Inspection Report Prepared For: John Property Address: 123 E. Main Drive Scottsdale 85234 Inspected By: Timothy O'Neall 3961 E. Chandler Blvd., #111-236 Phoenix, AZ 85048 480-694-0650 InspectionsAZ.com
Table of Contents Cover Page...1 Table of Contents...2 Intro Page...3 1 Site...5 2 Structure...6 3 Attic...8 4 Roof...9 5 Garage... 11 6 Laundry...12 7 Plumbing...13 8 Heating/Cooling...15 9 Electrical...17 10 Interior...19 11 Kitchen...20 12 Bathrooms...21 13 Pool - Spa...22 123 E. Main Drive Page 2 of 24
Date: 7/6/2017 Time: 01:00 PM Report ID: 070617 Property: 123 E. Main Drive Scottsdale 85234 Customer: John Real Estate Professional: You have contracted with, Inc. to perform a general inspection in accordance with industry standards for the inspection profession and the State of Arizona. It is different from a specialist inspection, which can be costly, take several days to complete, involve the use of specialized instruments, the dismantling of equipment, videoscanning, destructive testing, and laboratory analysis. By contrast, a general inspection is completed on-site at a fraction of the cost and within a few hours. Consequently a general inspection and its report could not possibly be as comprehensive as that generated by specialists and it is not intended to be. Our purpose is to identify defects or adverse conditions that need additional evaluation, are safety related or may lead to costs that would significantly affect your evaluation of the property. Included within both the full report and corresponding summary report are digital photos of inaccessible areas along with any applicable advisories. We evaluate systems/components and report on their general condition. A Satisfactory or Operational notation does not mean that the item is perfect, but that it is either functional or met a reasonable standard on the day of the inspection. We take into consideration when a structure was built and allow for the predicable deterioration that would occur through time, such as the cracks that appear in concrete and in the surfaces around windows, and cabinetry that does not function as it did when new. Therefore, we tend to ignore insignificant and predictable defects and may or may not note them, particularly those that would be apparent to the average person or to someone without any construction experience. We are not authorized and do not have the expertise to test or evaluate such things as asbestos, radon, methane, formaldehyde, pest and rodents, molds, microbes and electromagnetic fields to name some of the more commonplace excluded items. It is extremely important that you take the time to read the entire report and any recommendations that we make for service or evaluation by specialists/contractors and should be completed and documented well before the close of escrow (because additional defects could be revealed by specialists/contractors and upgrades recommended could affect your evaluation of the property). This service should not be construed as a warranty or guarantee of any kind. Key to Terms and Symbols used in the Report: FUNCTIONAL, SATISFACTORY or OPERATIONAL - The system or component appears capable of being used and is considered acceptable for its age and general usefulness. The item may not be in a perfect state but is considered either functional or meets a reasonable standard on the day of the inspection. ATTENTION - Issues were found that need to be addressed by competent repair personnel (in most cases a licensed contractor) after full system evaluation prior to closing escrow. REVIEW - Complete confirmation of condition was not made during our visual observation, we recommend a complete evaluation by a licensed contractor prior to closing escrow. MONITOR - This item or condition should be monitored by the home buyer as required. SAFETY NOTE - This notation refers to a condition that affects safety in or around the house, complete evaluation and/or correction is suggested. CONSULT an ENGINEER - You should consult an appropriate licensed engineer for full review and further determination prior to closing escrow. CONSULT SELLER - Consult the seller for past history details and/or other general information. If you ever have a need for further or additional information concerning the above terms please feel free to contact us at (480) 694-0650 so we may provide you with any assistance possible. 123 E. Main Drive Page 3 of 24
Style Of Home: Single Family Number of Stories: One Type Of Construction: Framed Home/Building Faces: North Furnished: Yes Year Built: 1991 Square Feet: 2816 Weather: Clear and Dry Temperature: 110 Present At Time Of Inspection: Seller(s) Home Faces: 123 E. Main Drive Page 4 of 24
1. Site This evaluation of the property site features typically do not include any non-visible or ancillary items such as in-ground drainage systems, fountains, ponds, fire pits, BBQ's, play equipment or display/security lighting. This inspection will include drainage, vegetation concerns, exterior elements such as driveways, sidewalks and fences. 1.0 Site Grading and Drainage (1) Site drainage was poor at the NE, alterations are suggested to control water flow and keep it away from the building - Attention. (2) Rock/soil was too high at the north structure perimeter - Review. 1.1 Exterior Elements - Driveway The driveway was Satisfactory with normal cracks. 1.2 Walkways Exterior walkways were Satisfactory with normal cracks. 1.3 Entry-Porch The entry-porch was Satisfactory. 1.4 Patio Notations: Monitor Item: Slight patio ceiling cracks noted - Monitor. 1.5 Fence 123 E. Main Drive Page 5 of 24
(1) Moderate cracks noted at the fence - Review. (2) Trees/vegetation are planted close to the fence - Monitor. (3) Prior fence repairs noted - Consult Seller/Review. (4) Rust noted at the metal fence - Review. 1.6 Gates The gate(s) were Satisfactory/Operational. 1.7 Issues - Vegetation Concerns Vegetation was encroaching on the structure. Vegetation should be kept a minimum of twelve inches away from the structure for the general welfare of the walls and foundation - Review. the opinions expressed herein are those of. Copyright 2010-2017 API, Phoenix, AZ All Rights Reserved. 2. Structure Cosmetic deficiencies or normal wear and tear that could be found on any building are not typically reported on. Applicable items within this report section shall include: foundations, wall structures, columns, chimneys, trim, crawl spaces and basements. Areas which are not fully accessible may not be reported on because this is a visual inspection. Informational Components 123 E. Main Drive Page 6 of 24
Structural Wall Type: Walls are Framed Column Type: Columns are framed/stucco 2.0 Structural Walls - Observations Exterior Wall Material: Walls are Clad With Stucco Method of Slab Evaluation: Examined the stem walls that project above the soil Interior not visible due to floor covererings The wall structure appeared Satisfactory. 2.1 Column - Observations The columns appeared Satisfactory. 2.2 Exterior Walls Cladding/Flashings Caulk/seal all gaps, cracks and openings at the exterior walls - Review. 2.3 Exterior Trim (Eaves, Soffits and Fascia) The exterior trim was in Satisfactory condition. 2.4 Concrete-Masonry Foundation (1) Stem wall surface paint/finish was damaged - Monitor. 123 E. Main Drive Page 7 of 24
(2) Void in the east stem wall need to be patched as required - Review. 2.5 Chimney The chimney(s) appeared Satisfactory. 2.6 Chimney Spark Screen/Rain Cap A spark arrestor/rain cap was in place on the chimney(s). the opinions expressed herein are those of. Copyright 2010-2017 API, Phoenix, AZ All Rights Reserved. 3. Attic Attics 24 inches of clearance or less or are obstructed by duct work or electrical wires will not be accessed. Insulation will not be moved during the home inspection which may obscure or hide some components and/or defects. While the inspector makes every effort to access the attic space, most attics are only partially visible. Hence, this inspection cannot not be considered exhaustive due to the limited nature of a typical home inspection. Informational Components Roof Structure Type: Roof/ceiling are structural trusses Vapor Retarder: Undetermined 3.0 Attic Observations Method of Evaluation: Direct access Insulation Type: Attic insulation is cellulose and fiberglass The visible components within the attic appear to be Satisfactory. Due to attic configurations/insulation/stored items, some house components could not be seen during this inspection. 3.1 Insulation Depth 123 E. Main Drive Page 8 of 24
The average attic insulation depth is approximately 8 to 10 inches, which meets or is close to current standards. 3.2 Insulation Condition/Issues The insulation was in Satisfactory condition. 3.3 Vapor Retarder Notations: Monitor Item: The vapor retarder was not seen/found - Monitor. 3.4 Attic Ventilation Ventilation within the attic appeared to be Satisfactory. the opinions expressed herein are those of. Copyright 2010-2017 API, Phoenix, AZ All Rights Reserved. 4. Roof Roof access is done whenever physically possible and does not include a prediction of remaining life or a guarantee against leakage. The majority of inspections include at least partial access to the roof and if access is not possible the inspector will use binoculars to visibly review the roof. Tile roofs normally have a 20-45 year service life and should be checked by a licensed roofing contractor periodically. Informational Components Method of Evaluation: Evaluated the roof by walking the surface. 4.0 Concrete Tile Roof Concrete Tile Roof: Primary surface Rolled Composition Roof: Secondary Surface (1) Several cracked/broken roof tiles were observed - Review. 123 E. Main Drive Page 9 of 24
(2) Ridge tiles are not properly secured - Review. (3) Cracked/damaged mortar pack(s) noted - Review 4.1 Flashings Flashing separations noted at the plumbing stack vent pipe above the garage - Review. 4.2 Rolled Composition Roof Ponding is evident at the rolled composition roof - Monitor. 123 E. Main Drive Page 10 of 24
4.3 Drainage System Roof drains noted but not tested - Review. the opinions expressed herein are those of. Copyright 2010-2017 API, Phoenix, AZ All Rights Reserved. 5. Garage Most homes with occupants include a parking garage with limited access and only visible portions of the garage can be reported on. Occupied homes present a challenge concerning garage inspections due to the many items usually storage within them. Your inspector will make every effort to visually assess the garage. 123 E. Main Drive Page 11 of 24
5.0 Garage Doors The garage door(s) were Operational. 5.1 Garage Door Opener (1) The garage door opener does not have child-safe infrared sensors (designed to prevent injury or death to children from crushing). This indicates that the opener is older, replacement should be considered or at least budgeted for - Review. (2) The garage door opener auto-reverse did not operate properly and needs to be adjusted for safety - Attention. 5.2 Fire Separation The garage/house/door fire separation appears Satisfactory. 5.3 Garage Walls and Ceiling (1) Normal/moderate garage wall/ceiling cracks noted - Review. (2) Prior surface patching was observed at the garage - Review. 5.4 Garage - Miscellaneous (1) Possessions prevent a full inspection of the garage - Review. (2) The garage (service) door to the side yard needs caulking at the exterior trim - Review. the opinions expressed herein are those of. Copyright 2010-2017 API, Phoenix, AZ All Rights Reserved. 6. Laundry Clothes dryers and/or washer machines and their connections, drainpipes, vents and ducts are not tested. General observations including the washer valves, dryer vent and connections, exhaust fan and venting, laundry sink and associated plumbing and shelving are reported on. Informational Components Dryer connection: 240 Volt Electric 123 E. Main Drive Page 12 of 24
6.0 Laundry Area Observations The laundry area appeared Satisfactory. 6.1 Dryer Vent Partially blocked dryer vent found, attention needed - Attention. the opinions expressed herein are those of. Copyright 2010-2017 API, Phoenix, AZ All Rights Reserved. 7. Plumbing Per state regulations, only visible piping will be evaluated during this inspection. Functional flow and drainage is evaluated and commented on in various sections of this report. Plumbing items within this report shall include the water meter, main valve, distribution piping, waste piping, shut off's, water pressure, hose bibs, gas systems and water heaters. Informational Components Visible Type of Material From Meter: Copper piping from meter Supplied Water Pressure: Between 85-90 psi Main Valve Located: North Exterior Waste and Vent Plumbing Material Type: Visible Supply Plumbing Type: ABS Plastic Copper (Where visible - Other piping types may exist) Water Heater Location: The water heater is located in the garage 7.0 Meter and Supply Observations The supply piping appears Satisfactory where visible at meter and riser areas (underground sections not identified or evaluated). 7.1 High/Low Pressure The water pressure supplied to the residence exceeds 80 psi (current water pressure is 86 psi) which is too high and will stress components of the system. A pressure regulator should be installed - Attention. 7.2 Distribution Piping 123 E. Main Drive Page 13 of 24
The distribution piping was Operational (functional flow Satisfactory). 7.3 Distribution Piping Supports The distribution piping supports were Satisfactory where visible. 7.4 Distribution Piping Insulation There was no distribution piping insulation installed at the visible sections of piping which is a normal condition in this area. 7.5 Hose Bibs The hose bibs tested were Operational. 7.6 Waste and Vent Piping Pool backwash hose was connected to the main cleanout - Review. 7.7 Waste and Vent Piping Supports The waste and vent piping supports were Satisfactory where visible. 7.8 Irrigation System An irrigation system was noted but was not part of this inspection - Review. 7.9 Water Heater Size - Electric Electric water heater(s) are 1 units at 50 gallons. 7.10 Electric Water Heater Operation 123 E. Main Drive Page 14 of 24
Water heater(s) were Operational. 7.11 TPR Valve The water heater TPR safety valve discharge pipe was plumbed with a flexible connector which is not allowed in some jurisdictions and can cause warranty companies to deny coverage - Review. 7.12 Water Heater Plumbing Water heater piping was Operational. 7.13 Water Heater Automatic Safety Controls Water heater automatic safety controls were Satisfactory where visible (inspection limited - units are not disassembled). 7.14 Fire Sprinklers The structure is equipped with fire sprinklers and piping which were not evaluated as part of this inspection - Review. 7.15 Water Softener Water softener installed (not part of this inspection) - Review. the opinions expressed herein are those of. Copyright 2010-2017 API, Phoenix, AZ All Rights Reserved. 8. Heating/Cooling We do not dismantle the heating-cooling system, nor do we evaluate the following components: heat exchanger, electronic air cleaners, humidifiers, in-line duct motors or dampers. Airflow diagnostics testing is not performed at the registers and any recommendations that we make for service for a second opinion should be scheduled before the close of escrow, because a specialist could reveal additional defects or recommend further upgrades. No warranty or guarantee on the systems is implied. Informational Components 123 E. Main Drive Page 15 of 24
Filter Location: Interior Ceiling(s) Interior Wall(s) Air Handler Compartment(s) Cooling System Location: Electric cooling system location - exterior ground mounted 8.0 Electric Heater Size & Type Electric heat pump(s) are 2 unit(s) at 3 tons. 8.1 Electric Heating System Observations Ambient temperature too high (electric unit not operated in heat mode) - Review. 8.2 Electric Cooling System Size & Type See heating system notes for size and location of heat pumps (provides heating & cooling). 8.3 Electric Cooling System Observations The cooling system(s) were Operational. We test this by evaluating the differential temperature split between the air entering the systems and that coming out (should be 15 to 23 degrees F.). Cooling source was present in all habital rooms. 8.4 Condensate Issues The secondary condensate drip pan in the south attic was rusted indicating a prior leak, cooling system evaluation suggested - Review. 8.5 Distribution-Duct System 123 E. Main Drive Page 16 of 24
Ductwork appeared Operational/Satisfactory where visible with a heating/cooling source present in all habital rooms. 8.6 Filter(s) & Return Air Compartment Dirty north heating/cooling system filter(s) were noted - Review. 8.7 Controls-Thermostats The thermostat(s) were Operational and in satisfactory condition. 8.8 Registers The registers appeared Satisfactory. 8.9 General Due to the age of the HVAC system(s), we recommend they be cleaned/serviced. The systems operated correctly but the north system could not keep up with the cooling demand - Review. the opinions expressed herein are those of. Copyright 2010-2017 API, Phoenix, AZ All Rights Reserved. 9. Electrical Any service recommendations or upgrades that are made should be completed before the close of escrow because a specialist could reveal additional deficiencies or recommend upgrades. Generally, the comments made in this section are safety related and critically important. Adding Arc Fault Circuit Interrupter (AFCI) protection, a breaker designed to stop arcs and sparking from occurring, should be considered. Informational Components Type of Service Entrance Wiring: Copper service entrance conductors Electric Service Size: 200 amp. 120/240 volt panel Distribution Wire Metal Type: Copper at 120 volt - aluminum at 240 volt (ok) 9.0 Service Entrance Type of Main Overcurrent Protection: Breakers are main overcurrent protection Sub Panel Locations: Garage Overcurrent Protection Type: Breakers are overcurrent protection Location of Main Panel: Main panel at north exterior Sub Panel Overcurrent Protection: Breakers are sub panel overcurrent protection Wiring Type: Romex (modern wiring) 123 E. Main Drive Page 17 of 24
The main service conductors are underground. This is characteristic of modern electrical services but since the service lines are underground and cannot be seen, they are not evaluated as part of the inspection. 9.1 Main Panel The main panel does not have thirty-six inches of clear space in front of it to facilitate emergency shut-off of the system (correction needed) - Safety Note. 9.2 Overcurrent Protection There are no deficiencies with the overcurrent protection within the main panel (Operational). 9.3 Distribution System Components The visible electrical components appear to be Operational. 9.4 Switches A representative number of electric switches in and around the house appeared to be Operational and in Satisfactory condition. (Unidentified switches noted) 9.5 GFCI Outlets The kitchen outlets are missing (GFCI) ground fault circuit interrupter protection - Review.. 9.6 Outlets A representative number of outlets (receptacles) in and around the house appeared Operational and in Satisfactory Condition. 9.7 Grounding/Bond 123 E. Main Drive Page 18 of 24
The electrical system grounding/bonding appears Satisfactory where visible. 9.8 Sub Panel - Issues A screw was improper (sharp) at the electric sub-panel cover - Attention. the opinions expressed herein are those of. Copyright 2010-2017 API, Phoenix, AZ All Rights Reserved. 10. Interior All visually accessible areas of walls, floors, cabinets and counters, including the testing of a representative number of windows and doors are included in this report. We do not evaluate window treatments, move furniture, lift carpets or rugs, empty closets or cabinets, and we do not comment on cosmetic deficiencies. A number of environmental pollutants may exist within the home which are outside the scope of this home inspection. Informational Components Window Type: Multi-pane windows 10.0 Exterior Doors (1) The master b/r arcadia door was difficult to operate and may need new rollers or other repairs - Review. (2) Exterior door stops missing/not installed at the entry - Review. 10.1 Doorbell The doorbell was Operational. 10.2 Interior Doors (1) Interior door stop was missing at the jack & jill bathroom, install as required - Review. (2) The interior doors were Operational. 10.3 Windows The evaluated windows were Operational. 10.4 Window Screen Issues 123 E. Main Drive Page 19 of 24
Window screens are missing/not installed - Review. 10.5 Floors The flooring appeared Satisfactory (this is a subjective opinion and you should judge for yourself). 10.6 Walls & Ceilings (1) Normal/moderate cracks noted at the interior walls and ceilings - Review. (2) Prior patching was observed at the interior surfaces - Review. 10.7 Safety Components Smoke detector button and audible signal was Operational. 10.8 Interior Counters/Cabinets The interior counters and cabinets were in Satisfactory condition. 10.9 Gas Fireplace The gas fireplaces were Operational but the family rm. unit will need cleaning soon - Review.. 10.10 Systems not evaluated (1) Central vacuum system present but is not part of this inspection - Review. (2) Outdoor display-security lighting present but not part of this inspection - Review. the opinions expressed herein are those of. Copyright 2010-2017 API, Phoenix, AZ All Rights Reserved. 11. Kitchen All working built-in appliances shall be inspected including counters and cabinets, the sink and associated plumbing and some ancillary appliances. Because occupied homes typically have items stored under the kitchen sink the inspection can be limited. Informational Components Range & Oven Type: Electric range-oven 123 E. Main Drive Page 20 of 24
11.0 Cabinets The cabinets in the kitchen were Satisfactory. 11.1 Countertops The kitchen countertops were Satisfactory. 11.2 Sink The kitchen sink/faucet was Operational. 11.3 Garbage Disposal The garbage disposal was Operational. 11.4 Dishwasher (1) No air gap device or high loop is present at dishwasher drain line. This condition could allow debris to backup from the sink drain into the dishwasher - Review. (2) The dishwasher was Operational. 11.5 Range-Oven The range-oven was Operational. 11.6 Venting Stove venting was Operational. the opinions expressed herein are those of. Copyright 2010-2017 API, Phoenix, AZ All Rights Reserved. 12. Bathrooms This inspection does not include leak testing of shower pans and we normally do not evaluate steam showers and saunas. Typical homes inspections shall include the cabinets and counters, sinks and associated plumbing, toilets, showers and tubs, enclosures, ventilation, missing/damaged components and whirlpools units. 12.0 Cabinets 123 E. Main Drive Page 21 of 24
The cabinets in the bathroom(s) were Satisfactory. 12.1 Countertops The bathroom countertops were Satisfactory. 12.2 Sinks (1) Evidence of past leakage noted under the powder room sink - Review. (2) The bathroom sinks were Operational. 12.3 Tubs & Showers The tub-showers are Operational. 12.4 Tub & Shower Faucet/Spout Issues The jack & jill tub-shower faucet handles are loose - Review. 12.5 Tub/Shower Surrounds and Enclosures Issues Loose guest bathroom shower door handle found - Review. 12.6 Toilets The toilets were Operational. 12.7 Ventilation The bathroom venting provisions were present and Operational. the opinions expressed herein are those of. Copyright 2010-2017 API, Phoenix, AZ All Rights Reserved. 13. Pool - Spa The pool and/or spa inspection(s) are considered a general visual overview to identify features and major deficiencies under the same terms outlined in the inspection agreement. Pool/spa valves are not generally operated/turned during this inspection. For a more in depth review you may want to contact a pool expert. Please review all local, county and state regulations regarding pool and spa safety requirements before taking ownership of this house and the home buyer is responsible to assure the pool/spa meet all safety standards for the area. Informational Components 123 E. Main Drive Page 22 of 24
Pool & Spa Type: Pool & Spa combination Spa Type: Below ground Filter Type: Sand Cleaning System: Pop-up heads Pool Vac 13.0 Child Safe Features Child Safe Barrier Type: None Between the House and Water Pool Material: Plaster Heater Type: Gas Pool Type: Below ground Spa Material: Tile Heater Auto Safety Controls: Heater automatic safety controls appeared Satisfactory where visible. No child safe provisions are provided at the house/water - Attention. 13.1 Interior Finish Perimeter caulking is needed at coping gaps - Review. 13.2 Deck & Coping Sections of the surrounding deck have typical cracks/cosmetic defects - Review. 13.3 Pumps & Motors The pump(s)-motor(s) are Operational. 13.4 Filter (1) Leakage found at the filter upper dome - Review. (2) The pool filter appeared Operational. 13.5 Skimmer The skimmer appeared Operational. 13.6 Piping & Valves 123 E. Main Drive Page 23 of 24
The visible portions of the piping and valves were Satisfactory. 13.7 Electrical The pool-spa electrical system was Operational. 13.8 Pool Light The pool light was Operational. 13.9 Auto Cleaning System The automatic cleaning system consist of pop-up heads which cannot be readily evaluated during this inspection. Two cleaning systems were noted - Review. 13.10 Heater (1) Rust noted at the heater gas piping - Review. (2) The gas heater was Operational (unit should be kept clean and serviced seasonally). 13.11 Spa Blower The spa blower was Operational. the opinions expressed herein are those of. Copyright 2010-2017 API, Phoenix, AZ All Rights Reserved. 123 E. Main Drive Page 24 of 24