Home Safety Considerations for Older Properties

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.

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.

We evaluate plumbing systems and their components in accordance with the Arizona ASHI Standards of Practice and industry standards, which include testing for pressure and functional flow. Functional flow is determined by opening each of the fixtures and faucets and observing the volume of water flow. Functional drainage is determined by observing the rate at which the water drains out of the plumbing fixtures. Plumbing systems have common components but they are not uniform. In addition to fixtures, components typically consist of gas pipes, potable water pipes, drain and vent pipes, shut-off valves, which we do not test, pressure regulators, pressure relief valves, and water-heating devices. The best and most dependable water pipes are copper, because they are not subject to the build-up of minerals that bond to the inside of galvanized pipes and gradually reduce their inner diameter and restrict the volume of water. A water softener will remove most of these minerals, but not once they are bonded within the pipes, for which there would be no remedy other than a re-pipe.

The water pressure within pipes is commonly confused with water volume, but whereas high water volume is good high water pressure is not. In fact, whenever the street pressure exceeds eighty pounds per square inch a regulator is recommended, which typically comes factory preset between forty-five and sixty-five pounds per square inch. However, regardless of the pressure, leaks will occur in any system, and particularly in one with older galvanized pipes, and commonly when the regulator fails and high pressure begins to stress the washers and diaphragms within the various components.

Waste pipes are equally varied and are comprised of older ones, such as those made of clay, or others that are made of a material like cardboard coated with tar, and modern plastic ones referred to as ABS. Typically, the condition of these pipes is directly related to their age. ABS pipes, for instance, are virtually impervious to deterioration. However, some ABS pipes are alleged to have manufacturing defects. Regardless, inasmuch as most drainpipes are concealed, we can only infer their condition by observing the draw at drains. Nonetheless, blockages will occur at some point in the life of any system, but blockages in the waste lines, and particularly in a main sewer line, can be costly, and it would be prudent to have the main sewer line video scanned. This would also confirm that the house is connected to the public sewer system, which is important because such systems should be evaluated by a specialist before the end of the inspection period.

Most of the plumbing system in the building is not visible. Therefore the inspector may not be able to determine all of the types of materials used for the plumbing system. If determining the presence of steel, or plastic plumbing systems (such as Polybutylene, PVC, CPVC, PEX, etc.) is important to you, further evaluation by a licensed plumbing contractor is recommended before closing.

During the summer months in the Phoenix, AZ area, the "cold" water may not be very cold. This is especially true if portions of the water distribution system are routed in the attic.

Unless otherwise noted in the inspection report, the interior supply/distribution piping, supports, insulation, fixtures, faucets, waste and vent piping system, water heater equipment and operating controls, flues and vents, fuel distribution system and supports, were satisfactory where visible. (Note that there may be some cosmetic issues that are outside the scope of the inspection.)

Unless otherwise noted in the inspection report, functional flow was noted at the water fixtures and faucets, and functional drainage was noted at the plumbing drains where visible and readily accessible.

Unless otherwise noted in the inspection report, the visible drainage sump(s) and waste ejector pump(s) (if installed) that were visible to the inspector was satisfactory or serviceable.

Unless otherwise noted in the inspection report, no active water supply or drain leaks were observed.

Unless otherwise noted in the inspection report, no cross connections were observed.

Unless otherwise noted in the inspection report, automatic safety controls (e.g. TPR valve, thermocouple, etc.) were noted where required for the water heater(s). Since it is not possible to positively verify the proper operation of these safety devices, it is recommended that they are tested before the end of the inspection period.

Unless otherwise noted in the inspection report, the venting (make up/combustion air) for the gas water heater (if applicable) appears to be typical for this type of system, and may be adequate. Note that the home inspection does not include any engineering analysis for the adequacy of the venting (make up/combustion air) system for the water heater. If this is a concern for you, recommend having this checked 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.

We evaluate heating and air-conditioning systems in accordance with the Arizona ASHI Standards of Practice and industry standards, including identifying and testing them and their components. However, there are a wide variety of heating and air-conditioning systems, which range from newer high-efficiency ones to older low efficiency ones. Also, there are an equally wide variety of factors besides the climate that can affect their performance, ranging from the size of the house, the number of its stories, its orientation to the sun, the type of its roofing material, its ventilation system, and the thermal value of its insulation and window glazing. This is why our contract specifically disclaims the responsibility of evaluating the overall efficiency of any system, because only a specialist can credibly do so. You should also be aware that we do not evaluate or endorse any heating device that utilizes fossil fuels and is not vented. The presence and use of these within a residence commonly indicates the inadequacy of the primary heating system or its distribution. However, these and every other fuel burning device that in not vented are potentially hazardous. Such appliances include open flames or heated elements, which are capable of igniting any of the myriad flammable materials found in the average home. Also, even the most modern of these units can produce carbon monoxide, which in a sealed or poorly ventilated room can result in sickness, debilitating injuries, and even death.

We attempt to identify and test every component, but we do not attempt to determine tonnage or dismantle any portion of a system, and we do not evaluate the following concealed components: the heat exchanger, or firebox, the interior of ducts, electronic air-cleaners, humidifiers, and in-line duct motors or dampers. Similarly, we do not check every register, at which the airflow may well be uneven and which will decrease proportionate to its distance from the blower fan on the furnace. However, the airflow and the efficiency of any system can be compromised by poor maintenance, such as by the filters not being changed regularly, which will contaminate components within the systems. Regardless, the sellers or the occupants of a property are often the best judges of how well a system works, and it is always a good idea to ask them about its maintenance history and if they have been satisfied with its performance, or you may wish to have a comprehensive evaluation by a specialist. Most systems have a design life of twenty years, but if any system is more than ten years old, or if poor maintenance is suspected, it would be wise to schedule a comprehensive service that includes cleaning motors, fans, ducts, and coils. Then, change the filters every two to three months, and schedule biannual maintenance service.

We perform a conscientious evaluation of heating and air-conditioning components, but we are not specialists. Therefore, it is imperative that any recommendation that we may make for service or a second opinion be completed well before the close of escrow, 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.

Our inspection of the heating/cooling system is a visual inspection and we may not be able inspect the entire system, or operate it in all modes. Since the heating/cooling system 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 heating/cooling system is evaluated by a competent licensed heating/cooling 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.

Heating/cooling/air distribution systems require routine maintenance. We recommend asking the current owners if the system has been service within the last year. If it has not, we recommend that the system is serviced before the end of the inspection period.

Unless otherwise noted in the inspection report, the primary heating/cooling air distribution system include air distribution duct work from the central air handler(s) to habitable rooms. Rooms that are not usually occupied, such as closets, pantries, storage rooms, etc. often do not have an air supply grille in the room.

If the AC condensate drain system is not equipped with an automatic shut off switch, it is recommended that one is installed. This simple device can help to prevent expensive damage.

Unless otherwise noted in the inspection report, each habitable room appears to have a means of heating/cooling. Usually this is done by serviceable duct supply, unless otherwise noted in the report.

Unless otherwise noted in the report, the heating equipment, cooling equipment, distribution system and thermostat(s) are/were functional.

Unless otherwise noted in the inspection report, the venting (flue and make up/combustion air) for gas furnaces (if applicable) appears to be typical for this type of system, and may be adequate. Note that the home inspection does not include any engineering analysis for the adequacy of the make up/combustion air system for the gas furnace(s). If this is a concern for you, recommend having this checked before the end of the inspection period.

Unless otherwise noted in the inspection report, automatic safety devices (e.g. limit switches, thermocouples, over current devices) were noted where required for the heating/cooling unit(s) where visible and readily accessible. Since it is not possible for the home inspector to positively verify the proper operation of these safety devices, it is recommended that they are tested before the end of the inspection period.

Unless otherwise noted in the inspection report, functional air filters are installed at each of the heating/cooling systems and are serviceable. Recommend changing the filters when you move into the home, and thereafter as recommended by the equipment manufacturer.

Evaporative coolers have a sump that normally contains water and they provide cooling by increasing the humidity of the air in the house. Sumps that contain warm water and moist air provide environments that can support the growth of bacteria, algae, mold, etc. Therefore, if the building is equipped with an evaporative cooler, the evaporative cooler and associated equipment need to be periodically inspected and cleaned/sanitized to reduce the probability of health hazards. Given the potential health risks of an evaporative cooler, it is recommended that the evaporative cooler system be removed (if one is currently installed). If there is an evaporative cooler installed, and is not removed, recommend having the evaporative cooler and associated duct work thoroughly cleaned and evaluated 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.

It is recommended that heating/cooling/air distribution systems are serviced each year to ensure that they are functioning properly and are safe. Recommend asking the owners for documentation indicating that it has been serviced within the last year. If documentation is not available, recommend having the unit serviced before the end of the inspection period.

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.

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 following items require repair/servicing/evaluation. Issues with possible safety implications are marked (SI). Correcting each of the items listed in this section of the inspection report is expected to cost less than 1/2 of 1 percent of the value of the real property. We recommend that the Buyer verify the cost of having these items corrected by obtaining bids before the end of the inspection period.