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1234 Main St.
Tucson, AZ 85749
05/12/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
28
Recommendation
11
Safety hazard

1 - Inspection Details

In Attendance
Client, Home Owner
Occupancy
Furnished, Occupied
Type of Building
Single Family
Weather Conditions
Clear
Temperature (approximate)
90 Fahrenheit (F)
Personal Belongings

Personal belongings prevented a full inspection of the interior of the property.

1. INTRODUCTION 1.1 These Standards define the practice of Home Inspection in the State of Arizona. 1.2 These Standards of Practice A. provide inspection guidelines. B. 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: A. before the inspection report is delivered, enter into a written agreement with the client or their authorized agent that includes: 1. the purpose of the inspection. 2. the date of the inspection. 3. the name address and certification number of the inspector. 4. the fee for services. 5. a statement that the inspection is performed in accordance with these Standards. 6. limitations or exclusions of systems or components inspected. B. Observe readily accessible installed systems and components listed in these Standards. C. submit a written report to the client which shall: 1. Describe systems and components identified in sections 4-12 of these Standards. 2. 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. 3. 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: 1. life expectancy of any component or system. 2. the causes of the need for a major repair. 3. the methods, materials and costs of corrections. 4. the suitability of the property for any specialized use. 5. compliance or non-compliance with applicable regulatory requirements. 6. the market value of the property or its marketability. 7. the advisability or inadvisability of purchase of the property. 8. any component or system which was not observed. 9. the presence or absence of pests such as wood damaging organisms, rodents, or insects. 10. cosmetic items, underground items, or items not permanently installed. B. Inspectors are NOT required to: 1. offer warranties or guarantees of any kind. 2. calculate the strength, adequacy, or efficiency of any system or component. 3. enter any area or perform any procedure which may damage the property or its components or be dangerous to the inspector or other persons. 4. operate any system or component which is shut down or otherwise inoperable. 5. operate any system or component which does not respond to normal operating controls. 6. disturb insulation, move personal items, furniture, equipment, plant life, soil, snow, ice, or debris which obstructs access or visibility. 7. 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. 8. determine the effectiveness of any system installed to control or remove suspected hazardous substances. 9. predict future conditions, including but not limited to failure of components. 10. project operating costs of components. 11. evaluate acoustical characteristics of any system or component. 3.3 Limitations and exclusions specific to individual systems are listed in following sections.

2 - Structural Components

IN NI NP D
2.1 Foundation (6) X
2.2 Floor Structure (7) X
2.3 Wall Structure (8) X
2.4 Roof & Ceiling Structure (10) X X
2.5 Columns (9) X
2.6 Attic X
2.7 Basements & Crawlspaces (11) X
Inspection Method
Attic Access
Foundation (6): Type
Slab on Grade
Foundation (6): Condition
Appears Serviceable
Foundation (6): Not Post Tension

No visible evidence that the slab is post tension.

Floor Structure (7): Type
Concrete
Floor Structure (7): Condition
Appears Serviceable
Wall Structure (8): Type
Framed
Wall Structure (8): Condition
Appears Serviceable
Roof & Ceiling Structure (10): Type
Truss System
Roof & Ceiling Structure (10): Condition
Appears Serviceable
Columns (9): Condition
Appears Serviceable
Columns (9): Type
Concrete Block
Attic: Observation Method (12)
Partially Accessed
Basements & Crawlspaces (11): Not Applicable

4. SYSTEM: STRUCTURAL COMPONENTS 4.1 The inspector shall observe: A. structural components including: 1. foundation. 2. floors. 3. walls. 4. columns. 5. ceilings. 6. roofs. 4.2 The Inspector shall: A. describe the type of: 1. foundation. 2. floor structure. 3. wall structure. 4. columns. 5. ceiling structure. 6. roof structure. B. probe structural components where deterioration is suspected. However, probing is NOT required when probing would damage any finished surface. C. 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. D. report the methods used to inspect underfloor crawl spaces and attics. E. report signs of water penetration into the building or signs of abnormal or harmful condensation on building components. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
2.3.1 - Wall Structure (8)

Cracks - Minor

Minor cracking was observed in . This is common in homes this age. Recommend monitoring.

Credit
Comment
2.4.1 - Roof & Ceiling Structure (10)

Sistered Truss

Truss chord has been sistered with another piece of lumber and there is no evidence of an engineer's approval. Recommend further evaluation by a licensed qualified professional to ensure that repairs or corrections were properly engineered.

Contractor Qualified Professional

3 - Exterior

IN NI NP D
3.1 Wall Cladding (13) X X
3.2 Flashing & Trim (14) X
3.3 Entry Doors (15) X X
3.4 Windows - Exterior (16) X X
3.5 Garage Door Opener (17) X X
3.6 Garage Door X X
3.7 Decks, Balconies, & Steps (18) X
3.8 Porches, Areaway, Railings (19) X
3.9 Eaves, Soffits & Fascia (20) X
3.10 Vegetation (21) X
3.11 Grading, Drainage (22) X
3.12 Patio, Walks, Driveway (23) X
3.13 Retaining Walls (24) X
3.14 Perimeter Walls X X
Wall Cladding (13): Type
Stucco - Traditional
Wall Cladding (13): Condition
Appears Serviceable
Flashing & Trim (14): Condition
Appears Serviceable
Entry Doors (15): Condition
Maintenance Required
Entry Doors (15): Operation
Yes
Windows - Exterior (16): Condition
Repairs Needed
Windows - Exterior (16): Operation
Yes
Garage Door Opener (17): Condition
Repairs Needed
Garage Door Opener (17): Operation
Yes
Garage Door Opener (17): Auto-Reverse Operation
Yes
Garage Door Opener (17): Photo-Eye Operation
No
Garage Door Opener (17): Door Balanced
No
Garage Door: Condition
Repairs Needed
Porches, Areaway, Railings (19): Condition
Appears Serviceable
Eaves, Soffits & Fascia (20): Condition
Appears Serviceable
Grading, Drainage (22): Condition
Appears Serviceable
Patio, Walks, Driveway (23): Condition
Appears Serviceable
Perimeter Walls: Condition
Repairs Needed

5. SYSTEM: EXTERIOR 5.1 The inspector shall observe: A. wall cladding, flashings and trim. B. entryway doors and representative number of windows. C. garage door operators. D. decks, balconies, stoops, steps, areaways, and porches including railings. E. eaves, soffits and fascias. F. 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: A. describe wall cladding materials. B. operate all entryway doors and representative number of windows including garage doors, manually or by using permanently installed controls of any garage door operator. C. 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: A. storm windows, storm doors, screening, shutters, awnings and similar seasonal accessories. B. fences. C. safety glazing. D. garage door operator remote control transmitters. E. geological conditions. F. soil conditions. G. recreational facilities. H. outbuildings other than garages and carports.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
3.1.1 - Wall Cladding (13)

Cracking - Minor

Stucco showed cracking in one or more places. This is a result of temperature changes, and typical as homes with stucco age. Recommend monitoring. 

Credit
Comment
3.1.2 - Wall Cladding (13)

Evidence of prior repairs

Evidence of prior repairs to the wall cladding. Recommend monitoring to ensure water resistance.

Mag glass Monitor
Credit
Comment
3.3.1 - Entry Doors (15)

Hardware Damaged

Front door side light is broken. Recommend repair or replace.

Door Door Repair and Installation Contractor
Credit
Comment
3.3.2 - Entry Doors (15)

Paint/Refinish Needed

Door finish is worn. Recommend refinish and/or paint to maximize service life.

Here is a DIY article on refinishing a wood door. 

Credit
Comment
3.4.1 - Windows - Exterior (16)

Fogged Window

Dual-glaze windows were fogged in Bedroom 1 south wall indicating a potentially compromised seal. Repairs or replacements recommended for proper insulation.(2)

Window Window Repair and Installation Contractor
Credit
Comment
3.4.2 - Windows - Exterior (16)

Window Balance

Single hung windows need balancing.

Window Window Repair and Installation Contractor
Credit
Comment
3.5.1 - Garage Door Opener (17)

Missing Safety Eye Sensors

Single garage door was missing the safety eye sensors. Recommend installation of safety eye sensors to prevent injury or damage to property.

Garage Garage Door Contractor
Credit
Comment
3.6.1 - Garage Door

Garage Door Balance

The single garage door was not properly balanced. Recommend evaluation and balancing by a qualified professional.

Garage Garage Door Contractor
Credit
Comment
3.6.2 - Garage Door

Garage Door Damage

The double garage door showed signs of damage (i.e. bowed, dented, cracked, etc.). Recommend repair as necessary to extend the door's operational life.

Garage Garage Door Contractor
Credit
Comment
3.14.1 - Perimeter Walls

Gates Open In

The gates open into the yard. With the presence of a pool, the gates should open outwards to prevent a child from being able to push the gate open from the outside.

Contractor Qualified Professional
Credit
Comment
3.14.2 - Perimeter Walls

Loose Fencing

Fencing was not installed securely. Recommend repairs for safety and security.

Contractor Qualified Professional

4 - Roofing

IN NI NP D
4.1 Roof Coverings (25) X X
4.2 Drainage Systems (26) X X
4.3 Flashings / Penetrations, Skylights, Chimneys (27) X
4.4 Evidence of Leaking (28) X X
Method Used to Observe (29)
Walked
Roof Coverings (25): Type
Concrete Tile, Elastomeric
Roof Coverings (25): Condition
Appears Serviceable
Drainage Systems (26): Condition
Repairs Needed
Flashings / Penetrations, Skylights, Chimneys (27): Condition
Appears Serviceable
Evidence of Leaking (28): Evidence of Leaking
Yes

6. SYSTEM: ROOFING 6.1 The inspector shall observe: A. roof coverings. B. roof drainage systems. C. flashings. D. skylights, chimneys and roof penetrations. E. signs of leaks or abnormal condensation on building components. 6.2 The inspector shall: A. describe the type of roof covering materials. B. report the methods used to inspect roofing. 6.3 The inspector is NOT required to: A. walk on the roofing. B. observe attached accessories including but not limited to solar systems, antennae, and lightning arresters.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
4.1.1 - Roof Coverings (25)

Tiles Cracked/Broken

Roof had cracked/broken tile. Recommend a qualified roof contractor repair or replace to prevent moisture intrusion and/or mold. 

Roof Roofing Professional
Credit
Comment
4.2.1 - Drainage Systems (26)

Poor Downspout Termination

One or more downspouts drain too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend adjusting downspout extensions to drain at least 4 feet from the foundation. 

Here is a helpful DIY link and video on draining water flow away from your house. 

Tools Handyman/DIY
Credit
Comment
4.4.1 - Evidence of Leaking (28)

Evidence of Prior Roof Repairs

There was evidence of prior roof repairs (i.e. replaced tiles, elastomeric patches, etc.). The roof system seems secure, but recommend monitoring with repairs as necessary. Drywall damage was evident in Bathroom C (Master). Home owner indicated issue has been resolved. 

Mag glass Monitor

5 - Plumbing

IN NI NP D
5.1 Water Meter X
5.2 Main Water Shut-off & Service Input X
5.3 Interior Supply / Distribution Piping (30) X
5.4 Supports, Insulation (31) X
5.5 Fixtures, Faucets (32) X X
5.6 Function Flow (33) X
5.7 Water Supply Leaks (34) X
5.8 Cross Connections (35) X X
5.9 Waste & Vent Piping System (36) X
5.10 Drain Leaks (37) X X
5.11 Function Drainage (38) X X
5.12 Water Heating Equipment & Operating Controls (39) X X
5.13 Automatic Safety Controls (40) X
5.14 Flues & Vents (41) X X
5.15 Fuel Distribution System & Supports (42) X
Main Water Shut-off & Service Input: Location
East
Main Water Shut-off & Service Input: Type
Copper
Main Water Shut-off & Service Input: Size
1" - 1"
Interior Supply / Distribution Piping (30): Type
Cross-Linked Polyethylene (PEX)
Interior Supply / Distribution Piping (30): Condition
Appears Serviceable
Supports, Insulation (31): Condition
Appears Serviceable
Fixtures, Faucets (32): Condition
Repairs Needed
Fixtures, Faucets (32): Operation of All Fixtures, Faucets
Yes
Function Flow (33): Functional Flow
Yes
Water Supply Leaks (34): Condition
No Leaks Observed
Cross Connections (35): Condition
Repairs Needed
Waste & Vent Piping System (36): Type
ABS
Waste & Vent Piping System (36): Condition
Appears Serviceable
Drain Leaks (37): Condition
Evidence of Leaking Observed
Function Drainage (38): Functional Drainage
No
Water Heating Equipment & Operating Controls (39): Type
Gas
Water Heating Equipment & Operating Controls (39): Condition
Maintenance Required
Water Heating Equipment & Operating Controls (39): Capacity
50 (Hallway); 40 (Garage) gallons
Automatic Safety Controls (40): Present
Yes
Automatic Safety Controls (40): Condition
Appears Serviceable
Flues & Vents (41): Condition
Repairs Needed
Fuel Distribution System & Supports (42): Main Gas Shut Off Location
East
Fuel Distribution System & Supports (42): Condition
Appears Serviceable
Water Heating Equipment & Operating Controls (39): Manufacturer
Bradford & White, GE

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

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

7. SYSTEM: PLUMBING 7.1 The inspector shall observe: A. interior water supply and distribution system including: 1. piping materials, including supports and insulation. 2. fixtures and faucets. 3. functional flow. 4. leaks. 5. cross connections. B. interior drain, waste and vent system, including: 1. traps; drain, waste, and vent piping; piping supports and pipe insulation. 2. leaks. 3. functional drainage. C. hot water systems including: 1. water heating equipment. 2. normal operating controls. 3. automatic safety controls. 4. chimneys, flues and vents. D. fuel storage and distribution systems including: 1. interior fuel storage equipment, supply piping, venting and supports. 2. leaks. E. sump pumps. 7.2 The inspector shall: A. describe: 1. water supply and distribution piping materials. 2. drain, waste and vent piping materials. 3. water heating equipment. B. operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house. 7.3 The inspector is NOT required to: A. state the effectiveness of anti-siphon devices. B. determine whether water supply and waste disposal systems are public or private. C. operate automatic safety controls. D. operate any valve except water closet flush valves, fixture faucets and hose faucets. E. observe: 1. water conditioning systems. 2. fire and lawn sprinkler systems. 3. on-site water supply quantity and quality. 4. on-site waste disposal systems. 5. foundation irrigation systems. 6. spas, except as to functional flow and functional drainage.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
5.5.1 - Fixtures, Faucets (32)

Loose Faucet

Sink faucet was loose. Recommend repair to prevent water penetrating under the faucet and getting into the cabinetry below and causing water damage.

Tools Handyman/DIY
Credit
Comment
5.5.2 - Fixtures, Faucets (32)

Toilet loose to floor

The toilet tank was loose in Bathroom A (1/2 bath), repairs should be made to prevent water seepage and possible water damage to floor/wall (2)

Pipes Plumbing Contractor
Credit
Comment
5.8.1 - Cross Connections (35)

Missing Hose Bib Anti-Siphon Devices

The hose bibs were missing anti-siphon devices. This device helps prevent back flow of discharged water into potable water system.  Recommend installing anti-siphon device for safety (5)

Tools Handyman/DIY
Credit
Comment
5.10.1 - Drain Leaks (37)

Drain Corrosion

Corrosion was present on the sink waste/drain line in Bathroom A (1/2 bath) and Bathroom B (3/4 bath). Recommend evaluation and repair to prevent water damage.

Contractor Qualified Professional
Credit
Comment
5.10.2 - Drain Leaks (37)

Evidence of Leaking

Evidence of water damage was present under the sink in Bathroom A (1/2 bath) and Bathroom B (3/4 bath), but no active leaking was observed. Recommend evaluation and repair as necessary to prevent further water damage.

Contractor Qualified Professional
Credit
Comment
5.11.1 - Function Drainage (38)

Lack of Functional Draining

The left sink drain appeared to be slow draining in Bathroom C (master)

Contractor Qualified Professional
Credit
Comment
5.12.1 - Water Heating Equipment & Operating Controls (39)

No Drip Pan

No drip pan was present. Recommend installation by a qualified plumber.
Credit
Comment
5.14.1 - Flues & Vents (41)

Duct Tape

Duct tape was used to secure the flue on the water heater. Duct tape is combustible and should not be used in this application. Recommend removal of the duct tape and securing with screws (minimum 3) or using metal tape.

Tools Handyman/DIY

6 - Electrical

IN NI NP D
6.1 Service Type (43) X
6.2 Service Conductor (44) X
6.3 Service Ground (45) X
6.4 Overcurrent Protection Devices (46) X
6.5 Main & Distribution Panels (47) X
6.6 Service Amperage / Voltage (48) X
6.7 Branch Circuit Conductors (49) X
6.8 Aluminum Branch Circuit Wiring (50) X
6.9 Compatibility (51) X
6.10 Lights, Switches (52) X X
6.11 Receptables, Polarity, Ground (53) X
6.12 GFCI & AFCI (54) X X
6.13 Smoke Detectors X
6.14 Carbon Monoxide Detectors X
Service Type (43): Service Type
Service Lateral (Underground)
Service Conductor (44): Type
Not Determined
Service Conductor (44): Condition
Appears Serviceable
Service Ground (45): Condition
Appears Serviceable, Not Fully Visible
Overcurrent Protection Devices (46): Type
Breakers
Overcurrent Protection Devices (46): Condition
Appears Serviceable
Main & Distribution Panels (47): Main Panel Location
East
Main & Distribution Panels (47): Sub Panel Location
Not Applicable
Main & Distribution Panels (47): Panel Manufacturer
General Electric
Main & Distribution Panels (47): Condition
Appears Serviceable
Service Amperage / Voltage (48): Panel Capacity
200 AMP
Service Amperage / Voltage (48): Main Breaker Capacity
Unknown
Service Amperage / Voltage (48): Service Voltage
240 V
Service Amperage / Voltage (48): Condition
Appears Serviceable
Branch Circuit Conductors (49): Type
Copper
Branch Circuit Conductors (49): Condition
Appears Serviceable
Compatibility (51): Condition
Appears Serviceable
Lights, Switches (52): Operation
Yes, Not All Verified
Lights, Switches (52): Condition
Repairs Needed
Receptables, Polarity, Ground (53): Operation
Yes, Not All Verified
Receptables, Polarity, Ground (53): Condition
Appears Serviceable
GFCI & AFCI (54): Operation
No
GFCI & AFCI (54): Condition
Repairs Needed
Smoke Detectors: Operation
Yes
Smoke Detectors: Condition
Appears Serviceable
Carbon Monoxide Detectors: Operation
Yes
Carbon Monoxide Detectors: Condition
Appears Serviceable
Smoke Detectors: Presence
Yes, Missing Some

Install smoke alarms inside each bedroom, outside each sleeping area and on every level of the home, including the basement. On levels without bedrooms, install alarms in the living room (or den or family room) or near the stairway to the upper level, or in both locations. Smoke alarms should be installed at least 10 feet from a cooking appliance to minimize false alarms when cooking.

Carbon Monoxide Detectors: Presence
Yes

While not required in homes without any gas appliances, if you have an attached garage, it is recommended to install a carbon monoxide detector in the garage. Install carbon monoxide alarms outside each sleeping area, in common areas, and on every level of the home, including the basement. 

8. SYSTEM: ELECTRICAL 8.1 The inspector shall observe: A. service entrance conductors. B. service equipment, grounding equipment, main overcurrent device, main and distribution panels. C. amperage and voltage ratings of the service. D. branch circuit conductors, their overcurrent devices, and the compatibility of their ampacities and voltages. E. the operation of a representative number of installed lighting fixtures, switches and receptacles located inside the house, garage, and on its exterior walls. F. 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. G. the operation of ground fault circuit interrupters. 8.2 The inspector shall: A. describe: 1. service amperage and voltage. 2. service entry conductor materials. 3. service type as being overhead or underground. 4. location of main and distribution panels. B. report any observed aluminum branch circuit wiring. 8.3 The inspector is NOT required to: A. insert any tool, probe or testing device inside the panels. B. test or operate any overcurrent device except ground fault interrupters. C. dismantle any electrical device or control other than to remove covers of the main and auxiliary distribution panels. D. observe 1. low voltage systems. 2. smoke detectors. 3. telephone, security, cable TV, intercoms or other ancillary wiring that is not a part of the primary electrical distribution system.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
6.10.1 - Lights, Switches (52)

Seal exterior lights

Exterior coach lights need to be sealed to prevent water and pest entry.

Tools Handyman/DIY
Credit
Comment
6.10.2 - Lights, Switches (52)

Light Inoperable

Could not verify the operation of one or more lights, specifically the pot light in the living room ceiling. New light bulb possibly needed or evaluation by a qualified professional.

Contractor Qualified Professional
Credit
Comment
6.12.1 - GFCI & AFCI (54)

Inoperable GFCI Outlet

GFCI outlet in kitchen near refrigerator would not trip. Recommend evaluation and repair by an electrical contractor for safety.

Electric Electrical Contractor
Credit
Comment
6.13.1 - Smoke Detectors

Missing Detectors

Install smoke alarms in every sleeping room and outside each separate sleeping area. Install alarms on every level of the home. Here is a link to read more about smoke detectors

Tools Handyman/DIY

7 - Heating

IN NI NP D
7.1 Heating Equipment (55) X
7.2 Energy Source (56) X
7.3 Operating Controls (Thermostat) (57) X
7.4 Automatic Safety Controls (58) X
7.5 Chimneys, Flues, & Vents (59) X
7.6 Solid Fuel Heating Devices (60) X
7.7 Distribution System (61) X
7.8 Air Filters (62) X
7.9 Heat Source (63) X
Heating Equipment (55): Brand
Lennox, International Comfort
Heating Equipment (55): Type
Gas-Fired Heat
Heating Equipment (55): Condition
Appears Serviceable
Energy Source (56): Type
Natural Gas
Automatic Safety Controls (58): Presence
Yes
Automatic Safety Controls (58): Condition
Appears Serviceable
Chimneys, Flues, & Vents (59): Condition
Not Applicable
Distribution System (61): Type
Ducts
Distribution System (61): Condition
Appears Serviceable
Air Filters (62): Condition
Appears Serviceable
Heat Source (63): Heat Source Present in Each Room
Yes
Operating Controls (Thermostat) (57): Not Operated Due to Temperature

Due to the outside air temperature being above 65 degrees F, the heating equipment could not be operated. Operating heating equipment when the temperature is above 65 degrees F can result in damage to the equipment.

Solid Fuel Heating Devices (60) not present.

9. SYSTEM: HEATING 9.1 The inspector shall observe: A. permanently installed heating systems including: 1. heating equipment. 2. normal operating controls. 3. automatic safety controls. 4. chimneys, flues and vents. 5. solid fuel heating devices. 6. heat distribution systems including fans, pumps, ducts and piping, with supports, dampers, insulation, air filters, registers, radiators, fan coil units, convectors. 7. the presence of an installed heat source in each room. 9.2 The inspector shall: A. describe: 1. energy source. 2. heating equipment and distribution type. B. operate the systems using normal operating controls. C. open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. 9.3 The inspector is NOT required to: A. operate heating systems when weather conditions or other circumstances may cause equipment damage. B. operate automatic safety controls. C. ignite or extinguish solid fuel fires D. observe: 1. the interior of flues. 2. fireplace insert flue connections. 3. humidifiers. 4. electronic air filters. 5. the uniformity or adequacy of heat supply to the various rooms.

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

8 - Cooling

IN NI NP D
8.1 Cooling Equipment (64) X
8.2 Energy Source (65) X
8.3 Operating Controls (Thermostat) (66) X
8.4 Distribution System (67) X
8.5 Air Filters (68) X
8.6 Cooling Source (69) X
Cooling Equipment (64): Brand
Lennox, International Comfort
Cooling Equipment (64): Type
Central Air Conditioner
Cooling Equipment (64): Condition
Appears Serviceable
Energy Source (65): Type
Electric
Operating Controls (Thermostat) (66): Thermostat Location
Hallway, Kitchen
Operating Controls (Thermostat) (66): Condition
Appears Serviceable
Distribution System (67): Type
Ducts - Insulated
Distribution System (67): Condition
Appears Serviceable
Air Filters (68): Condition
Appears Serviceable
Cooling Source (69): Cooling Source Present in Each Room
Yes

10. SYSTEM: CENTRAL AIR CONDITIONING 10.1 The inspector shall observe: A. central air conditioning including: 1. cooling and air handling equipment. 2. normal operating controls. B. distribution systems including: 1. fans, pumps, ducts and piping, with supports, dampers, insulation, air filters, registers, fan-coil units. 2. the presence of an installed cooling source in each room. 10.2 The inspector shall: A. describe: 1. energy sources. 2. cooling equipment type. B. operate the systems using normal operating controls. C. open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. 10.3 The inspector is NOT required to: A. operate cooling systems when weather conditions or other circumstances may cause equipment damage. B. observe non-central air conditioners. C. observe the uniformity or adequacy of cool-air supply to the various rooms.

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

9 - Interiors

IN NI NP D
9.1 Walls, Ceilings, Floors (70) X X
9.2 Steps, Stairways (71) X
9.3 Balconies, Railings (72) X
9.4 Counters & Cabinetry (73) X
9.5 Doors (74) X X
9.6 Windows (75) X X
9.7 Fire Separation Walls & Ceilings (76) X
9.8 Fire Separation Doors (77) X X
Walls, Ceilings, Floors (70): Condition
Repairs Needed
Counters & Cabinetry (73): Operation
Yes
Counters & Cabinetry (73): Condition
Appears Serviceable
Doors (74): Operation
Yes
Doors (74): Condition
Repairs Needed
Windows (75): Operation
Yes
Windows (75): Condition
Appears Serviceable
Fire Separation Walls & Ceilings (76): Condition
Appears Serviceable
Fire Separation Doors (77): Condition
Repairs Needed

11. SYSTEM: INTERIORS 11.1 The inspector shall observe: A. walls, ceiling and floors. B. steps, stairways, balconies and railings. C. counters and a representative number of cabinets. D. a representative number of doors and windows. E. separation walls, ceilings, and doors between a dwelling unit and an attached garage or another dwelling unit. F. sumps. 11.2 The inspector shall: A. operate a representative number of primary windows and interior doors. B. 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: A. paint, wallpaper and other finish treatments on the interior walls, ceilings, and floors. B. carpeting. C. draperies, blinds or other window treatments. D. household appliances. E. recreational facilities or another dwelling unit.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
9.1.1 - Walls, Ceilings, Floors (70)

Carpet Stains

Carpet had areas of staining or discoloration. Recommend a thorough steam clean by a qualified carpet cleaning company 

Credit
Comment
9.1.2 - Walls, Ceilings, Floors (70)

Moisture Damage
Bathroom 3 (master)

Stains on the walls visible at the time of the inspection appeared to be the result of moisture intrusion. The source of moisture may have been corrected. Recommend further examination by a qualified contractor to provide confirmation.

Putty knife Drywall Contractor
Credit
Comment
9.1.3 - Walls, Ceilings, Floors (70)

Nail Pops

Protruding nail heads visible at the time of the inspection. Nail pops are generally cosmetic in nature or can be the result of contact with moisture. Recommend monitoring and repair as desired.

Mag glass Monitor
Credit
Comment
9.1.4 - Walls, Ceilings, Floors (70)

Poor Patching
Living room

Sub-standard drywall patching observed at time of inspection. Recommend re-patching. 

Putty knife Drywall Contractor
Credit
Comment
9.5.1 - Doors (74)

Closet door guides

Bedroom 1 interior closet doors were missing bottom track at the time of the inspection. Recommend corrections to minimize potential damage and ensure proper operation.

Tools Handyman/DIY
Credit
Comment
9.6.1 - Windows (75)

Window Balance

Single hung windows need balancing.

Window Window Repair and Installation Contractor
Credit
Comment
9.8.1 - Fire Separation Doors (77)

Door Racked

The fire separation door to the garage is racked. Recommend alignment by a qualified profession for fire safety.

Contractor Qualified Professional

10 - Insulation & Ventilation

IN NI NP D
10.1 Insulation (78) X
10.2 Vapor Retarder (79) X
10.3 Attic Ventilation (80) X
10.4 Under Floor Crawlspace Ventilation (81) X
10.5 Kitchen Ventilation (82) X
10.6 Bathroom Ventilation (83) X
10.7 Laundry Ventilation (84) X
Insulation (78): Type
Fiberglass Batt
Insulation (78): Condition
Appears Serviceable
Attic Ventilation (80): Presence
Yes
Attic Ventilation (80): Condition
Appears Serviceable
Kitchen Ventilation (82): Exhaust Fans
Fan with Light
Kitchen Ventilation (82): Condition
Appears Serviceable
Bathroom Ventilation (83): Type
Both
Bathroom Ventilation (83): Operation
Yes
Bathroom Ventilation (83): Condition
Appears Serviceable
Laundry Ventilation (84): Room Ventilation
Yes
Laundry Ventilation (84): Dryer Ventilation
Plastic - Flex
Laundry Ventilation (84): Operation
Yes
Laundry Ventilation (84): Condition
Appears Serviceable

12. SYSTEM: INSULATION & VENTILATION 12.1 The inspector shall observe: A. insulation and vapor retarders in unfinished spaces. B. ventilation of attics and foundation areas. C. kitchen, bathroom, and laundry venting systems. 12.2 The inspector shall describe: A. insulation and vapor retarders in unfinished spaces. B. absence of same in unfinished space at conditioned surfaces. 12.3 The inspector is NOT required to report on: A. concealed insulation and vapor retarders. B. venting equipment which is integral with household appliances.

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

11 - Built-in Appliances

IN NI NP D
11.1 Dishwasher X
11.2 Refrigerator X
11.3 Range/Oven/Cooktop X
11.4 Garbage Disposal X
11.5 Built-in Microwave X
Dishwasher: Brand
Bosch
Dishwasher: Model #
SHE3AR56UC/07
Dishwasher: Condition
Appears Serviceable
Refrigerator: Brand
Whirlpool
Refrigerator: Model #
GSF26C5EXB02
Refrigerator: Condition
Appears Serviceable
Range/Oven/Cooktop: Exhaust Hood Type
Vented
Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Range/Oven/Cooktop: Range/Oven Brand
General Electric
Range/Oven/Cooktop: Model #
PB975SP4SS
Range/Oven/Cooktop: Condition
Appears Serviceable
Garbage Disposal: Condition
Appears Serviceable
Brand
GE
Model #
GTWN4250D0WS
Condition
Appears Serviceable
Dryer Power Source
110 Volt, Gas
Brand
GE
Model #
GTDP490GD0WS
Condition
Appears Serviceable
Built-in Microwave: Brand
Kenmore
Built-in Microwave: Model #
401.80089700
Built-in Microwave: Condition
Appears Serviceable

Appliances are outside the scope of the Standards of Practice. Any comments made on any appliances are a courtesy, but should be in no way taken as an absolute determination on the suitability of the appliance(s).

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

12 - Pool and Spa

IN NI NP D
12.1 Limitations: X
12.2 Pool Safety X
12.3 Type of Pool and/or Spa (1) X
12.4 Interior Finish Materials (2) X
12.5 Decks, Steps & Coping (3) X X
12.6 Filtering (4) X
12.7 Cross Connections (5) X
12.8 Equipment (6) X X
12.9 Electrical Components (7) X X
12.10 Heaters (8) X
12.11 Cleaning Systems (9) X
12.12 Automatic Safety Controls (10) X
12.13 Handrails, Ladders (11) X
12.14 Child Safe Barriers (12) X
12.15 Entrapment Prevention Components (13) X
12.16 Accessories X
Limitations:: Spa Not Inspected.

The spa was not inspected nor tested.

Type of Pool and/or Spa (1): Type
Inground Pool, Above Ground Spa
Interior Finish Materials (2): Type
Plaster/Gunite
Interior Finish Materials (2): Condition
Appears Serviceable
Decks, Steps & Coping (3): Condition
Repairs Needed
Filtering (4): Type
Diatomaceous Earth
Filtering (4): Condition
Appears Serviceable
Cross Connections (5): Condition
Appears Serviceable
Equipment (6): Drains - Condition
Appears Serviceable
Equipment (6): Skimmers - Condition
Repairs Needed
Equipment (6): Pump - Condition
Appears Serviceable
Equipment (6): Motor - Condition
Appears Serviceable
Equipment (6): Bleeder Valve - Condition
Appears Serviceable
Equipment (6): Gauges - Condition
Appears Serviceable
Equipment (6): Visible Piping - Condition
Appears Serviceable
Equipment (6): Valves - Condition
Appears Serviceable
Equipment (6): Aerator - Condition
None Installed
Equipment (6): Auto-Fill - Condition
None Installed
Equipment (6): Blower - Condition
None Installed
Electrical Components (7): Underwater Lighting
None Installed
Electrical Components (7): Bonding Condition
Repairs Needed
Electrical Components (7): Equipment Timer(s)
Appears Serviceable
Electrical Components (7): Breaker Location(s)
Main House Panel
Electrical Components (7): Wiring Type
Rigid Metal
Electrical Components (7): Wiring Condition
Appears Serviceable
Electrical Components (7): GFCI Protection
None
Electrical Components (7): GFCI Condition
Appears Serviceable
Electrical Components (7): Electric Controls
Local Subpanel
Cleaning Systems (9): Type
Skimmer, Vacuum
Cleaning Systems (9): Sanitizing System Type
None Installed
Child Safe Barriers (12): Condition
Appears Serviceable
Entrapment Prevention Components (13): Type
Anti-Vortex Drain Cover
Pool Safety: Pool and Spa Safety Information

Pool and Spa Safety Information:

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

Pool Safely

and

Red Cross Pool Safety

and

Pool Safety Guidelines

and

Barrier Guidelines


Electrical Components (7): Bonding
Pump(s)

In addition to the pool equipment, any metallic object within 5 feet horizontally and 12 feet vertically of the pool must be bonded to the pool's equipotential grid.

Child Safe Barriers (12): Pool Barriers:
Perimeter Yard Fencing, Door Alarms, Door Locks, Door(s) Self-closing/Self-latching, Gate(s) Self-closing/Self-latching

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

1. INTRODUCTION 1.1 These Standards define the practice of Swimming Pool & Spa Inspections in the State of Arizona. 1.2 These Standards of Practice A. provide inspection guidelines. B. 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 swimming pool & spa conditions, as observed at the time of the inspection. A. These Standards apply only to swimming pools and spas installed at a property with a single family residential structure. B. Swimming pool/spa is defined as a contained body of water that is eighteen inches or more in depth at any point and this is intended for swimming or immersion. 2.2 Inspectors shall: A. Observe readily accessible installed systems and components listed in these Standards. B. Submit a written report to the client which shall: 1. Observe and Describe systems and components identified in section 3 of these Standards. 2. 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. 3. 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 further 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. SWIMMING POOL & SPA 3.1 The inspector shall observe: A. interior finish materials. B. decks, steps and coping. C. pumps, motors, blowers, skimmer, filter, drains, heaters, automatic safety controls, gauges, visible piping and valves. D. water supply systems for cross connections. E. external bonding of the pump motors, blowers, and heaters. F. conduit, visible electrical components, and the operation of underwater lighting, ground fault circuit interrupters, and timer assemblies. G. permanently installed handrails and ladders. H. for the presence of child safe barrier provisions. I. for the presence of entrapment prevention components. 3.2 The inspector shall: A. describe: 1. type of pool or spa. 2. primary interior finish material. 3. type of filter. 4. type of child safe barrier provision. 5. type of cleaning system (if present). 6. energy source for heater (if present). B. operate the systems using normal operating controls. C. open readily open able access panels provided by the manufacturer or installer for routine homeowner maintenance. 

4. GENERAL LIMITATIONS AND EXCLUSIONS 4.1 General limitations: A. Inspections performed in accordance with these Standards are visual, are not technically exhaustive and will not identify concealed conditions or latent defects. 4.2 General exclusions: A. Inspectors are NOT required to report on: 1. life expectancy of any component or system. 2. the causes of the need for a major repair. 3. the methods, materials and costs of corrections. 4. the suitability of the facilities for any specialized use, or the enclosures for systems, components, of equipment. 5. the condition of components that are not visible and/or readily accessible. 6. compliance or non-compliance with applicable regulatory requirements, building codes, or manufacturer instructions, drawings, and specifications. 7. any component or system which was not observed. 8. the presence or absence of pests such as wood damaging organisms, rodents, or insects. 9. external bonding of equipment or components other than pump motors, blowers and heaters. 10. cosmetic items, underground items, or items not permanently installed. 11. the safety of use of any pool or spa component. 12. the adequacy of operation, maintenance, and use of the pool/spa and of any component. 13. whether any item, material, condition or component is subject to recall, controversy, litigation, product liability or other adverse claim or condition. 14. the structural integrity of any system or component. 15. the adequacy of system and component design, and of filters and heaters. 16. the adequacy of child safe barriers and of entrapment prevention components, nor the conformity of these barriers or components with local codes and ordinances. 17. equipment/component compatibility. 18. flow rates and high or low pressure conditions. 19. leaks in the shell or underground components. 20. geological and soil conditions. 21. the strength, adequacy, efficiency or safety of any system or component. B. Inspectors are NOT required to: 1. observe component interiors that are not readily accessible. 2. offer warranties or guarantees of any kind. 3. calculate the strength, adequacy, efficiency or safety of any system or component. 4. enter any area or perform any procedure which may damage the property or its components or be dangerous to the inspector or other persons. 5. operate any system or component which is shut down or otherwise inoperable. 6. operate any system or component which does not respond to normal operating controls. 7. move personal items, equipment, plant life, soil, snow, ice, or debris which obstructs access or visibility. 8. determine the presence or absence of any suspected hazardous substance or irritants, including but not limited to noise, toxins, molds, algae, allergens, organisms, carcinogens, electromagnetic radiation, radioactive substances, combustibles, corrosive or reactive chemicals or contaminants, or the adequacy of their storage facilities. 9. determine the safety of use of any pool or spa component. 10. dismantle any system or component. 11. predict future conditions, including but not limited to failure of components. 12. project operating costs of components. 13. perform any act or service contrary to law or regulation. 14. perform architectural, engineering, or surveying services, or to confirm or evaluate such services performed by others. 15. perform any trade or professional service other than as required in these Standards. 16. operate systems when weather conditions or other circumstances may cause equipment damage. 17. test or operate valves and automatic safety controls. 18. come into contact with pool or spa water to examine the systems, structure, or components. 19. test, operate, or evaluate electric resistance heaters. 20. determine the temperature, temperature fluctuation, rate of temperature rise, or the time needed to obtain hot water, of any pool or spa heater. 21. test, operate, or evaluate water features, fountains, diving and jump boards, slides, and similar play equipment, or evaluate the suitability of the pool or spa for the use of such equipment, or for activities such as diving. 22. test, operate, or evaluate timers, low voltage or electronic controls, stray voltage, thermostats, heating elements, solar and other alternative energy heating systems. 23. evaluate water chemistry or clarity, or presence or absence of bacteria/algae. 24. operate systems including backwash, aerators, automatic cleaners, automatic water fills, water treatment or chemical dispenser systems. 25. evaluate the interior of components and filters including filter cartridges, and related components and accessories, or back-flow prevention devices. 26. evaluate the condition of manual, or the condition and operation of automatic, pool or spa covers. 27. observe underground items and items not permanently installed. 28. determine the differential between original construction and subsequent additions or modifications, or evaluate out-of-level conditions.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
12.5.1 - Decks, Steps & Coping (3)

Reseal Coping

We recommend re-sealed between the deck and coping to prevent water from leaking behind the pool walls.


Pool Swimming Pool / Spa Contractor
Credit
Comment
12.8.1 - Equipment (6)

Pool Skimmer Diverter Plate

Pool skimmer diverter plate is missing or broken. Recommend replacing with a new diverter.

Tools Handyman/DIY
Credit
Comment
12.9.1 - Electrical Components (7)

Missing GFCI

The outlet lacked GFCI (Ground Fault Circuit Interrupter), recommend adding for safety

Contractor Qualified Professional
Credit
Comment
12.9.2 - Electrical Components (7)

Bonding connection missing

The Pool filter tank is not tied into the bonding system for the equipment.

Contractor Qualified Professional