The following comments and pages make up your inspection report. The Standards contain certain and very important limitations, expectations and exclusions to the inspection. 

Your inspector may bring to your attention and discuss certain Recommended Upgrades of original and functioning installations and assemblies of Systems and Components that you may wish to consider implementing as part of upgrading the property. These Recommended Upgrades may exceed some of the building and construction standards that applied at the time of the original construction of the property. The differences between any such original building and construction standards and current standards do not constitute "deficiencies" in the subject property. Recommended Upgrades should be performed only by Qualified parties in accordance with all applicable industry standards and governmental requirements pertaining to permits, codes, ordinances, and regulations.

We recommend that client check with the Building and Planning Department to see if there are any "open" or previous permits on a property they are considering purchasing. An "open" permit could prevent another permit from being issued for the property and there could be some outstanding issues that need to be addressed 

Any orals statements made by the inspector pertaining to Recommended Upgrades or any inclusion in the Inspection Report of information regarding Recommended Upgrades shall be deemed to be informational only and supplied as a courtesy to you and shall not be deemed to be an amendment to or waiver of any exclusions included in the Home Inspection Agreement and/or Standards of Practice.

Use of photos and video: Your report includes many photographs which help to clarify where the inspector went, what was looked at, and the condition of a system or component at the time of the inspection. Some of the pictures may be of deficiencies or problem areas, these are to help you better understand what is documented in this report and may allow you see areas or items that you normally would not see. A pictured issue does not necessarily mean that the issue was limited to that area only, but may be a representation of a condition that is in multiple places. Not all areas of deficiencies or conditions will be supported with photos.

For the purpose of this report, all directional references (Left, Right, Front, Rear) are based on when facing the front of the structure as depicted in the cover image above. Abbreviations for North, South, East and West will also be used. (N,S,E,W)

Please Keep in mind that when the property is occupied or furnished, this can sometimes extremely limit the inspectors views of areas like floors, walls, garages, countertops, and in cabinets (especially below sinks).  Evidence of damage or deterioration may not be visible at the time of inspection. Recommend a careful walk through prior to close. 

Flashing is used to prevent water penetration at the junction of the roof with another surface, such as a wall or chimney.

Flashing is a general term used to describe sheet metal fabricated into shapes and used to protect areas of the roof from moisture intrusion. Inspection typically includes inspection for condition and proper installation of flashing in the following locations: - roof penetrations such as vents, electrical masts, chimneys, mechanical equipment, patio cover attachment points, and around skylights; - junctions at which roofs meet walls; - roof edges; - areas at which roofs change slope; - areas at which roof-covering materials change; and - areas at which different roof planes meet (such as valleys).

The roof was comprised of concrete tile where visible. Concrete tile roofs are very common in our area. It is typical to find a few cracked, chipped or broken roof tiles. This usually does not negatively affect the ability of the roof to shed water properly unless the cracking is significant. The underlayment under the tiles is what forms the moisture resistive barrier. This underlayment is not meant to be exposed to the sun and weather. Lifting tiles and inspecting under them is beyond the scope of a General Home Inspection. We will inspect the underlayment if visible without destructive testing. Underlayment on a tile roof, with regular maintenance, should last around 20-25 years or more depending on factors such as material type, quality, installation techniques, attic air temperatures, attic ventilation, roof facing direction, etc. with tiles lasting much longer. We recommend regular annual roof maintenance in order to prevent future issues. 

Inspection of the home exterior typically includes: exterior wall covering materials, window and door exteriors, adequate surface drainage, driveway and walkways, window wells, exterior electrical components, exterior plumbing components, potential tree problems, and retaining wall conditions that may affect the home structure. Note: The General Home Inspection does not include inspection of landscape irrigation systems, fencing or swimming pools/spas unless pre-arranged as ancillary service.

Proper grading and drainage is important, especially within the first few feet from home's exterior walls and foundation. "Swales" are the recommended form of diverting water around the home instead of into or up against it. In general, the grade around the home should slope away from the home and when it doesn't, moisture intrusion is probable. Constant moisture intrusion on a home can result in foundation cracking, spalling, wall issues and even foundation settling. It would be wise to request information from seller regarding how the property drains after a rain storm. Homes built on hillsides should be further evaluated by a grading and drainage specialist prior to close due to the high probability that drainage may be in issue. Likewise, a home sitting on a very flat lot may also have “pooling” issues and should also be further evaluated. 

From the exterior we inspect windows for discoloration, deterioration and cracking. With screens often limiting the view, we are sure to inspect windows from the interior for the above findings as well. Unless otherwise noted in this inspection, windows appeared functional when viewed from the exterior.

Whats inspected?

Inspection of the garage typically includes examination of the following:

- general structure;

- floor, wall and ceiling surfaces;

- operation of all accessible conventional doors and door hardware;

- overhead door condition and operation including manual and automatic safety component operation and switch placement;

- proper electrical condition including Ground Fault Circuit Interrupter (GFCI) protection;

- interior and exterior lighting;

- stairs and stairways

- roof

- proper floor drainage

Inspection of overhead garage doors typically includes examination for presence, serviceable condition and proper operation of the following components:

- door condition;

- mounting brackets;

- automatic opener;

- automatic reverse;

- photo sensor;

- switch placement;

- track & rollers; and

- manual disconnect.

According to the CPSC, Homes with automatic garage door openers that do not automatically reverse should repair or replace them with new reversing openers. This prevents young children from being trapped and killed under closing garage doors.

Garage doors are not tested by the Inspector using specialized equipment and this inspection will not confirm compliance with manufacturer's specifications. This inspection is performed according to the Inspector's judgment from past experience. You should adjust your expectations accordingly. If you wish to ensure that the garage door automatic-reverse feature complies with the manufacturer's specifications, you should have it inspected by a qualified garage door contractor.

CPSC Safety Alert

At the time of the inspection, the Inspector observed no deficiencies in the interior condition and operation of windows of the home.

The General Home Inspection includes inspection of the structural elements that were readily visible at the time of the inspection. This typically includes the foundation, wall structure, floor structure, ceiling structure and roof structure. Much of the home structure is hidden behind exterior and interior roof, floor, wall, and ceiling coverings, or is buried underground. Because the General Home Inspection is limited to visual and non-invasive methods, this report may not identify all structural deficiencies. Upon observing indications that structural problems may exist that are not readily visible, the inspector may recommend inspection, testing, or evaluation by a specialist that may include invasive measures.

This building has a slab foundation. Such foundations vary considerably, from older ones that have no moisture barrier under them and no reinforcing steel within them to newer ones that have both. Our inspection of slab foundations conforms to AZBTR standards. We check the visible portion of the stem walls on the outside for any significant cracks or structural deformation, but we do not move furniture or lift carpeting and padding to look for cracks or moisture penetration, and we do not use any of the specialized devices that are used to establish relative elevations and confirm differential movement. Significantly, many slabs are built or move out of level, but the average person may not become aware of this until there is a difference of more than one inch in twenty feet, which most authorities regard as being tolerable.
Many slabs are found to contain cracks when the carpet and padding are removed, including some that contour the edge and can be quite wide. They typically result from shrinkage and usually have little structural significance. However, there is no absolute standard for evaluating cracks, and those that are less than 1/4" and which exhibit no significant vertical or horizontal displacement are generally not regarded as being significant. Although they typically do result from common shrinkage, they can also be caused by a deficient mixture of concrete, deterioration through time, seismic activity, adverse soil conditions, and poor drainage, and if they are not sealed they can allow moisture to enter a residence, and particularly if the residence is surcharged by a hill or even a slope, or if downspouts discharge adjacent to the slab. However, in the absence of any major defects, we may not recommend that you consult with a foundation contractor, a structural engineer, or a geologist, but this should not deter you from seeking the opinion of any such expert, and we would be happy to refer one.

The exterior and interior walls appear to be constructed with typical wood framing materials. Unless otherwise noted on this report, condition appears satisfactory. Inspection limited.

In this style of constriction, the mud sill is the first wood member of the exterior framing, resting on and anchor bolted directly to the slab foundation or stem wall. Most the mud sill is inaccessible and was not inspected.  

Anchor bolts are fasteners that connect the wood framing to the foundation. They limit the framing's ability to move independently on the foundation in the event of seismic activity. Because of the design and/or configuration of the structure, we cannot verify the presence or condition of anchor bolts. Because of the age of the structure, we assume that proper bolting was installed, as per standards in effect at the time of construction.

The water meter was observed for a period of time to find that it was not spinning. When no fixtures are running at this home, the water meter should be still. 

Unless otherwise noted; All plumbing fixtures in the home exhibited functional flow at the time of the inspection.

Functional Flow: This is tested by turning on the two of the furthest fixtures from the main supply and simultainiously flushing the toilet. The pressure of water observed coming from the fixtures should not visibly bounce or lower. This is not an exact measurement, but observed visually for function.

Unless otherwise noted; All plumbing fixtures in the home exhibited functional drainage at the time of the inspection.

Functional Drainage: Drainage is considered functional when multiple basins are filled and then let out simultaneously, and they empty in a reasonable amount of time and do not overflow. Drainage of a home can still be functional as a whole, while one or two isolated drains are slower than others. 

The water heater observed was gas-fired. Gas water heaters heat water using a gas burner located in a chamber beneath the water tank. The gas control mechanism contains safety features designed to prevent gas from leaking into the living space if the burner should fail for some reason.  Gas-fired water heaters must be properly installed so that the gas fuel is safely delivered to the water heater and so that the water heater safely exhausts the products of combustion to the home exterior. Gas-fired water heaters can be expected to last the length of the stated warranty and after its expiration may fail at any time. We recommend yearly servicing of these units by a qualified person. 

Temperature/pressure-relief or TPR valves are safety devices installed on water heating appliances, such as boilers and domestic water supply heaters. TPRs are designed to automatically release water in the event that pressure or temperature in the water tank exceeds safe levels.

If temperature sensors and safety devices such as TPRs malfunction, water in the system may become superheated (exceed the boiling point). Tank rupture is possible. Once the tank ruptures and water is exposed to the atmosphere, it will expand into steam almost instantly and occupy approximately 1,600 times its original volume. This process can propel a heating tank like a rocket through multiple floors, causing personal injury and extensive property damage.

Water-heating appliance explosions are rare due to the fact that they require a simultaneous combination of unusual conditions and failure of redundant safety components. These conditions only result from extreme negligence and the use of outdated or malfunctioning equipment.

The TPR valve will activate if either water temperature (measured in degrees Fahrenheit) or pressure (measured in pounds per square inch [PSI]) exceed safe levels. The valve should be connected to a discharge pipe (also called a drain line) that runs down the length of the water heater tank. This pipe is responsible for routing hot water released from the TPR to a proper discharge location, preferably outside within 12-6in from the ground.

We recommend flushing & servicing your water heater tank annually for optimal performance. The U.S. Consumer Product Safety Commission (CPSC) urges all users to lower their water heaters to120 degrees Fahrenheit. In addition to preventing accidents, this decrease in temperature will conserve energy.

CPSC Article

The date is observed on the data plate as a code in the serial number. To the best of the inspectors knowledge, according the the manufactures date plate this unit was built on or around the year above.

Unless otherwise noted, branch circuit conductors and the corresponding over-current devices were observed to be within the allowable ampacities and are reported as compatible.

Often times, the ground connection to earth is not observed because it is covered by dirt or because it enters the wall and ties in with the home foundation (Ufer). Our inspection is limited.

too much electricity flows through a wire, it will get hot. Sometimes it can get hot enough to start a fire inside the walls of a house. Traditional circuit breakers protect your house from fires by shutting off the flow of electricity to a wire when there is too much demand for electricity. This can happen when too may items are plugged into a circuit. That’s why a power strip can be dangerous if there are too many electric items plugged into it.  Circuit breakers do not protect people from electrocution. Their purpose is to protect you from a fire.

When and where are GFCI receptacles required? receptacles were required in houses starting in 1971. Originally they were only required at the exterior of the house and by swimming pool equipment. Over the years, GFCI receptacles have been required in more locations such as garages, bathrooms, kitchens, etc. The following table applies to most municipalities, but some local codes may be different. Please check with your local building department.

an older home, there may be no requirement for GFCI’s to be installed. The seller is not required to upgrade the receptacles unless the electrical system has been modified. So if the kitchen in a 1950’s house has been remodeled, and receptacles have been added or moved, they must be upgraded to GFCI receptacles if they are within 6 feet of a plumbing fixture. This applies to bathrooms too. So when your home inspector suggests upgrading certain receptacles to GFCI receptacles, please know that he has your safety in mind. The seller may not have to upgrade the receptacles, but you should do it for your family’s safety.: The refrigerator receptacle should not be a GFCI receptacle.

Smoke alarms are powered by battery or by your home's electrical system. If the smoke alarm is powered by battery, it runs on either a disposable nine-volt battery or a non-replaceable 10-year lithium (long-life) battery. Alarms that get power from your home's electrical system, or hardwired, usually have a back-up battery that will need to be replaced once a year. A closed door may slow the spread of smoke, heat and fire. Install smoke alarms in every sleeping room and outside each separate sleeping area. Install alarms on every level of the home. Install alarms in the basement. Smoke alarms should be interconnected. When one sounds, they all should sound. Large homes may need extra smoke alarms. Test all smoke alarms at least once a month. Press the test button to be sure the alarm is working. There are two kinds of alarms. Ionization smoke alarms are quicker to warn about flaming fires. Photoelectric alarms are quicker to warn about smoldering fires. It is best to use of both types of alarms in the home. A smoke alarm should be on the ceiling or high on a wall. Keep smoke alarms away from the kitchen to reduce false alarms. They should be at least 10 feet (3 meters) from the stove. People who are hard-of-hearing or deaf can use special alarms. These alarms have strobe lights and bed shakers. Replace all smoke alarms when they are 10 years old. Smoke alarms are an important part of a home fire escape plan.

Carbon Monoxide is a colorless, odorless toxic gas produced by furnaces and boilers during the combustion process and also by a stove top/oven. This gas is especially dangerous because its presence can only be detected by specialized instruments. You can't see it or smell it.  Inefficient combustion, such as that caused by furnaces and boilers with components that are dirty or out of adjustment can create elevated levels of Carbon Monoxide in exhaust gasses. Carbon Monoxide can cause sickness, debilitating injury, and even death. Carbon Monoxide detectors are inexpensive and installing one in a home with a furnace, gas appliances or fireplace is recommended. Detectors should not be placed next to heating appliances, but should be placed to protect living and sleeping areas.

The air conditioning system was a split system in which the cabinet housing the compressor, cooling fan and condensing coils was located physically apart from the evaporator coils. As is typical with split systems, the compressor/condenser cabinet was located at the home's exterior so that the heat collected inside the home could be released to the outside air. Evaporator coils designed to collect heat from the home interior were located inside a duct at the furnace and were not directly visible.

A refrigeration ton is approximately equivalent to 12,000 BTU/h. This information is read by the inspector from the data plate and not always exact. Recommend confirming with HVAC specialist.

 Disconnecting means shall be located within sight from and readily accessible from the air-conditioning or refrigerating equipment. The disconnecting means shall be permitted to be installed on or within the air-conditioning or refrigerating equipment

The year of manufacture is determined by the inspector by inspecting the serial number and researching a code hidden within the number. This code is not always exact or readable. The inspector does there best to determine, but are often limited. 

The year of manufacture is determined by the inspector by inspecting the serial number and researching a code hidden within the number. This code is not always exact or readable. The inspector does there best to determine, but are often limited. 

The year of manufacture is determined by the inspector by inspecting the serial number and researching a code hidden within the number. This code is not always exact or readable. The inspector does their best to determine, but is often limited. 

An ambient air test was performed on each zone of air conditioning or heat pumps to determine if the difference in temperature between the supply and return ducts was 15 to 22 degrees. Differentials between this range indicate that the units are providing normal cooling capacity for each zone. Unless otherwise noted, this zone was found to be producing a temperature differential between 15 and 22 degrees.

An ambient air test was performed on each zone of the heat system to determine if the difference in temperature between the supply and return ducts was within the recommended range for temperature rise. Differentials between this range indicate that the units are providing normal heating capacity for each zone. Unless otherwise noted, this zone was found to be producing a temperature differential within normal range.

When a gas system is observed, The burners are visualized when possible to confirm proper color and flame.

Uniformity is  not measured. The depth listed here is representative and approximate.

Unless otherwise noted: At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the dishwasher. It was operated through a cycle.

The dishwasher had a high loop or air gap device installed in the drain line at the time of the inspection. The high loop / air gap device is designed to prevent wastewater from contaminating the dishwasher. This is a proper condition.

Unless otherwise noted in this report, the cooktop was turned on and found to be functional. 

Unless otherwise noted in this report, the kitchen ventilation was functional at the time of inspection. 

The oven was turned on in bake and in boil. The light was also tested and unless otherwise noted in this report, the oven was found to be functional.

Unless otherwise noted in this report,  the Inspector observed no deficiencies in the condition and operation of the garbage disposal at the time of inspection.

Unless otherwise noted in this report, the Inspector observed no deficiencies in the condition and operation of the built-in microwave oven at the time of inspection. Built-in microwave ovens are tested using normal operating controls. Unit was tested and appeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scope of this inspection. If concerned, you should seek further evaluation by qualified technician prior to closing.

Unless otherwise noted in this report, the refrigerator was generally in good operating condition. 

Water dispenser on this refrigerator did not dispense any water. Moving the refrigerator to observe the valve behind it if present is not a part of a home inspection and could damage the flooring. Recommend requesting information from the seller.

Laundry equipment was observed in the laundry room. Full testing and inspection of these units is beyond the scope of a General Home Inspection. When occupants belongs aren't in the units, we will turn them on for a short cycle to test the hookups for function. The washer filled, spun, and drained. The dryer heated. If a more thorough inspection is desired, recommend contacting an appliance specialist. 

The home was equipped with a landscape irrigation system. Inspection of irrigation systems lies beyond the scope of the General Home Inspection and Irrigation Systems are operated at the discretion of the Inspector. This additional service was not selected prior to inspection date and therefor the system was not inspected. You may wish to  have this system inspected by a specialist prior to the end or your inspection  period.

Backflow preventers are a crucial part of any irrigation system. To understand what a backflow preventer is, there are some key terms that need to be understood.

Modern building standards say that the potable water supply to lawn/irrigation/drip systems shall be protected against backflow by an atmospheric-type vacuum breaker, a pressure-type vacuum breaker or a reduced pressure principle backflow preventer. A valve shall not be installed downstream from an atmospheric vacuum breaker. Where chemicals are introduced into the system, the potable water supply shall be protected against backflow by a reduced pressure principle backflow preventer. Connections subject to back pressure: Where a potable water connection is made to a non-potable line, fixture, tank, vat, pump or other equipment subject to back-pressure, the potable water connection shall be protected by a reduced pressure principle backflow preventer.