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1234 Main St.
Phoenix, AZ 85050
01/19/2020 9:00AM

Headshot 2 copy
inspector

Matthew Willer

AZ Certified Home Inspector #68390
Sample agent
agent

Agent Name

Agency Name
33
Recommendations
3
Safety hazard

1 - Inspection Details

In Attendance
Client
Client Name
Samantha Sample
Occupancy
Furnished
Year Built
2002
Ground Cover
Dry
Type of Building
Single Family
Main Entrance Faces
West
Temperature (approximate)
75 Fahrenheit (F)
Weather Conditions
Clear
Scope of Inspection

This inspection is being conducted in accordance with the Arizona Standards of Professional Practice for Home Inspectors. Please note the "Limitations of Inspection" sections within this report. It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind. Please refer to the pre-inspection contract for a full explanation of the scope of the inspection.

This is primarily a VISUAL INSPECTION ONLY. WE STRONGLY ADVISE YOU TO OBTAIN A COMPREHENSIVE WARRANTY ON THE PROPERTY - OUR SERVICE SHOULD NOT BE CONSTRUED AS A WARRANTY OR GUARANTEE. We do offer lifetime consultation and encourage you to ask questions. However, it is essential that you read the entire report and any recommendations we make, including specialist evaluations, PRIOR TO CLOSING.

For condominiums, the grounds, exterior and roof systems are not inspected because these are controlled and maintained by the home owners association. Recommend inquiring with home owners association representative about exterior areas and maintenance schedules. CONDOMINIUMS ARE INTERIOR INSPECTIONS ONLY.

How To Read This Report

If a visual examination is performed on a system or component, the type or other distinguishable characteristics will be described. If there are no adverse conditions noted, or recommendations for remedies regarding the system or component, then the condition was satisfactory at the time of inspection.

General Warnings: CO Detectors

This property has one or more fuel burning appliances and should have at least one carbon monoxide alarm for each floor. If missing, recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions.

For more information, visit https://www.cpsc.gov/Safety-Education/Safety-Education-Centers/Carbon-Monoxide-Information-Center

2 - Electrical

Service Type
Underground
Service Wire Type
Aluminum
Appears Grounded
Yes
Amperage
200
Voltage
120/240
Branch Circuit Wiring
Copper
Wiring Method
Romex
Protection
Breakers
Breaker / Wiring Compatibility
Wiring Appropriately Sized
GFCI Outlets
Yes
AFCI Outlets
Yes
Smoke Detectors
Yes
Carbon Monoxide Detectors
Yes
Breakers: Unused

Spa breaker is off, and no spa is present.

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

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.

$
Credit
Comment
2.2.1 - Main Electrical Service Panel / Sub-Panel / Service and Grounding Equipment

Main Panel: Clearances

Inadequate clearances around the main electrical service panel. Recommend providing proper clearances around main electrical service panels.

Electric Electrical Contractor

3 - Plumbing & Laundry

Water Meter (Location)
Sidewalk
Distribution Pipes
Copper, Pex
Fuel Line
Black Iron
Drain Pipes
ABS
Dryer Power Source
Electric
Exhaust Fans
Bathrooms, Laundry Room
Water Pressure Regulator
Yes
Water Pressure (PSI)
95
Main Water Shut-Off Device (Location)
Exterior
Main Fuel Shut-Off (Location)
Gas Meter
Sewer Cleanout

Sewer cleanouts are located in the front yard.

Dryer Vent
Metal

The Chimney Safety Institute of America (CSIA) recommends CSIA Certified Dryer Exhaust Technicians perform dryer vent inspections annually to ensure safe and efficient operation of your clothes dryer system.

Dryer
LG
Washing Machine
LG
Plumbing and Laundry Limitations

The following items are not included in this inspection: private/shared wells and related equipment, private sewage disposal systems, hot tubs or spas, main, side and lateral sewer lines, gray water systems, pressure boosting systems, trap primers, incinerating or composting toilets, fire suppression systems, water softeners, conditioners or filtering systems, plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs, underground utilities and systems, overflow drains for tubs and sinks, backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.

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.

$
Credit
Comment
3.1.1 - Water Supply Pipes

Water Pipe Valve(s): Corrosion

Visible corrosion around some water supply valves. Corrosion can cause water leaks to form in valve connection. No visible water was leaking from supply valves during the inspection. Recommend a licensed plumber to evaluate water supply pipe valves in home and repair connections that have corrosion.

Pipes Plumbing Contractor
$
Credit
Comment
3.1.2 - Water Supply Pipes

Water Pipe Valve(s): Leaking

Visible water was leaking from one or more supply valves in the home. Recommend a licensed plumber to repair the water leak.

Pipes Plumbing Contractor
$
Credit
Comment
3.1.3 - Water Supply Pipes

Water Pressure: High

Water pressure tested at hose bibs was at the higher end of the recommended 40-100 PSi. Typically, the most common cause of high water pressure is a faulty water pressure regulator. Recommend a licensed plumber to evaluate and adjust water pressure regulator or replace it.


For more information about water pressure, click on the link below:

https://www.phoenix.gov/waterservices/customerservices/generalinfo/waterissues

Pipes Plumbing Contractor
$
Credit
Comment
3.3.1 - Fixtures / Faucets / Functional Flow

Faucet: Water Drip

One or more faucets in home are leaking water. Recommend a licensed plumber to repair or replace faucet. 

Pipes Plumbing Contractor
$
Credit
Comment
3.3.2 - Fixtures / Faucets / Functional Flow

Bathtub: Caulk Cracked/Missing

In some shower/bathtub areas, caulk showed signs of deterioration. Caulk had stains and cracks in areas. Caulk prevents water from getting behind bathtubs. Recommend removing the old caulk and installing new caulk to areas.

Tools Handyman/DIY
$
Credit
Comment
3.3.3 - Fixtures / Faucets / Functional Flow

Shower Head: Pipe Connections

In one or more shower locations, water was found dripping/spraying from shower sprayer hose connections and/or shower sprayer to pipe connection. Recommend installing plumbers tape to joints and tightening the connection.

Tools Handyman/DIY
$
Credit
Comment
3.3.4 - Fixtures / Faucets / Functional Flow

Sinks: Caulk Deteriorated/Missing

One or more sinks have missing or deterioration caulk. Recommend caulking around sink to prevent water intrusion below.

Tools Handyman/DIY
$
Credit
Comment
3.4.1 - Functional Drainage / Sewer Pipes

Drain Pipe: Water Leak

A drain pipe in one or more areas is leaking water. Recommend a licensed plumber to evaluate and repair.

Pipes Plumbing Contractor
$
Credit
Comment
3.5.1 - Laundry / Dryer Vent

Washing Machine: Catch Pan

No catch pan installed under the washing machine. Catch pan collects water in case the washing machine leaks. Recommend qualified professional to install catch pan under the washing machine. 

Contractor Qualified Professional

4 - Kitchen

Exhaust Fan
Operable
Disposal
Operable
Dishwasher Air Gap
No, High Drain Loop Recommended
Microwave
Operable
Range
Operable
Dishwasher
Operable
Refrigerator
Operable
Kitchen Limitations
The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters, appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.

5 - Heating

Manufacturers
Goodman
Last Service Date
No Service Date Visible
Automatic Safety Controls
Operational
Distribution
Flex Duct
Furnace Location
Attic
Thermostat
Operational
Heat Source Presence
All Rooms
East Model #
HT-36
West Model #
HT-4248
Type of Heaters
Gas Furnace
Estimated Age
18

Manufactured rated life expectancy for most furnaces is between 15 to 20 years with proper service and maintenance.

Air Filters
Satisfactory, Location: Return Vents

Recommend having the air filters cleaned or replaced every six months and or after three months of continuous usage.

Heating Limitations
The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters, solar, coal or wood fired heat systems, thermostat or temperature control accuracy and timed functions, heating components concealed within the building structure or in inaccessible areas, underground utilities and systems, safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.

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. D. ignite or extinguish solid fuel fires. E. 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.

$
Credit
Comment
5.1.1 - Heating Equipment

Furnace: 15-20 year or older

The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace is nearing or past its life expectancy and may need repair or replacement in the near future. Recommend budgeting for a repair or replacement in the near future.

Fire HVAC Professional
$
Credit
Comment
5.1.2 - Heating Equipment

Furnace: No Service Date

The last service date of this system appears to be more than two years ago, no service dates visible, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than two years ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed every few years in the future or per manufacturer's recommendations.

Here is a resource on the importance of furnace maintenance.

Fire HVAC Professional
$
Credit
Comment
5.3.1 - Vents, Flues & Chimneys

Flue: Improperly Installed

Exhaust flue was improperly installed. B-vents require a 1" clearance from combustible materials. Recommend a qualified HVAC professional evaluate and repair as needed.

Fire HVAC Professional

6 - Air Conditioning

Energy Source
Electric
A/C Unit(s) Location
Exterior
Manufacturers
Goodman
East Unit Estimated Age
18 years
West Unit Estimated Age
18 years
Cooling Source Presence
All Rooms
Type
Air Conditioner
East Model #
CLJ36-1A
West Model #
GSC130301EB
Refrigerants
R-22

R-22 refrigerant is currently being phased out and soon will no longer be available. Click on the link below for more info:


https://www.searsheatingcooling.com/r22-vs-r410a-refrigerant-whats-difference/

Differential
17-24 degrees
Air Conditioning Limitations
The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters, thermostat or temperature control accuracy and timed functions, cooling components concealed within the building structure or in inaccessible areas, underground utilities and systems, safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.

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.

$
Credit
Comment
6.1.1 - Cooling Equipment

AC Unit: Age

The estimated useful life for air conditioning compressors is 10 to 15 years. This unit is nearing or past its life expectancy and may need a repair or replacement in the near future. Recommend budgeting for a repair or replacement in the near future.

Mag glass Monitor

7 - Water Heater

Energy Source
Gas
Capacity
50
Estimated Age
5 years
Catch Drain Pan
Yes
Expansion Tank
No
Heat Operable
Yes
Proper TPRV Extension
Yes
Proper Vent Flue Pipe
Yes
Location: Water Heater
Garage
Manufacturer
Bradford White
Model #
M45036FBN
Water Heater Limitations
Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps, solar water heating systems, Energy Smart or energy saver controls, catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
$
Credit
Comment
7.1.1 - Water Heater Tank

Water Heater: Sediment Trap Missing

No sediment trap installed on the gas line for the water heater tank. A sediment trap (sometimes referred as a drip leg) is a capped off section of gas line which is installed in such a way that any debris or moisture in the gas line will be caught in the trap where it can be cleaned out easily. The reason for this is to ensure safe operation of an appliance by keeping debris out of the tiny orifices of the gas valve. Recommend a qualified plumber to evaluate and install sediment trap on the gas line to the water heater tank.

Pipes Plumbing Contractor
$
Credit
Comment
7.1.2 - Water Heater Tank

Water Heater: Expansion Tank Missing

No thermal expansion tank visible. Expansion tanks help with thermal expansion that happens when water is heating and helps minimize the risk of pressure damage to the plumbing system. They are required in all closed supply systems (pressure regulators, check valves, etc...) Recommend a qualified plumber to install an expansion tank.

Pipes Plumbing Contractor

8 - Garage

Type
Attached, 2-Car
Overhead Garage Door
Metal
Automatic Opener
Operable
Motion Reverse Sensors & Pressure Reverse
Pressure Reverse Failure, Motion Reverse Sensors Operable
Floor
Concrete
Walls
Covered with Drywall
Burners 18" Above Floor
Yes

Equipment and appliances having an ignition source shall be elevated such that the source of ignition is not located less than 18" above the floor in hazardous locations and private garages.

Garage Limitations

The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities. Many times areas of the garage are not visible or inspected due to vehicles or personal items.

$
Credit
Comment
8.2.1 - Garage Overhead Door

Garage Door: Pressure Reverse Needs Adjustment

Garage door pressure/auto reverse is either inoperable or improperly set. The weight and pressure involved in closing a garage door can cause serious injury to someone in the path of the door, especially children or pets. Recommend a qualified garage door professional adjust pressure reverse to proper setting.

Garage Garage Door Contractor
$
Credit
Comment
8.2.2 - Garage Overhead Door

Garage Door: Dents Observed

Visible dent in the overhead garage door. Garage door operated properly during the inspection. Recommend garage door technician to evaluate and repair.

Garage Garage Door Contractor

9 - Interiors

Walls
Drywall
Ceilings
Drywall
Flooring
Tile, Carpet
Floor Structure
Concrete
Doors
Wood, Wood Glass Panel
Windows
Vinyl
Fire Separation Walls / Ceilings
Present
Fire Separation Doors
Present
Interior Limitations

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

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.

$
Credit
Comment
9.2.1 - Ceilings

Ceiling: Stains

Stains on the ceiling were visible at the time of the inspection and appeared to be the result of moisture intrusion. The source of moisture is most likely the bird/pest damage to stucco directly above stained area. No moisture was present during time of inspection by testing with a pin-style moisture meter. Recommend painting the stain, and a qualified stucco repair professional to correct the holes/damage.

Stucco Stucco Repair Contractor
$
Credit
Comment
9.3.1 - Floors

Floors: Tiles Loose

One or more loose floor tiles.Recommend a qualified tile contractor to repair.

Flooring Flooring Contractor
$
Credit
Comment
9.4.1 - Countertops / Cabinets

Countertop: Grout Deteriorating / Missing

On some areas of countertops, grout and/or caulking was missing or deteriorated. Recommend sealing with sanded caulk

Tools Handyman/DIY
$
Credit
Comment
9.6.1 - Doors

Interior Door(s): Doesn't Latch

Back door isn't latching properly. Recommend adjusting strike plate so that latch aligns with hole.

Tools Handyman/DIY
$
Credit
Comment
9.6.2 - Doors

Interior Door(s): Sticks To Door Jamb

One or more doors are sticking to door jambs. This can make it difficult to open or close the door. Recommend a qualified door contractor to repair and/or adjust.

Door Door Repair and Installation Contractor

10 - Exterior

Inspection Method
Visual
Driveway
Concrete
Walkways
Concrete, Gravel
Patio
Stamped Concrete
Columns
Framed
Siding Material
Stucco
Trim Material
Stucco
Flashing Material
Not Present
Fascia Material
Wood
Footing Material
Not Visible
Foundation Material
Concrete Slab
Fence Material
Concrete Block
Wall Structure
Framed
Exterior Doors
Wood
Windows
Vinyl
Exterior Limitations

The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings, foundations, exterior surfaces or components obscured by vegetation, stored items or debris, wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. 

The inspection does not include subterranean drainage systems, fountains, ponds, statuary, fire pits, BBQ's, play equipment or display/security lighting. Additionally, outdoor ancillary components/systems (e.g., mist systems, roller-shades, retractable awnings, outdoor kitchens, etc.) are not part of the inspection scope. 

Driveway / Walkways / Patios / Columns: Termite Treatment

Termite drill marks were found on the property, which indicates the home had previously been treated for termites. Recommend asking seller for termite treatment records. Additionally, termite inspection/treatment should be performed annually.

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. 

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.

$
Credit
Comment
10.1.1 - Exterior Foundation

Foundation: Minor Crack

Minor crack visible on side of the house. Minor and/or vertical cracks are typical as the home settles. Recommend monitoring crack for any new movement.

Mag glass Monitor
$
Credit
Comment
10.2.1 - Siding / Flashing / Trim

Exterior: Caulk Deteriorated/Missing

Caulking and/or weatherproofing sealant was found to be deteriorated or missing in some areas around the exterior of the home. Caulk or another type of weatherproof patching should be installed where missing or deteriorated to prevent weather and pests from intruding into the interior of the home.

Tools Handyman/DIY
$
Credit
Comment
10.2.2 - Siding / Flashing / Trim

Stucco: Holes/Damage

Holes and/or damage to stucoo has been found in some areas of the home. Holes/Damage could allow for water and pests to intrude behind the siding. Recommend a qualified stucco professional to evaluate and repair.

Stucco Stucco Repair Contractor
$
Credit
Comment
10.2.3 - Siding / Flashing / Trim

Stucco: Cracking - Minor

Some areas of the siding showed minor cracking in one or more places. This can be a result of expansion and contraction, and typical as homes with stucco age. Recommend qualified stucco professional to patch and paint the minor cracks in stucco.

Stucco Stucco Repair Contractor
$
Credit
Comment
10.2.4 - Siding / Flashing / Trim

Siding: Soil Height

In some areas around the exterior of the home, the soil level is too high near the siding. This can allow for moisture from the soil to damage the siding. Recommend grading soil to a proper height around siding area.

Yard scissors Landscaping Contractor
$
Credit
Comment
10.6.1 - Vegetation / Grading / Drainage / Fence / Retaining Walls

Fence: Deterioration

Some areas of the fence are damaged. Recommend qualified professional to repair areas of the fence.

Contractor Qualified Professional
$
Credit
Comment
10.6.2 - Vegetation / Grading / Drainage / Fence / Retaining Walls

Fence: Loose Pilaster Cap(s)

One or more pilaster caps is loose. Recommend a qualified professional to mortar cap back in place.

Contractor Qualified Professional
$
Credit
Comment
10.6.3 - Vegetation / Grading / Drainage / Fence / Retaining Walls

Trees: Trim Vegetation Away

Some vegetation in contact with the home. Vegetation can bring unwanted moisture to the homes siding. Recommend qualified professional to trim vegetation away from the home.

Yard scissors Landscaping Contractor
$
Credit
Comment
10.7.1 - Driveway / Walkways / Patios / Columns

Driveway: Minor Cracking

Minor cosmetic cracks observed in the driveway, which may indicate movement in the soil. Recommend monitor and/or have qualified driveway contractor to patch/seal.

House front Driveway Contractor
$
Credit
Comment
10.7.2 - Driveway / Walkways / Patios / Columns

Sidewalk: Trip Hazard

Sidewalk has uplifting which is causing the sidewalk to become unlevel from the driveway. This is causing a trip hazard between the sidewalk and the driveway. Recommend repairing sidewalk. 

Contractor Qualified Professional

11 - Roofing

Inspection Method
Roof
Pitch of Roof
Medium

This is an estimate of the slope/pitch of the roof.

Roof Material
Concrete Tile
Roof Layers
1+
Age
17
Evidence of Past Water Leaks
No
Flashing
Metal
Roof Gutters
None
Roof Vents
Roof Vents, Gable Vents
Roofing Limitations
The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access, solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts, and extensions performed adequately or were leak-free.

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.

$
Credit
Comment
11.1.1 - Coverings

Roof: Tile Cracked/Loose/Missing

One or more roof tiles were cracked, loose or missing on the roof. Recommend a licensed roof contractor to evaluate and repair as needed.

Roof Roofing Professional
$
Credit
Comment
11.3.1 - Underlayment / Flashing

Flashing: Loose

One or more roof flashings was loose and not secured. Recommend a qualified roofing professional to properly secure flashing.

Roof Roofing Professional
$
Credit
Comment
11.3.2 - Underlayment / Flashing

Flashing: Missing

Roof flashings were missing in one or more areas. Flashings provides protection against moisture intrusion. Recommend a qualified roofing professional to evaluate and install flashings where needed. 

Roof Roofing Professional

12 - Attic

Access
Scuttlehole/Hatch
Roof Structure
Trusses
Radiant Barrier
No
Ventilation
Roof Vents, Gable Vents
Insulation
Loose, Cellulose
Inspected From
In the Attic
Depth of Insulation
8-10

Phoenix area recommends a minimum R-Value of 38 for attic insulation.


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.

13 - Warranties

90 Day Warranty


Protecting your interests.


You need more than just a home inspection, you need the professionals you can depend on even after the job is done.Thats why we back all of our inspections with a 90 Day Limited Structural and Mechanical Warranty.


How to use your 90 Day Warranty:

  • Your 90 Day Limited Mechanical and Structural warranty comes with your home inspection. This warranty is valid 90 Days from the date of inspection or 22 days after closing whichever comes later. You will always have at least 22 days worth of coverage.
  • This warranty covers repairs to items the Home Inspector has found to be in good working condition at the time of inspection and are specifically listed within our warranty.
  • You will never have a deductible to pay.
  • Claims will be handled within 72 hours of complete submission.
  • This warranty may work in conjunction with an existing warranty.


For warranty claims or questions call 800-544-8156.

*See policy for complete terms and conditions:

http://recallchek.com/isg/GetFlier?name=90%20Day%20Warranty%20Custom%20Pro&companyId=321533345

Platinum Roof Protection Plan



This service contract is for the repair of leaks to your home's (Detached Homes Only) roof for a period of 5 years following the date of inspection. This service contract covers only those items specifically listed and excludes all others, subject to the terms and conditions herein.

This policy covers all residential roof types, including asphalt shingles, slate roofs, metal roofs, tiles roofs, and non-commercial flat roof types. This policy applies only to the home itself and specifically excludes other structures.


For warranty claims or questions call 800-544-8156.

*See policy for complete terms and conditions:

http://recallchek.com/isg/GetFlier?name=RoofProtectionPlanCertificate&companyId=321533345 

RecallChek



We are committed to raising the standards of your home inspection. Thats why we offer FREE RecallCheks for your home appliances with every inspection we do.

RecallChek is the first service for consumer recalls in the United States and has compiled over 205 million recalls from public records, to create a fail-safe system. If a manufacturer designs a dangerous product, RecallChek will provide the information to resolve any potential recall issues promptly.

How it works:

  • Your home inspector records the model numbers of your built-in home appliances and HVAC systems.
  • The Model Number Algorithm (MNA) matches your appliances against the RecallChek database of recalled items.
  • RecallChek issues a report, separate from the home inspection report. This report is emailed directly to you.
  • This service is intended to provide homeowners with valuable information on how to receive FREE repairs from manufacturers in the event a recalled appliance is found. This service is not meant to be used in the inspection response process.
Mold Safe



If mold is found in your home that was not present at the time of inspection, you are covered for remediation, up to $2000.


For warranty claims or questions call 800-544-8156.

*See policy for complete terms and conditions:

http://recallchek.com/isg/GetFlier?name=MoldSafePolicy&companyId=321533345

SewerGard Warranty



With every full home inspection, we have Sewer Line Protection from SewerGard-the world leader in underground repair coverage. Buy with confidence and worry less knowing that main water and sewer collapses and breaks are covered, up to $4000.


For warranty claims or questions call 800-544-8156

*See policy for complete terms and conditions:

http://recallchek.com/isg/GetFlier?name=SewerGardDIY&companyId=321533345