valves, main valves, water heater shutoff, etc., Due to their high potential for leakage/failure. Shut off valves are more likely to fail as they age. Normal homeowner maintenance should include replacement of older valves to ensure that they will function when required.

Toilets and Bidets: Toilets & Bidets: Condition
Questionable

Significant visible deficiencies or potential concerns, if any, are reported below.

Ventilation: Ventilation: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
10.3.1 - Sinks and Vanities

Paint over spray on cabinet
Guest Bath

There is paint over spray on the face of the cabinet.

Contractor Qualified Professional
$
Credit
Comment
10.3.2 - Sinks and Vanities

Medicine Cabinet Damaged or Not Functioning Properly
Master Bath Bedroom 2

Medicine cabinet in one or more bathrooms is damaged and is not functioning properly.

Contractor Qualified Professional
$
Credit
Comment
10.4.1 - Toilets and Bidets

Bowl Loose
Guest Bath

Toilet loose on floor. Recommend correction.

Tools Handyman/DIY
$
Credit
Comment
10.4.2 - Toilets and Bidets

Bolt caps missing
Guest Bath

Recommend to trim bolts as needed and install bolt caps.

Tools Handyman/DIY

11 - Kitchen

IN NI NP D
11.1 Dishwasher X
11.2 Refrigerator X
11.3 Range/Oven/Cooktop X X
11.4 Garbage Disposal X
11.5 Sink X
11.6 Microwave X
Dishwasher: Dishwasher: Brand
Whirlpool
Range/Oven/Cooktop: Range/Oven/Cooktop: Power Source
Electric, Tested
Range/Oven/Cooktop: Range/Oven/Cooktop: Type
Single Oven, Glass Stove Top
Range/Oven/Cooktop: Method of Inspection
Visual, Tested
Sink: Sink: Type
Under Mount, Single Bowl, Stainless Steel
Range/Oven/Cooktop: Range/Oven/Cooktop: Brand
Whirlpool
Garbage Disposal: Garbage Disposal: Brand
Everguard, 1/2 HP
Dishwasher: Dishwasher: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Dishwasher: Method of Inspection
Visual

The dishwasher was tested for basic operation (fill, run cycle, drain). We inspect
for leaks, unusual noises/vibrations and if the dishwasher fills and drains. We do not determine the adequacy of washing and drying functions.

We do not operate shut off valves, such as under sink, main home, water heater, etc., due to their high potential for leakage/failure. Shut off valves are more likely to fail as they age. Normal homeowner maintenance should include replacement of older valves to ensure that they will function when required.

Range/Oven/Cooktop: Range/Oven/Cooktop: Condition
Questionable

Significant visible deficiencies or potential concerns, if any, are reported below.

Range/Oven/Cooktop: Range/Oven/Cooktop: Exhaust Hood Type
Not Applicable

We inspect the exhaust fan for excessive vibration/noise, duct work (if present) and hood light (if present). We cannot determine the exhaust fan's effectiveness in removing odor and smoke. Hidden ducts cannot be inspected.

Garbage Disposal: Garbage Disposal: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Garbage Disposal: Method of Inspection
Visual, Tested

We run the garbage disposal(s) for a short time period to determine function, leakage and excessive noise/vibration. We do not determine the disposal's ability to grind up food.

Sink: Sink: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Sink: Method of Inspection
Visual, Tested

We always run water at every appliance and fixture for a minimum of 10 minutes in order to help determine functional flow and drainage in home, check for any slow drains(both isolated and for possible inclusion in lines)and if any leaks are present. Since water problems can occur from one day to the next we encourage and recommend that our clients do the same at their final walk-through.

We do not operate shut off valves, i.e. As under sink valves, main valves, water heater shutoff, etc., Due to their high potential for leakage/failure. Shut off valves are more likely to fail as they age. Normal homeowner maintenance should include replacement of older valves to ensure that they will function when required.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
11.3.1 - Range/Oven/Cooktop

Anti-Tip
Kitchen

 The anti tip device is not in place and the oven will tip forward when pulled on. Recommend correction.

Wrenches Handyman

12 - Laundry

IN NI NP D
12.1 Laundry X
Dryer Power Source
220 Electric
Laundry: Dryer Vent Termination & Material
Single Wall, Terminates Above Roof, Flex, Sheet Metal
Method of Inspection
Visual
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

13 - Garage

IN NI NP D
13.1 Ceiling X
13.2 Walls & Firewalls X
13.3 Floor X
13.4 Garage Door X
13.5 Garage Door Opener X
13.6 Occupant Door (From garage to inside of home) X X
Ceiling: Garage Ceiling: Material
Fire Rated, 5/8"
Floor: Garage Floor: Type
Not Post Tension, On Grade Slab
Garage Door: Material
Aluminum, Non-insulated
Garage Door: Type
Automatic, Up-and-Over
Garage Door: Method of Inspection
Visual, Tested
Occupant Door (From garage to inside of home): Occupant Door (From garage to inside of house): Type
Solid Core, Wood, Fire Rated
Occupant Door (From garage to inside of home): Method of Inspection
Visual, Tested
Ceiling: Garage Ceiling: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Ceiling: Method of Inspection
Visual

The vehicle door is equipped with an "electric-eye" reversing mechanism. Please note that an electric eye does not mean that the door will reverse properly if it strikes an object. Check and adjust if necessary the pressure activated reverse on the opener itself yearly.

Walls & Firewalls: Walls & Fire Walls: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Walls & Firewalls: Method of Inspection
Visual

Wall, ceiling, and floor surfaces were observed. If present, interior steps, stairways, balconies, railings, counters, and accessible cabinets & doors were observed. In some cases, all or  portions of these components may not be visible or accessible because of furnishings and personal effects.

Floor: Garage Floor: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Floor: Method of Inspection
Visual

Wall, ceiling, and floor surfaces were observed. If present, interior steps, stairways, balconies, railings, counters, and accessible cabinets & doors were observed. In some cases, all or  portions of these components may not be visible or accessible because of furnishings and personal effects.

Garage Door: Garage Door: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Garage Door Opener: Garage Door Opener: Condition
Acceptable

Significant visible deficiencies or potential concerns, if any, are reported below.

Garage Door Opener: Method of Inspection
Visual, Tested

The vehicle door is equipped with an "electric-eye" reversing mechanism. Please note that an electric eye does not mean that the door will reverse properly if it strikes an object. Check and adjust if necessary the pressure activated reverse on the opener itself yearly.

Occupant Door (From garage to inside of home): Occupant Door (From garage to inside of house): Condition
Questionable

Significant visible deficiencies or potential concerns, if any, are reported below.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
13.6.1 - Occupant Door (From garage to inside of home)

Self Closing Adjustment
Garage

The self closing hinges for the garage entry door need to be adjusted they currently will not shut the door automatically.

Contractor Qualified Professional