The owners were at the residence upon arrival and were not aware of a Home Inspection.The Wife was sick and in the Master Bedroom during the inspection.The Master Bedroom and Bathroom inspection was limited.

This report is the exclusive property of First Step Home Inspectors and the client whose name appears herewith, and its use by any unauthorized persons is strictly prohibited.

The observations and opinions expressed in this report are those of First Step Home Inspectors and supersede any alleged verbal comments. We inspect all of the systems, components, and conditions described in accordance with the standards set forth and regulated by the Arizona Board of Technical Registratiion.  Items we do not inspect are clearly disclaimed in the contract and/or in the aforementioned standards. However, some components that are inspected and found to be functional may not necessarily appear in the report, simply because we do not wish to waste our client's time by having them read an unnecessarily lengthy report about components that do not need to be serviced.

In accordance with the terms of the contract, the service recommendations made in this report should be completed by qualified specialists or contractors, well before you take possession of this property and within any specified contingency or inspection period.  Qualified contractors may well identify additional defects or recommend some upgrades that could affect your evaluation of the property.

This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein.  All printed comments and the opinions expressed herein are those of First Step Home Inspectors.

You have contracted with First Step Home Inspectors to perform a generalist inspection in accordance with the standards of practice established by the Arizona Board of Technical registration. Generalist inspections are essentially visual, and distinct from those of specialists, inasmuch as they do not include the use of specialized instruments, the dismantling of equipment, or the sampling of air and inert materials. Consequently, a generalist inspection and the subsequent report will not be as comprehensive, nor as technically exhaustive, as that generated by specialists, and it is not intended to be. The purpose of a generalist inspection is to identify significant defects or adverse conditions that would warrant a specialist evaluation. Therefore, you should be aware of the limitations of this type of inspection, which is clearly indicated in the standards. However, the inspection is not intended to document the type of cosmetic deficiencies that would be apparent to the average person, and certainly not intended to identify insignificant deficiencies. Similarly, we do not inspect for vermin infestation, which is the responsibility of a licensed exterminator.

Most homes built after 1978, are generally assumed to be free of asbestos and many other common environmental contaminants. However, as a courtesy to our clients, we are including some well documented, and therefore public, information about several environmental contaminants that could be of concern to you and your family, all of which we do not have the expertise or the authority to evaluate, such as asbestos, radon, methane, formaldehyde, termites and other wood-destroying organisms, pests and rodents, molds, microbes, bacterial organisms, and electromagnetic radiation, to name some of the more commonplace ones. Nevertheless, we will attempt to alert you to any suspicious substances that would warrant evaluation by a specialist. However, health and safety, and environmental hygiene are deeply personal responsibilities, and you should make sure that you are familiar with any contaminant that could affect your home environment. You can learn more about contaminants that can affect your home from a booklet published by The Environmental Protection Agency, which you can read online at www.epa.gov/iaq/pubs/insidest.htm. 

MOLD is one such contaminant. It is a microorganism that has tiny seeds, or spores, that are spread in the air then land and feed on organic matter. It has been in existence throughout human history and actually contributes to the life process. It takes many different forms, many of them benign, like mildew. Some characterized as allergens are relatively benign but can provoke allergic reactions among sensitive people, and others characterized as pathogens can have adverse health effects on large segments of the population, such as the very young, the elderly, and people with suppressed immune systems. However, there are less common molds that are called toxins that represent a serious health threat. All molds flourish in the presence of moisture, and we make a concerted effort to look for any evidence of it wherever there could be a water source, including that from condensation. Interestingly, the molds that commonly appear on ceramic tiles in bathrooms do not usually constitute a health threat, but they should be removed. However, some visibly similar molds that form on cellulose materials, such as on drywall, plaster, and wood, are potentially toxigenic. If mold is to be found anywhere within a home, it will likely be in the area of tubs, showers, toilets, sinks, water heaters, evaporator coils, inside attics with unvented bathroom exhaust fans, and return-air compartments that draw outside air, all of which are areas that we inspect very conscientiously. Nevertheless, mold can appear as though spontaneously at any time, so you should be prepared to monitor your home, and particularly those areas that we identified. Naturally, it is equally important to maintain clean air-supply ducts and to change filters as soon as they become soiled because contaminated ducts are a common breeding ground for dust mites, rust, and other contaminants. Regardless, although some mold-like substances may be visually identified, the specific identification of molds can only be determined by specialists and laboratory analysis and is absolutely beyond the scope of our inspection. Nonetheless, as a prudent investment in environmental hygiene, we categorically recommend that you have your home tested for the presence of any such contaminants, and particularly if you or any member of your family suffers from allergies or asthma. Also, you can learn more about mold from an Environmental Protection Agency document entitled "A Brief Guide to Mold, Moisture, and Your Home,"  by visiting their website at: http://www.epa.gov/iaq/molds/moldguide.html/, from which it can be downloaded.

ASBESTOS is a notorious contaminant that could be present in any home built before 1978. It is a naturally occurring mineral fiber that was first used by the Greek and Romans in the first century, and it has been widely used throughout the modern world in a variety of thermal insulators, including those in the form of paper wraps, bats, blocks, and blankets. However, it can also be found in a wide variety of other products too numerous to mention, including duct insulation and acoustical materials, plasters, siding, floor tiles, heat vents, and roofing products. Although perhaps recognized as being present in some documented forms, asbestos can only be specifically identified by laboratory analysis. The most common asbestos fiber that exists in residential products is chrysotile, which belongs to the serpentine or white-asbestos group, and was used in the clutches and brake shoes of automobiles for many years. However, a single asbestos fiber is said to be able to cause cancer and is, therefore, a potential health threat and a litigious issue. Significantly, asbestos fibers are only dangerous when they are released into the air and inhaled, and for this reason authorities such as the Environmental Protection Agency [EPA] and the Consumer Product Safety Commission [CPSC] distinguish between asbestos that is in good condition, or non-friable, and that which is in poor condition, or friable, which means that its fibers could be easily crumbled and become airborne. However, we are not specialists and, regardless of the condition of any real or suspected asbestos-containing material [ACM], we would not endorse it and recommend having it evaluated by a specialist.

POPCORN CEILING - In early formulations, it often contained white asbestos fibers. When asbestos was banned in ceiling treatments by the Clean Air Act of 1978 in the United States,[1] popcorn ceilings fell out of favor in much of the country. However, in order to minimize economic hardship to suppliers and installers, existing inventories of asbestos-bearing texturing materials were exempt from the ban, so it is possible to find asbestos in popcorn ceilings that were applied through the 1980s. According to the EPA, the use of asbestos in textured ceiling paint was banned in 1977. Inhaled in large quantities, asbestos fibers can cause lung disease, scarring of the lungs and lung cancer. However, not all popcorn ceilings contain asbestos. Moreover, if left undisturbed or contained, asbestos is not dangerous.

RADON is a gas that results from the natural decay of radioactive materials in the soil and is purported to be the second leading cause of lung cancer in the United States. The gas is able to enter homes through the voids around pipes in concrete floors or through the floorboards of poorly ventilated crawlspaces, and particularly when the ground is wet and the gas cannot easily escape through the soil and be dispersed into the atmosphere. However, it cannot be detected by the senses, and its existence can only be determined by sophisticated instruments and laboratory analysis, which is completely beyond the scope of our service. However, you can learn more about radon and other environmental contaminants and their effects on health, by contacting the Environmental Protection Agency (EPA), at www. epa.gov/radon/images/hmbuygud.pdf, and it would be prudent for you to inquire about any high radon readings that might be prevalent in the general area surrounding your home.

LEAD poses an equally serious health threat. In the 1920's, it was commonly found in many plumbing systems. In fact, the word "plumbing" is derived from the Latin word "plumbum," which means lead. When in use as a component of a waste system, it is not an immediate health threat, but as a component of potable water pipes, it is a definite health hazard. Although rarely found in modern use, the lead could be present in any home build as recently as the nineteen forties. For instance, lead was an active ingredient in many household paints, which can be released in the process of sanding, and even be ingested by small children and animals chewing on painted surfaces. Fortunately, the lead in painted surfaces can be detected by industrial hygienists using sophisticated instruments, but testing for it is not cheap. There are other environmental contaminants, some of which we have already mentioned, and others that may be relatively benign. However, we are not environmental hygienists, and as we stated earlier we disclaim any responsibility for testing or establishing the presence of any environmental contaminant, and recommend that you schedule whatever specialist inspections that may deem prudent within the contingency period.

CRACKS AND WINDOWS - Unsealed cracks around windows, doors, and thresholds can permit moisture intrusion, which is the principal cause of the deterioration of any surface. Unfortunately, the evidence of such intrusion may only be obvious when it is raining. We have discovered leaking windows while it was raining that may not have been apparent otherwise. Regardless, there are many styles of windows but only two basic types, single and dual-glazed. Dual-glazed windows are superior because they provide a thermal as well as an acoustical barrier. However, the hermetic seals on these windows can fail at any time, and cause condensation to form between the panes. Many environmental factors come into play when and if hermetic seals have failed and Unfortunately, it is not always apparent, which is why we disclaim an evaluation of hermetic seals or unnoticed fogging glass. Nevertheless, in accordance with industry standards, we test a representative number of unobstructed windows and ensure that at least one window in every bedroom is operable and facilitates an emergency exit.

FURTHERMORE, you are advised to seek two professional opinions and acquire estimates of repair as to any defects, comments, improvements or recommendations mentioned in this report. We recommend that the professional making any repairs inspect the property further in order to discover and repair related problems that were not identified in the report. We recommend that all repairs, corrections, and cost estimates be completed and documented prior to closing or purchasing the property. Feel free to hire other professionals to inspect the property prior to closing. Including HVAC professionals, electricians, engineers, window professionals roofers etc.

All conditions are reported as they existed at the time of the inspection. The information contained in this report may be unreliable beyond the date of the inspection due to changing conditions.

There are a few cracks in the driveway which appear to be cosmetic but you may want to view for yourself and repair as you feel necessary.

The property landscaping appears to be in satisfactory condition. However, you may wish to have it evaluated by a qualified landscape contractor for more information.

I do not fully evaluate landscaping, but some of the trees, plants, bushes or shrubs may need to be trimmed or pruned.  Regular maintenance and watering of them is recommended and assumed as part of healthy and normal yard landscaping.

Moisture intrusion is a perennial problem, with which you should be aware. It involves a host of interrelated factors, and can be unpredictable, intermittent, or constant. When moisture intrusion is not self evident, it can be inferred by musty odors, peeling paint or plaster, efflorescence, or salt crystal formations, rust on metal components, and wood rot. However, condensation and humidity can produce similar conditions if the temperature in an area is not maintained above the dew point. Regardless, if the interior floors of a residence are at the same elevation or lower than the exterior grade we could not rule out the potential for moisture intrusion and would not endorse any such areas. Nevertheless, if such conditions do exist, or if you or any member of your family suffers from allergies or asthma, you should schedule a specialist inspection as soon as possible.

The residence is situated on a flat level pad, which would typically not need a geological evaluation. However, because we do not have the authority of a geologist you may wish to have a site evaluation, as you feel necessary.

The drainage swales are clear and clean and should be kept clean for the general maintenance of the property.

The residence door locks were verified as satisfactory or functional.  They work as intended, unless otherwise noted .

The front entrance door(s) are solid, security type doors.  Also noted adequate weather stripping, thresholds, door sweeps and deadbolts.  They function properly and are in acceptable condition, unless otherwise noted.

The rear entrance door(s) are solid, security type doors.  Also noted adequate weather stripping, thresholds, door sweeps and deadbolts as necessary.  They function properly and are in acceptable condition, unless otherwise noted.

The house or residence windows are in satisfactory condition from the exterior and from within the interior living areas, unless otherwise noted.  This includes areas such as but is not limited to: bedrooms, bathrooms, living areas, kitchen, garage, guest quarters, hallways etc.  In accordance with industry standards, I am not required to test every window in the house and particularly if the house is furnished.  However, I do make a realistic attempt to do so in the best interest of my clients.  Sometimes window location, window screens, furniture and other factors restrict window accessibility.  I do test every unobstructed and accessible window in the living areas and in every bedroom or sleeping quarters to ensure at least one facilitates and emergency exit. Common window problems can include, but are not limited to: cracked or damaged glass, windows that do not operate as intended and broken hermetic seals.  Any windows with broken hermetic seals can be very difficult to locate if the atmospheric conditions are not just right.  The height of an emergency escape and rescue window opening should not be more than 44" inches above the floor and accessible by approximately 5.7 square feet of space or 20" x 24". If you desire more information about the windows in theis property, I recommend asking the seller and/or consulting a qualified window professional.

NOTE:  Provision 11.2 B of the Standards of Professional Practice for Arizona Home Inspectors does not apply to the area between panes of glass in multi-pane glazing assemblies as it relates to the presence or absence of moisture or condensation.

Exhaustive evaluation of the interior of multi-pane window assemblies is determined to be cosmetic and outside of the scope of a home inspection. Detection of problems related to the hermetic seal, interior coatings and gases that may or may not be present requires specific expertise. Additionally, the ability to determine the condition of the hermetic seal, interior coatings, and gases present within is highly dependent on climactic conditions, cleanliness of glazing, window screen and window covering obstructions.

Any comments we make regarding the integrity of the window seals in multi-pane windows is being made only as a courtesy to our clients based on the windows at the time of the inspection.

In accordance with industry standards, we are required to test a representative sample of windows.  The windows tested were functional and worked properly, unless otherwise noted or specifically stated.  However, we do test every unobstructed and accessible window in every living area and bedroom to determine if at least one facilitates an emergency exit or egress.

I recommend monitoring the areas around your exterior windows and sealing as needed to help prevent possible moisture intrusion issues.  Over time, small cracks and exposed areas will occur.  For example, stucco can shrink and pull away from windows as it dries.  Further evaluation is recommended from a qualified contractor for more detailed information and service is determined necessary.

Multi-pane windows with broken hermetic seals can be very difficult to locate or identify at all times and weather conditions.  Most commonly noted by slight fogging, moisture or discoloration between the panes of glass.  Sometimes the atmospheric conditions, temperature and daylight will prevent these broken seals from standing out or being noticeable.  Due to this difficulty, I recommend you should have a qualified contractor further evaluate all the windows in this residence for more detailed information and before you take possession of this property.

The window screens in place on the window exterior areas, during the inspection, appear to be in satisfactory condition overall.  Minor or relatively insignificant screen damage was not noted or documented.  Also, window screens are not entirely or thoroughly evaluated becuase they are often removed for aesthetic or staging reasons.  They are easily damaged and can be removed after our inspection, so I choose to disclaim them.   We do not test any automatic or powered window shades, screens or shade systems. 

Note:  The window screens located on the exterior of the residence windows have made a clear evaluation of the window condition difficult.  I recommend viewing these windows again for yourself, once the screens are removed.  These screens can restrict findings such as broken hermetic seals, cracks and other window damage.

The exterior lights outside the doors of the residence and on the property were functional when tested. Any sensor or light sensitive fixture lights were not tested.  All lights may not have been located and/or tested.  Any service items needed will be noted.

The ground fault circuit interrupter or GFCI outlets present were noted as functional at the time of inspection.  Their approximate locations are noted.  All GFCI reset locations may not have been located at the time of the inspection.

The exterior areas are in satisfactory condition as viewed during the inspection.  Only minor and typical exterior weathering was viewed, unless otherwise specifically noted.

The exterior patio covers are in satisfatory condition, unless otherwise specifically noted.

The visible portions of the hard surfaces are in acceptable condition, unless otherwise specifically noted.

The visible foundation areas show only the normal signs of weathering and/or cracking at the time of the inspection.  These are considered satisfactory conditions.  No significant damage was noted at this time, unless otherwise specifically noted.

The residence appears to have a bolted slab foundation with no visible or significant abnormalities.

The property columns and/or supports were noted to be in satisfactory condition at the time of the inspection.  Unless otherwise specified.

The wall structure of this residence is in satisfactory condition, unless otherwise noted.

The floor structure is in satisfactory condition where visible, unless otherwise noted.

The roof and ceiling structure appears to be in satisfactory condition, unless otherwise noted.  

The attic was evaluated by direct access to easily accessible areas, and viewed from easy vantage points.

Insulation, HVAC ductwork/components and framing position within the attic obscures some of the framework and other items such as the vapor barrier/vapor retarder.  Therefore, the attic inspection and its related components within is limited to what is visible.

Vaulted ceilings, framing position, insulation placement and HVAC ductwork within the attic obscures some of the framework.  Therefore, the inspection of it and its components is limited to what is visible.

The evaluation of the attic areas at this residence is limited to visible and readily or easily accessible locations only.   

The wood roof framing is in satisfactory condition. The roof framing consists of a factory- built wood truss system, comprised of components called chords, webs, and struts that are connected by metal gussets nailed in place. Each component of the truss is designed for a specific purpose, and cannot be removed or modified without compromising the integrity of the entire truss. The lowest component, which is called the chord and to which the ceiling is attached, can move by thermal expansion and contraction and cause creaking sounds, which are more pronounced in the mornings and evenings along with temperature changes. Such movement has no structural significance, but can result in small cracks or divots in the drywall or plaster.

The visible portions of the wood roof decking are in acceptable condition, unless otherwise specifically noted, and should conform to the standards of the year in which they were installed.

The residence attic ventilation appears satisfactory.  Contacting a qualified insulation contractor about having your attic ventilation upgraded could help lower energy costs by cooling down your attic during the warmer summer months.

There is black tar paper or other paper/material visible at the gable ends. It appears to be in good condition where viewed. Most of the building paper is covered and is not clearly visible, which limits a full evaluation.

Visible type of water supply plumbing visible in the attic during the inspection.

The visible heat vents that pass through the attic are functional and appear satisfactory, unless otherwise specifically noted. 

The visible plumbing drainpipe vents appear to be in satisfactory condition, unless otherwise specifically noted. 

The visible portions of the exhaust ducts appear to be functional, unless otherwise noted. 

Felt underlayment lasts approximately 15 to 30 years.  If the home is more than 15 years old, or if there was any exposed underlayment, I recommend you should consult a qualified roofing contractor for more detailed information and to determine if service is necessary.  I do not lift or move any roof tiles to view the underlayment.

This roof inspection is not a guarantee against leaks. For a guarantee, you would need to have a roofing company perform a water-test and issue a roof certification.  Further evaluation from a qualified roofer is recommended as you feel necessary.

Estimated roof age only. Please ask the seller for more detailed information or contact a qualified roofing contractor for evaluation.

The roof flashings are in acceptable condition where viewed, unless otherwise specifically noted. They appear to consist of metal flashing around roof penetrations and in valleys.

Roof drainage on this residence appears to be satisfactory, unless otherwise noted.

Type of covered patio roof(s) on the property.

The garage and its components were evaluated.

The parking space within the garage appears to be an adequate and typical size. However, I recommend you should check to be sure this garage size fits your vehicles and needs before you take possession of the property. 

Cabinets or shelves located in the garage will restrict the interior garage parking space somewhat. I recommend you should view this for yourself and determine if service is needed.

The visible garage slab floor areas are in satisfactory condition.  Small floor cracks are common and often result as a consequence of the curing process or common settling, but are not considered to be structurally threatening.

The visible garage walls and ceilings are in acceptable condition, unless otherwise noted.

The walls and/or ceilings have typical and minor cosmetic damage such as: (scuffs, scrapes, nail holes etc) that you should view yourself and correct as desired.

There are typical and minor settlement type cracking noted on some walls and ceilings.

The garage to house entry door is a solid core door, or fire-rated type that self-closes in conformance with fire-safety regulations.

The garage side door is a solid, security type door.  Also noted adequate weather stripping, thresholds, door sweeps and deadbolts.  It functions properly and is in acceptable condition, unless otherwise noted.

The sectional garage door(s) and its hardware are functional and worked properly at the time of the inspection.

The automatic garage door openers are functional and will reverse when obstructed at the safety lights and when met with reasonable resistance during closing.

Type of cabinets, drawers, shelves etc as noted.

The installed and accessible cabinets, drawers, shelves and countertop etc are in satisfactory condtion; as applicable.

The entire garage firewall separating the garage from the residence appears functional and in good condition.

Any washing machines and/or dryers present were not evaluated as part of this inspection service.  We do not turn them on or test any cycles.   We do not disconnect washing machines supply lines to check for leaking.  We recommend evaluating these appliances yourself and/or having a qualified contractor further evaluate them as you feel necessary.

The water supply to washing machines is commonly left on, and the rubber hoses that are commonly used to supply water to them often become stressed and can leak or burst. For this reason we recommend replacing all washing machine rubber supply hoses with metal-braided ones that are more resilient.

The washing machine drain line appears satisfactory but is not visible because it's behind or within the wall.  I was unable to evaluate it as part of this inspection.

The door(s) in the laundry room are functional and in satisfactory condition, unless otherwise specifically noted.

The visible floor in the laundry room is in satisfactory condition unless otherwise specifically noted.

The visible walls and ceilings in the laundry room are in acceptable condition, unless otherwise noted.

The walls and/or ceilings have typical and minor cosmetic damage such as: (scuffs, scrapes, nail holes etc) that you should view yourself and correct as desired.

The outlets in the laundry are functional and grounded, unless otherwise noted.

The installed cabinets, drawers, shelves, countertop etc are in satisfactory condtion; as applicable.

The laundry closet and interior closet space appear to be in satisfactory condition.  

The laundry room gas supply connection is currently capped off. This line will need service before it can be used with a gas dryer. You should be aware of this.

The visible dryer vent connection appears correct. NOTE: Faulty dryer vents have been responsible for thousands of fires, hundreds of injuries, and even deaths. The best vents are a smooth-walled metal type that travels a short distance; all other types should be regarded as suspect, and should be inspected bi-annually to ensure that they do not contain trapped lint or moisture. We do not evaluate the interior condition of dryer exhaust vents. 

There are a wide variety of pre-fabricated chimneys, which are generally constructed on-site with approved components.  I perform a competent, generalist inspection of them, but I'm not a specialist.  This inspection is limited to those areas that can be easily viewed without dismantling any components.  I am not able to guarantee that the installed components are the ones made or designed for use with this fireplace.  I recommend further evaluation of this fireplace, by a qualified contractor, for more detailed information and information as you feel necessary.

The crown appears to be in satisfactory condition.  It is designed to seal the chimney wall and shed rainwater to prevent moisture from deteriorating the chimney.

A complete view of the chimney flue, specifically interior areas, is not possible.  You should consider having it evaluated further by a qualified contractor for more detailed information before the fireplace is used.

A fire resistant hearth is not required because this is an enclosed natural gas fireplace. I recommend further evaluation from a qualified contractor for more detailed information or as you feel necessary.

The refrigerator was functional and achieved acceptable temperatures. This is a limited courtesy inspection and you should ask the seller about its full operation. You should make sure to set your fridge at appropriate temperatures as needed.  I do not know if this appliance is staying with the property or not. I recommend you should plug the refrigerator into its own dedicated outlet and not into a GFCI protected outlet.

The refrigerator water supply dispenser was functional when tested during inspection.

The refrigerator ice maker was functional when tested during the inspection.  Ice is visible in the freezer. 

The dishwasher is functional, completes an entire cycle, drains properly and no leaking was noted during the inspection.

The garbage disposal was functional during the inspection.  No leaking noted, unless otherwise indicated. 

The range and cooktop are functional and both bake and broil work on demand.  

There are minor cosmetic marks (scuffs, scrapes etc) in the kitchen sink that you should be aware of and fix if desired.

The kitchen sink traps and drains are functional. No leaking was seen during the inspection, unless otherwise noted.

The kitchen valves and connectors below the sink appear functional. Valves were not turned, however no leaking was noted at the time of inspection. Valves are not in daily use and will inevitably become stiff or frozen/stuck and need service or replacement.

The refrigerator water line appears to be in good condition and was not leaking during the inspection.  I did not test it or try to run water through it.

The reverse osmosis or filter water supply faucet at the sink was activated and water came out. This is a very limited courtesy check and not a full inspection of the reverse osmosis system which is beyond the scope of this home inspection.  I recommended you should consult with a specialist on maintenance and water quality as these systems can fail at any time. Especially when they are not being used.

The visible areas of the kitchen countertop(s) are in satisfactory condition.

The kitchen countertop showed typical wear and tear that you should view for yourself and correct if desired.

The kitchen walls and ceiling are textured drywall and in acceptable condition.

The kitchen walls or ceiling have minor cosmetic damage (scuffs, scrapes, nail holes etc) that you should view yourself and correct as desired.

The kitchen floor has typical wear and tear or cosmetic issues.  I recommend viewing them and servicing as you feel necessary.

The kitchen window(s) are in satisfactory condition.  Unless otherwise specifically noted. 

The lighting in the kitchen area is satisfactory, unless specifically noted otherwise.

The kitchen has modern three prong, GFCI protected outlets that were functional during the home inspection.

I do not test for mold or measure indoor air quality, which the Consumer Product Safety Commission ranks fifth among potential contaminants.  A person's health is a truly personal responsibility, and because I do not inspect for mold or test for other environmental contaminants I recommend that you should schedule an appropriate inspection by an environmental hygienist before you take possession of this property. This would be imperative if you or any member of your family suffers from allergies or asthma, and could require the sanitizing of air ducts and other concealed areas.Note: Mold cannot exist without moisture. Therefore, any moisture whatsoever, whether it be from inadequate grading and drainage, a leaking roof, window, or door, or moisture from a faulty exhaust vent, a condensate pipe, an evaporator coil, or a component of a plumbing system etc should be serviced immediately, or the potential for mold infestation will remain.

Vermin, insects and other pests such as: crickets, spiders, scorpions, pigeons, termites, mice/rats etc. are part of the natural habitat and they often invade homes. Many of these pests can get into a home through the smallest of areas that are likely not visible or very difficult to locate.  Rats and mice have collapsible rib-cages and many pests can enter even the tiniest crevices. And it is not uncommon for pests to establish colonies within crawlspaces, attic, closets, and even inside walls, where they can breed and become a health threat. Therefore, it would be prudent to make sure that a home is rodent, insect and pest proof, and to monitor those areas that are not readily accessible.  This inspection does not include an evaluation of any in wall, in ground or onsite pest control or prevention systems.  You should also consult a qualified pest control service for an evaluation of the property if you are concerned or for more information.  This is recommended to be completed before the close of escrow and before the residence is occupied, especially if you are concerned or desire more information

Domestic animals living within a residence can have an adverse affect on air quality etc.  Their presence may require extensive cleaning of walls, floors, air ducts etc.  You should evaluate this property regarding previous or current domestic animals and service as you feel necessary.

The floor in the hallway is in satisfactory condition unless otherwise specifically noted.

The walls and ceilings in the hallway are in acceptable condition, unless otherwise noted.

The walls and/or ceilings have typical and minor cosmetic damage such as: (scuffs, scrapes, nail holes etc) that you should view yourself and correct as desired.

The outlets in the hallway were functional and grounded, unless otherwise noted.

There are smoke detectors in place within the hallways of the residence.  They responded when tested, unless otherwise noted.  NOTE:  Smoke detectors should be tested monthly and can fail at any time.  They should be replaced at least every ten years or if they fail to respond.

The residence is furnished which limits or restricts a thorough evaluation of all wall and floor areas, windows, electrical outlets etc.  In accordance with industry standards, I only inspect those surfaces that are exposed and readily accessible. I do not move furniture, lift carpets, nor remove or rearrange items within closets and cabinets. I strongly suggest you should come back to look over the property, once everything is moved out and all personal items have been removed.  This will help give you a better evaluation of the overall property condition.

Our inspection of living spaces includes the visually accessible areas of walls, floors, cabinets and closets, and includes the testing of a representative number of windows and doors, switches and outlets. However, we do not evaluate window treatments, or move furniture, lift carpets or rugs, empty closets or cabinets, and we do not comment on cosmetic deficiencies. We may not comment on the cracks that appear around windows and doors, or which follow the lines of framing members and the seams of drywall and plasterboard. These cracks are a consequence of movement, such as wood shrinkage, common settling and will often reappear if they are not correctly repaired. Such cracks can become the subject of disputes, and are therefore best evaluated by a specialist. Similarly, there are a number of environmental pollutants that we have already elaborated upon, the specific identification of which is beyond the scope of our service but which can become equally contentious. In addition, there are a host of lesser contaminants, such as that from moisture penetrating carpet-covered cracks in floor slabs, as well as odors from household pets and cigarette smoke that can permeate walls, carpets, heating and air conditioning ducts, and other porous surfaces, and which can be difficult to eradicate. However, the sense of smell adjusts rapidly, and the sensitivity to such odors is certainly not uniform.  We recommend you should make this determination for yourself, and particularly if you or any member of your family suffers from allergies or asthma, and then schedule whatever remedial services may be deemed necessary before the close of escrow or before you take possession of this property. 

Any missing door stops throughout the home should be repaired or installed as you feel necessary.

I recommend monitoring, replacing or adding smoke and carbon monoxide detectors as necessary, throughout this property, for safety reasons.  Especially is gas appliances are present.  Many times these units become worn, damaged or simply too old an may not work as intended.

The interior door(s) in the living areas are functional and in satisfactory condition, unless otherwise specifically noted.

The visible floors in the living areas are in satisfactory condition, unless otherwise specifically noted.

The walls and ceilings in the livable areas are in acceptable condition, unless otherwise noted.

The walls and/or ceilings have typical and minor cosmetic damage such as: (scuffs, scrapes, nail holes etc) that you should view yourself and correct as desired.

There are typical and minor settlement type cracking noted on some walls and ceilings in the livable spaces.

The windows in the livable rooms are in satisfactory and functional condition, unless otherwise noted.

The window screens in place on the window exterior areas, during the inspection, appear to be in satisfactory condition overall.  Minor or relatively insignificant screen damage was not noted or documented.  Also, window screens are not entirely or thoroughly evaluated becuase they are often removed for aesthetic or staging reasons.  They are easily damaged and can be removed after our inspection, so I choose to disclaim them. 

The cabinets, drawers, shelves and countertop etc are in satisfactory condtion; as applicable.

The closets and interior closet space, in the livable areas of this property, appear to be in satisfactory condition.  

The wall switches in the livable areas are functional and respond on demand.

The lights in the livable rooms and areas are satisfactory, unless specifically noted otherwise.

The wall outlets in the livable areas were functional and grounded, unless otherwise noted.

The ceiling fan(s) within the livable areas work or respond properly on demand, unless otherwise noted.

The smoke detectors in this residence appear older and may be ready for replacement as a fire safety upgrade. The recommended life span for smoke detectors is approximately ten years.  They are generally recommended to be replaced once they reach ten years old.

NOTE:  The underground sewer and/or drain lines were NOT video scanned or otherwise visually evaluated as part of this home inspection service.  Underground pipes and pipes within walls, floors and ceilings are considered outside the scope of a home inspection.  These drain lines were only tested for functional drainage by running water in sinks, tubs, showers and toilets etc.  It is very common and typical for property drain lines to have tree and plant roots in them or to become cracked, settled or otherwise damaged over time.  They can also be previously damaged but not noticed as part of a typical home inspection. These drain pipes can also consist of older material that is no longer in use (cast iron, Orangeburg, clay etc).  Further evaluation of these drain lines is highly recommended by contacting a qualified contractor or plumber who can complete this for you, within the inspection period or at least before you close or take possession of the property.

The street or city water meter was observed for a short while, while no water was running on the property. The meter or dial was not spinning or moving, or the digital display reads 0.00.  This is a good indication of no water leaking underground between the water meter and residence.  However, this is not an exact determination and further evaluation may be necessary if you desire more detailed information or are concerned about the possibility of an underground water leak.  Following up with the water company is a good idea so you are aware of potential normal water usage at this residence.  I recommend getting an emergency water or plumbers key from a hardware store in case of emergency so you can easy shut off this meter if needed.

These valves appear to be in satisfactory and functional condition, unless noted otherwise. 

The water pressure to the residence, and from the street, was within industry standards; usually between 40 and 80 psi and a water pressure regulator is not required on the water supply plumbing system at this pressure.

The inspector does not pressure test the gas pipe system.  We recommend having the gas system evaluated and pressure tested if it is older than 20 years.  Additionally, it is recommended to have the Gas Company inspect the gas system for any issues which are not normally part of a home inspection such as gas leaks.  The gas company does a "code inspection" and this inspection focuses on functionality and obvious safety issues. 

The residence hot water heater water temperature was noted as satisfactory during the home inspection.  Hot water temperature supply was verified at all sinks, tubs, showers etc; unless otherwise noted.  The hot water temperature is recommended to be set at a minimum of 110 degrees Fahrenheit to kill microbes and a maximum of 140 degrees Fahrenheit to prevent scalding.  Hot water temperature can also be raised or lowered as desired at the water heater.

I recommend flushing and servicing your water heater tank annually for optimal performance. Contacting a qualified contractor for more detailed information is also recommended, as you feel necessary.

The shut-off valve on a water heater should be functional and move freely and easily to turn off water supply if necessary.

The water supply connectors on a water heater should be free of any mineral build up and have no signs of leaking.

The water heater should be equipped with a mandated pressure-temperature relief valve and acceptable discharge pipe to the exterior.

The drain valve is in place and presumed to be functional.  I did not test it as part of this inspection service.

The water heater gas control valve and its connector at the water heater were not moved but appear functional, unless noted otherwise.

The gas water heater vent/flue appears to be in good condition and is securely fastened in place.  It meets proper clearances at the time of the inspection. Unless otherwise noted.

Is there adequate combustion air ventilation for the gas water heater? Supply air vents in the garage, storage closet, etc.

Water heaters are recommended to be equipped with a drain pan and discharge pipe to the exterior, which is designed to prevent water damage from a leak. Nevertheless, the water heater should be periodically monitored for any signs of a leak.

The water supply plumbing lines for this residence appear to be in satisfactory condition, where visible.  Functional water flow was verified. Unless otherwise indicated.

The visible sections of the residence water supply piping in the attic appear to be insulated as noted.

I attempt to evaluate drain pipes by flushing every drain that has an active fixture while observing its draw and watching for blockages or slow drains, but this is not a conclusive test and only a video-scan of the main line by a qualified contractor would confirm its actual condition: (Note, we DO NOT provide this service). However, you can be sure that blockages will occur, usually relative in severity to the age of the system, and will range from minor ones in the branch lines, or at the traps beneath sinks, tubs, and showers, to major blockages in the main line. The minor ones are easily cleared, either by chemical means or by removing and cleaning the traps. However, if tree roots grow into the main drain that connects the house to the public sewer, repairs could become expensive and might include replacing the entire main line. For these reasons, we recommend that you ask the sellers if they have ever experienced any drainage problems, or you may wish to have the main waste line video-scanned before the close of escrow. Failing this, you should obtain an insurance policy that covers blockages and damage to the main line. However, most policies only cover plumbing repairs within the house, or the cost of rooter service, most of which are relatively inexpensive.

NOTE:  The underground sewer or drain lines were not video scanned or otherwise visually evaluated as part of this home inspection service.  They are considered outside the scope of a home inspection.  These drain lines were tested for functional drainage by running water in sinks, tubs, showers and toilets only.  If you require further evaluation of these drain lines, I recommend contacting a qualified contractor or plumber who can complete this for you.

Based on industry recommended water tests, the drainpipes are functional and acceptable at this time and functional drainage was noted.  Bathtubs, showers sinks etc were drained during the inspection to check for drainage issues.  

This residence appears to be on the city sewer system.  However, this was not verified as part of the inspection service.  Only a video-scan of the main drainpipe, by a qualified contractor, could confirm its actual condition and if this is a sewer or septic system.  This service is recommended within the inspection period and before you take possession of the property.

Irrigation systems and their components are considered outside the scope of home inspections per the Arizona Standards of Professional Practice for Home Inspectors. However, we believe it is in the best interest of our clients to provide a brief overview of them and to test them as we feel necessary for basic operation.   Please contact a qualified contractor for more detailed information before you take possession of the property and if you have any concerns with the irrigation system.

There are a wide variety of irrigation components, such as pipes that could include old galvanized ones, more dependable copper ones, and modern polyvinyl ones that are commonly referred to as PVC. The quality can range and it is not uncommon to find a mixture of them. To complicate matters, significant portions of these pipes cannot be examined because they are buried. Therefore, we identify a system based on what type of pipe that can be seen.  This inspection only includes the visible portions of the system, and we do not test each component, nor search below vegetation for any concealed hose bibs, actuators, risers, or drip heads. Because the actuators are under pressure, we look for any evidence of damage or leakage, but recommend that you have the sellers demonstrate any automatic sprinkler system before the close of escrow and indicate any seasonal changes that they may make to the program. Further review from a qualified landscape professional may be required and is recommended for further review before the close of escrow.

The water supply plumbing visible within the residence appears to be in satisfactory condition, unless otherwise noted. 

This residence is served with Polyethylene plumbing, also known as PEX, potable water supply pipes.  Functional water supply and flow was noted.

Service size as noted per manufacturer label if visible. Specialized testing equipment was not used to verify this. 

The main electrical breaker panel and its components have no visible deficiencies.

Any low voltage components in this residence were not evaluated as part of the inspection.  Such as low voltage components, wall jacks, wiring for speakers, cable, alarm systems, internet etc.  I recommend contacting a qualified contractor for more detailed evaluation as you feel necessary.

There are a wide variety of electrical systems with an even greater variety of components, and any one particular system may not conform to current standards or provide the same degree of service and safety. What is most significant about electrical systems however is that the national electrical code [NEC] is not retroactive, and therefore many residential systems do not comply with the latest safety standards. For example, many homes built during and before the 1970's may have aluminum wiring including in the house electrical system.  Aluminum wiring during this time has been known to cause problems.  Regardless, we are not electricians and in compliance with our standards of practice we only test a representative number of switches and outlets and do not perform load-calculations to determine if the supply meets the demand. It would be prudent to have a qualified electrician evaluate the entire electrical system in your home if it was built in or before the 1970's.  However, in the interests of safety, we regard every electrical deficiency and recommended upgrade as a latent hazard that should be serviced as soon as possible, and that the entire system be evaluated and certified as safe by an electrician. Therefore, it is essential that any recommendations that we may make for service or upgrades should be completed before the close of escrow, because an electrician could reveal additional deficiencies or recommend some upgrades for which we would disclaim any further responsibility. However, we typically recommend upgrading outlets to have ground fault protection, which is a relatively inexpensive but essential safety feature. These outlets are often referred to as GFCI's, or ground fault circuit interrupters and, generally speaking, have been required in specific locations for more than thirty years, beginning with swimming pools and exterior outlets in 1971, and the list has been added to ever since: bathrooms in 1975, garages in 1978, spas and hot tubs in 1981, hydro tubs, massage equipment, boat houses, kitchens, and unfinished basements in 1987, crawlspaces in 1990, wet bars in 1993, and all kitchen countertop outlets with the exception of refrigerator and freezer outlets since 1996.  Similarly, AFCI's or arc fault circuit interrupters, represent the very latest in circuit breaker technology, and have been required in all bedroom circuits since 2002. However, inasmuch as arc faults cause thousands of electrical fires and hundreds of deaths each year, we categorically recommend installing them at every circuit as a prudent safety feature.

The main conductor lines are underground or lateral service and in satisfactory condition.  This is a characteristic of modern electrical services, but because the service lines are underground, and cannot be seen, they are not evaluated as part of this inspection service.  I recommend contacting a qualified contractor for more detailed information or as you feel necessary.

There are no visible deficiencies with the circuit breakers. Unless otherwise noted. 

This electrical system does include arc-fault circuit interrupters (AFCI) that are mandated by current standards.  An AFCI is an electrical safety device installed in new home bedroom circuits, in many jurisdictions, for construction generally permitted after January 1, 2002. The AFCI breakers in place tested and reset on demand at the time of the inspection, however they can fail at anytime without warning. The AFCI's purpose is to prevent fires, which may occur due to faulty electrical appliances connected to a bedroom circuit.  They are considered an essential safety feature of modern homes.

The main electrical breaker disconnect appears to be in satisfactory condition.

The visible electrical wiring appears to be in satisfactory condition, unless otherwise noted.

The main panel grounding connection was observed and appears to be in satisfactory condition at the time of the inspection.

The components of most heating and air-conditioning systems have a design-life ranging from ten to twenty years, but can fail prematurely with poor maintenance, which is why we apprise you of their age whenever possible. We test and evaluate them in accordance with the standards of practice, which means that we do not dismantle and inspect the concealed portions of evaporator and condensing coils, the heat exchanger, which is also known as the firebox, electronic air-cleaners, humidifiers, ducts and in-line duct-motors or dampers. We perform a conscientious evaluation of both systems, but we are not specialists. However, even the most modern heating systems can produce carbon monoxide, which in a sealed or poorly ventilated room can result in sickness, debilitating injury, and even death. Therefore, in accordance with the terms of our contract, it is essential that any recommendations that we make for service or a second opinion be scheduled before the close of escrow, or within the inspection perioed if possible, because a specialist could reveal additional defects or recommend further upgrades that could affect your evaluation of the property, and our service does not include any form of warranty or guarantee. Having the heating and cooling system fully evaluated by a qualified HVAC contractor, especially before you take possession of this property, and at least annually is recommended, regardless of its condition, because we rely heavily on these systems during the warmer months and summer months in Arizona.

Cooling and heating presence was verified as noted in each room of this residence, unless otherwise noted.

Further review of the heating and cooling system is recommended from a qualified HVAC contractor for more detailed information, regardless of the HVAC system condition during the inspection.  This further review is important because we rely on these units almost non-stop in the hot summer months and very often in the warmer months before and after the summer.  It is also critical to have the entire HVAC system evaluated, before you take possession of the property,  if it has not been used for an extended period of time (such as an unoccupied or vacant property) or if they appear to be in disrepair and in need of service.  Review from a qualified HVAC contractor or HVAC specialist is recommended to overview the system and check it for possible repairs, service or upgrades that are beyond the scope of this generalist home inspection.

The heat exchanger, which is often located in the combustion chamber of the gas furnace, was not visible given its location and due to the visible limitations of a home inspection. However, I recommend the combustion chamber and heat exchanger should be evaluated by a qualified HVAC contractor before you take possession of this property.  If it is cracked, the furnace will have to be replaced for safety reasons.

The furnace(s)/air handler(s) were functional and respond when prompted at it's thermostat. I recommend further review from a qualified HVAC contractor for more information or a detailed evaluation, at least before you take possession of the property or as you feel necessary.

The fuel supply source onsite for the HVAC system(s) includes gas heat and electric cooling.

Type of refrigerant type as visible or as noted on the HVAC manufacturer label.  Further evaluation may be necessary from a qualified contractor to accurately determine or verify this.  

The HVAC system(s) are newer. Such systems are designed to last approximately twenty years, but they should be serviced bi-annually and have their filters changed every two to three months.

Air return temperatures in degrees Fahrenheit for this residence were as noted.

Air supply temperatures in degrees Fahrenheit for this residence were as noted.

The HVAC cooling system(s) was not temperature tested as part of this inspection service. However, it does respond to its controls on demand. I recommend having it further evaluated by a qualified contractor HVAC contractor as you feel necessary or for more detailed information. 

NOTE: The heating unit(s) respond on demand and achieve a satisfactory temperature split between the supply and return air.  However,  it would be prudent to have the unit serviced by a qualified HVAC contractor soon and preferably within the inspection period or at least before you take possession of the property. Especially if it hasn't been evaluated or serviced in the past twelve months. Requesting prior service history from the seller could help you determine this.

Air return temperatures in degrees Fahrenheit for this residence were as noted.

Air supply temperatures in degrees Fahrenheit for this residence were as noted.

The thermostat(s) were functional and respond to their controls at the time of the inspection.

The refrigerant lines are in acceptable condition and foam wrapped where viewed.

A thermocouple is a safety device on gas furnaces that shuts off the gas supply if the pilot light goes out or if the electric igniter fails.

A limit switch is a safety control located on the furnace.  If specific components get too hot, the limit switch shuts off the burner.  It also shuts off the blower when the temperature drops to a certain level after the burner has shut off.

The thermocouple and limit switch appear to be present and in satisfactory condition.

The gas valve(s) and connector(s) are in acceptable, visible condition.  However the valves itself were not turned or operated.

The flexible gas feed line(s) to the furnace(s) do not have a drip loop or drip leg installed to catch debris in the gas line.  I recommend further evaluation from a qualified contractor for service as you feel necessary.

The gas furnace vent pipes and caps are in acceptable condition and should work as intended.  As a reminder, I do not test for gas leaks or combustion by-product fume leaks such as carbon monoxide.

The drip pan is acceptable. There was no moisture noted in the pan at the time of inspection.

The condensate drainpipe discharges correctly, as noted. 

The visible HVAC ductwork appears to be in satisfactory condition, unless otherwise noted.

View of the master bedroom.

View of a guest bedroom.

View of a guest bedroom.

View of a guest bedroom.

The door(s) in the bedrooms are functional and in satisfactory condition, unless otherwise specifically noted.

The visible floors in the bedrooms are in satisfactory condition unless otherwise specifically noted.

There are squeaky floor areas in some of the bedrooms. I recommend service as you feel necessary.

The walls and ceilings in the bedrooms are in acceptable condition, unless otherwise noted.

The walls and/or ceilings have typical and minor cosmetic damage such as: (scuffs, scrapes, nail holes etc) that you should view yourself and correct as desired.

The windows in the bedrooms are in satisfactory and functional condition, unless otherwise noted.

The window screens in place on the window exterior areas, during the inspection, appear to be in satisfactory condition overall.  Minor or relatively insignificant screen damage was not noted or documented.  Also, window screens are not entirely or thoroughly evaluated becuase they are often removed for aesthetic or staging reasons.  They are easily damaged and can be removed after our inspection, so I choose to disclaim them. 

The closets and interior closet space, in the bedrooms of this property, appear to be in satisfactory condition.  

The ceiling fan(s) within the bedrooms work or respond properly on demand, unless otherwise noted.

The wall switches in the bedroom areas are functional and respond on demand.

The lights in the bedrooms are satisfactory and functional, unless noted otherwise. 

The outlets in the bedrooms were functional and grounded, unless otherwise noted.

There are smoke detectors in place within the bedrooms of the residence.  They responded when tested, unless otherwise noted.  NOTE:  Smoke detectors should be tested monthly and can fail at any time.  They should be replaced at least every ten years or if they fail to respond.

The water supply and water flow was tested in this bathroom for a minimum of five (5) minutes.  This includes sinks, the tub and/or shower.  We do this to try and simulate conditions that may show leaking or other related water issues.  Please be aware that conditions and components will change over time.  

Pictures of functional water flow at the residence bathroom sinks.

The sink and faucet were functional and in good condition, unless otherwise noted.

There is cosmetic staining noted in the master bathroom sinks. I recommend service as you feel necessary.

The tub/shower is functional. Water supply was verified and no leaking noted, unless otherwise indicated.

There is some cosmetic type damage on the shower floor. I recommend service as you feel necessary. 

The bathroom sink traps and drains are functional. No leaking was noted unless specifically indicated.

The valves and connectors below the bathroom sinks and toilet appear functional.  Valves were not turned or tested, however no leaking was noted at the time of inspection, unless otherwise noted. Valves are not in daily use and will inevitably become stiff or frozen and need service or replacement.

The toilets were functional, flush properly and no leaking noted, unless otherwise specified.

The flooring is worn or cosmetically damaged, which you should view for yourself and correct as desired.  

The windows in the bathroom are in satisfactory and functional condition, unless otherwise noted.

The walls and ceilings in the bathroom are in acceptable condition, unless otherwise noted.

The walls and/or ceilings have typical and minor cosmetic damage such as: (scuffs, scrapes, nail holes etc) that you should view yourself and correct as desired.

The visible areas of the bathroom countertops are in satisfactory condition.

The bathroom countertop showed typical wear and tear that you should view for yourself and correct if desired.

The bathroom cabinets, drawers and shelves, as applicable, are in satisfactory condition, unless otherwise specifically noted.

The closets and interior closet space, in the bathroom, appear to be in satisfactory condition.  

The bathroom outlets are functional and include ground fault protection (GFI) that resets in the noted location(s),

The water supply and water flow was tested in this bathroom for a minimum of five (5) minutes.  This includes sinks, the tub and/or shower.  We do this to try and simulate conditions that may show leaking or other related water issues.  Please be aware that conditions and components will change over time.  

The sink and faucet were functional and in good condition, unless otherwise noted.

Type of tub and/or shower noted in this bathroom.  Water flow pictures.

The tub and/or shower is functional. Water supply was verified and no leaking noted, unless otherwise indicated.

There are open gaps or separations at the shower valves on the wall in the bathroom. I recommend servicing these areas as necessary to help prevent moisture intrusion into the wall

There is minor cosmetic type damage in the tub that you should be aware of. 

The bathroom sink traps and drains are functional. No leaking was noted unless specifically indicated.

The valves and connectors below the bathroom sinks and toilet appear functional.  Valves were not turned or tested, however no leaking was noted at the time of inspection, unless specifically noted otherwise. Valves are not in daily use and will inevitably become stiff or frozen and need service or replacement.

The toilet is functional, flushes properly and no leaking was noted, unless otherwise specified.

The doors in this bathroom are functional and in satisfactory condition, unless otherwise specifically noted.

The floors in the bathrooms are in satisfactory condition unless otherwise specifically noted.

There are minor and typical cracks in the floor tiles or grout lines, which you should view for yourself. They are likely to have been caused by normal settlement, but you may wish to seek the opinion of a specialist; especially if you are concerned or desire more information.  

The walls and ceiling in the hallway bathroom are in acceptable condition, unless otherwise noted.

The visible areas of the bathroom countertops are in satisfactory condition.

The bathroom countertop showed typical wear and tear that you should view for yourself and correct if desired.

The bathroom cabinets, drawers and shelves, as applicable, are in satisfactory condition, unless otherwise specifically noted.

The lightning in this bathroom is satisfactory, unless specifically noted otherwise.

The bathroom outlets are functional and include ground fault protection (GFI) that resets in the noted location(s),

The stair treads and risers appear satisfactory. The rise should not be less than 4 inches, nor greater than 7 inches, and the treads should not be less than 11 inches.  In addition, the dimensions of the treads and the risers should not exceed 3/8 of an inch from the smallest dimension on the entire run of the stairs.

The handrail and/or guardrail on the stairs is satisfactory and in good condition.  If children occupy or visit this residence, suitable safety precautions should be taken to safeguard them.

The stairwell floor is in satisfactory condition, unless otherwise specifically noted.

The walls and ceilings in the stairwell area are in acceptable condition, unless otherwise noted.

The walls and/or ceilings have typical and minor cosmetic damage such as: (scuffs, scrapes, nail holes etc) that you should view yourself and correct as desired.

There are typical and minor settlement type cracking noted on some walls and ceilings in the livable spaces.

There are smoke detectors in place within the bedrooms of the residence.  They responded when tested, unless otherwise noted.  NOTE:  Smoke detectors should be tested monthly and can fail at any time.  They should be replaced at least every ten years or if they fail to respond.

Setting Reasonable Expectations When Things Go Wrong 

There may come a time that you discover something wrong with your house, and you may be upset or disappointed with your home inspection.

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 water supply. 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 or failure.

We May Miss 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 peoples decisions to purchase.

Contractors Advice

The main source of dissatisfaction with home inspectors comes from comments made by contractors.  Contractors opinions often differ from ours.  Don't be surprised when three roofers all say the roof needs replacement when we said that, with some minor repairs, the roof will last a few more years.

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 the roof leak is his fault or not. 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 Didnt We See It

Contractors may say, "I cant believe you had this house inspected, and they didn't find this problem". There are several reasons for apparent oversights:

1. Conditions During 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 raining, there was storage everywhere in the basement or that the furnace could not be turned on because it was too hot out, etc. Its impossible for contractors to know what the circumstances were when the inspection was performed.

2. 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 inches of water on the floor. Predicting the problem is a different story.

3. A Long Look

If we spent 1/2 an hour under the kitchen sink or 45 minutes disassembling the furnace, we would probably find more problems too. Unfortunately, the inspection would take several days and would cost considerably more.

4. We are Generalists

We are generalists; we are not specialists.  Example: An HVAC contractor is a specialist and will indeed have more knowledge and expertise on heating and cooling systems than we do. 

5. An Invasive Look

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

Not Insurance

In conclusion, a home inspection is designed to better your odds. 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.

Home Inspections are NOT...

• A protection against future failures.
• An appraisal that determines the value of a home.
• A code inspection, which verifies local building code compliance or the existence of permits for any improvements on the property.

We hope this is good food for thought.  Please feel free to contact us with questions or concerns.

Congratulations on the purchase of your new property!  Since we never know who will be occupying or visiting a property, whether it be children or the elderly, we ask you to consider following these general safety recommendations: install and monitor smoke and carbon monoxide detectors; identify all escape and rescue ports; rehearse an emergency evacuation of the home; upgrade older electrical systems (if present) by at least adding ground-fault outlets; never service any electrical equipment without first disconnecting its power source; safety-film all non-tempered glass; ensure that every elevated window and the railings of stairs, landings, balconies, and decks are child-safe, meaning that barriers are in place or that the distance between the rails is not wider than three inches; regulate the temperature of water heaters to prevent scalding; make sure that goods that contain caustic or poisonous compounds, such as bleach, drain cleaners, and nail polish removers be stored where small children cannot reach them; ensure that all garage doors are well balanced and have a safety device, particularly if they are the heavy wooden type; remove any double-cylinder deadbolts from exterior doors; and consider installing child-safe locks and alarms on the exterior doors of all pool and spa properties.

We are proud of our service and trust that you will be completely satisfied with the quality of our report. We have made every effort to provide you with an accurate assessment of the condition of the property and its components and to alert you to any significant defects or adverse conditions. However, we may not have tested every outlet, and opened every window and door, or identified every minor defect.  Also because we are not specialists or because our inspection is essentially visual, latent defects could exist. Therefore, you should not regard our inspection as conferring a guarantee or warranty. It does not. It is simply a report on the general condition of a particular property at a given point in time. Furthermore, as a homeowner, you should expect problems to occur.  Roofs will leak, drain lines will become blocked, and components and systems will fail without warning. For these reasons, you should take into consideration the age of the house and its components and keep a comprehensive insurance policy current. If you have been provided with a home protection policy, read it carefully. Such policies usually only cover insignificant costs, such as that of rooter service, and the representatives of some insurance companies can be expected to deny coverage on the grounds that a given condition was preexisting or not covered because of what they claim to be a code violation or manufacturers defect. Therefore, you should read such policies very carefully, and depend upon our company for any consultation that you may need. 

FURTHERMORE, you are advised to seek two professional opinions and acquire estimates of repair as to any defects, comments, improvements or recommendations mentioned in this report. We recommend that the professional making any repairs inspect the property further in order to discover and repair related problems that were not identified in the report. We recommend that all repairs, corrections, and cost estimates be completed and documented prior to closing or purchasing the property. Feel free to hire other professionals to inspect the property prior to closing. Including HVAC professionals, electricians, engineers, window professionals roofers etc.

Thank you for taking the time to read this report, and call us if you have any questions or observations whatsoever.  I am always attempting to improve the quality of my service and this report, and I will continue to adhere to the highest standards of the real estate industry and to treat everyone with kindness, courtesy, and respect.

The interior finish of pools is rarely perfect and never remains so, and particularly those on pools with colored plasters, and certainly if the chemical balance of the water is not properly maintained. Also, calcium and other minerals does leech through the material and mar the finish. This is equally true of pool tiles, on which mineral scaling is not only common but difficult to remove. Even the harshest abrasives will not remove some scaling, which sometimes has to be removed by bead-blasting, which in turn reduces the luster of the tiles. However, such imperfections have only a cosmetic significance. Similarly, the decks around pools and spas tend to develop cracks that have only a cosmetic significance. The commonest are relatively small, and are often described as being curing fractures. Some of these will contour the outline of the pool, or the point at which the bond beam, or structural wall of the pool, meets the surrounding soil. These too have little structural significance, but some cracks are larger and result from seismic motion, or from settling due to poorly compacted soils, or they confirm the presence of expansive soils, which can be equally destructive, but which should be confirmed by a geo-structural engineer. However, any crack in the shell of a pool or spa should be dye-tested or otherwise evaluated by a specialist. I strongly recommend having the pool evaluated by a qualified pool service, prior to the close of escrow, for a full and detailed inspection, due to the visual limitations and limited scope of a home inspection.

Pools and spas do leak, but without specialized equipment this may be impossible to confirm. However, it could become apparent from secondary evidence during our inspection, which is purely visual. Regardless, the owner or the occupant of a property would be aware that the water level drops regularly and must be topped off, and this should be disclosed. Unusually high water bills could reveal this, but only a pressure test of the pipes, a dye test of cracks, or a geo-phone test of specific areas would confirm it, and any such specialized test is beyond the scope of our service. Therefore, you should ask the sellers to guarantee that the spa does not leak, request to review the water bills for a twelve-month period, or obtain comprehensive insurance to cover such an eventuality.

The pool decking is in satisfactory condition, unless specifically noted otherwise.

The skimmer box and its cover are functional and appear to work as intended.

The visible supply lines, return lines, and valves are in acceptable condition, unless otherwise noted.

The automatic self leveling pool water supply is satisfactory and responds on demand.

Number of and condition of pool pumps and motors in the pool equipment area.

The pool pumps and motors appear to be properly grounded or bonded, unless otherwise noted.

The heater in the pool equipment area appears functional, but should be kept clean and serviced seasonally.  The heater was turned on momentarily and worked on demand. I did not test or verify any water temperature gain after running the heater.  Further evaluation of this heater is recommended from a qualified pool contractor, before your take possession of the property and at least before use, especially if you have any concerns.