Inspection Summary. Canyon State Property Inspections 3114 South 98th Street Mesa, AZ (480)

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1 Inspection Summary Canyon State Property Inspections 3114 South 98th Street Mesa, AZ (480) ELECTRIC Main Electrical Panel Circuits Safety Concern The electrical panel has circuit breaker(s) that are not properly identified to which appliance/area that they control. All circuit breakers need to be properly labeled to identify which appliance/area that they control. Recommend full evaluation of system by a licensed and competent electrician. Grounding The bonding-wire clamp for the plumbing system is loose. The bonding-wire should be securely attached to the plumbing before it goes 5 feet into the house. The bonding-wire clamp needs to be properly connected to prevent the possibility of being shocked through the metal plumbing piping. Recommend further evaluation and repairs by a competent licensed electrician. Summary: Page 1 of 10 Canyon State Property Inspections

2 Sub Panel Service Size Safety Concern The pool equipment 30 AMP sub panel feed electrical connector has braided wiring with several strands of wirers not inside the connector. This decreases the gage size of the wire and increases the amount of current through the remaining wires. Recommend repairing the connection as soon as possible. Recommend further evaluation and repairs by a competent licensed electrician. LIGHTS & OUTLETS Electrical Receptacles Note: The life span of a GFCI (Ground Fault Circuit Interrupter) outlet is approximately 10 years. The laundry room east outlet(s) did not respond to the G.F.C.I. (Ground Fault Circuit Interrupter) electrical test. Recommend further evaluation and repairs by a competent electrician. VEHICLE DOORS Garage Door Automatic Openers The garage door wall mounted push button is NOT at least five feet above the standing surface (garage floor). To help prevent small children from operating the garage door opener the wall mounted push button needs to be mounted at least five feet off the floor. Recommend further evaluation and repairs by an appropriate service expert/contractor. NOTE: The garage door safety (auto) reverse and photoelectric eye safety reverse sensors functioned properly at the time of the inspection. NOTE: The garage door has a means of manually detaching the door from the door opener Manual release handle (or gripping surface) is colored red and is easily distinguished from the rest of the opener system Manual release handle (or gripping surface) is easily accessible and is no more than six feet above the garage floor NOTE: The garage door has at least one working wall mounted push button, and the push button is mounted in clear view of the door, safely away from all moving parts. Summary: Page 2 of 10 Canyon State Property Inspections

3 LAUNDRY Laundry Energy Source Safety Concern Laundry dryer gas line is not properly capped after the shutoff valve. If the gas connection is not going to be used the flex line should be removed and the gas line capped at the valve to prevent a gas leak if the valve fails or gets turned on accidentally. Recommend further evaluation and repairs by an appropriate service expert/contractor. NOTE: When using a gas dryer the primary issue is safety because the exhaust contains combustion byproducts that could be dangerous to breathe if vented into a home/garage. The dryer vent needs to be monitored and maintained. KITCHEN Surface Cook top The kitchen gas cook top does not have a visible gas shutoff valve. The valve needs to be readably accessible in the same room within six feet of the stove top. Recommend using a competent appliance service technician for further evaluation and to conduct all repairs, possible replacement and servicing. NOTE: The kitchen gas cook top functioned at the time of the inspection, but was neither calibrated nor tested for its performance. Summary: Page 3 of 10 Canyon State Property Inspections

4 COOLING Cooling System Electrical Major Defect The AC unit has a 50 AMP circuit breaker installed at the electrical panel, and the unit is rated for a maximum of 30 Amps. The circuit breaker needs to be replaced with a 30 Amp circuit breaker as soon as possible to prevent damage to the unit's electrical system and motor. Recommend having a certified licensed HVAC person further evaluate the system. Recommend having a certified licensed HVAC person evaluate all of the heating and cooling units electrical systems and insure that each unit meets its rating for minimum and maximum circuit breaker. The air conditioner service disconnect braided wiring has several strands of wiring not inside the connector. This decreases the gage size of the wire and increases the amount of current through the remaining wires. Recommend repairing connection as soon as possible. Recommend further evaluation and repairs by a competent licensed electrician or HVAC (Heating, Ventilation, & Air Conditioning) contractor. Summary: Page 4 of 10 Canyon State Property Inspections

5 HEATING SYSTEM #2 HEATING SYSTEM #2 Major Defect The air handler in the attic makes an unusual noise and excessively vibrating. The system needs further evaluation and repairs by a competent licensed Heating, Ventilation, and Air Conditioning (HVAC) contractor. Proper balance of airflow or adequacy of the distribution systems is out of the scope of this inspection and is not tested. Coolant charge (for heat pumps), line integrity (for heat pumps), system capacity, efficiency or air volume is beyond the scope of this inspection. Recommend yearly maintenance/servicing done by a trained and competent Heating Ventilation and Air Conditioning (HVAC) service person. The heating unit(s) need to be serviced annually to maximize heating system performance, efficiency and useful life. If there is no record of complete servicing of the unit in the last 12 months it is recommended that the unit be serviced by a trained and competent HVAC service person before the close of escrow. The components of most heating systems have a design-life ranging from ten to twenty years, but can fail prematurely with poor maintenance, which is why we apprise you of their age whenever possible. We test and evaluate them in accordance with the standards of practice, which means that we do not dismantle and inspect the concealed portions of evaporator and condensing coils, the heat exchanger, which is also known as the firebox, electronic air-cleaners, humidifiers, ducts and in-line duct-motors or dampers. We perform a conscientious evaluation of the systems, but we are not specialists. However, even the most modern heating systems can produce carbon monoxide, which in a sealed or poorly ventilated room can result in sickness, debilitating injury, and even death. Therefore, in accordance with the terms of our contract, it is essential that any recommendations that we make for service or a second opinion be scheduled 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. Summary: Page 5 of 10 Canyon State Property Inspections

6 ATTIC Attic Structural Framing Type Major Defect Missing, loose and damaged truss gussets don't work and need to be replaced. Truss repairs must be stipulated and supervised by a state licensed engineer. Recommend further evaluated by a structural engineer with a engineering stamped of his/her findings and recommendations. Written verification should be provided with all/any repairs. There is a cut roof trust at the northwest area of the attic. The cut truss needs to be properly braced to prevent further structural damage. Truss repairs must be stipulated and supervised by a state licensed engineer. Recommend further evaluation and stamp of approval of the structural condition by a engineer and all needed repairs made to the engineers recommendations. Summary: Page 6 of 10 Canyon State Property Inspections

7 ROOF Roof Covering Service/Repair There is one slipped tile on the west roof above the garage service door entrance. All roof tiles within three tiles of an edge need to be secured into position (nailed). Recommend further evaluation and repairs of the roof(s) by a competent roofing contractor. PATIO ROOF Roof Covering There are areas of damaged or cut roll roofing material. The roll roofing needs to be properly patched to prevent further damage. Recommend further evaluation and repairs by a competent licensed roofing contractor. EXTERIOR Entry Doors The front entry door is not properly sealed at the at the threshold frame/foundation. The gaps need to be sealed to prevent insect infestation and water entry. Recommend further evaluation and repairs by an appropriate service expert/contractor. NOTE: The door properly opened, closed and latched shut. Summary: Page 7 of 10 Canyon State Property Inspections

8 Patio Doors Service/Repair The patio sliding glass door frame is not properly sealed. The gaps need to be sealed to prevent insect infestation and water entry. Recommend further evaluation and repairs by an appropriate service expert/contractor. NOTE: The patio door properly opened, closed and latched shut. NOTE: Patio door glass pane is marked in the corner as being a safety-tempered glass. NOTE: Determining the failure of thermal pane seals is limited to observing fogging and moisture between the glass panes. GROUNDS Driveway Driveway slopes towards the single car garage/house foundation which will allow/cause water to drain towards the garage/house (negative drainage). This could cause undesirable settling in the foundation and flooding of the garage. The driveway grade needs to slope away from the garage/house foundation and towards the street. Recommend further evaluation and repairs by an appropriate service expert/contractor. The driveway has several cracks in the control joints that should be sealed with a driveway concrete sealant. This is a preventive measure to prevent further water damage/settling in the driveway caused by water erosion. Recommend further evaluation and repairs by an appropriate service expert/contractor. NOTE: Hairline cracks in concrete and masonry are considered normal due to concrete shrinkage. Gates The gate's latching device does not fully line up so that it easily latches and unlatches. Recommend adjusting hinges so that the gate will properly open and close. Recommend further evaluation and repairs by an appropriate service expert/contractor. Summary: Page 8 of 10 Canyon State Property Inspections

9 COOLING #3 Cooling System Electrical Service/Repair Unit #3 air conditioner service disconnect conduit is not properly mounted and movies freely. Recommend securely mounting the conduit to the wall. Recommend further evaluation and repairs by an appropriate service expert/contractor. PLUMBING Meter Location The water meter shows movement with all know water supplies in the home turned off. The digital meter has a flashing faucet symbol, which is an indication of a water leak. Recommend further evaluation and repairs by a competent licensed plumber. Pressure Test PSI The water pressure is at 85 psi; typical appliance manufacturer's recommended that the water pressure is no greater than 80 psi. This is to prevent potential damage to appliance o'rings, gaskets, etc. Recommended adjusting the pressure regulator so that the water pressure is between 40 and 80 psi. HALLWAY BATHROOM Bathroom Sink Drain and Trap The bathroom sink drains slowly. Recommend adjusting the stopper for a proper air gap, if slow drainage continues, use a drain-cleaning chemical to clean out the piping. If it continues to drain slowly after using a drain-cleaning chemical, contact a licensed competent plumber for a further evaluation. Summary: Page 9 of 10 Canyon State Property Inspections

10 ATTIC Attic Insulation Thickness Service/Repair The attic is tagged with a R38 insulation value at the attic access point. The insulation measures inches (R32) and needs to be blown in and (after settling) inches to reach an R-value of 38. The attic is insufficiently insulated. Recommend evenly installing insulation throughout the entire attic to a value of R-38 or greater. Attic Wall Insulation Type and Thickness Missing insulation noted in some areas need to be replaced. Recommend installing insulation throughout the entire attic evenly to a value of R-30 or greater. Recommend further evaluation and repairs by an appropriate service expert/contractor. Summary: Page 10 of 10 Canyon State Property Inspections