Inspection Report Compiled For: Jim Homebuyer 4838 Oak Lane. Sedona, AZ. Wednesday July 11, 2012 Report 8634.

Transcription

1 Inspection Report Compiled For: Jim Homebuyer 4838 Oak Lane. Sedona, AZ. Wednesday July 11, 2012 Report Page 1

2 Report Contents SUMMARY INSPECTION CONDITIONS EXTERIOR-FOUNDATION ROOF - ATTIC PLUMBING SYSTEM HEATING - AIR CONDITIONING ELECTRICAL SYSTEM INTERIOR KITCHEN LAUNDRY BATHROOMS GARAGE - CARPORT GROUNDS Page 2

3 SUMMARY The following summary is a list of items that in my opinion represent the most serious issues in terms of safety or cost. All CONCERNS / RECOMMENDATIONS noted in the report are not listed in this summary. You may feel that other items are higher priority or equal in concern than these listed. Within each section, the items are listed in the order they occur in the report, not the order of concern. This is not intended as nor should be used as a substitute for the complete report. Consider the following items first: EXTERIOR-FOUNDATION WINDOWS: There is evidence of moisture entry at the bathroom glass block windows. Glass block was never intended for use as exterior windows and there is no way to properly flash the block. I recommend evaluation by a contractor to determine the appropriate repair. Caulking may suffice as a temporary fix but is generally not a long-term solution. Wherever there is (or was) moisture, the possibility for mold growth exists. Presence of mold cannot be determined during a routine home inspection. If you have concerns about the possible presence of mold, an independent mold testing service should be consulted for testing with subsequent remediation if needed. ROOF - ATTIC ROOF: Built up roofing is in need of recoating with elastomeric compound. This should be done about every 5 years for maximum life. ELECTRICAL SYSTEM CONDUCTORS: BRANCH WIRING: There is some direct buried and exposed NM wiring below and to the right of the breaker panel. I recommend installing this in buried conduit. Exposed Romex wiring is noted below the kitchen sink. Have an electrician terminate all exposed wiring ends in a junction box. NM wiring should not be exposed in the cabinet. G.F.C.I. PROTECTION There is no power to any of the downstairs GFCI protected receptacles (exterior, bath room and wet bar areas). The GFCI receptacle either does not re-set properly or there is no power to the receptacle. Repair by an electrician is recommended. INTERIOR SMOKE / FIRE DETECTOR: Batteries have been removed from several of the smoke detectors, replace all batteries for safety. KITCHEN RANGE/COOK TOP AND OVEN: The slide-in electric range has a broken glass cooking surface. I recommend replacing the range. REFRIGERATOR: The water to the refrigerator (as well as the small sink faucet) was turned off. The seller stated that there was an internal leak in the refrigerator. Repair by an appliance technician is recommended. Condition of the icemaker also could not be determined. Page 3

4 DISHWASHER: Dishwasher was not operational at the time of the inspection, suggest repair or replacement. BATHROOMS UPSTAIRS BATHROOM: CONDITION OF TOILET: Toilet or drain line is clogged, the toilet does not flush properly, repair by a plumber is recommended. Toilet is a little loose at the floor, suggest repair by a plumber. TUB/SHOWER PLUMBING FIXTURES: The valve shower diverter does not operate, the shower could not be tested. Repair or replacement by a plumber is recommended. GROUNDS DECKS: Both upper decks appear to leak at the tile or grout. Where tiles are missing, it appears that the tile is set with thin-set on concrete backer board without a waterproof membrane. Continued leakage will result in additional loose and cracked tile and will eventually damage the plywood and wood framing. I recommend further evaluation and repair cost estimates by a tile contractor. Usually in such cases the tile and wonder-board needs to be removed, a waterproof membrane installed and the tile replaced, obviously an expensive repair. Consider addressing following items in the near future: EXTERIOR-FOUNDATION WALLS: There are some stucco cracks most likely due to leaks at the tiled decks. I recommend stucco repairs in conjunction with the deck repairs. Most stucco contractors recommend removal of climbing vines and other vegetation contacting the stucco. TRIM: The exposed wood beam ends are weathered and split (typical). consider flashing the tops of the exposed beam ends with sheet metal to slow further deterioration. PLUMBING SYSTEM MAIN LINE: Main line is 3/4 inch diameter. Due to the long run to the house, water flow may be reduced. Water pressure appeared to fluxuate. If this continues to be an issue, have the pressure regulator valve checked and replaced if needed. HEATING - AIR CONDITIONING HEATING SYSTEM DESCRIPTION AND AIR FILTERS: Filter is clogged or dirty. Clean or replace the filter. AIR CONDITIONING: SYSTEM I recommend an annual servicing and refrigerant level check. CONDENSATE LINE: No condensate trap is visible. Consider adding a condensate trap to reduce conditioned air loss and help prevent bacteria buildup. Most manufacturers recommend a trap that can be easily cleaned. Page 4

5 ELECTRICAL SYSTEM MAIN SERVICE PANEL: Some or all breakers are un-labeled. Have an electrician properly label all breakers for safety. Panel is nearly full, addition of further circuits is likely to require a sub panel or some breaker replacement. ARC FAULT PROTECTION: Newer homes require arc fault protection at the bedroom and smoke alarm circuits. This is a recommended safety upgrade. INTERIOR DOORS: MAIN ENTRY DOOR: Bottom weatherstrip seal is in need of replacement. OTHER ENTRY / EXIT DOORS: Living room sliding glass door is difficult to operate, consider repairs. The ease at which sliding glass doors operate is dependant on the condition of concealed wheels at the bottom of sliding glass doors. Wheel height adjustment screws can be found at the lower edges of doors, and sometimes all it takes is a good track cleaning and adjustment to vastly improve operation. Try making roller adjustments first, but if this doesn't work, then some lower rollers will need replacement. A window repair specialist is best suited to make this type of repair. This door is dirty, I was unable to determine if the glass is pet scratched or if there is fogging between the glass. The door latch is broken, replacement is recommended. Downstairs sliding glass door is dirty, I was unable to determine if the glass is pet scratched, however, it appears to be. I recommend cleaning and further evaluation. Upstairs and downstairs east sliding screens have holes or other damage to the screening, suggest screen replacement. INTERIOR DOORS: Southwest bedroom double pocket doors are not properly aligned, adjustment or repair recommended. WINDOWS: Several windows would not open with reasonable force, suggest repairs. Slider and single hung type windows which are difficult to operate generally need cleaning and lubrication with a spray product such as WD-40 or silicone. Some latches may need to be adjusted or repaired. Some screens are loose. Some screens are missing. Northwest bedroom north wall far right window has a damaged sash balance spring, suggest repair. INTERIOR WALLS: Normal wear and minor holes, patched areas and damaged corners noted, general minor repairs and repainting recommended. I recommend drywall repair or replacement at water damaged areas at the glass block sills and frames. The upstairs bathroom east window has been patched at the interior drywall. Inquire with the seller on the reason for this. I suspect that it is difficult to prevent leakage at window penetrations due to the curved walls. CEILINGS: Living room ceiling appears patched and / or stained at the ceiling peak area. This may be mismatched touchup paint, inquire with the seller on this. At minimum, repainting is recommended. FLOORS: Carpeted floors: Carpet on the stairs is stained and the carpet may not come clean. Page 5

6 LIGHTS AND FIXTURES: Some exterior lights and a few interior lights are not operational, try bulb replacement first with further repairs if needed. GENERAL COMMENTS: Some interior areas could not be well evaluated due to packed and stored items. I was not able to test all outlets, view all of the flooring and walls, etc, particularly in the storage closets. KITCHEN KITCHEN SINK: Faucet sprayer diverter is not operational. Faucet aerator is clogged. repairs are recommended. COUNTERS AND CABINETS: The bar area counter overhang appears to be excessive and some sag is noted. I recommend installing 1 or more support brackets. 1 drawer pull is broken, suggest replacement. LAUNDRY LAUNDRY: Fan is fairly noisy but operational. BATHROOMS UPSTAIRS BATHROOM: TUB/SHOWER AND WALLS: Suggest removal of deteriorated caulking at the tub to wall junction and recaulking this seam. DOWNSTAIRS BATHROOM: TUB/SHOWER AND WALLS: Shower surround cultured marble panel(s) are loose on the wall, re-securing is recommended. BATH VENTILATION: Fan is fairly noisy but operational. GENERAL COMMENTS: Towel rack is damaged, suggest repair or replacement. GROUNDS GRADING: North areas are sloped toward the house foundation and carport. Monitor during a wet weather with site drainage correction if water ponds at the foundation. DECKS: Horizontal rails make a convenient "ladder" for children. Use caution if children are present. Consider the installation of additional pickets for safety. EXTERIOR STAIRS/STOOPS: Spiral stairs are inherently hazardous due to open risers, narrow treads and openings over 4 inches. Use caution, especially with children present. Page 6

7 A Note about repairs and re-inspections The purpose of this inspection is to determine for you, the buyer, the general condition of the home. The report is not intended to be a repair list for the seller, however, at this point in the home buying process, you may be considering negotiating some repairs with the seller of the home. We are often asked to return to the property to inspect these repairs. This is a service we do provide, however, it is an expense which can often be avoided by insisting that the repairs are performed by licensed contractors and that receipts are provided to you by the seller. This gives you a measure of confidence that the repairs are up to current standards, that there is some guarantee of quality and that you have some recourse in the event of poor workmanship. All too often, I find homeowner or handyman repairs that are substandard, prolonging the closing and generally creating mistrust and bad feelings. Although the repairs may be a bit more expensive for the seller, insisting on licensed contractors (and receipts) protects the seller as well as the buyer. Page 7

8 INSPECTION CONDITIONS This home is a Contemporary style home in Sedona. The home was built in approximately Nearly every home has items in need of repair or replacement. The purpose of this report is to catalog and report any discovered deficiencies for the buyer, not to judge the advisability of purchase. Items noted in the report in need of service, repair or replacement should be addressed prior to close of escrow by a licensed contractor or technician in the appropriate field to fully determine the extent of the issue and costs involved in repair or replacement. CLIENT & SITE INFORMATION: FILE #: DATE OF INSPECTION: Wednesday July 11, TIME OF INSPECTION: 1:00 PM. Page 8

9 INSPECTOR: Fritz Kelly, Arizona Certification # CLIENT NAME: Jim Homebuyer. INSPECTION LOCATION: 4838 Oak Lane. CITY AND STATE: Sedona, AZ. COMPANY & AGENT Realty Kings, Joe King. WEATHER CONDITIONS: WEATHER: Overcast. SOIL CONDITIONS: Dry. TEMPERATURE: Low 90's. BUILDING CHARACTERISTICS: MAIN ENTRY FACES: For the purposes of this report, the front of the home faces south. ESTIMATED YEAR BUILT: BUILDING TYPE: 1 family. STORIES: 2 SPACE BELOW GRADE: Ground floor living area, Slab on grade foundation. Page 9

10 SQUARE FOOTAGE: Determination of square footage of the living areas is beyond the scope of a home inspection. This is generally included in an appraisal. UTILITY SERVICES: WATER SOURCE: Private Water Company. SEWAGE DISPOSAL: Public sewer system (assumed, not verified). UTILITIES STATUS: All utilities on. OTHER INFORMATION: AREA: Suburb. HOUSE OCCUPIED? Yes. CLIENT PRESENT: Yes. PAYMENT INFORMATION: TOTAL FEE: $ PAID BY: Credit Card. Page 10

11 REPORT LIMITATIONS This report is intended only as a general guide to help the client make his own evaluation of the overall condition of the home, and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses my personal opinions based upon my visual impressions of the conditions that existed at the time of the inspection only. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was done. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report. Systems and conditions which are not within the scope of the building inspection include, but are not limited to: Mold, formaldehyde, lead paint, asbestos, toxic or flammable materials and other environmental hazards; pest infestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational only and do not represent an inspection. The inspection report should not be construed as a compliance inspection of any governmental or non governmental codes or regulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience. Inspections are performed to the American Society of Home Inspectors standards of home inspection and the standards of the state of Arizona. A copy of standards is included with the original report or available on our website at I certify that I have no interest in this property or its improvement and no involvement with tradespeople or benefits derived from any sales or improvements. To the best of my knowledge and belief, all statements and information in this report are true and correct. Payment for this inspection constitutes acceptance of the terms outlined in the pre inspection agreement. Should any disagreement or dispute arise as a result of this inspection or report, the client agrees not to disturb or repair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency. Any suggested further evaluation should be carried out prior to the close of escrow for your protection. This inspection report is intended solely for the use and benefit of the above named client. Our liability does not extend to any additional party. Third party users and/or their agents should be prepared to bear any financial liability for errors or omissions. Page 11

12 EXTERIOR-FOUNDATION Areas hidden from view by finished walls or stored items can not be judged and are not a part of this inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, I routinely recommend further evaluation by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannot be determined. Soil movement that can damage the footings and walls of a foundation may indeed happen many years, even many decades after a home is built. Be sure to consult with your homeowner's insurance agent to be sure you have adequate coverage in the event of such occurrences. WALLS: WALL TYPE: Frame. OUTER MATERIAL: Stucco and standing seam metal. Exterior walls of the house are stucco over frame, with no signs of significant structural settlement. Small cracks in the stucco will sometimes appear as a house ages. These cracks are not structural in nature and are a result of shrinkage and/or settlement. In this area cracks are also caused by the rapid expansion and contraction from rapid temperature swings. These will be most evident on west walls and radiating out from window and door corners. Any significant wall cracks that may allow moisture entry should be caulked or patched. All cracks on horizontal surfaces such as sills or parapets should be caulked or patched. Metal siding is in good condition. There are some stucco cracks most likely due to leaks at the tiled decks. I recommend stucco repairs in conjunction with the deck repairs. Most stucco contractors recommend removal of climbing vines and other vegetation contacting the stucco. Page 12

13 PHOTOS: Stucco cracks due to moisture entry behind the stucco. Recommend removal of vegetation contacting the stucco. VISIBLE FLASHINGS: A weep screed is installed around most of the home. A weep screed is a horizontal metal trim which acts as a stucco stop at the foundation wall and helps reduce moisture in the wall. Page 13

14 TRIM: MATERIAL: Wood, Metal. Trim and paint or finish are in good condition. The exposed wood beam ends are weathered and split (typical). consider flashing the tops of the exposed beam ends with sheet metal to slow further deterioration. WINDOWS: There is evidence of moisture entry at the bathroom glass block windows. Glass block was never intended for use as exterior windows and there is no way to properly flash the block. I recommend evaluation by a contractor to determine the appropriate repair. Caulking may suffice as a temporary fix but is generally not a long-term solution. Wherever there is (or was) moisture, the possibility for mold growth exists. Presence of mold cannot be determined during a routine home inspection. If you have concerns about the possible presence of mold, an independent mold testing service should be consulted for testing with subsequent remediation if needed. The EPA also has some guidelines for dealing with mold at their website: Page 14

15 Some damage at the downstairs bathroom glass block. Moisture damage at the upstairs bathroom glass block. Page 15

16 FASCIA: MATERIAL: Wood with metal cladding. Metal cladding is serviceable. Underlying wood cannot be viewed or evaluated. SOFFITS OR EAVES: TYPE: Stucco. Good condition. SLAB ON GRADE: The downstairs exposed concrete slab shows some common cracking. BASEMENT/CRAWL SPACE: FOUNDATION: Foundation is a poured concrete slab. Underground portions of the foundation, including footings, cannot be directly evaluated without excavation. FLOOR JOISTS: Upper level floor joists are not visible. Floor support feels adequate from above with little deflection or "bounce" noted. COLUMNS/SUPPORTS: Steel support columns are in good condition. Page 16

17 ROOF - ATTIC The following is an opinion of the general quality and condition of the roofing material. I cannot and do not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. The only way to determine whether a roof is absolutely water tight is to observe it during a prolonged rainfall. Usually this is not the situation during the inspection. ATTIC AND INSULATION: ACCESSIBILITY: Attic is partial, accessible in the pantry. Attic was entered, however, low attic areas adjacent to this area could not be accessed due to low headroom. Roof framing is a combination of factory trusses and conventional rafters. Roof framing appears in good condition as far as visible. Attic is vented by soffit vents and possibly ridge vents (not verified). INSULATION TYPE AND Fiberglass batts (approx. R value 3.14/inch), insulation appears serviceable. APPROXIMATE DEPTH: About 11 inches. ROOF: STYLE: Gable with center sol slope area. TYPE: Standing seam metal on the pitched portions. Built up roofing with elastomeric system coating on the flat or low pitched portion. ROOF ACCESS: Walked on roof. ROOF COVERING STATUS: Metal roofing appears in good condition. Built up roofing is in need of recoating with elastomeric compound. This should be done about every 5 years for maximum life. Page 17

18 SKYLIGHTS / ROOF PENETRATIONS: VENT PIPES: Vent pipe penetrations appear well sealed and properly flashed. SKYLIGHTS: Skylight penetration appears well sealed. Flashing cannot be viewed or evaluated. PARAPETS: Metal parapet flashing or coping appears in good condition. Check parapets annually and caulk the flashing seams as part of regular roof maintenance. GUTTERS & DOWNSPOUTS: TYPE & Partial guttering, appears serviceable. Flat roofed areas are drained with the use of scupper type drains. Roof drainage appears serviceable. Some minor ponding at the scuppers is typical. PLAN VIEW OF ROOF (not to scale) Page 18

19 PLUMBING SYSTEM Water quality or hazardous materials (lead) testing is available from local testing labs. All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping cannot be detected by a visual inspection. MAIN LINE: MATERIAL: Plastic (PVC) where visible near the meter. Water meter is located at the end of the dirt road. The meters are not labeled, I made the assumption that the meter for this home is the one with the blue cover. A main shutoff valve is provided near the meter and also on the north side of the home. Valves were not tested. No evidence of water use was noted at the water meter when the water was not in use. This indicates that there is no major leakage in the main water line. Main line is 3/4 inch diameter. Due to the long run to the house, water flow may be reduced. Water pressure appeared to fluxuate. If this continues to be an issue, have the pressure regulator valve checked and replaced if needed. PHOTOS: Main water valve and pressure regulator. Page 19

20 SUPPLY LINES: MATERIAL: Copper where visible. Supply plumbing appears serviceable where viewed. Fixture flow did not diminish excessively when (2) fixtures were operated simultaneously (this is a subjective analysis). Most supply plumbing components including piping supports are hidden from view. CROSS CONNECTIONS: A cross connection is any plumbing situation where potable water or the water supply is or could be contaminated by waste water. This includes hose faucets which do not have anti-siphon devices installed. There is a potential cross connection at the dishwasher drain line. Most manufacturers suggest the addition of an air gap in the drain hose running from the dishwasher to the main drain under the sink. Air gaps assist in positive drainage and act to prevent clogging, as well as serving to prevent back siphoning in the event the sink becomes clogged. This line, located under the sink, is usually made of rubber or plastic. The easiest way to create an air gap is to raise the drain hose at some point along its route so it passes 6 inches ABOVE the elevation at which it empties into the main drain. Wire or some other means of support can easily be installed to insure the hose stays in place. A plumber or handyman can make this repair in a few minutes. WASTE LINES: MATERIAL: Plastic. Waste system appears serviceable where visible. Most waste plumbing components including piping supports are hidden from view. PLUMBING VENTS: Plastic, serviceable as far as visible. HOSE FAUCETS: OPERATION: All hose faucets located are operational. Hose faucets are not tested with back pressure (i.e. a hose or nozzle attached). With back pressure, there may be leakage at the valve stem or backflow preventer. Replacement of stem packing seals or backflow preventers is considered normal maintenance. Frost proof type noted. Disconnect hoses in the winter or the valve will not properly drain and could freeze. Page 20

21 WATER HEATER: LOCATION: Carport closet. TYPE: Gas. SIZE: 50 Gallons. YEAR OF MANUFACTURE: WATER HEATER Water heater is operational. A temperature / pressure relief valve is present and a proper drain line is installed. A water shutoff valve is installed and operable. A thermocouple is installed. A gas shut off valve is installed. Combustion air is provided. VENT Flue vent is intact and is secured at the joints. Proper clearances to combustibles cannot be evaluated as most of the vent is not visible. GENERAL COMMENTS: Burner flames appear typical. Page 21

22 FUEL SYSTEM: METER/TANK LOCATION- Gas meter is located at the end of the dirt road at the street. A main shutoff valve is installed on the gas line. Valve is located on the north exterior of the home near the air conditioner. Unless otherwise noted in the report, all gas appliances have individual gas shut off valves installed at the appliance. Gas piping and supports (where visible) are in serviceable condition. Page 22

23 HEATING - AIR CONDITIONING I am not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only be done by dismantling the unit. This is beyond the scope of this inspection. Some furnaces are designed in such a way that inspection is almost impossible. The inspector can not light pilot lights. Safety devices are not tested by the inspector. NOTE: Asbestos materials have been commonly used in heating systems. Determining the presence of asbestos can ONLY be preformed by laboratory testing and is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified heating contractor. I do not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgment of system capacity is not a part of the inspection. Normal service and maintenance is recommended on a yearly basis. Determining the condition of fuel tanks, whether exposed or buried, is beyond the scope of this inspection. HEATING SYSTEM DESCRIPTION AND LOCATION OF THE UNIT: Carport closet. SYSTEM TYPE: Forced Air. FUEL TYPE AND NOTES: Gas, Electronic ignition is provided. CAPACITY OF UNIT: BTU. APPROXIMATE YEAR MANUFACTURED: OPERATION: Furnace is operational. Page 23

24 BURNERS/HEAT EXCHANGERS: Burner Flame(s) appear typical. PUMP/BLOWER FAN: Blower is operational. COMBUSTION AIR: Combustion air is provided. VENT Flue vent is intact and is secured at the joints. SAFETY CONTROLS: A thermocouple is installed. A blower door safety interlock switch is installed. A high limit switch is installed. A gas shutoff valve is installed near the unit. AIR PLENUM: Return plenum is serviceable where visible. AIR FILTERS: The filter for this unit is located in the return air register located in the downstairs foyer. Filter is clogged or dirty. Clean or replace the filter. NORMAL CONTROLS: Thermostat operation is checked by manually turning the unit on and off. Calibration checking is beyond the scope of the inspection. Any programming features are not evaluated. Page 24

25 GENERAL SUGGESTIONS: I routinely recommend the addition of a carbon monoxide detector when gas appliances are present (if one is not already installed or is not staying with the home). They are relatively inexpensive ($25-$100) and most simply plug into any electric outlet. AIR CONDITIONING: TYPE AND LOCATION: Central Refrigeration, Split unit. The compressor for this system is located north of the home. POWER SOURCE: 240 Volt, electrical disconnect present. COMPRESSOR MODEL YEAR: CAPACITY OF UNIT: BTU (5 ton). AIR TEMPERATURE AT THE RETURN DUCT: 82 degrees. AIR TEMPERATURE AT THE SUPPLY DUCT: 66 degrees. AIR TEMPERATURE DROP: 16 degrees. OUTSIDE TEMPERATURE AT TIME OF TESTING: 90 degrees. SYSTEM A temperature drop in the degree range usually indicates proper operation of the system. I recommend an annual servicing and refrigerant level check. Page 25

26 CONDENSATE LINE: Condensate line installed. No condensate trap is visible. Consider adding a condensate trap to reduce conditioned air loss and help prevent bacteria buildup. Most manufacturers recommend a trap that can be easily cleaned. NORMAL CONTROLS: See furnace report. AIR FILTERS: See furnace report. DUCTWORK: TYPE: Combination of standard metal ducts and flexible round ducts. DUCTS/AIR SUPPLY: Ductwork is serviceable where viewed in the attic (very limited view). Air flow is noted from all registers. All living areas are heated and cooled. Page 26

27 ELECTRICAL SYSTEM Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to the entire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seen. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. Smoke Alarms should be installed in all bedrooms and tested regularly. Most of this area is served by Arizona Public Service. This company seems to have its own set of regulations that may or may not be part of the National Electric Code. They often enforce these regulations in an arbitrary or selective manner. When known violations are seen they will be noted in the report but I cannot be responsible for repair or upgrades or retroactive regulation enforcement mandated by Arizona Public Service. I suggest that you have APS check the electrical service for any possible violations including but not limited to power line clearances and the location of main breakers, service entrances, meter height, etc. SERVICE: TYPE AND Underground, 120/240 Volt, circuit breakers. MAIN SERVICE PANEL: LOCATION AND NOTES: Exterior of house, west side, 200 amp main breaker. Page 27

28 Circuit breaker and wire sizing correct so far as visible. Grounding system is present. Some or all breakers are un-labeled. Have an electrician properly label all breakers for safety. Panel is nearly full, addition of further circuits is likely to require a sub panel or some breaker replacement. # OF 12O VOLT BREAKERS: 29. # OF 240 VOLT BREAKERS: 5 (1 is turned off, function unknown). Page 28

29 CONDUCTORS: ENTRANCE CABLES: Entrance cables cannot be viewed. BRANCH WIRING: Copper. Branch wiring appears in good condition and professionally installed where viewed or tested with the following exceptions: There is some direct buried and exposed NM wiring below and to the right of the breaker panel. I recommend installing this in buried conduit. Exposed Romex wiring is noted below the kitchen sink. Have an electrician terminate all exposed wiring ends in a junction box. NM wiring should not be exposed in the cabinet. ADDITIONAL PHOTOS: Exposed and direct buried Romex. Coil of Romex below the kitchen sink. Page 29

30 SWITCHES & OUTLETS: Switches are tested for proper operation, however, usually it is not practical to determine the function of every switch. Accessible receptacles are tested for proper operation, grounding and polarity. Furnishings are not moved to check outlets. All receptacles and switches tested are properly operational with the exception of the downstairs GFCI protected receptacles. G.F.C.I. PROTECTION CONDITION In this home, ground fault circuit interrupter (GFCI) protection appears to be installed at exterior, bath rooms and kitchen counter receptacles. There is no power to any of the downstairs GFCI protected receptacles (exterior, bath room and wet bar areas). The GFCI receptacle either does not re-set properly or there is no power to the receptacle. Repair by an electrician is recommended. ARC FAULT PROTECTION: An arc fault circuit interrupter is a device intended to provide protection from the effects of arc-faults by recognizing characteristics unique to arcing and disconnecting the circuit. Newer homes require arc fault protection at the bedroom and smoke alarm circuits. This is a recommended safety upgrade. Page 30

31 INTERIOR The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information. If windows have a "tilt-in" or removable pane cleaning feature, this is not tested due to the possibility of damaging the windows. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. DOORS: MAIN ENTRY DOOR: Front door is properly operational. Bottom weatherstrip seal is in need of replacement. OTHER ENTRY / EXIT DOORS: All standard metal doors are operational. Living room sliding glass door is difficult to operate, consider repairs. The ease at which sliding glass doors operate is dependant on the condition of concealed wheels at the bottom of sliding glass doors. Wheel height adjustment screws can be found at the lower edges of doors, and sometimes all it takes is a good track cleaning and adjustment to vastly improve operation. Try making roller adjustments first, but if this doesn't work, then some lower rollers will need replacement. A window repair specialist is best suited to make this type of repair. This door is dirty, I was unable to determine if the glass is pet scratched or if there is fogging between the glass. The door latch is broken, replacement is recommended. Downstairs sliding glass door is dirty, I was unable to determine if the glass is pet scratched, however, it appears to be. I recommend cleaning and further evaluation. Upstairs and downstairs east sliding screens have holes or other damage to the screening, suggest screen replacement. Page 31

32 INTERIOR DOORS: Generally serviceable. Interior doors close and latch properly. Southwest bedroom double pocket doors are not properly aligned, adjustment or repair recommended. WINDOWS: TYPE: Aluminum, insulated glass, horizontal sliding and single hung (vertical sliders). There are 1 or 2 awning style windows. Bedrooms have proper egress windows and / or doors. Note that interior window coverings and blinds are not tested or evaluated. Several windows would not open with reasonable force, suggest repairs. Slider and single hung type windows which are difficult to operate generally need cleaning and lubrication with a spray product such as WD-40 or silicone. Some latches may need to be adjusted or repaired. Some screens are loose. Some screens are missing. Northwest bedroom north wall far right window has a damaged sash balance spring, suggest repair. INTERIOR WALLS: MATERIAL & Drywall. Normal wear and minor holes, patched areas and damaged corners noted, general minor repairs and repainting recommended. I recommend drywall repair or replacement at water damaged areas at the glass block sills and frames. The upstairs bathroom east window has been patched at the interior drywall. Inquire with the seller on the reason for this. I suspect that it is difficult to prevent leakage at window penetrations due to the curved walls. Page 32

33 ADDITIONAL PHOTOS: Repairs at the window frame. Patched area behind the washer. CEILINGS: TYPE & Drywall, General condition is serviceable. Living room ceiling appears patched and / or stained at the ceiling peak area. This may be mismatched touchup paint, inquire with the seller on this. At minimum, repainting is recommended. Page 33

34 ADDITIONAL PHOTOS: Stains or mismatched paint. FLOORS: TYPE & Concrete floors: Common cracks noted. Tile floors: Normal wear noted. Carpeted floors: Carpet on the stairs is stained and the carpet may not come clean. STAIRS & HANDRAILS: Interior stairs appear serviceable, Handrails serviceable. WET BAR: LOCATION: Downstairs studio. SINK Stainless Steel, sink bowl(s) are serviceable, Faucet is serviceable. Sink drains are operational, drainage time appears normal, a proper "P" trap is installed. Page 34

35 COUNTERS AND CABINETS: Counters are Formica (plastic laminate), with normal wear. Cabinets are serviceable, with normal wear noted. SMOKE / FIRE DETECTOR: COMMENTS: Noted, but not tested. As a general rule smoke detectors are not tested. I recommend testing them on at least a monthly basis. This is left to the buyer because closings are often longer than 1 month, and in this time batteries can go dead and the new homeowner has a false sense of security, believing that the smoke detectors have been tested and are in working order. Batteries have been removed from several of the smoke detectors, replace all batteries for safety. LIGHTS AND FIXTURES: CONDITION Some exterior lights and a few interior lights are not operational, try bulb replacement first with further repairs if needed. CEILING FANS: Ceiling fans throughout the house are operational. GENERAL COMMENTS: Some interior areas could not be well evaluated due to packed and stored items. I was not able to test all outlets, view all of the flooring and walls, etc, particularly in the storage closets. Page 35

36 KITCHEN Inspection of stand alone freezers and built-in ice makers are outside the scope of the inspection. No opinion is offered as to the adequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not tested during this inspection. Appliances are not moved during the inspection. Portable dishwashers are not inspected, as they require connection for testing. KITCHEN SINK: TYPE AND Stainless Steel, sink bowl(s) are serviceable, Faucet is serviceable. Kitchen sink drains are operational, drainage time appears normal, a proper "P" trap is installed. Faucet sprayer diverter is not operational. Faucet aerator is clogged. repairs are recommended. RANGE/COOK TOP AND OVEN: OVEN TYPE/ The slide-in electric range has a broken glass cooking surface. I recommend replacing the range. Page 36

37 RANGE VENTILATION: TYPE AND None installed. REFRIGERATOR: TYPE AND Electric, appears serviceable as far as visible. Stored items prevent full inspection of the refrigerator interior. Freezer temperature was 20 degrees. The water to the refrigerator (as well as the small sink faucet) was turned off. The seller stated that there was an internal leak in the refrigerator. Repair by an appliance technician is recommended. Condition of the icemaker also could not be determined. DISHWASHER: Dishwasher was not operational at the time of the inspection, suggest repair or replacement. GARBAGE DISPOSAL:. Page 37

38 COUNTERS AND CABINETS: Counters are Formica (plastic laminate) with normal wear. The bar area counter overhang appears to be excessive and some sag is noted. I recommend installing 1 or more support brackets. 1 drawer pull is broken, suggest replacement. Page 38

39 LAUNDRY Laundry appliances are not tested or moved during the inspection and the condition of any walls or flooring hidden by them cannot be judged. Drain lines and water supply valves serving washing machines are not operated. Water supply valves may be subject to leaking if turned. LAUNDRY: LOCATION: Hall alcove. Supply plumbing appears serviceable where visible. Proper drainage was not verified as the washer was not operated. Electrical outlet is grounded. 220 Service is operational. No gas service viewed. Dryer venting is provided and vents to the exterior. Laundry area ventilation is provided by a vent fan which is operational. Fan is fairly noisy but operational. WASHER AND DRYER: CLOTHES WASHER: Washers are personal property not included in the inspection. I recommend you clarify or confirm with the seller whether the washer conveys with the home. CLOTHES DRYER: Dryers are personal property not included in the inspection. I recommend you clarify or confirm with the seller whether the dryer conveys with the home. Page 39

40 BATHROOMS Shower pans are visually checked for leakage, but leaks often do not show except when the shower is in actual use. Determining whether shower pans, tub/shower surrounds are water tight is beyond the scope of this inspection. It is very important to maintain all grouting and caulking in the bath areas. Very minor imperfections can allow water to get into the wall or floor areas and cause damage. Proper ongoing maintenance will be required. UPSTAIRS BATHROOM: LOCATION: Upstairs. CONDITION OF SINK: Sink bowl is serviceable, fixture is serviceable. Drain is serviceable. A proper "P" trap is installed. Sink drainage appears normal. ("Normal" drainage means that when the faucet was on, the sink drained at the same rate or faster than it filled). Counters/cabinets are serviceable with normal wear. CONDITION OF TOILET: Toilet or drain line is clogged, the toilet does not flush properly, repair by a plumber is recommended. Toilet is a little loose at the floor, suggest repair by a plumber. TUB/SHOWER PLUMBING FIXTURES: Faucets are serviceable, Drainage time appears normal. ("Normal" drainage means that when the faucet was on, the tub drained at the same rate or faster than it filled). Drain trap cannot be viewed or evaluated. The valve shower diverter does not operate, the shower could not be tested. Repair or replacement by a plumber is recommended. TUB/SHOWER AND WALLS: Suggest removal of deteriorated caulking at the tub to wall junction and recaulking this seam. BATH VENTILATION: Ventilation is provided by an exhaust fan. Page 40

41 DOWNSTAIRS BATHROOM: LOCATION: Downstairs. CONDITION OF SINK: Sink bowl is serviceable, fixture is serviceable. Drain is serviceable. A proper "P" trap is installed. Sink drainage appears normal. ("Normal" drainage means that when the faucet was on, the sink drained at the same rate or faster than it filled). Counters/cabinets are serviceable with normal wear. CONDITION OF TOILET: Toilet flushed normally. TUB/SHOWER PLUMBING FIXTURES: Faucets are serviceable, Drainage time appears normal. ("Normal" drainage means that when the faucet was on, the tub drained at the same rate or faster than it filled). Drain trap cannot be viewed or evaluated. Showerhead is serviceable. TUB/SHOWER AND WALLS: Shower surround cultured marble panel(s) are loose on the wall, re-securing is recommended. BATH VENTILATION: Ventilation is provided by an exhaust fan. Fan is fairly noisy but operational. Page 41

42 GENERAL COMMENTS: Towel rack is damaged, suggest repair or replacement. Page 42

43 GARAGE - CARPORT Notice: Determining the heat resistance rating of firewalls is beyond the scope of this inspection. Flammable materials should not be stored within closed garage areas. GARAGE TYPE: LOCATION: Attached carport. ROOF: TYPE: See house roof report. FLOOR: Concrete floor is generally serviceable where visible. Floor is not fully visible, due to stored items. Page 43

44 GROUNDS This inspection is not intended to address or include any geological conditions or site stability information. For information concerning these conditions, a geologist or soils engineer should be consulted. Any reference to grade is limited to only areas around the exterior of the exposed areas of foundation or exterior walls. This inspection is visual in nature and does not attempt to determine drainage performance of the site or the condition of any underground piping, including municipal water and sewer service piping or septic systems. Decks and porches are often built close to the ground, where no viewing or access is possible. These areas as well as others too low to enter, or in some other manner not accessible, are excluded from the inspection and are not addressed in the report. I recommend asking the seller about knowledge of any prior foundation or structural repairs. DRIVEWAY: TYPE Gravel. Driveway is serviceable. SIDEWALKS: TYPE: Concrete. Walkways are serviceable, Cracks noted are typical. SPRINKLER SYSTEM: SYSTEM AND It is not within the scope of this inspection to evaluate the condition of sprinkler or irrigation systems. Underground piping does not lend itself to visual inspection and a working system may fail at any time. Specialized equipment is required to pressure test sprinkler pipes and heads and to electrically test timers and valves. A full explanation and demonstration by the seller is recommended and if the operation of the system is in doubt, a sprinkler company should be called in for further evaluation. Page 44

45 LANDSCAPING: Not inspected. GRADING: SITE: Gentle slope. North areas are sloped toward the house foundation and carport. Monitor during a wet weather with site drainage correction if water ponds at the foundation. PATIO: TYPE: Concrete. Patio is serviceable. DECKS: TYPE: Wood frame decks with tile surface. Both upper decks appear to leak at the tile or grout. Where tiles are missing, it appears that the tile is set with thin-set on concrete backer board without a waterproof membrane. Continued leakage will result in additional loose and cracked tile and will eventually damage the plywood and wood framing. I recommend further evaluation and repair cost estimates by a tile contractor. Usually in such cases the tile and wonder-board needs to be removed, a waterproof membrane installed and the tile replaced, obviously an expensive repair. Horizontal rails make a convenient "ladder" for children. Use caution if children are present. Consider the installation of additional pickets for safety. Page 45

46 ADDITIONAL PHOTOS: Loose tile and evidence of leakage at the tile decks. When tile is removed, you may find that some plywood needs to be replaced during repairs. Horizontal rails may be hazardous for children. Page 46

47 DECK COVER: TYPE: Same as structure. Steel columns and wood beams appear to provide good support. EXTERIOR STAIRS/STOOPS: Spiral stairs are inherently hazardous due to open risers, narrow treads and openings over 4 inches. Use caution, especially with children present. Page 47