Home Safety Considerations for Older Properties

Our evaluation of the exterior of a property conforms to the Arizona ASHI Standards of Practice and industry standards, and includes the identification of wall cladding, and an evaluation of common components, such as driveways, walkways, fences, gates, handrails, guardrails, yard walls, carports, patio covers, decks, fascia and trim, balconies, doors, windows, lights, and outlets. However, we do not evaluate any detached structures, such as storage sheds and stables, and we do not water test or evaluate subterranean drainage systems or any mechanical or remotely controlled components, such as driveway gates. Also, we do not evaluate any landscape components, such as trees and shrubs (unless there is an adverse impact on the building which would be noted in the report, otherwise satisfactory), fountains, ponds, statuary, pottery, fire pits, patio fans, heat lamps, and ornamental or decorative lighting. Similarly, we do not comment on surface coatings or cosmetic deficiencies and the wear and tear associated with usage or the passage of time that would be readily apparent to the average person.

Unless otherwise noted in the inspection report, the decks, balconies and steps, stoops, porches, areaway, railings, patios, walks, driveway, retaining walls, grading and drainage were satisfactory where visible and readily accessible. (Note that there may be some cosmetic issues that are outside the scope of the inspection.)

The yard (including concrete slabs near the building) should slope away from the building to promote water drainage away from the building to prevent damage. The grading in the Phoenix metro area usually does not meet typical building standards applied in the rest of the United States. The grading should be kept between 4-6 inches away from the wall cladding. If there are areas that do not slope away from the home we recommend improving the drainage around the building. Recommend asking the owners if this has caused problems in the past.

Since the condition of these items may change between the time of our inspection and closing, we recommend that you recheck these items during your final walk through inspection prior to closing.

Structures are not uniform, and meet the standards of the year in which they were built. We describe and identify the various foundation types, and the floor, wall, ceiling, and roof structures in accordance with the Arizona ASHI Standards of Practice and industry standards. If the foundation is a slab type, we examine the stem walls that extend beyond the footings. If it is a raised foundation, we either enter the crawlspace to inspect its structural components, or indicate in what manner it was evaluated. Similarly, we identify the structure of walls and the roof framing. However, we are generalists and not specialists. Therefore, in the absence of any major defects, we may not recommend that you consult with a geo-technical engineer, but this should not deter you from seeking the opinion of any such expert.

Flashing is typically installed under the exterior walls when the building is constructed. The purpose of this flashing is to keep water from entering the structure through gaps/cracks in the exterior walls, especially around windows and doors. This flashing is usually not visible during the inspection, so the inspection will not be able to determine if it is installed properly. Since any gaps or cracks at the exterior may result in water intrusion, there may be hidden damage in the walls if there are any gaps/cracks at the exterior. If there are any gaps/cracks at the exterior, especially near windows and doors, further evaluation is recommended to determine if there is any hidden damage.

Dual pane windows will tend to form internal condensation over time, which eventually makes the glass opaque. When the window seals fail, the amount of visible condensation, or staining inside the windows, can vary from day to day, depending upon relative humidity, sun exposure, temperature and other variables. Slight internal condensation is a cosmetic issue that does not effect the weather resistance of the windows, and has no significant effect on the insulating function of the windows. Therefore, dual pane windows with defective window seals that are less than 25% opaque (restrict visibility through the glass less than 25%) are considered cosmetic imperfections, and are not included in the scope of our inspections.

Most buildings are not constructed to be bug proof. There are usually gaps at the exterior that may allow insects, scorpions, spiders, bees, etc. to enter the structure. If this is a concern for you, recommend contacting a pest control contractor to modify the building to prevent pests from entering.

Unless otherwise noted in the inspection report, the building foundation and floor structure was satisfactory where visible. Unless otherwise noted in the inspection report, there were no signs of leakage or condensation build up on the building or components. Unless otherwise noted in the inspection report, the exterior walls and ceilings, fascia, eaves, soffits, wall cladding, flashing and trim, entry doors windows and columns were satisfactory where visible and readily accessible. If the home is built with an underfloor crawl space, unless otherwise noted the condition of the space was satisfactory. Note that if the access is less than sixteen by twenty four inches, the space cannot be accessed by entering. Per the Arizona ASHI standards if there are any obstructions, or entry could damage the property or when dangerous or adverse situations are suspected the space cannot be entered. If this is a concern for you, we recommend consulting the inspector and further evaluation before the end of the inspection period. (Note that there may be some cosmetic issues that are outside the scope of the inspection.)

Since the condition of these items may change between the time of our inspection and closing, we recommend that you recheck these items during your final walk through inspection prior to closing.

Our evaluation of roof coverings, the components and drainage systems, conforms to the Arizona ASHI Standards of Practice and industry standards. We access every roof in order to examine it, or we indicate our inability to do so. There are many different roof types, and every roof will wear differently relative to its age, the number of its layers, the quality of its material, the method of its application, its exposure to direct sunlight or to other prevalent weather conditions, and its maintenance. However, regardless of its design-life, every roof is only as good as the waterproof membrane beneath it, which is concealed and cannot be examined without removing the roofing material, and this is equally true of almost all roofs. In fact, the material on most pitched roofs is not designed to be waterproof only water-resistant.

There are two basic roof types, pitched and flat. Pitched roofs are the most common, and the most dependable. They are variously pitched, and typically finished with composition shingles that have a design life of twenty to twenty-five years, or concrete, composite, Spanish, or metal tiles that have a design-life of forty to fifty years, and gravel roofs that have a lesser pitch and a shorter design-life of ten to fifteen years. These roofs may be layered, or have one roof installed over another, which is a common practice but one that is never recommended because it reduces the design-life of the new roof by several years, can impede emergency service by fire department personal, and requires a periodical service of the flashings. These are serviced with mastic, which eventually shrinks and cracks and provides a common point of leakage. However, among the pitched roofs, gravel ones are the least dependable, because the low pitch and the gravel prevent them from draining as readily as other roofs. For this reason, they must be conscientiously maintained. In this respect, the least dependable of all roofs are flat or built-up ones. Some flat roofs are adequately sloped toward drains but many are not, and water simply ponds and will only be dispersed by evaporation. However, the most common cause of leakage results when roofs are not serviced, and foliage and other debris blocks the drainage channels.

What remains true of all roofs is that, whereas their condition can be evaluated, it is virtually impossible for anyone to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our service. Even water stains on ceilings, or on the framing within attics, will not necessarily confirm an active leak without some corroborative evidence, and such evidence can be deliberately concealed. Consequently, only installers can credibly guarantee that a roof will not leak, and they do. We cannot, and do not give any such guarantees. We will examine every roof, evaluate it, and even attempt to approximate its age, but we will not guarantee that it will not leak. Naturally, the sellers or the occupants of a residence will generally have the most intimate knowledge of the roof and of its history. Therefore, we recommend that you ask the sellers about it, and that you either include comprehensive roof coverage in your home insurance policy, or that you obtain a roof certification from an established local roofing company.

Water stains may show up in areas that are not directly under the roof leak, and water stains in one area may indicate potential roof problems in other areas. If the inspection report notes any roof defect, or any water stains that may be an indication of roof leakage, it recommended that the entire roof is evaluated by a reputable, competent roofing contractor, before the end of the inspection period, to determine if any repairs are required.

In the event that the Home Inspector recommends Repair/Evaluation (e.g. Repair Recommended or Evaluation Recommended) of roof trusses, or any part of the structural roof support system., it is recommended that any evaluation and/or design of repairs be performed by a licensed structural engineer. Also, it is recommended (for future reference) that a copy of the design for the repairs but attached to the roof structure near the repairs that have been made.

Arizona is relatively dusty part of the USA. It is typical that there will be a layer of dust on the components in the attic. Especially in areas with agriculture or construction.

According to Arizona State regulations, we are required to report on the presence/condition of a visible vapor barrier for the insulation. This vapor barrier, when it is present, is typically only visible in the attic, and then, is usually on the side of the insulation that is against the interior ceiling, so it often is not visible, when installed. In Arizona, it is typical/normal not to install a vapor barrier in the attic, when blown-in fiberglass insulation and/or wood cellulose insulation are installed in the attic. Unless otherwise noted in the inspection report, no visible vapor barrier was observed in the attic, and this is typical/normal for the type of insulation installed in the attic. If a vapor barrier was installed, it was Kraft paper, many times there are slight tears or damaged sections and usually does not cause any side effects in Arizona, unless otherwise noted in the inspection report.

Unless otherwise noted in the inspection report, the exterior roofs and roof structure, roof coverings, drainage systems (where installed), flashings/penetrations and skylights were satisfactory where visible and readily accessible. (Note that there may be some cosmetic issues that are outside the scope of the inspection.)

Unless otherwise noted in the inspection report, the roof was observed by walking on it.

Unless otherwise noted in the inspection report, the insulation, vapor retarder, attic ventilation and underfloor crawl space ventilation (if applicable), appears to be correctly installed and appears to be functional (where visible).

Since our inspection of the roof is a visual inspection and we may not be able inspect the entire roof, it is recommended that if any issues are noted, the entire roof should be completely evaluated by a competent licensed roofing contractor before the end of the inspection period, to determine if there are any other items that need to be corrected.

We evaluate electrical systems in accordance with the Arizona ASHI Standards of Practice and industry standards, which includes identifying the type and capacity of the service, and evaluating panels, overload conductors, wires, panel grounds, and a representative number of switches and outlets. However, there are a wide variety of electrical systems with an equally wide variety of components, and any one particular system may not conform to current standards or provide the same degree of service and safety. Regardless, we are not specialists and in compliance with industry standards we do not perform load-calculations to determine if the supply meets the demand of the household. Therefore, it is essential that any service recommendations or upgrades that we make should be completed well before the close of escrow, because a specialist could reveal additional deficiencies or recommend some upgrades.

The electrical system was visually inspected. Items that are not visible or readily accessible are not included in the inspection. The inspection of components such as lights, switches, outlets, ceiling fans, etc. is limited to checking a representative number of these items and operating them using normal controls. Therefore, if a defective component is noted, it is recommended that all of the other components are checked to verify that they are properly installed and functional before closing. This inspection does not include the determination of the adequacy of the system or any of the components. Three way and four way switches are not checked to verify that the systems will function properly at each of the switches.

Unless otherwise noted in the inspection report, the service type, service entrance conductors, service ground (present and functional), main and general over current protection devices, main and distribution panels, branch circuit conductors, compatibility, lights, switches, receptacles, polarity, ground and ground fault circuit interrupters were satisfactory where visible and readily accessible. (Note that there may be some cosmetic issues that are outside the scope of the inspection.) The service ground in most cases is not visible, unless otherwise noted in the inspection report, the grounding was not visible and type and condition could not be confirmed. Any visible grounding issues will be noted in the report.

Unless otherwise noted in the inspection report, smoke alarms and carbon monoxide(CO) alarms(where applicable) were observed in the building. Per the Arizona ASHI standards Inspectors are not required to test these, simply to report on presence or absence.

Since the condition of these items may change between the time of our inspection and closing, we recommend that you recheck these items during your final walk through inspection prior to closing.

In accordance with state or industry standards, our inspection of the interior of the living space 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, nor move furniture, lift carpets or rugs, empty closets or cabinets, and we do not comment on cosmetic deficiencies. We may 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 seismic activity, 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 geologist or a structural engineer. Similarly, there are a number of environmental pollutants that can contaminate a home, such as asbestos, carbon monoxide, radon, and a variety of molds and fungi that require specialized testing equipment, which is beyond our expertise and the scope of our service. There are also lesser contaminants, such as odors that are typically caused by moisture penetrating concealed slabs, or those caused by household pets. And inasmuch as the sensitivity to such odors is not uniform, we recommend that you make this determination for yourself, and particularly if domestic pets are occupying the premises, and then schedule whatever service may be deemed appropriate before the end of the inspection period.

Since the condition of these items may change between the time of our inspection and closing, we recommend that you recheck these items during your final walk through inspection prior to closing.

Unless otherwise noted in the inspection report, the interior walls, ceilings, floors, steps, stairways, balconies, railings, counters, cabinetry, doors and fire separation components were satisfactory where visible and readily accessible. (Note that there may be some cosmetic issues that are outside the scope of the inspection.)

Any water stains may indicate current or previous water leakage. Mold may be found in areas with current or past high moisture levels and water leakage. Note that determining the presence of mold is outside the scope of this inspection. If any signs of stains or water damage are noted anywhere in the inspection report, further evaluation is recommended before closing by a specialist to determine if mold exists. If you are concerned about the presence of mold, it is recommended that you have a specialist perform a complete mold assessment, including testing the indoor air.

Our evaluation of bathrooms conforms to the Arizona ASHI Standards of Practice and industry standards. We do not comment on cosmetic deficiencies, and we do not evaluate window treatments, steam showers and saunas, nor do we leak-test shower pans, or test overflow drains.

If a toilet is installed on a tile floor, it is recommended that grout is installed between the base of the toilet and the floor. This can help to ensure that the toilet will not rock on the uneven tile surface and become loose, which can result in leakage. Caulk is often used between the toilet and tile floor. While this may be acceptable, in our experience, when grout is used between the base of the toilet and the floor, the toilet is much less likely to move.

Any water stains may indicate current or previous water leakage. Mold may be found in areas with current or past high moisture levels and water leakage. Note that determining the presence of mold is outside the scope of this inspection. If any signs of stains or water damage are noted anywhere in the inspection report, further evaluation is recommended before closing by a specialist to determine if mold exists. If you are concerned about the presence of mold, it is recommended that you have a specialist perform a complete mold assessment, including testing the indoor air.

Unless otherwise noted in the inspection report, the bathroom(s) appear to have a source of ventilation. If the bathroom is equipped with a fan, it was tested using normal operating controls and was satisfactory unless noted in the report otherwise.

Unless otherwise noted in the inspection report, the whirlpool or jetted tub (if installed) was satisfactory or serviceable and was on a GFCI device.

Since the condition of the bathrooms may change between the time of our inspection and closing, we recommend that you recheck these items during your final walk through inspection prior to closing.

Please note that testing clothes washers and dryers is outside the scope of the inspection as detailed in the Arizona ASHI Standards of Practice. If the home is vacant, and a clothes washer and dryer are installed that appear to convey with the property, the Home Inspector may perform a cursory check of these appliances. If the home is occupied at the time of the inspection, and a clothes washer and/or dryer are installed, we recommend asking the sellers if there are any problems with the clothes washer and/or dryer. We do not check thermostats or timers, and we do not comment on cosmetic deficiencies.

If a washing machine is installed, and rubber hoses are used to provide water to the washing machine, it is recommended that the water supply hoses for the washing machine are replaced with stainless steel braided type hoses. These are more resistant to bursting and leakage than rubber type hoses.

Any water stains may indicate current or previous water leakage. Mold may be found in areas with current or past high moisture levels and water leakage. Note that determining the presence of mold is outside the scope of this inspection. If any signs of stains or water damage are noted anywhere in the inspection report, further evaluation is recommended before closing by a specialist to determine if mold exists. If you are concerned about the presence of mold, it is recommended that you have a specialist perform a complete mold assessment, including testing the indoor air.

Unless otherwise noted in the inspection report, no visible defects were noted regarding the laundry room venting and clothes dryer venting.

Lint will typically build up in clothes dryer vents/ducts over time. Therefore, it is recommend that clothes dryer vents/ducts be cleaned at least once a year, for improved efficiency and safety. Recommend asking the sellers if the clothes dryer vents/ducts were cleaned within the last year. If this has not been done within the last year, recommend that the clothes dryer vent/duct is cleaned and inspected before the end of the inspection period.

Since the condition of the laundry room appliances, sinks, cabinets, etc. may change between the time of our inspection and closing, it is highly recommended that they are rechecked during your final walk through inspection before closing.

Inspecting swimming pools and spas is outside the scope of the AZ ASHI Standards of Practice, therefore they are not tested unless specifically requested and an additional inspection fee is paid for this service. In such case the pool inspection was performed in accordance with the standards of practice set forth by the AZ ASHI. Swimming pools and spa are high maintenance systems that are prone to failure. Therefore it is highly recommended that these systems are reinspected before closing. It is also recommended that you contact the current owner for details regarding the operation of the pool/spa system. Our inspection of the pool/spa consists of operating the pumps and performing a visual inspection for missing components, physical damage, and functional water flow. The inspection is not comprehensive. Components of the pool/spa that are not visible cannot be inspected. The inspection does not include: checking for leakage from unexposed (underground) plumbing, testing water purification systems, remote controls, automatic controllers or water flow rate.

Our inspection of the pool/spa is a visual inspection and we may not be able inspect the entire system, or operate it in all modes. Since the pool/spa is one of the most expensive components of the property and our limited inspection may not identify all of the potential issues, it is recommended that the entire pool/spa system is evaluated by a competent licensed swimming pool contractor before the end of the inspection period, to determine if there are any items (besides the ones that we identify) that need to be corrected.

Pool filters require periodic back washing and/or the replacement of the filter media. Recommend asking the current owner if routine maintenance has been performed on the pool filter, and when the filter media was last changed. The backwash valve (if the filter is so equipped) needs to be lubricated periodically (about every 3 - 6 months). Recommend asking the owners when the backwash valve was last lubricated.

Pools and spas do leak. This may become apparent from secondary evidence during our inspection, but 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 pool or spa does not leak, request to review the water bills for a twelve month period, or obtain comprehensive insurance to cover such an eventuality. However, there are other equally significant issues regarding pools and spas, and particularly those having to do with electricity.

Electrical standards governing pools and spas vary, and have changed significantly through time. Regardless, because of the dangers inherent in the proximity of water to electricity, we recommend that all metal equipment in the vicinity of the pool or spa, including fences and post straps, be bonded and that pool and spa lights should not be used unless they are confirmed to have ground-fault protection.

Pool and spa enclosures are an equally important safety feature that are not necessarily uniform. However, we recommend that any pool or spa property should have a fifty-four inch enclosure, measured on the side facing away from the water, and that all access gates should self-close and include a latch at fifty-four inches. Ideally, all such gates should open away from the pool or spa so that a child cannot simply push them open if they should happen to be unlatched. However, standards in some regions are even more stringent, and require that the doors on residences be equipped with an automatic alarm. Nevertheless, it would be prudent for you to review the pool safety regulations in this community, and to conform to that standard or to whatever personal standard suits your needs. See the Arizona Association of Realtors website: www.aaronline.com for pool security regulations.

Older pools/spas with single drain/return grates can result in an unsafe condition. There have been situations in which people have been sucked against the drain/return grate. Some types of drain/return grates are designed to reduce the opportunity for an unsafe condition to exist. It is recommended that the pool/spa drain/return system is tested, to verify that it cannot result in an entrapment type of situation. If the pool/spa is not equipped with an effective anti-entrapment system, it is recommended that the drain/return system is modified. It is also recommended that the pool/spa is not entered when any of the pool/spa pumps are operating.

Unless otherwise noted in the inspection report, the interior finish materials, decks, steps, handrails and ladders, coping, filters, pumps/motors, blowers, skimmers, drains, gauges, potential cross connections (if applicable), equipment, electrical components including external bonding, heaters (if applicable), cleaning systems (if applicable), automatic safety controls, handrails/ladders (if applicable), child safe barriers and entrapment prevention components appear to be functional where visible and readily accessible.

Pools and spas are high maintenance systems. The condition of the pool/spa will probably change between the time of our inspection and closing, it is highly recommended that the pool/spa and associated equipment is rechecked during your final walk through inspection before closing.

Since the condition of the equipment may change between the time of our inspection and closing, we recommend that you recheck these items, during your final walk through inspection, prior to closing.

Many homeowners have pets. Some pets may leave behind undesirable substances when the home is vacated. Recommend inquiring about past pet activity in the house. If the potential for allergens, dander, hidden damage, objectionable odors, etc. is a concern for you, further evaluation is recommended before before the end of the inspection period.

The building inspector will attempt to estimate the age of some of the major components installed at the building as a courtesy to the buyer. The ages listed below are only rough estimates; the buyers are advised to verify the age of these components. The actual life span for any particular component is the result of many variables; some components will last longer (or require repair or replacement sooner) than the average life span. If routine maintenance is not performed on systems with moving parts, they may wear out much more quickly than what would occur with proper maintenance. Recommend checking the owner's manuals for recommended service intervals.

Most systems and components will eventually wear out. If the building is over 5 years old, it is recommended budgeting for repair/replacement of miscellaneous components. It is recommended that you obtain a Home Warranty with sufficient coverage to meet your needs.

Note that the Alta Vista 100-Day Inspection Guarantee does not cover any components or systems that are indicated to be beyond their normal useful life.

Inspecting some items/systems/equipment is outside the scope of the inspection, as outlined by the Arizona Standards of Practice and the Inspection Contract. As a courtesy to the Buyer/Homeowner, the Inspector will perform a cursory check of certain systems, when it is practical to do so, at no charge to the customer. Since this service is free, Alta Vista assumes no liability for these systems, and they are not covered by our 100-Day Guarantee. If you would like to have Alta Vista perform a thorough inspection of these systems (which would then be covered by our 100- DAY Guarantee), please call the Inspector for a quote.

Some items may require special equipment or expertise to inspect them, therefore they are not included in the normal inspection. If you are concerned about the installation and operation of these items, we recommend that you have the seller demonstrate the operation of these items, and/or that they be inspected before the end of the inspection period. Since these items were not inspected, Alta Vista assumes no liability for these items, and they are not covered by our 100-Day Guarantee. If you would like to have Alta Vista perform a thorough inspection of these items, or have us arrange for a subcontractor to inspect them (which would then be covered by our 100- DAY Guarantee), please call the Inspector for a quote.