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9975 E Gray Hawk Dr
Tucson, AZ 85730
11/01/2022 8:00 am

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Opendoor believes the home buying process should be simpler, faster, and more transparent.

We commissioned this independent inspection report to help us help you better understand this home. We hope it is useful and insightful as you tour. Questions and comments are encouraged!

For your convenience, this document is the summary of the key issues noted by the inspector and the repairs Opendoor had made as a result. You are encouraged to review the full property inspection report as well.

Please consider the following important things:

  • By receiving and reviewing these reports, you agree to Opendoor's terms and conditions.
  • Inspections aren’t a guarantee or warranty for a home or its components. You should carefully review Dwell's limitations, exclusions, and disclaimers of the report, which you can find in the "Attachments" section of the full inspection report.
  • This report is not meant to replace your own due diligence process before purchasing a home, which may include hiring your own inspector or other professionals to make an assessment.
  • Opendoor may include in these reports our own recommendations and advice to homebuyers, based on the feedback of the construction professionals that work on our homes. Only you can determine what you can safely and effectively do yourself. Never undertake any project you are not comfortable doing, and always consider the benefits of hiring a professional.

Opendoor's summary

42
repairs and improvements were made by Opendoor, a value of $14,087

Look for blue notes below to learn how we helped make this home ready for the next owner

0
things could be taken care of by the next, engaged owner of this home 

Look for green notes below to learn what can be DIY or part of maintenance and monitoring

10
issues should be handled by pros

Look for terra cotta notes below to learn where we recommend that the next owner rely on a professional's advice and skills


1 - Appliances

$
Credit
Comment
1.1.1 - Oven Condition

Missing Anti tip Bracket
Kitchen

What Opendoor did
A professional installed an anti-tip bracket on this range.

What the independent inspector noted:

Opendoor standards issue

The anti-tip bracket is missing from range installation. It provides protection when excess force or weight is applied to an open oven door. Recommend repair.

Learn more about it on our blog: dwellinspectaz.com/dwell-inspect-arizona-blog/what-is-a-dishwasher-high-loop-and-why-do-i-need-one/what-is-an-anti-tip-bracket-and-why-do-i-need-one

YouTube channel: https://youtu.be/bL6zgQmHFsE

2 - Interiors

11. System: Interiors

11.1 The inspector shall observe:
A. walls, ceiling and floors.
B. steps, stairways, balconies and railings.
C. counters and a representative number of cabinets.
D. a representative number of doors and windows.
E. separation walls, ceilings, and doors between a dwelling unit and an attached garage or another dwelling unit.
F. sumps.

11.2 The inspector shall:
A. operate a representative number of primary windows and interior doors.
B. report signs of water penetration into the building or signs of abnormal or harmful condensation on building components.

11.3 The inspector is NOT required to observe:
A. paint, wallpaper and other finish treatments on the interior walls, ceilings, and floors.
B. carpeting.
C. draperies, blinds or other window treatments.
D. household appliances.
E. recreational facilities or another dwelling unit.

$
Credit
Comment
2.1.1 - Walls & Ceilings
+ 2 more

Water stain/damage
Garage

What Opendoor did
A professional repaired the leak(s), patched these areas and painted the entire interior of the home.

What the independent inspector noted:

There is a water stain or indications of water damage observed. This is indicated by staining, bubbling paint, or damaged drywall. The area is dry at the time of inspection. Unable to determine if the leaking is active and the condition of the underlying material. Recommend consulting the owner for repair records or further evaluation.

$
Credit
Comment
2.1.2 - Walls & Ceilings

Moisture Damage - Tub/Shower
See Photos for Locations

What Opendoor did
A professional repaired this area before the interior of the home was painted.

What the independent inspector noted:

There is  moisture damage at the baseboard or drywall wall consistent with water splash over from tub/shower use. Unable to determine the condition of the underlying material. Recommend repair.

$
Credit
Comment
2.2.1 - Windows

Exterior moisture at the window
Dining Room

What Opendoor did
A professional ensured that there were no active leak and repaired these areas before painting.

What the independent inspector noted:

Opendoor standards issue

There are indications of moisture entering from the exterior at the windows. This is indicated by water stains and/or damage on the window frame and/or wall. Recommend review of instalation and correction as needed.

$
Credit
Comment
2.2.2 - Windows

Add caulking at window framing
See Photos for Locations

What Opendoor did
A professional cleaned and caulked these areas before painting.

What the independent inspector noted:

There is sealant needed around the windows. Recommend repair.

$
Credit
Comment
2.3.1 - Counters/Cabinets

Cabinets - Common moisture damage
See Photos for Locations

What Opendoor did
A professional repaired and painted the cabinet bases in these locations.

What the independent inspector noted:

Opendoor standards issue

There is damage observed underneath the sink that is consistent with material storage or a previous plumbing leaking. Unable to determine the condition of the underlying material. Recommend repair as needed.

$
Credit
Comment
2.3.2 - Counters/Cabinets

Countertop - Loose
See Photos for Locations

Hire a pro
We recommend that you hire a general contractor to advise on the best solution to secure the countertops.

What the independent inspector noted:

The countertops are loose on the cabinet. Recommend repair.

$
Credit
Comment
2.4.1 - Doors and Closets

Replace/add door stoppers
See Photos for Locations

What Opendoor did
A professional added door stops to help mitigate against wall damage.

What the independent inspector noted:

Replace or add missing door stoppers to prevent damage to the drywall.

$
Credit
Comment
2.4.2 - Doors and Closets

Pocket door adjust
Primary Bathroom

What Opendoor did
A professional adjusted this door so that it operates as it should.

What the independent inspector noted:

The pocket door does not operate properly. The installed hardware may be worn or out of alignment. Recommend adjusting.

$
Credit
Comment
2.4.3 - Doors and Closets

Closet sliding door difficult
See Photos for Locations

What Opendoor did
A professional repaired these doors and got them working properly.

What the independent inspector noted:

The closet sliding door is difficult to operate. Repairs to the wheels or tracks may be required. Recommend maintenence.

$
Credit
Comment
2.4.4 - Doors and Closets

Closet shelving missing
See Photos for Locations

What Opendoor did
A professional installed a new shelf in this closet.

What the independent inspector noted:

The closet shelving is missing.

$
Credit
Comment
2.4.5 - Doors and Closets

Loose hardware on door
See Photos for Locations

What Opendoor did
A professional tightened this hardware.

What the independent inspector noted:

Opendoor standards issue

There is loose hardware observed on the door.

$
Credit
Comment
2.5.1 - Flooring Material

Transition Strip Missing
See Photos for Locations

What Opendoor did
A professional created a professional transition when they installed the new carpet in these rooms.

What the independent inspector noted:

The transition strip in the flooring is missing. Recommend installation. 

$
Credit
Comment
2.6.1 - Smoke Alarms

Not functional or found in recommend locations
Bedrooms

What Opendoor did
A professional added smoke alarms throughout the home,

What the independent inspector noted:

Opendoor standards issue

There are not smoke alarms found in all the current recommended areas or the alarms are inoperable in some locations. Recommend adding additional smoke alarms per the current standards.

$
Credit
Comment
2.7.1 - Ceiling Fans

Fan wobbling
Bedroom 3

What Opendoor did
A professional removed this fan due to it's age and installed a new fixture in this room.

What the independent inspector noted:

The ceiling fan is functional at the time of inspection but some wobbling is noticed. Recommend balancing or repair/replacing if needed.

3 - Garage

Garage Door Inspection: Garage

Original Findings:

The evaluation of the garage includes testing and visible observation of the major garage door components. This includes the testing of the door using normal controls, a visual evaluation of the garage door panels, and mechanical systems. Additionally, the garage walls, ceilings, and doors are evaluated for indications fire barrier deficiencies.

Garage Ceilings, Walls, and Doors

The ceilings, walls, and doors at the garage are in acceptable condition unless otherwise noted in this report.

Garage Door/Opener

The garage door is in functional condition and opens using normal controls unless otherwise noted in this report.

See exterior standards of practice

$
Credit
Comment
3.1.1 - Garage Door Inspection

Weatherstripping/trim damaged or missing
Garage

What Opendoor did
A professional repaired and painted these areas as part of painting the entire exterior of the home.

What the independent inspector noted:

Opendoor standards issue

The garage door weatherstripping or trim is missing or damaged. Recommend repair or replacement.

4 - Exterior Grounds

System: Exterior

5.1 The inspector shall observe:

A. wall cladding, flashings and trim.

B. entryway doors and representative number of windows.

C. garage door operators.

D. decks, balconies, stoops, steps, areaways, and porches including railings.

E. eaves, soffits and fascias.

F. vegetation, grading, drainage, driveways, patios, walkways and retaining walls with respect to their effect on the condition of the building.

5.2 The inspector shall:

A. describe wall cladding materials.

B. operate all entryway doors and representative number of windows including garage doors, manually or by using permanently installed controls of any garage door operator.

C. report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing.

5.3 The inspector is NOT required to observe:

A. storm windows, storm doors, screening, shutters, awnings and similar seasonal accessories.

B. fences.

C. safety glazing.

D. garage door operator remote control transmitters.

E. geological conditions.

F. soil conditions.

G. recreational facilities.

H. outbuildings other than garages and carports.

$
Credit
Comment
4.1.1 - Exterior Door

Improve Weather Stripping
See Photos for Locations

What Opendoor did
A professional installed  new weather stripping on these doors. 

What the independent inspector noted:

The weather stripping is damaged or missing around the door or there is a gap present and the door does not seal properly. Recommend repair.

$
Credit
Comment
4.1.2 - Exterior Door

Door finish
See Photos for Locations

What Opendoor did
A professional prepped and painted this door as part of painting the entire exterior of the home.

What the independent inspector noted:

The door finish is in worn condition. Recommend refinishing to prevent damage to the surface.

$
Credit
Comment
4.2.1 - Eaves/Facia/Soffit

Moisture damage or wood rot
See Photos for Locations

What Opendoor did
A professional repaired these areas before painting the entire exterior of the home.

What the independent inspector noted:

There is moisture damage or wood rot observed at the eaves. Recommend further evaluation to determine the cause and repair.

$
Credit
Comment
4.2.2 - Eaves/Facia/Soffit

Evidence of repairs observed
See Photos for Locations

What Opendoor did
A professional painted this area.

What the independent inspector noted:

There is evidence of repairs observed at the eaves; unable to determine the effectiveness of these repairs.

$
Credit
Comment
4.3.1 - Siding

Siding/trim loose or damaged
See Photos for Locations

What Opendoor did
A professional repaired this area of trim before painting.

What the independent inspector noted:

The siding and/or trim is loose or damaged. Unable to determine the condition of the underlying material. Recommend repair.

$
Credit
Comment
4.4.1 - Porch, Patio, Balcony, and Decks

Deteriorated wood observed
See Photos for Locations

What Opendoor did
A professional prepped and painted this as part of painting the entire exterior of the home.

What the independent inspector noted:

There is deteriorated or damaged material observed. Recommend repair.

5 - Water Heater

Water Heater Inspection: Temperature and Pressure Relief Valve

Original Findings:

There is a TPR Valve installed. The TPR valve has not been tested. Engaging the TPR valve can cause the device to leak because the seal may not reseat. The unit is believed to be in acceptable condition, except if noted below. However, based on the age and lack of corrosion, testing the unit is suggested.

Water Heater Inspection: Estimated life cycle of water heater

Original Findings:

A water heater over six years old can be considered aged. The average life span is typically between eight to twelve years. After six years, most manufacturer warranties start to expire. In this age range, the unit can begin to become problematic.

If the unit is observed to be in or over this time frame, it is recommend to monitor the system closely for leaks and/or plan for replacement.

The inspector shall observe:

C. hot water system including:
1. water heating equipment.
2. normal operating controls.
3. automatic safety controls.
4. chimneys, flues and vents.

$
Credit
Comment
5.1.1 - Water Heater Inspection

No catch pan/drain line installed
Laundry Room Closet

Hire a pro
We recommend that you hire a plumbing professional to install a catch pan for the water heater.

What the independent inspector noted:

There is not a catch pan drain and/or drain line installed at the water heater. Consider installing a catch pan and/or drain line and extending it to the exterior of the home. This would help prevent damage to the drywall and personal belongings if the water heater was ever to leak.

$
Credit
Comment
5.1.2 - Water Heater Inspection

Evidence of Leakage
Laundry Room Closet

What Opendoor did
A professional confirmed that there is not an active leak in this location.

What the independent inspector noted:

No active leakage was observed but there is evidence that leakage has occurred in the past. This is evident by staining on and beneath the unit. Recommend monitoring the unit and making any repairs as needed.

$
Credit
Comment
5.2.1 - Automatic Safety Control Condition

Improper TPR pipe termination
Bathroom 2

Hire a pro
We recommend that you hire a plumbing or HVAC professional to advise on and repair this TPR discharge.

What the independent inspector noted:

Opendoor standards issue

The TPR valve discharge pipe is not properly terminated. A TPR pipe should not reduce in diameter from the outlet it serves, only flow at a downward angle, be pointed towards the ground, not be above six inches from the ground, made from material that is rated for 210° F, and not be connected to any other drainage systems. Recommend repair. 

$
Credit
Comment
5.2.2 - Automatic Safety Control Condition

TPR trapped
Bathroom 2

Hire a pro
We recommend that you hire a plumbing or HVAC professional to advise on and repair this TPR discharge.

What the independent inspector noted:

The TPR drain line is trapped.  Recommend servicing.

6 - Plumbing System

7. System: Plumbing

7.1 The inspector shall observe:

A. interior water supply and distribution system including:
1. piping materials, including supports and insulation.
2. fixtures and faucets.
3. functional flow.
4. leaks.
5. cross connections.

B. interior drain, waste and vent system, including:
1. traps; drain, waste, and vent piping; piping supports and pipe insulation.
2. leaks.
3. functional drainage.

C. hot water system including:
1. water heating equipment.
2. normal operating controls.
3. automatic safety controls.
4. chimneys, flues and vents.

D. fuel storage and distribution systems including:
1. interior fuel storage equipment, supply piping, venting and supports.
2. leaks.

E. sump pumps.

7.2 The inspector shall:

A. describe:
1. water supply and distribution piping materials.
2. drain, waste and vent piping materials.
3. water heating equipment.

B. operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house.

7.3 The inspector is NOT required to:

A. state the effectiveness of anti-siphon devices.

B. determine whether water supply and waste disposal systems are public or private.

C. operate automatic safety controls.

D. operate any valve except water closet flush valves, fixture faucets and hose faucets.

E. observe:
1. water conditioning systems.
2. fire and lawn sprinkler systems.
3. on-site water supply quantity and quality.
4. on-site waste disposal systems.
5. foundation irrigation systems.
6. spas, except as to functional flow and functional drainage.

$
Credit
Comment
6.1.1 - Sinks, Fixtures, Faucets, and Valves

Faucet leaking
Bathroom 2

What Opendoor did
A professional replaced this faucet with a new one.

What the independent inspector noted:

Opendoor standards issue

The faucet is leaking. Recommend repair. 

$
Credit
Comment
6.1.2 - Sinks, Fixtures, Faucets, and Valves

Drain stopper missing/inoperable
See Photos for Locations

What Opendoor did
A professional installed a drain stop with the new faucet.

What the independent inspector noted:

Opendoor standards issue

The drain stopper is missing/inoperable.

$
Credit
Comment
6.1.3 - Sinks, Fixtures, Faucets, and Valves

Fixture tight
See Photos for Locations

What Opendoor did
A professional replaced both faucets in the primary bathroom.

What the independent inspector noted:

The sink fixtures are too tight and hard to turn on or off. Recommend repair. 

$
Credit
Comment
6.1.4 - Sinks, Fixtures, Faucets, and Valves

Caulk Missing
See Photos for Locations

What Opendoor did
A professional added caulking around the sinks.

What the independent inspector noted:

There is caulk missing between the sink and the countertop. Recommend resealing to prevent water intrusion.

$
Credit
Comment
6.2.1 - Shower Walls, Base & Enclosure

Add caulk or grout
See Photos for Locations

What Opendoor did
A professional added caulking in bathroom 2 and replaced the shower base and surround in the primary bathroom.

What the independent inspector noted:

Opendoor standards issue

There are open joints observed in the shower walls or base. Recommend repairing with caulk or grout to help prevent water penetration to the underlying materials. Unable to determine condition of underlying materials.

$
Credit
Comment
6.2.2 - Shower Walls, Base & Enclosure

Loose surround material
See Photos for Locations

What Opendoor did
A professional removed the old surround and installed a new shower base and surround.

What the independent inspector noted:

The tub/shower surround is loose; this indicates a poor bond with substrate. This usually results in loose tile and possible leakage. Unable to determine the condition of the underlying material. Recommend further evaluation to determine the extent of the damage and repair to help prevent moisture intrusion.

$
Credit
Comment
6.2.3 - Shower Walls, Base & Enclosure

Shower surround is damaged
See Photos for Locations

What Opendoor did
A professional removed the old surround and installed a new shower base and surround.

What the independent inspector noted:

The shower surround is damaged. Unable to determine the condition of the underlying material. Recommend repair and sealing and/or replace to prevent water penetration. 

$
Credit
Comment
6.3.1 - Bath Tubs

Drain stopper missing
See Photos for Locations

What Opendoor did
A professional removed the old surround and installed a new shower base and surround that doesn't require a drain stopper.

What the independent inspector noted:

The drain stopper is missing.

$
Credit
Comment
6.4.1 - Supply Plumbing

Hose bib leaking
See Photos for Locations

Hire a pro
We recommend that you hire a plumbing professional to replace this hose bib.

What the independent inspector noted:

Opendoor standards issue

The hose bib is leaking. Recommend repair.

7 - Electrical

Ground Fault Circuit Interrupters: All existing GFCI outlets are in functional condition except if noted below

Original Findings:

All existing GFCI outlets are in functional condition except if noted below.

Lights and Switches Condition: The lights and switches are operational

Original Findings:

The lights and switches are operational unless noted below. 

System: Electrical

8.1 The inspector shall observe:

A. service entrance conductors.

B. service equipment, grounding equipment, main overcurrent device, main and distribution panels.

C. amperage and voltage ratings of the service.

D. branch circuit conductors, their overcurrent devices, and the compatibility of their ampacities and voltages.

E. the operation of a representative number of installed lighting fixtures, switches and receptacles located inside the house, garage, and on its exterior walls.

F. the polarity and grounding of all receptacles within six feet of interior plumbing fixtures and all receptacles in the garage or carport, and on the exterior of inspected structures.

G. the operation of ground fault circuit interrupters.

8.2 The inspector shall:

A. describe:
1. service amperage and voltage.
2. service entry conductor materials.
3. service type as being overhead or underground.
4. location of main and distribution panels.

B. report any observed aluminum branch circuit wiring.

8.3 The inspector is NOT required to:

A. insert any tool, probe or testing device inside the panels.

B. test or operate any overcurrent device except ground fault interrupters.

C. dismantle any electrical device or control other than to remove covers of the main and auxiliary distribution panels.

D. observed
1. low voltage systems.
2. smoke detectors.
3. telephone, security, cable TV, intercoms or other ancillary wiring that is not a part of the primary electrical distribution system.

$
Credit
Comment
7.1.1 - Branch Circuit Wiring Condition

No anti oxidation paste on aluminum wires
Electrical panel

What Opendoor did
A professional applied anti-oxidation paste where needed.

What the independent inspector noted:

Opendoor standards issue

There is no anti oxidation paste on the aluminum wires. Recommend electrician evaluate and correct.

$
Credit
Comment
7.2.1 - Ground Fault Circuit Interrupters

No GFCI
See Photos for Locations

What Opendoor did
A professional installed a GFCI in this location. 

What the independent inspector noted:

Opendoor standards issue

The outlets in the following locations do not meet with the current GFCI standards. GFCI protected receptacles may not have been required when the house was built. Consider upgrading the existing outlets to GFCI's outlets.

$
Credit
Comment
7.3.1 - Lights and Switches Condition

Light is loose
See Photos for Locations

What Opendoor did
A professional tightened this fixture.

What the independent inspector noted:

Opendoor standards issue

A light fixture is loose. Recommend repair.

$
Credit
Comment
7.3.2 - Lights and Switches Condition

Light bulb and/or fixture inoperable
See Photos for Locations

What Opendoor did
A professional replaced a few of these fixtures and installed new bulbs throughout the home.

What the independent inspector noted:

Opendoor standards issue

There is a light fixture or bulb that is inoperable. Replace the bulb and test or repair as needed.

$
Credit
Comment
7.3.3 - Lights and Switches Condition

Light fixture missing cover
See Photos for Locations

Hire a pro
We recommend that you hire a handyman to install a new fixture cover.

What the independent inspector noted:

Opendoor standards issue

There is a light fixture missing the cover. Recommend repair.

$
Credit
Comment
7.4.1 - Receptacles Condition

Broken outlet
See Photos for Locations

What Opendoor did
A professional ...

What the independent inspector noted:

Opendoor standards issue

The outlet is broken or damaged. Recommend repair.

$
Credit
Comment
7.4.2 - Receptacles Condition

Loose outlets
See Photos for Locations

What Opendoor did
A professional tightened this outlet when it was replaced.

What the independent inspector noted:

Opendoor standards issue

There are loose outlets observed. Recommend repair. 

$
Credit
Comment
7.4.3 - Receptacles Condition

Weather rated outlet cover
See Photos for Locations

What Opendoor did
A professional installed a weather rated cover on this outlet.

What the independent inspector noted:

Opendoor standards issue

The exterior outlet is not protected from the elements. The inspector recommends replacement with a weather rated cover that covers the outlet, even when it is in use.



$
Credit
Comment
7.4.4 - Receptacles Condition

Replace outlet cover plate
See Photos for Locations

Broken
Hire a pro
We recommend that you hire a handyman to replace any damaged cover plates.

What the independent inspector noted:

Opendoor standards issue

The inspector recommends to replace the outlet cover to avoid contact with electrical components. 

$
Credit
Comment
7.5.1 - Service Grounding and Bonding Condition

No visible gas bond

Hire a pro
We recommend that you hire an electrical contractor to properly bond the gas line.

What the independent inspector noted:

There is no visible gas bond. Recommend consulting an electrician to evaluate and correct as needed.

$
Credit
Comment
7.5.2 - Service Grounding and Bonding Condition

No visible plumbing bond

Hire a pro
We recommend that you hire an electrical professional to properly bond the plumbing line.

What the independent inspector noted:

There is no visible plumbing bond. Recommend consulting an electrician to evaluate and correct as needed.

8 - HVAC

HVAC Inspection : HVAC Inspection

Original Findings:

The HVAC system is tested using normal operating controls. The units are functional at the time of inspection except if noted below. As with all mechanical equipment, the unit may fail at anytime without warning. Inspectors cannot determine future failures. As long as the unit is functioning properly in either the heating or cooling mode, it is an indication that the major components (compressor, fans, and coils) are operational. Adequate air flow is important to the efficiency of these units; the filter should be kept clean as well as air conditioners. Recommend contacting HVAC technician to establish a maintenance routine.

In the event there is more than one system conditioning the home, the inspector will attempt to identify the rooms that each system conditions. This is an approximate estimation of which rooms are conditioned by this system. All rooms may not be included and we can not guarantee that all rooms listed are accurate. This is provided as a courtesy to give a general idea. Additionally, the inspector with estimate the age of the systems given the use of the serial number. If a serial number is not available, the inspector will make the best estimation give a visual observation of the units. 

To learn more about how the age of the system is determined, read about it on our blog: www.dwellinspectarizona.com/dwell-inspect-arizona-blog/how-do-you-tell-the-age-of-an-ac-unit

HVAC Inspection : If manufactured before 2011, possibility of R-22 Refrigerant (refer to label photo)

Original Findings:

If an HVAC unit was manufactured prior to 2011, there is a high possibility that it uses R-22 as a refrigerant. This material is no longer in production due to environmental concerns. Only existing or recycled R-22 refrigerant will be available to service existing air conditioners after 2020. The data tag on the unit will alert you if R-22 (HCFC-22) refrigerant is being used. If on the label it is indicated that the unit uses R-410A, that is the refrigerant that has replaced R-22. If the unit uses R-22 refrigerant, recommend contacting an HVAC professional to determine alternative repairs if/when needed. 

For additional information, please read: https://www.bodinescott.com/article/r22-vs-r410a-refrigerant-why-need-make-change

HVAC Inspection : Estimated life cycle of HVAC units

Original Findings:

The estimated life cycle of an HVAC unit is typically between 15 - 20 years dependent on quality of the system and maintenance. If the system is within this age range, it can be considered at or near the end of the effective useful life. 

Regular maintenance is recommended that may help to extend the longevity. It is recommended to request any service documents from the owner to determine if the system has been maintained according to manufacture specifications.  If the HVAC system is over ten years old, it should not be unexpected if it were to stop functioning appropriately at any time. Additionally, due to the nature of the components and use, it is possible that a unit that is newer than 10 years could also experience issues and fail without warning and/or need servicing.  An additional evaluation by a HVAC specialist is recommended to determine the condition of the interior components that are not regularly visible.

9. System: Heating

9.1 The inspector shall observe:

A. permanently installed heating systems including:
1. heating equipment.
2. normal operating controls.
3. automatic safety controls.
4. chimneys, flues and vents.
5. solid fuel heating devices.
6. heat distribution systems including fans, pumps, ducts and piping, with supports, dampers, insulation, air filters, registers, radiators, fan coil units, convectors.
7. the presence of an installed heat source in each room.

9.2 The inspector shall:

A. describe:
1. energy source.
2. heating equipment and distribution type.

B. operate the systems using normal operatingcontrols.

C. open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance.

9.3 The inspector is NOT required to:

A. operate heating systems when weather conditions or other circumstances may cause equipment damage.

B. operate automatic safety controls.

D. ignite or extinguish solid fuel fires.

E.  observe:
1. the interior of flues.
2. fireplace insert flue connections.
3. humidifiers.
4. electronic air filters.
5. the uniformity or adequacy of heat supply to the various rooms.

10. System: Central Air Conditioning

10.1 The inspector shall observe:

A. central air conditioning including:
1. cooling and air handling equipment.
2. normal operating controls.

B. distribution systems including:
1. fans, pumps, ducts and piping, with supports, dampers, insulation, air filters, registers, fan-coil units.
2. the presence of an installed cooling source in each room.

10.2 The inspector shall:

A. describe:
1. energy sources.
2. cooling equipment type.

B. operate the systems using normal operating controls.

C. open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance.

10.3 The inspector is NOT required to:

A. operate cooling systems when weather conditions or other circumstances may cause equipment damage.

B. observe non-central air conditioners.

C. observe the uniformity or adequacy of cool-air supply to the various rooms.

$
Credit
Comment
8.1.1 - HVAC Inspection

No Visible Service Date - Service Recommended

What Opendoor did
A professional performed a general service HVAC system including: cleaning condenser and evaporator coils, clearing condensate drain line with air/nitrogen, check temp splits, check refrigerant levels if temp splits are not within specs, check thermostat, check amp draws and confirm they are within manufacturer specifications - Overall condition of the unit should ensure proper temp splits. Demo swamp cooler and stand. Also cap the duct work Performed HVAC service on a 2017 RHEEM 4ton 14SEER split gas/electric system. Tightened electrical connections, checked air filter, checked for gas leaks and CO one detected at this time, cleaned condenser coil, cleared condensation drain line with nitrogen, monitored system in heating and cooling mode, the system is 1lb low on refrigerant i inspected refrigerant circuit and found no indication of refrigerant leak, I added 1lb of refrigerant and tested. All readings in heating and cooling mode are now in range of manufacturing specs.

What the independent inspector noted:

The last service date is over one year ago or is unable to be determined. The unit may be operating properly from controls but there are areas which cannot be seen without specialized equipment, removing covered areas, and/or invasive examination. Recommend consulting the owner for recent service or repair records and/or have an HVAC specialist service the unit.

9 - Roof

Shingle roof: Photos & Video of roof
Shingle roof: Method of Inspection
The inspection is performed from the roof. The inspector walked the roof to make visual observations.
Shingle roof: Asphalt shingle life cycle
First Phase

Original Findings:

The estimated life expectancy of a shingle asphalt roof is 15-25 years. The longevity of the material can be effected by material quality, element exposure, weather, and other factors. The age/condition of the roof is estimated by the best determination of the inspector with the clues available at the time of the inspection. If the life cycle was broken up into phases, the estimation are as follows: 

First phase estimated: 1-7 years

Second phase estimated: 8-14 years

Third phase estimated: 15-21 years 

Shingle roof: Roof - acceptable

Original Findings:

The roof covering material is in a condition that is consistent with its age and method of installation, showing no deficiency or cause for immediate concern. The roof is in acceptable condition at the time of inspection except if noted below.

System: Roofing

6.1 The inspector shall observe:

A. roof coverings.

B. roof drainage systems.

C. flashings.

D. skylights, chimneys and roof penetrations.

E. signs of leaks or abnormal condensation on building components.

6.2 The inspector shall:

A. describe the type of roof covering materials.

B. report the methods used to inspect roofing.

6.3 The inspector is NOT required to:
1.A. walk on the roofing.
2.B. observe attached accessories including but not limited to solar systems, antennae, and lightning arresters.

$
Credit
Comment
9.1.1 - Shingle roof

Face nailing on the shingles
Roof

What Opendoor did
A professional applied a roof sealant on the exposed fasteners.

What the independent inspector noted:

Opendoor standards issue

There are exposed nails on some of the shingles. This promotes leaks at the nails. Recommend a roofer be consulted for further evaluation/repairs and check for other repairs that may be needed at that time.

10 - Ventilation & Insulation

Bathroom Ventilation: Bathroom Ventilation Type
Ceiling exhaust fans

Original Findings:

The bathroom is ventilated. The ventilation is acceptable at the time of inspection except if noted below.

Kitchen Ventilation: Kitchen Ventilation
There is a recirculation ventilation system present.

Original Findings:

The kitchen is ventilated in the main house. The ventilation is acceptable at the time of inspection except if noted below.

Laundry Ventilation: Dryer vented

Original Findings:

The dryer is vented to the exterior through the wall/ceiling and there are indications that it is in functional condition except if noted below. Dryer ducting should be cleaned regularly. Recommend consulting the seller for maintenance history, if no history can be provided, cleaning the ducting is recommended.  

Read more about it on our blog: www.dwellinspectarizona.com/dwell-inspect-arizona-blog/preventing-dryer-fires

Laundry Ventilation: Dryer duct visibility

Original Findings:

The dryer vent pipe/duct is located behind walls/ceilings are not visible for inspection. Additionally, dryer vents should be periodically cleaned to help prevent lint buildup.

System: Insulation & Ventilation

12.1 The inspector shall observe:

A. insulation and vapor retarders in unfinished spaces.

B. ventilation of attics and foundation areas.

C. kitchen, bathroom, and laundry venting systems.

12.2 The inspector shall describe:

A. insulation and vapor retarders in unfinished spaces.

B. absence of same in unfinished space at conditioned surfaces.

12.3 The inspector is NOT required to report on:

A. concealed insulation and vapor retarders.

B. venting equipment which is integral with household appliances.

$
Credit
Comment
10.1.1 - Bathroom Ventilation

Bath fan inoperable
See Photos for Locations

What Opendoor did
A professional replaced the motor in this fan and ensured it operated as it should.

What the independent inspector noted:

Opendoor standards issue

The bath fan is inoperable. Recommend replacing in order to provide proper ventilation.

$
Credit
Comment
10.1.2 - Bathroom Ventilation

Loud bath fan
See Photos for Locations

What Opendoor did
A professional replaced this fan with a new one.

What the independent inspector noted:

The exhaust fan is noisy. This may require repair or replacing to correct.

$
Credit
Comment
10.2.1 - Kitchen Ventilation

Exhaust fan vibrates or is noisy
See Photos for Locations

What Opendoor did
A professional cleaned this exhaust and ensured it was working as it should.

What the independent inspector noted:

The exhaust fan vibrates or is excessively noisy. Recommend repair or replacing as needed.

$
Credit
Comment
10.3.1 - Laundry Ventilation

No fan or window
Laundry Room

Hire a pro
We recommend that you hire a general contractor to properly exhaust/vent the laundry area. 

What the independent inspector noted:

Current guidelines state that either an exhaust fan or window should be in the laundry area to ensure the ventilation of moisture. Recommend improving the ventilation.