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 at the time of the inspection.  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 floor structure is in satisfactory condition where visible, unless otherwise noted.

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

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

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

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.

The exterior house wall finish is in acceptable or satisfactory condition, unless otherwise specifically noted. Normal or typical wearing was noted. 

There are obvious areas of previous exterior wall repair. I recommend asking the seller for more detailed information or having this evaluated further by a qualified contractor.

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

Most areas of the wood fascia board, trim, soffits, eaves and exterior decking areas are in satisfactory condition as viewed during the inspection.  Minor and typical exterior weathering was noted, unless specifically stated otherwise.

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 sliding glass door(s) are dual pane glass, tempered, operate smoothly and in acceptable condition.

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.

Windows in this property have window tint on them.  This tint can make it difficult to view broken hermetic seals or fogging and condensation between the panes of glass.  

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 patio floor areas are in satisfactory condition, unless otherwise specifically noted. 

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

There are typical and minor cracks in the rear patio floor that you should view for yourself and correct as desired.

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 concrete tile roof covering is in acceptable overall condition unless otherwise specifically noted.  This 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 still recommended for more information about your roof, including maintenance tips and advise.

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.

The kick-out flashings appear to be in acceptable condition, unless otherwise noted. 

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

There are not any gutters installed on this property.  Adding gutters would be an upgrade to help direct water away from the foundation.

The patio roof includes a flat-roofed section that is in satisfactory condition.  Flat roofs can be problematic if they are not kept clean. Water ponds on most of them, particularly along the leading edges, and will only be dispersed by evaporation. Therefore they must be kept clean and inspected regularly. 

The flat patio composition rolled roof has signs of normal wearing and cracking. I recommend further evaluation from a qualified contractor for more detailed information as you feel necessary.

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.

There are multiple areas to access attic space in the house. Not all attics are full attics. Some are partial access areas where the roofs are peaked. Attic space was observed in these areas. The Main access to the air handlers is in bedroom 4. 

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 attic includes a satisfactory radiant barrier installed on the underside of the roof decking.  

Type of attic insulation noted at the time of inspection.

The installed attic insulation appears to be in satisfactory condition, unless noted otherwise. 

The attic floor is adequately insulated with blown loose cellulose insulation.  I observed approximately 8-9 inches depth in various floor areas, which should provide a minimum insulation rating of R-30 as required.  Insulation prevents viewing some attic areas.

The installed attic ventilation type is noted here.

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.

Comments regarding the vapor barrier or vapor retarder.

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

The visible portions of the attic water pipes are in acceptable condition, but should be monitored because of their location. Leaks from pipes that pass through an attic can be soaked up by insulation, and are difficult to detect until significant damage is evident elsewhere.

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 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 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.  

The built in electric oven is functional, but was neither calibrated nor tested for its performance.  Both bake & broil features worked on demand.

The reverse osmosis or filtered water faucet in the kitchen responds properly on demand.

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 was not visible during the inspection.  I did not try to test it or run water through it as part of this inspection.

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, unless noted otherwise. 

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.

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

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.

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. 

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.

Staining was noted on the garage floor surface. I recommend service as you feel necessary.

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.

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

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

There are not any permanently installed cabinets or shelves within this garage.

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

The accessible garage wall outlets are functional and include ground fault protection for safety reasons, unless otherwise noted.

Location of laundry room.

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

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

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 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. 

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.

The property hose bibs that were visible and accessible are functional, unless otherwise noted.   All hose bibs on the property may not have been located and tested during the inspection.  Hose bibs are recommended to have anti-siphon valves installed.  These are relatively inexpensive valves and are required by current standards.

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.

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.

Pictures of irrigation valves and related components. 

Water treatment systems such as soft water systems were not evaluated during this inspection.  They are only viewed for obvious signs of leaking and damage.  I recommend contacting the manufacturer or a qualified contractor for more detailed information, demonstration or further review as you feel necessary. 

Water treatment systems such as reverse osmosis water systems and water filters were not evaluated during this inspection.  They were viewed for obvious signs of leaking and damage only.  I recommend contacting the manufacturer or a qualified contractor for more information, demonstration or further review.

There is not a fire suppression system located within this property. I recommend further evaluation from a qualified contractor for more detailed information as you feel necessary.

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. This property has a 200 amp panel and service, however it is noted that the main breaker is 150 amps. This is something that is not normally seen. There is usually a 200 amp breaker in that main slot. This appears to have been inspected when the solar panels were added. You may want to ask the seller for more detailed information about this or have it reviewed further by a licensed electrician. 

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.

Solar Panels and their components were not evaluated.

This property has solar panels installed.  These solar panels and their related components were not evaluated as part of this home inspection service.  They are considered beyond the scope of a home inspection by Arizona standards.  I highly recommend contacting the installer and/or a qualified contractor for more detailed information and to determine if service is necessary before you take possession of this property.

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 condensing coil(s) respond to the thermostat and are functional, unless otherwise specifically noted. 

The condensing coil(s) respond to the thermostat and are functional, unless otherwise specifically noted. 

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 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 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.

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 refrigerant lines are in acceptable condition and foam wrapped where viewed, unless otherwise noted. 

Type of disconnect noted.

The electrical disconnect(s) at the condensing coils are present and appear functional; however they were not activated or tested at the time of inspection.

The air filters present in the return air compartments are in acceptable condition.  I recommend changing filters at least every 30-60 days or as required by the manufacturer.

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

NOTE: The cooling unit(s) achieved a satisfactory temperature split between the supply and return air; the standard in the industry for a cooling split is approximately 18 to 22 degrees.  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.

NOTE: The cooling unit(s) achieved a satisfactory temperature split between the supply and return air; the standard in the industry for a cooling split is approximately 18 to 22 degrees.  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.

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.

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 two drip pans are acceptable. There was no moisture noted in the pans at the time of inspection.

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

The condensate drainpipe(s) discharge correctly, as noted. 

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

Significant portions of the HVAC system ductwork are concealed from view and cannot be evaluated during the inspection.  I recommend further evaluation from a qualified contractor, as you feel necessary.

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 property 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.

The property is furnished with staged furniture, 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 interior 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 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 visible floors in the living areas are in satisfactory condition, unless otherwise specifically noted.

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

I recommend adding door stops as necessary to help prevent possible damage to the walls or doors. 

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. 

NOTE:  We do not test or evaluate blinds, shutters or any other similar type window or door treatments, throughout this property.  They were not evaluated as part of this inspection service.  They are only briefly viewed for access to evaluate windows behind them, regardless if they are temporary or permanent.  They also can restrict a clear view of window areas and are only operated so I can access any related windows or doors.  I recommend you should view them and determine if you want them serviced as you feel necessary.

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.

There are smoke detectors in place within the livable areas 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 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 stairwell floor is in satisfactory condition, unless otherwise specifically noted.

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

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.

The windows in the stairwell appear to be in satisfactory and functional condition, 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 door(s) in the hallway are functional and in satisfactory condition, unless otherwise specifically noted.

I recommend monitoring, replacing or adding hallway doorstops to help prevent possible damage to the walls or doors.

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

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

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

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

There are not any permanently installed hallway cabinets, drawers or shelves.

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 second floor hallway guardrail is in satisfactory condition, unless otherwise specifically noted otherwise. 

View of the master bedroom.

View of a guest 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.

I recommend monitoring or replacing all doorstops to help prevent possible damage to the walls or doors.

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

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

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. 

NOTE:  We do not test or evaluate blinds, shutters or any other similar type window treatments, throughout this property.  They were not evaluated as part of this inspection service.  They are only briefly viewed for access to evaluate windows behind them, regardless if they are temporary or permanent.  They also can restrict a clear view of window areas and are only operated so I can access any related windows or doors.  I recommend you should view them and determine if you want them serviced as you feel necessary.

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.

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

The doors in the bathrooms are functional and in satisfactory condition, unless otherwise specifically noted.

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

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

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.  

Noted in the following room(s):  _____

The windows in the bathroom are in satisfactory and functional 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 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 lights in this bathroom are satisfactory, unless specifically noted otherwise.

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.

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.

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.

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.

I recommend adding door stops to help prevent possible damage to the wall or door.

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

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

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

The walls and ceiling in the hallway 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 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 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.

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

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.

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.

I recommend adding door stops to help prevent possible damage to the wall or door.

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

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

The walls and ceiling in the hallway 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 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 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 interior finish is in acceptable or satisfactory condition. However, such surfaces rarely remain pristine, and you will probably notice progressive discoloration or blemishes that are caused by chemical conditioners and by minerals such as calcium leeching through the finished surface.

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

The steps within the pool appear to be in satisfactory condition, unless specifically noted otherwise.

The pool coping appears to be in satisfactory condition, unless specifically noted otherwise.

The tiles are in acceptable condition, unless otherwise noted, but can eventually become degraded by mineral deposits that leave a film on their surface and reduce their luster.

There is typical scaling, or a build-up of minerals, on the tiles which is predictable and somewhat unavoidable, but periodical tile cleaning will inhibit the scaling.