12345 Example Report Ln.

Mesa, AZ, 85215

April 22nd, 2026

Prepared For:

Berty Buyer

inspector

Riley Tolman

#71157

Buyer's Agent

Your Agent

Your agent’s brokerage

Seller's Agent

Their Agent

Your Seller Agent Brokerage

Repair

Evaluate

Minor

Information

Scope of Work

Home Safety Considerations for Older Properties

Newer homes are often built with modern safety features that may not be present in older construction. Building codes are updated regularly to reflect improvements in safety and technology. These updates often require new or expanded use of safety devices.

A good example is smoke detectors. They were once considered a luxury, then required as a single device in new homes. Over time, standards changed to require multiple smoke detectors, and now, they must be installed inside and outside each bedroom, as well as in other designated areas of the home.

The following is a list of safety upgrades that buyers may want to consider. These features may not have been required when the home was originally built, and in most cases, sellers are not obligated to install them. However, if the inspector determines that one of these features is a necessary standard for modern homes, it will typically be noted in the inspection report. Some of the items listed below may not apply to this particular property.

General Safety Recommendations

Change the Locks- Re-key or replace all exterior locks and change the tumblers to ensure only authorized individuals have access to the home.
Check Exterior Door Hinges- If exterior doors have exposed hinges, have them evaluated. Hinges that can be accessed from outside may need to be replaced with tamper-resistant versions.
Secure Sliding Glass Doors- Older sliding doors can sometimes be lifted out of their tracks from the outside. Evaluate their condition and consider replacing them if needed for better security.
Schedule a Home Security Survey- Have a licensed security company assess the home before move-in. Install or activate a home security system and reprogram garage door openers and security codes for added safety.
Fireplace Chimney Access- If the chimney is accessible to children, consider adding a protective barrier to prevent burns or injury.
Install a Lock on the Electrical Panel- Locking the main electrical panel helps prevent unauthorized tampering.

Electrical, Plumbing and Fire Safety

Upgrade Two-Prong Outlets- Homes with older two-prong outlets should consider upgrading to grounded three-prong outlets. A licensed electrician can assess and perform this work.
Install GFCI Outlets- Ground Fault Circuit Interrupters (GFCIs) protect against electric shock in areas with moisture. If they’re missing, contact a licensed electrical contractor for installation. These outlets should be installed in: Kitchens, Bathrooms, Garages, Near pools, Outdoor outlets
Add AFCI Protection- Arc Fault Circuit Interrupters (AFCIs) reduce fire risk by detecting electrical arcing. These are required in bedrooms per current codes. Have a licensed electrician evaluate and install them if necessary.
Smoke Detector Placement- Smoke detectors should be installed inside every bedroom and in hallways outside bedrooms. Add detectors if any of these locations are not covered.
Install Vacuum Breakers on Hose Bibs- These prevent contaminated water from entering the home’s water supply through a hose. Install vacuum breakers at all exterior and garage hose bibs if they are not already present.
Install Carbon Monoxide Detectors- If the home uses natural gas or propane appliances, carbon monoxide detectors are essential for safety. CO is an odorless, colorless, and potentially fatal gas.
Check Hot Water Temperature- The water heater should be set no higher than 120°F to prevent scalding. Lower temperatures may be safer if young children are in the home.
Protect the Water Heater in the Garage- In many areas, water heaters located in garages must be protected by a barrier or post to prevent impact from a vehicle, which could cause gas leaks or water damage.
Install an Anti-Tip Device on the Oven- These brackets prevent ovens from tipping forward. If missing, they should be added—especially in homes with children.
Add Safety Sensors to Garage Doors- Modern garage doors are required to have sensors that stop the door if an obstruction is detected. If missing, a professional should install them.
Reprogram Garage Keypad Codes- If your garage door opener has an exterior keypad, change the code to prevent unauthorized access.

Child Safety Considerations

Check Railing Spacing- Stair and balcony railings should not have gaps wider than four inches. If they do, consider modifying them to reduce the risk of a child getting stuck.
Upgrade Pool/Spa Barrier Systems- Ensure proper fencing, self-closing gates, and locking mechanisms are in place to prevent child access. Visit www.aar.com for local requirements.
Replace Old Pool Drain Covers- Older pools with a single, grated drain should have the cover replaced with a modern, safer version by a licensed pool contractor.
Install Childproof Locks and Covers- Use safety covers for outlets and locks for cabinets where hazardous materials may be stored.
Store Hazardous Materials Safely- Keep medications, cleaners, and chemicals like bleach or drain cleaner out of reach of children.

Additional Home Safety Enhancements

Check Fire Sprinkler Heads for Recalls- Many fire sprinkler heads have been recalled in recent years. Visit www.cpsc.gov or www.sprinklerreplacement.com to check your model.
Install a Catch Pan Under the Water Heater- Newer homes often have a drain pan under the water heater to catch leaks and prevent water damage. If not present, consider installing one with a connected drain line.
Add a Catch Pan for Upstairs Washing Machines- If the washing machine is located on the second floor, a pan with a drain line can prevent water damage from leaks.
Check Bedroom Window Size for Egress- Emergency exit standards require bedroom windows to be no more than 44 inches from the floor and have an opening of at least 20 inches wide by 24 inches tall. If bedroom windows do not meet these standards, consider replacement—though this may be costly.
Add Garage Wall Vents- In the Phoenix area, some garages include wall vents to help reduce carbon monoxide buildup. If missing, consider installation.
Evaluate for Scorpions- Scorpions are common in some Phoenix-area neighborhoods. A licensed pest control company can evaluate and advise on prevention steps.
Check for Other Pest Activity- Pest inspections are outside the scope of a typical home inspection. Consider hiring a pest control contractor to check for rodents, insects, birds, and other infestations before closing.
Investigate Environmental Hazards- Hazards such as lead paint, asbestos, and radon are not part of a standard home inspection. Contact the EPA or visit www.epa.gov for more information.
Consult the Consumer Product Safety Commission- For up-to-date product safety information, visit www.cpsc.gov.

INSPECTION STANDARDS

This inspection and written report will be performed in accordance with the "Standards of Professional Practice" as set forth by the Arizona Chapter of the American Society of Home Inspectors (AZ ASHI). Inspections performed according to these guidelines are intended to provide the customer with a better understanding of the condition of the property, as observed at the time of the inspection.

The inspection will not be a full or substantially complete disclosure of the entire property condition. Any written or verbal comments about systems, items or conditions that are outside the scope of the inspection are informal only and do not represent an inspection.

The buyers are advised to read the entire inspection report in order to be aware of all of the stated conditions associated with this property. Some of the concepts presented in the inspection report are not easily understood by all lay persons. Therefore, it is your responsibility to contact the inspector for further clarification or elaboration of any issue that you do not fully understand. This is especially important if you are not able to be present during the inspection summary. The inspector is not responsible for any misunderstandings that result from a failure to obtain further clarification. We encourage candid and forthright communication between all parties, because we believe that it is the only way to avoid stressful disputes and costly litigation.

Remember, we only summarized the report on-site and it is essential that you read all of it, and that any recommendations that we make for service or evaluation by specialists should be completed and documented well before the close of escrow, because additional defects could be revealed by specialists, or some upgrades recommended that could affect your evaluation of the property. Also, it is recommended that at least three bids are obtained from different contractors for any repairs.

The inspection and written report are performed for the sole, confidential and exclusive use and possession of the Customer (the party who paid Alta Vista for the inspection); the report is not transferable. Alta Vista will not be held responsible for use or misinterpretation of the inspection report by third parties. This report is protected by the applicable copyright laws, it may not be reproduced in any manner without written permission from Alta Vista Inspection Services.

Note that all pre-owned buildings will have some degree of wear. If an item is indicated to be satisfactory (no major defects noted), this indicates that it appears to be functional for its intended purpose. This does not mean that it is cosmetically perfect or does not have any signs of wear or use. Cosmetic items, such as stains, marks, nicks or normal wear may not be included in the inspection. The inspection is not intended to include other minor defects that should be readily noticeable by the buyer(s). Items not specifically included in this inspection report are outside the scope of this inspection, and should not be considered to have been inspected. New buildings should not have cosmetic damage. If cosmetic issues are noted in the inspection report for a new building, it is recommended that these are pointed out to the builder so they can be corrected.

You have contracted for us to perform a general inspection in accordance with the Arizona ASHI Standards of Practice and industry standards. It is distinct from a specialist inspection, which can be costly, take several days to complete, involve the use of specialized instruments, the dismantling of equipment, video-scanning, destructive testing, and laboratory analysis. By contrast, the general inspection is completed on-site, at a fraction of the cost and within a few hours. Consequently, the general inspection and its report will not be as comprehensive as that generated by specialists and it is not intended to be. Our purpose is to identify defects or adverse conditions that could result in serious injury or lead to costs that would significantly affect your evaluation of the property, and to alert you to the need for a specialist evaluation.

We are not authorized, or have the expertise, to test for environmental contaminants, or comment on termite, dry rot, fungus or mold, but may alert you to its presence. Similarly, we do not test the quality of the air within a building. However, clean air is essential to good health, and we categorically recommend air sampling and the cleaning of supply ducts as a wise investment in environmental hygiene. Therefore, you should schedule any such specialized inspections with the appropriate specialist before the close of escrow.

Inspecting for environmental hazards is outside the scope of our inspection. We recommend obtaining an Environmental Disclosure Report, which typically includes information about Flood Hazards, Military Airports and Ancillary Facilities, Military (Airspace) Training Routes, Public/Private Airports Approved by the FAA, Soils Subject to Fissures, Expansive Soils, Special Tax Assessment Areas, Radon Gas Potential Zones and Environmental Hazard Superfund Sites. One resource for the environmental Disclosure Report is Environmental Data Resources.

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.

Safety related issues (which should have the highest priority) are identified in the inspection report with the comment "Safety Issue" in the Explanations section. Please read the entire report to identify all safety issues. Please call the inspector if you do not understand the implications of any safety issues, or if you have any questions about any of the safety issues.

Photographs may be included in the inspection report to illustrate what a certain condition looks like, or to prove that a certain condition exists. The photographs do not necessarily show all locations where a certain condition may exist.

According to the Arizona ASHI Standards of Practice, the Inspector is required to "State any systems and components so inspected which were found to be in need of immediate major repair and any recommendations to correct, monitor or evaluate by appropriate persons." Immediate Major Repair means: A system or component that is unsafe or not functioning, which if not quickly addressed, will be likely to do one of the following: 1) Worsen appreciably, 2) Cause further damage, 3) Be a serious hazard to health and/or personal safety. Any systems or components that were found to be "in need of immediate major repair" are identified in the inspection report by one or more of the following comments: (Repair Recommended) - It is recommended that these systems or components are corrected by a competent, qualified professional, with expertise in the applicable field, prior to closing. (Evaluation Recommended) - Evaluation by a competent, qualified professional with expertise in the applicable field is recommended prior to closing, to determine if repairs are required, or the cost of repairs. (Monitoring Recommended) - It is recommended that these items are monitored for deterioration or are repaired. (Safety Issue) - These are potential safety hazards; it is recommended that they are corrected immediately by a competent, qualified professional with expertise in the applicable field. Note that some Safety Issues (SI) could possibly result in serious injury and/or death.

Some components that are not included in the AZ ASHI definition of "Immediate Major Repair", may also be identified by "Correction Recommended, Evaluation Recommended, Monitoring Recommended or Safety Issue" in the inspection report. Some of the items that the Buyer may want to have repaired, may not be identified in the report as indicated above. Please consult with your Real Estate Agent, or contact your Inspector for further assistance, if required. Some items may be identified as "Functional" or "Satisfactory". These items appear to be capable of performing their intended function. That does not mean that these items are perfect. There may be some cosmetic imperfections, these items may have some wear and tear, or other defects.

The Inspector is not making any determination as to whether the Buyer or Seller should have responsibility for making corrections. Some of the items that the Buyer may want to have repaired, may not be identified in the report as indicated above. Please consult with your Real Estate Agent, or contact your Inspector for further assistance, if required.

The entire inspection report should be reviewed in detail before proceeding with repair negotiations, or concluding the purchase of the building/unit. The buyer(s) may have different priorities than the inspector. Therefore, the final decision regarding what constitutes a significant issue rest with the buyer(s). Estimates for any required repairs or replacement should be obtained if cost is the determining factor in proceeding with repairs/negotiations/or concluding the purchase of the building/unit.

We recommend contacting the current owner for detailed instructions if any specialized equipment such as automatic irrigation systems, swimming pool/spa equipment, security systems, load controllers, intercoms, satellite systems, multi-stage heating/cooling systems, etc. that are installed at this building. In the event that any modifications have been made to the building or components, it is recommended that the Buyer confirm that building permits have been obtained, when required. It is also recommended that the Buyer verify that there is/are warranties in effect for any remodeling/modifications/replacements.

If the seller(s) and buyer(s) reach an agreement in which the seller(s) agree to arrange for repairs to be completed, it is recommended that the buyer(s) obtain a copy of the receipts and warranty papers for any work performed. It will be essential that the buyer(s) have these documents if the original repairs are not satisfactory, or if any device fails while under warranty. It is also suggested that all repairs be completed by competent licensed contractors. If the seller(s) offer to provide the labor and material to complete any repairs, it is recommended that the buyer(s) stipulate that the repairs will be reviewed and approved by a qualified inspector who will be selected by the buyer(s). The buyer(s) may also wish to stipulate that the inspection fee (including follow up inspections, if the repairs are not completed properly) are to be paid by the seller(s). The Alta Vista Inspection Services fee for performing re-inspections and producing a verbal report, is a $75.00 trip fee plus $14.75 per item to be checked. An additional fee will apply if a written report is required. This fee is subject to change, please call for a quote. The fee for re-inspecting complete/complex systems, such as re-inspecting roofs or swimming pools will be determined on a case by case basis. The structure was not inspected for environmentally hazardous materials such as mold/mildew, radon gas, asbestos, lead paint, electromagnetic radiation, water contamination, water quality, etc. Nor was it inspected for termites, other wood destroying organisms, pests, or other vermin. Recommend contacting a professional who specializes in these types of inspections if these issues are a concern for you. See the Contract Agreement For Inspection Services, Section "ITEMS AND SYSTEMS NOT INCLUDED IN THIS INSPECTION" for other items that are specifically not included in the inspection or report.

Alta Vista Inspection Services, has been employed to inspect the previously referenced building and provide information regarding the "as is" condition of this building. In the event of any errors and/or omissions in this report, due to hidden or latent defects existing at the time of inspection, the liability of Alta Vista Inspection Services is limited solely to an amount not to exceed the lesser of the damage suffered as a result of the errors and/or omissions or 100% of the fee received by Alta Vista Inspection Services for the performance of the inspection. The inspection and report is for the sole and exclusive use of the Customer (the party who paid Alta Vista for the inspection); the report is not transferable. The information included in this report is based on observations made at the time of the inspection. All structures and their components change over time. This inspection report is only valid for the first year after the date of the inspection and should not be relied on after that time. Please contact Alta Vista Inspection Services if further clarification or assistance is required.

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.

STANDARDS OF PROFESSIONAL PRACTICE

Please visits the link below to view the Arizona ASHI standars of practice

https://btr.az.gov/resources/statutes-rules-standards-and-policies/standards

Site Details

Poured Concrete

Concrete slab

Wood Stud

Drywall

Wood framing

Trusses

N/A

Stucco

Concrete tile

Satisfactory

East

Exterior

81+ see report

Pressure Regulator is NOT installed

Copper

PEX

Exterior

South

ABS

Gas

Underground

Exterior on building

Main breaker in main electric panel

120/240V

200 Amp

Plastic sheathed cable

Central forced

Electric

Shared air ducts with cooling

N/A

Central forced air

Electric

Shared ducts with heating

Yes-see report for details

Satisfactory

Fiberglass batt/blanket

19%

81° F

1707

Buyer

Buyer Agent

$325

Three

One

Occupied

North

Mostly cloudy.

2020

1 · Exterior

Overview

Information

Grading and Drainage Issues

Exterior site grading and drainage

Informational

Issue: The grading does not slope adequately away from the foundation Location: At various areas at the exterior Explanation: 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. Recommend asking the owners if this has caused problems in the past. (Monitoring Recommended)

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.

2 · Structure*

Overview

Information

Window Issues

Windows

Informational

Issue: Access to some windows was partially obstructed Explanation: If the windows are partially obstructed by furniture, window blinds, drapes, etc., the inspector may not be able to determine if the window is broken, if the dual pane window seal is damaged, if the screens are damaged, if the window opens/closes/locks properly, etc. It is recommended that the windows are rechecked during the final walk-through 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.

2.1 · Exterior Walls & Ceilings

+ 2 more

Exterior Walls & Ceilings Issues

Issue: Small cracks/gaps/holes/delamination were noted at the exterior wall(s) or ceiling(s) Explanation: It is not unusual for some small exterior cracks to form in buildings. Cracks/holes may result in water leakage and damage. If the exterior of the home is HOA maintained, recommend bringing this to their attention. Normally minor stucco cracks are repaired when the home is painted. (Repair Recommended)

Repair

2.2 · Exterior Walls & Ceilings

Exterior Walls & Ceilings Issues

Issue: Faded paint noted at exterior Explanation: The exterior paint should be maintained to prevent water intrusion. Some of the exterior paint appears to be faded. Recommend evaluation for repainting. (Evaluation Recommended)

Evaluate

2.3 · Windows

+ 1 more

Window Issues

Issue: Reverse slope was noted at some window sills Explanation: Some of the exterior window sills slope towards the window instead of sloping away from the window. If this is not repaired, it can result in damage to the windows and building. (Repair Recommended)

Repair

3 · Roof/Attic*

Overview

Information

Tile roof inspection method* 6.33

Concrete or Clay Tile Roof*

Informational

The tile roof was inspected by walking on it.

Attic inspection method* 4.13

Attic*

Informational

The attic area was inspected by entering the attic space. The inspection is limited to those items that can be seen from the attic work platform.

Attic Issues

Attic*

Informational

Issue: There were some inaccessible attic areas Location: At back of attic Explanation: There were some areas of the attic that were not readily accessible and were not visually inspected.

Depth of attic insulation* 12.87

Attic Insulation*

Informational

The estimated average depth of the insulation in the visible portions of the attic was 8 to 10 inches.

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.

3.2 · Concrete or Clay Tile Roof*

+ 2 more

Tile Roof Issues

Issue: Cracked or broken roof tiles were noted Location: Multiple cracked/broken tiles were noted at various locations on the roof Explanation: Cracked and broken tiles may result in deterioration of the roofing paper and water intrusion/damage. (Repair Recommended)

Repair

3.3 · Concrete or Clay Tile Roof*

Tile Roof Issues

Issue: Gaps between some of the roof tiles Explanation: Gaps can result in rain getting under the tiles, possibly resulting in roof leakage and damage. Recommend having the roof evaluated and repaired as required.

Repair

3.4 · Flashing & Roof Penetrations

Flashings and Roof Penetrations Issues

Issue: Cement was used at penetration Explanation: According to the National Roofing Contractors Association guidelines, metal flashing should be installed at all penetrations. Cement or mortar used at the penetrations may eventually crack, which can result in roof leaks. (Repair Recommended)

Repair

3.5 · Flashing & Roof Penetrations

Flashings and Roof Penetrations Issues

Issue: Improper flash fold(s) were noted (edges of flashing were not folded over into pipe or pipe is too short) Location: At the roof penetrations Explanation: Improper folds in flashing material may result in leakage at these areas. (Repair Recommended)

Repair

3.7 · Attic*

Attic Issues

Issue: Limited attic ventilation was noted (no or relatively few, attic vents were noted) Location: Over garage Explanation: In some cases, an insufficient amount of ventilation in the attic can result in damage. (Evaluation Recommended)

Evaluate

4 · Electrical

Overview

Information

Electric Outlets Issues

Electric outlets

Informational

FYI: Access to some electrical outlets was obstructed Explanation: If the electrical outlets are obstructed by appliances, furniture, stored items, devices plugged into the outlets, etc., the inspector may not be able to determine if the outlets are functional, properly installed, GFCI protected (where required), etc.

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.

4.1 · Electrical branch wiring

Electric Branch Wiring Issues

Issue: Electric wire was contacting gas pipe Location: In the attic Explanation: It is customary in the Metro Phoenix area, that 120 volt/240 volt electric wires are not installed so that they are in direct contact with pipes that contain flammable gas such as natural gas or propane. Having separation between electrical wiring and gas pipes can enhance the safety of the installation. (Safety Enhancement, Modification Recommended)

Repair

4.2 · Electric outlets

Electric Outlets Issues

Issues: Kitchen appliances on shared circuit Location: dishwasher/disposal Explanation: per the NEC the two appliances are to be on separate dedicated circuits. Note: if there is not enough room in the electrical panel, a sub panel will need to be installed. (Repair Recommended)

Repair

5 · Plumbing

Information

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.

5.1 · Main service pipe and pressure

Water pressure issues

Issue: High water pressure Explanation: The recommended water pressure at the main water supply is 40 psi to 80 psi. If the water pressure is higher than 80 psi, it can result in problems with plumbing fixtures and damage. If a pressure regulator is installed at this building, the pressure regulator probably is not adjusted properly or is not functioning properly. (Repair Recommended)

Repair

5.2 · Water distribution pipe

+ 3 more

Water Distribution System Issues

Issue: Corrosion or mineral deposits noted at water distribution pipe(s) Explanation: Corrosion or mineral deposits may indicate deterioration of the pipe material or leaking/seepage. (Repair Recommended)

Repair

6 · Parking/garage

Information

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.

Unless otherwise noted in the inspection report, the fire separation walls and fire separation door(s) appear to be properly installed and functional where visible and readily accessible. Note that the home inspector cannot always determine the thickness, and therefore the effectiveness, of the fire separation walls. If the door between the house and garage does not have a label on it indicating that it is approved for this purpose (most of them do not have this label), the home inspector cannot positively verify that it is a fire rated door.

If there is an exterior keypad installed for the overhead garage door, recommend having it reprogrammed when moving in, to prevent unauthorized access. Unless otherwise noted in the report The overhead garage door(s) and opener(s) were satisfactory and did reverse properly when they were tested by operating the normal controls (usually the wall mounted switch) and noting if the door stops and reverses when the door path is blocked by a 2X4 placed on the floor below the garage door. For safety reasons, it is recommended that this is periodically rechecked.

6.1 · Vehicle Parking

Vehicle Parking Issues

Issue: No vents noted in exterior garage wall Explanation: Vents are installed in the exterior walls of garages to reduce the opportunity for exhaust fumes to enter the house in the event that a car is left running or automatically starts in the garage. If the home is also equipped with a gas water heater in the garage, should the gas begin to leak, it becomes trapped in the garage and may leak into the home. (SI)(Repair Recommended)

Repair

7 · HVAC

Information

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.

7.1 · HVAC System

Check HVAC system for servicing

Issue: Recommend verifying that HVAC system(s) are serviced Explanation: 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. (Evaluation Recommended)

Evaluate

7.2 · Cooling System

Cooling System Issues

Issue: What appears to be rust, water, or water stains were noted in the secondary condensate pan Explanation: Water stains in the secondary condensate pan may indicate that the primary condensate pan may have overflowed at some time in the past. If the primary condensate pan overflows for an extended period of time, it can result in damage. If the system is a high efficiency gas furnace, the source may also originate from there. (Evaluation Recommended)

Evaluate

8 · Interior

Overview

Information

Interior Walls and Ceilings Issues

Interior Walls-Ceilings

Informational

Issue: Some "nail pops" were noted Explanation: New buildings typically settle and slightly shrink, especially during the first few years. As a result, some of the nails that hold the drywall in place may partially back out of the drywall, resulting in "nail pops". (Monitoring Recommended)

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.)

9 · Bathroom

Information

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.

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.

9.1 · Tub & Shower

Bathtub & Shower

Issue: Evaluation recommended at bathtub/shower Explanation: Water damage noted on wall/baseboard adjacent to bathtub/shower enclosure. (Evaluation Recommended)

Evaluate

9.2 · Toilet

Toilet

Issue: Repair required at toilet Explanation: The toilet base is loose. This may result in water leakage and damage. (Repair Recommended)

Repair

10 · Kitchen

Information

Please note that the kitchen appliances were tested according to the scope of the inspection as detailed in the Arizona ASHI Standards of Practice. We do not check thermostats or timers, we do not comment on cosmetic deficiencies. We cannot comment on efficiency of the appliance. The appliance may fail at any time, therefore these are not warrantied under the Alta Vista 100-day inspection guarantee. It is recommended that the appliances are tested prior to closing to ensure these are still operational. Common appliances that are tested (when installed) are ovens, ranges, surface cooking appliances, microwave ovens, dish-washing machines and food waste grinders, by using normal operating controls (to activate the primary functions). Unless otherwise noted in the report the appliances were satisfactory and functional. Any stored items in the appliance will prevent operation.

Unless otherwise noted in the inspection report, the kitchen appears to have a source of ventilation for the stove.

Since the condition of the kitchen 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.

10.1 · Kitchen Sink

Kitchen Sink Issues

Issue: Leakage was noted at the kitchen sink drain Explanation: Leakage at the sink drain can result in damage. (Repair Recommended)

Repair

10.2 · Range Hood

Range Hood Issues

Issue: Air leak at range hood Explanation: A downward draft was not below the exhaust hood. This may result in the gas flame extinguishing. Should this occur, unburned gas will enter the home. (SI)

Repair

10.3 · Range & Oven

Range and Oven Issues

Issue: Gas range/cooktop does not have a dedicated power source Explanation: Each kitchen appliance should have its own power supply/breaker. There did not appear to be a dedicated breaker for the cooktop.

Repair

11 · Laundry

Overview

Information

Misc Laundry Room Issues

Misc. laundry room issues

Informational

Issue: Washer and/or dryer present (inspection limited) Explanation: Areas that are not visible or readily accessible cannot be inspected for evidence of leakage, stains, damage, testing electrical outlets for grounding and polarity, checking gas pipe (if applicable), etc. If the clothes dryer is in place, the exhaust duct may not be visible. It is recommended that the buyer pay particular attention to these areas during the final walk through before 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.

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.

12 · Misc.

Overview

Information

Miscellaneous Issues

Miscellaneous Comments

Informational

Issue: Stored items noted (inspection limited) Explanation: Kitchen cabinets, bathroom cabinets, hall cabinets, garages, garage cabinets, closets, etc. are often used as storage areas, especially for buildings built on concrete slabs that do not have basements. Personal items such as furniture, rugs, window treatments, etc. can also restrict access or limit visibility. Areas that are not visible cannot be inspected for evidence of leakage, stains, damage, etc. It is recommended that the buyer pay particular attention to these areas during the final walk through before closing, or have these areas reinspected after the stored personal items have been removed.

13 · Est. Age

Overview

Information

Building 1 to 5 years old

Estimated Age of Major Components

Informational

The building and appliances are about one to 7 years old. The typical useful life span for clothes washers/dryers is about 10 to 15 years. The exterior paint in this area has an average life expectancy of about 5 years. The typical useful life span for a water heater in this area is about 5 to 10 years. The typical useful life span for smoke detectors is about 5 to 10 years. The typical useful life span for an air conditioner condenser system in this area is about 10 to 15 years. The typical useful life span for an air handler/furnace/cooling coil system in this area is about 10 to 15 years. The typical useful life span for kitchen appliances is about 5 to 10 years.

14 · Misc. Minor

Information

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.

14.1 · Minor Repair-Service-Evaluation Items

Bathrooms

Some bathroom cabinet door(s) or drawers rub on each other.

Minor

14.2 · Minor Repair-Service-Evaluation Items

Electrical

Missing or gaps in fire blocking material at electrical panel conduits entering the structure. A fire blocking material should be installed to prevent the spread of a fire. (SI)

Minor

14.3 · Minor Repair-Service-Evaluation Items

HVAC

Missing insulation on refrigerant line by the air handler.

Minor

14.4 · Minor Repair-Service-Evaluation Items

Interior

Some gaps in floor grout noted.

Minor

14.5 · Minor Repair-Service-Evaluation Items

Interior

The interior door did not always latch properly.

Minor

14.6 · Minor Repair-Service-Evaluation Items

Interior

Some missing/broken doorstops noted.

Minor

14.7 · Minor Repair-Service-Evaluation Items

Kitchen

The dishwasher drain hose is relatively low (high loop is relatively low). If the dishwasher drain hose is too low, dirty water may enter the dishwasher. Recommend checking the installation instructions for the required height of the drain hose. (SI)

Minor

14.8 · Minor Repair-Service-Evaluation Items

Kitchen

There does not appear to be an effective anti-tip device installed for the oven. (SI) An inexpensive, relatively easy to install anti-tip device, is available at mendingshed.com.

Minor

14.9 · Minor Repair-Service-Evaluation Items

Roof-Attic

Some cracks/gaps noted at some mortar joints on the concrete tile roof. Recommend sealing the gaps/cracks to prevent water intrusion.

Minor

14.10 · Minor Repair-Service-Evaluation Items

Roof-Attic

Improper attic access door noted in the garage. Recommend replacing the attic access door with drywall that is at least 5/8" thick and MUST weigh 15 pounds for fire safety. (SI)

Minor

14.11 · Minor Repair-Service-Evaluation Items

Roof-Attic

Insulation support for fiberglass batts was noted to be loose. These batts may fall and allow heat into the attic space.

Minor

14.12 · Minor Repair-Service-Evaluation Items

+ 1 more

Structure

Gap noted at window frame and exterior walls. This may allow water intrusion and damage.

Minor

14.13 · Minor Repair-Service-Evaluation Items

Structure

Loose trim noted at some windows.

Minor

14.14 · Minor Repair-Service-Evaluation Items

Water Heater

For safety reasons, there should not be more than four 90 degrees elbows in the piping downstream of the temperature/pressure relief valve for the water heater. It appears that over four 90 degree elbows have been used in this installation. (SI)

Minor

14.15 · Minor Repair-Service-Evaluation Items

Water Softener

No overflow tube installed on water softener brine tank. If the brine tank overflows, it can result in damage.

Minor