confidential inspection report · because experts may discover additional defects that could affect...

CONFIDENTIAL INSPECTION REPORT

Prepared Exclusively For:

Robert Gladden

Property Address:

7874 W Krall StGlendale, AZ 85303

Inspected On:

Tuesday, October 08, 2019

Represented By:

Inspected By:

Michael Terrell, AZ Lic #51535 for Advantage Inspection Services, Inc8433 N. Black Canyon, Ste. 100, Phoenix, AZ 85021

(602) 864-8331

Table of Contents

** CRITICAL - READ THIS PAGE FIRST **.............................................................................................................................................3

General Information ..................................................................................................................................................................................4

Site.............................................................................................................................................................................................................4

Structure....................................................................................................................................................................................................6

Attic & Roof................................................................................................................................................................................................7

Parking.....................................................................................................................................................................................................13

Laundry....................................................................................................................................................................................................14

Plumbing..................................................................................................................................................................................................15

Heating & Cooling....................................................................................................................................................................................19

Electrical..................................................................................................................................................................................................21

Interior......................................................................................................................................................................................................24

Kitchen.....................................................................................................................................................................................................25

Bathrooms...............................................................................................................................................................................................26

Inspection Coverage................................................................................................................................................................................27

Inspection Report Summary....................................................................................................................................................................28

of 36Copyright© 2003-2019, Advantage Inspection Services, Inc, Report #100819MT323460

** CRITICAL - READ THIS PAGE FIRST **

This report represents the findings from a general property inspection in accordance with local inspection standards. Inspections are an exceptional value for the nominal fee charged, however, it is not all-inclusive and you must consider the inspection to be strictly limited in scope. This inspection will be different from a specialist inspection, which is often more detailed but drastically more costly and less convenient. By contrast, a general inspection is completed at a fraction of the cost and often within a few hours. Consequently, a general inspection and report will not be as comprehensive as that performed by specialists and you should not consider it to be a form of insurance against future repair/replacement costs.

CRITICAL LIST OF DO'S:

1. Read the entire report - evaluate the information, findings and recommendations contained on each page so you can reduce your risk of purchase.2. Follow-up on report instructions - to get further evaluation before the end of your inspection period or before closing escrow because experts may discover additional defects that could affect your decisions. You are responsible for all resulting consequences if you fail to follow-up.3. Focus on what is important to you - if a particular system or component is critically important to you and/or you desire in-depth analysis of any specific system or component you must consult with an expert in that area.4. Get a comprehensive warranty on the property - without a comprehensive warranty, you are choosing to self-insure and must budget accordingly (often 1% to 3% of the property's value each year). Systems/components can and will fail without warning.5. Reference the digital pdf copy of the report if you are going to refer to the inspection report in the BINSR. Do not use the report printed on-site. Also, list the entire report comment in the BINSR to avoid possible confusion when referencing the report comment line numbers only.

We evaluate systems/components and report on their general condition. A Functional, Satisfactory or Operational notation does not mean that the item is perfect or like new, only that it functioned on the day of the inspection. We take into consideration when a structure was built and allow for the predictable deterioration that would occur through time, such as items that do not look or function as they did when new. If you feel that any verbal discussions with the inspector conflicts with the report, the written report supersedes all verbal communication with the inspector. Our service does not include the prediction of life expectancy/remaining life or determination of how to perform repairs. A building and its' components are complicated and because of this we offer unlimited consultation and encourage you to ask questions, however, do not expect the inspector to determine your repair options. See a specialist for all repair options and costs. A general inspection is like going to your family doctor for a check-up. If the family doctor finds problems, you will be directed to promptly consult with a specialist to get a full evaluation and options for correction. Similarly, this report will direct you to see a specialist at times and you must do so promptly or accept the consequences that result from a failure to act upon our written instructions.

CRITICAL KEY TO TERMS AND SYMBOLS USED IN THE REPORT:

"Functional", "Satisfactory" or "Operational" - The system or component was functional on the day of the inspection. Evidence of past or present defects or additional notations may be present, however, the item functioned on the day of the inspection within the limits of its age.

"Attention" - Corrections are needed to bring the system or component to a fully satisfactory and/or safe condition. Consult a qualified professional for a complete evaluation of the system or component prior to the end of the inspection period or close of escrow and make corrections as needed.

"Review" - Condition confirmation was not made during our visual observation and/or a notable condition or safety issue exists that you should be aware of. Complete evaluation is needed prior to the end of the inspection period or close of escrow.

"Monitor" - Item or condition should be monitored or corrected as required. Consult a qualified expert prior to the end of the inspection period or close of escrow to identify possible upcoming repair or replacement options and costs.

"Consult Records" - Obtain past written history and performance details and/or other general information. If you are unable to locate adequate information, then consult an expert for complete evaluation prior to the end of your inspection period or close of escrow.

RED STATEMENTS IN BODY OF REPORT - Denotes a condition that is also located in the Inspection Report Summary.

= THIS NOTATION IS IMPORTANT - DO NOT IGNORE (CAREFULLY READ THE ENTIRE REPORT).

E.G. - This is the abbreviation "example given" normally used in report comments to identify a location for a noted discrepancy or observation. Do not interpret that the "e.g." locations are the only areas in which an issue exists, it is used to identify example(s) of the reported condition.


General Information

PROPERTY DESCRIPTION 1: Type: Single Family Home ........Stories: One ........Orientation: Southwest Facing ........Described Square Footage: 1554 ........Described Year Built: 1994 (Approximately 25 Years Old)

INSPECTION DURATION2: 1:00pm - 3:00pm

WEATHER3: Condition: Clear & Dry ..........Ambient Temperature: 90-100 Degrees F

PEOPLE PRESENT4: Owner

FURNISHINGS/POSSESSIONS PRESENT5: The inspected property is occupied and has contents present. Closets, cabinets, drawers, appliance areas, etc. contain possessions which limits the inspection. Multiple electrical outlets, windows, flooring and wall areas are blocked and were not inspected. Perform a thorough final walk-thru inspection of the property with all possessions removed before closing escrow -Review.

Site

Our evaluation of the site consists of a visual inspection of the grading, drainage, and exterior elements of the property (driveway, walkways, etc.). Moderate cracking/defects at the slabs, fences and walls are typical and will not be noted unless they exhibit signs of excessive deterioration or significant movement. Monitoring these areas for movement and routine maintenance/sealing will be required. Ancillary systems or structures at the site that are not listed herein are outside the scope of this inspection and therefore not inspected unless stated otherwise. The items listed herein are the only items inspected.

Grading,Drainage & Vegetation

SITE GRADING & DRAINAGE OBSERVATIONS6: Flat/minimal sloped areas adjacent to the structure noted (common in the local area - drainage path not confirmed) -Review.

7: The building does not have a roof drainage system installed; consider the installation to control the flow of rainwater from the roof surface and protect the structure foundation -Attention.

8: Surfaces around the pool/spa slope toward the structure and a drain channel is installed. This is a common installation when pools/spas are in close proximity to structures, but it's important to keep the drain channel clear and functional -Monitor.

Exterior Elements

DRIVEWAY9: The driveway was in overall Satisfactory condition.

WALKWAYS10: The walkways were in overall Satisfactory condition.

ENTRY-PORCH11: The entry-porch was in overall Satisfactory condition.

PATIO12: The patio-cover does not appear to be part of the original construction. You should obtain the permit/installation documents

to verify that the work was professionally completed to local building standards. We do not endorse work performed without a permit -Consult Records.


13: The patio cover is attached to the fascia board. The fascia assembly is not considered to be a structural component and may subject the structure to wind damage -Review.

FENCES & GATES14: We observed loose top course blocks at the fence (check all) -Attention. (e.g.- northeast fence)

15: Sections of the fence are cracked -Attention. (e.g.- northeast fence)


16: We observed damaged boards at the gate(s) -Attention. (e.g.- southeast fence)

Structure

Our evaluation of the structure components consists of a visual inspection of the accessible foundation, wall components, columns and chimneys (if applicable). Moderate cracking/defects at the structure are typical and will not be noted unless they exhibit signs of excessive deterioration or significant movement. Monitoring these areas for movement and routine maintenance/sealing is needed. Our visual examination of the structural components will be limited by floor coverings, vegetation, stored items, etc. EVERY PROPERTY NEEDS A TERMITE INSPECTION. If we were not hired to provide you with a termite inspection then you will need to consult with your chosen termite inspection provider as this report will not address termite activity at the property - refer to the Wood Destroying Insect Inspection Report (WDIIR) provided by others. The items listed herein are the only items inspected.

Concrete Slab Foundation

SLAB-FOUNDATION CONDITION17: The slab-foundation appears to be in need of evaluation and repairs. Consult a qualified professional to service as needed

-Review.

SLAB-FOUNDATION OBSERVATIONS18: Concrete damage was observed at wall anchor areas at the concrete foundation, consult a qualified foundation specialist

-Attention. (e.g.- northwest wall)

Exterior Walls

WALL STRUCTURE TYPE19: The structure walls are predominantly framed.

WALL STRUCTURE CONDITION 20: The wall structure appeared to be in overall Satisfactory condition.

Northwest wall at entry


WALL CLADDING TYPE21: The exterior walls are clad with stucco.

WALL CLADDING CONDITION 22: The exterior wall cladding was in overall Satisfactory condition.

23: Caulk/seal/repair all cracks, gaps and openings at walls (often found at perimeters of windows, doors, light fixtures, electrical outlets, various penetrations and transition areas) -Attention.

EAVES, FASCIA, SOFFITS & TRIM24: Water stains/damage was observed at the eaves indicating a past/present roof leak. You should obtain leak history/repair

documents or have a specialist make corrections as needed -Review. (e.g.- southeast wall)

WALL FLASHINGS25: Wall flashing was Satisfactory where visible (inspection limited - most flashing is not visible for inspection).

Columns

COLUMN TYPE26: The columns at the property are framed.

COLUMN CONDITION27: The columns appeared to be in overall Satisfactory condition.

Attic & Roof

Our evaluation of the attic consists of a visual inspection of the accessible roof and ceiling structures, insulation, ventilation, and vapor retarder. This inspection will be limited due to clearance and access restrictions, extreme temperatures and insulation cover (insulation not disturbed). We will only enter areas that are determined by the inspector to be safely accessible. The inspection of the roof surface is a visual evaluation of the roof coverings, flashings, penetrations, skylights and drainage systems. Although many roof

Light fixtures


covering defects are are visually apparent, components such as flashings and underlayment are partially or mostly concealed, therefore, we do not include a prediction of remaining life or guarantee against leaks. The items listed herein are the only items inspected.

Attic

METHOD OF EVALUATION28: The attic access locations we used were at the garage and laundry room.

ROOF & CEILING STRUCTURE TYPE29: The roof and ceiling structure consists of a prefabricated truss system.

ROOF & CEILING STRUCTURE CONDITION30: The attic framing appeared Satisfactory. There may be some deviations from plumb, level, etc, but none that seemed to have serious structural significance in the areas we were able to safely access.

VAPOR BARRIER TYPE & CONDITION31: No vapor barrier or an incomplete vapor barrier appears to be installed at the attic area - this is a normal condition in this climate zone and no action is required.

INSULATION TYPE32: The attic is insulated with cellulose and fiberglass insulation.

INSULATION CONDITION33: The average attic insulation depth is approximately 8 to 10 inches (where measured), which is slightly below current standard. Current standards call for 10 to 12 inches, upgrading should be considered -Review.

VENTILATION34: Ventilation within the attic appears to be Satisfactory.

Concrete Tile Roof

LOCATION 35: Primary Roof Surface


METHOD OF EVALUATION36: We evaluated the roof and its components by walking its surface.

CONCRETE TILE ROOF CONDITION 37: The concrete tile roof appears to be in need of maintenance/repairs. Consult a licensed roofer to make corrections as

needed -Review.

OBSERVATIONS38: The roof tile underlayment appears older by regional standards. It is recommended that all tile roofs over 20 years old be

fully evaluated and maintained by a qualified roofing professional every 1 to 2 years. Check roof maintenance records for the date of the last professional service -Review.

39: Prior repairs are evident at the concrete tile roof -Consult Records.


40: We observed approximately 2 broken roof tiles needing repair or replacement -Attention.

41: We observed displaced roof tiles that need to be re-positioned and secured -Attention.

Northwest side Southwest side

Northwest side Southeast side


42: Mortar pack flashings at the transition areas of the tiled roof are damaged, correction is needed -Attention.

43: We observed missing roof tiles needing replacement -Attention.

Northwest side at garage


44: Tiles next to ridges/hips have exposed fasteners which can allow moisture to penetrate, correction is needed -Attention.

45: There are displaced concrete tiles, some of which have exposed the underlayment, which is now deteriorated. These tiles and the underlayment should be serviced by a licensed roofer-Attention.

Flashing-Penetrations

FLASHING CONDITION46: Flashings at the roof appeared Satisfactory where visible (inspection limited).

47: Bird stop metal is not installed at the eaves (required under current standards on high profile tiles) -Review.

At ridge areas At ridge areas

Southeast side


48: Storm collar(s) are not installed on the gas appliance vent(s) at the roof level. These collars seal around the vent pipe at the top of the roof flashing and are required under current standards to prevent moisture infiltration; consider adding -Attention.

Parking

Our evaluation of the parking area consists of a visual examination of garage doors, fire separation, and interior surfaces (floor, walls, etc.) Fire separation requirements vary depending on municipalities and fire ratings will not be verified as part of this inspection. Moderate cracking at the garage and parking area slabs is typical and will not be noted unless they exhibit signs of excessive deterioration or significant movement. Monitoring these cracks for movement and routine maintenance/sealing is required. Cosmetic defects such as cracks, nail pops, dings, dents and normal wear and tear that would be readily apparent to the average person are typical and will not be reported as a defect. The items listed herein are the only items inspected.

Garage

OVERHEAD DOORS49: A spring is broken on the garage door, which should be replaced as soon as possible -Attention.

OVERHEAD DOOR OPENER50: The garage door opener(s) and safety features were Operational.

FIRE WALL & CEILING51: The attic access scuttle cover is not fire resistant -Review.

FIRE DOOR52: The fire door in the garage appeared Satisfactory (fire ratings not verified).

WALLS & CEILING53: The garage walls and ceilings were in overall Satisfactory condition.


54: Prior repairs/patching was observed at the interior garage surfaces -Consult Records.

GARAGE MISCELLANEOUS55: Stem wall efflorescence/finish deterioration was observed, this could be caused by high chloride content in the soil which

may be problematic long term -Review.

Laundry

Our inspection of the laundry area consists of a visual inspection of the washer valves, connection point of dryer vent and exhaust vent provisions (if applicable). We do not test washers and dryers, if these units are installed, our evaluation of the surrounding floor and walls will be severely limited. We do not operate the supply valves or drain pipes as part of the inspection. Upon move-in you should have the dryer vent cleaned and replace the washer valves if any signs of leakage or corrosion exist because these valves often fail. The items listed herein are the only items inspected.

Laundry Area Comments

WASHER VALVES & DRAIN56: The washer connections/drain appears to be in Satisfactory condition based on a visual inspection, however, we do not operate valves or test drains.

DRYER CONNECTION57: The dryer connection is 240 volt electric.

DRYER VENT58: Visible portions of the dryer vent appeared Satisfactory.


59: Dryer vent cleaning is recommended for effective dryer operation and safety -Attention.

60: The dryer vent is a flexible type that traps lint more easily than a smooth metal type (trapped lint can become a fire hazard). Upgrading to a rigid vent pipe should be considered -Review.

EXHAUST FAN61: The exhaust fan or window in the laundry area was Operational.

Plumbing

Our evaluation of the plumbing system consists of a visual inspection of the distribution and waste plumbing systems by checking for functional flow & functional drainage. Shut-off valves ARE NOT OPERATED by the inspector due to the likelihood of leaking/water damage. Concealed piping will not be evaluated or positively identified for type during this inspection, description of material type noted in the report refers to visible portions only - if you are concerned about piping type, consult a qualified plumber prior to the end of your inspection period. Some plastic piping like polybutelene and pex can be problematic and require additional steps beyond this inspection to identify and analyze. Also, undetectable sub-slab leaks can occasionally exist which could be costly and difficult to repair. If the property has a gas system and appliances, you must realize that our inspection for leaks is limited to the use of the inspector's sense of smell only. Contact the fuel supplier for system leak testing (not part of this inspection) prior to the end of your inspection period. The cost of water heater replacement has increased due to government regulation and you must budget accordingly. If you have interest in determining the age of the water heater(s) go to the website: building-center.org . Prior to the end of your inspection period, check the property gas and/or water bills for excessive cost which may indicate one or more system problems. Ancillary systems that are not listed herein are outside the scope of this inspection and therefore not inspected unless stated otherwise. The items listed herein are the only items inspected.


Meter & Supply

MAIN SHUT-OFF 62: The main water shut-off valve is located at the front side of the structure.

63: The main water shut-off valve is an older style gate valve. We do not operate valves, but this type is often problematic. Consider replacing the valve to a newer style ball valve -Review.

TYPE OF MATERIAL64: Copper piping appears to exist in the run from the meter to the structure (where visible - other piping types may exist).

METER & SUPPLY PIPING CONDITION65: The supply piping appears Satisfactory where visible (underground sections not identified or evaluated).

Distribution Piping

If the structure(s) were built or remodeled between approximately 1980 and 1995 there is the possibility of polybutylene piping being present. Most of the plumbing system is not visible for our inspection, if this is a material you are concerned about relative to the limitations of a home inspection, have a licensed plumber provide an exhaustive evaluation of the property.

TYPE OF MATERIAL66: The building is served by copper potable water pipes (where visible - other piping types may exist).

DISTRIBUTION PIPING CONDITION67: The distribution piping was Operational.

FUNCTIONAL FLOW68: The distribution system functional flow was Satisfactory.

HOSE BIBS69: The hose bibs tested were Operational.


DISTRIBUTION PIPING SUPPORTS70: The distribution piping supports were Satisfactory where visible.

71: Supports at the distribution piping are missing, correction is needed -Attention. (e.g.-northeast wall)

DISTRIBUTION PIPING INSULATION72: No distribution piping insulation is installed at visible sections of piping. This is a normal condition in this climate zone and no action is required.

Waste and Vent Piping

We will attempt to run enough water at all available fixtures to check for drain leaks and functional drainage, however, we can not replicate the system demands of occupants at the property. Have the system video scanned by a plumbing expert before closing escrow or before the end of your inspection period if you desire additional protection.

TYPE OF MATERIAL73: The building is predominantly served by ABS plastic waste and vent pipes.

WASTE & VENT PIPE CONDITION 74: The waste and vent piping was Operational.

FUNCTIONAL DRAINAGE 75: The waste and vent system functional drainage was Operational.

WASTE & VENT PIPING SUPPORTS76: The waste and vent piping supports were Satisfactory where visible.

Gas System

GAS MAIN - SHUT OFF LOCATION77: The gas meter and main shut-off are located on the northwest side of the structure.


GAS SYSTEM CONDITION 78: The visible portions of the gas piping appears Satisfactory.

GAS SYSTEM OBSERVATIONS79: Gas piping modifications were observed at the property. You should obtain the permit/installation documents to verify that

the work was professionally completed to local building standards. We do not endorse work performed without a permit -Consult Records.

GAS PIPING SUPPORTS80: The gas piping supports were Satisfactory where visible.

Gas Water Heater

We evaluate water heaters by performing a visual inspection of the unit exterior components and checking for the presence of hot water at the fixtures. We do not operate any valves (including temperature pressure relief valves) and do not remove any access panels. Circulation pumps and timers are not inspected.

GENERAL INFORMATION 81: Water Heater Type: 40 Gallon Tank ...........Location: Garage

WATER HEATER CONDITION 82: Water heater(s) were Operational.

AUTOMATIC SAFETY CONTROLS83: The water heaters automatic safety controls appear Satisfactory. The unit(s) are equipped with a mandated TPR safety valve, testing this device is not part of the inspection.

VENT PIPE & CAP84: The vent pipe and cap on the gas water heater is Satisfactory where visible.

COMBUSTION VENTING85: There are no vents in the garage to provide combustion air for the water heater, however, this area is not sealed airtight and

may be large enough to support combustion. The gas company can provide you with additional information -Review.

GAS VALVE & CONNECTOR86: The gas valve and connector were Satisfactory.


DRIP PAN & OVERFLOW PIPE87: The water heater is not equipped with a drip pan or overflow pipe, which is designed to minimize water damage from a leak

-Review.

Heating & Cooling

Our inspection of the heating and cooling system includes identifying and evaluating systems and their components to determine if they operate within temperature ranges established by the manufacturers. Our inspection is limited compared to a review performed by a specialist and you should hire a licensed HVAC technician for a full system analysis before closing escrow or the end of your inspection period if you desire additional protection. When we report on system condition it includes a visual check of fans, pumps, ducts and piping, supports, dampers, insulation, air filters, registers, radiators, convectors and fan-coil units if they are present and fully accessible to view. We do not dismantle heating and cooling systems, nor do we evaluate the following components: thermostatically controlled dampers,condensate pumps,electronic air-cleaners, humidifiers, in-line duct motors or dampers, the heat exchanger. If backup electric resistance heating exists at the property, it is not evaluated as part of this inspection. We do not perform airflow diagnostic testing at the registers. Also, phase-out of older air conditioner refrigerants can drastically elevate the cost of repairs on systems and be advised that some heating and cooling units are subject to recall so you are specifically advised to enter the unit specification tag information into an online recall search prior to the end of your inspection period or close of escrow. If you have interest in determining the age of the heating and cooling unit(s) go to the website: building-center.org . It is imperative that any directives we report for Review or Attention be scheduled before the end of the inspection period, because a specialist could reveal additional defects or recommend upgrades that could affect your evaluation of the property. The items listed herein are the only items inspected.

Gas Furnace(s)

GENERAL INFORMATION 88: Furnace Size: 80,000 BTU..........Location: Attic

FURNACE(S) CONDITION 89: The ambient temperature was too high on the day of the inspection to test the furnace(s). Check operation at or before your

final walk-through if weather permits -Review.


AUTOMATIC SAFETY CONTROLS90: Automatic safety controls are Satisfactory where visible (inspection limited - units not disassembled).

VENT PIPE & CAP91: The furnace vent pipe appeared Satisfactory where visible.

COMBUSTION VENTING92: The combustion venting for the gas furnace(s) appears Satisfactory.

GAS VALVE & CONNECTOR93: The gas valve(s) and connector(s) appeared Satisfactory.

Electric Air Conditioner(s)

GENERAL INFORMATION94: Unit Size: 4 Ton..........Condenser Unit Location: Ground - Northwest side of structure

CONDITION OF AIR CONDITIONER(S)95: The air conditioner(s) were Operational. We test this by evaluating the differential temperature split between the air entering the system and that coming out. This evaluation does not include extensive testing and dismantling as performed by an HVAC contractor. Consider having the system evaluated by an HVAC specialist before closing escrow or before the end of your inspection period if you desire additional protection.

GENERAL OBSERVATIONS 96: Temperature Split(s):

AUTOMATIC SAFETY CONTROLS97: Automatic safety controls are Satisfactory where visible (inspection limited - unit(s) not disassembled).


Thermostats

THERMOSTAT98: The thermostat(s) were Operational.

Distribution/Duct System

DUCT SYSTEM CONDITION 99: Ductwork full evaluation/airflow balancing is suggested. Often adjusting the registers in each room is needed to meet your

living conditions, however, at times there are additional ductwork repairs needed that can be determined by a specialist -Review.

HEATING & COOLING PRESENCE 100: Heating/cooling is supplied to all habitable rooms.

Filter(s) & Return Air Compartment

FILTER INFORMATION 101: Filter Compartment Location: Ceiling ...........Filter Condition: Satisfactory

Additional Information

GENERAL INFORMATION102: Heating and cooling units need professional maintenance on a yearly basis. Additionally, changes to federal mandates over

the years have created many problems that affect these systems. Obtain written service records for the units/ductwork and obtain a compete system evaluation now if evidence of recent assessment is unable to be verified -Consult Records.

Electrical

Our inspection includes identifying the type and capacity of the service and evaluating panels, overcurrent protection, wiring, system ground, and a representative number of switches and outlets. The panel connected load (number and amperage of circuits fed) is not confirmed to be proper as part of this inspection as it takes detailed calculations to determine and would require further evaluation by a licensed electrician or electrical engineer if desired. It is essential that any recommendations that we make be completed before the end of the inspection period 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 is strongly advised. In 2015 the Consumer Product Safety Commission specifically advised that all property owners have a licensed electrician perform a complete system evaluation and install AFCI protection especially if the property is older than 40 years old or has had renovations/additions. Prior to the end of the inspection period, be sure to also check the property electric bills for excessive cost which may indicate one or more system problems. Items such as load control devices, lightning arrestors, photovoltaic systems and timers are not inspected as part of this service. The items listed herein are the only items inspected.


Main Panel

GENERAL INFORMATION 103: Service Type: Underground ..........Location: Northwest Exterior Wall ..........Amperage: 200 amp..........Voltage:120/240 volts..........Service Conductor Type: Aluminum..........Overcurrent Protection Type: Breakers

MAIN PANEL CONDITION 104: The main electrical panel was Operational.

GENERAL OBSERVATIONS 105: There are circuits within the main panel that are not clearly labeled. Labeling is required to identify circuits and also to

expedite emergency shutdown of circuits(e.g.- circuits at general lighting should be individually labeled)-Attention.


106: Knockout(s) at the main panel enclosure are missing and should be capped -Attention.

OVERCURRENT PROTECTION CONDITION107: The overcurrent protection devices at the main panel were Operational.

SERVICE DROP/LATERAL CONDITION108: The main service type is underground and appeared Satisfactory, however, since the service is underground it is mostly concealed (inspection limited to visual riser section only).

SERVICE CONDUCTOR CONDITION 109: The service entrance conductors were in Satisfactory condition where visible.

COMPATIBILITY 110: The overcurrent protection device compatibility was Satisfactory.

GROUNDING & BONDING CONDITION 111: The electrical system grounding/bonding appeared Satisfactory where visible.

PANEL ENCLOSURE & COVER112: The latch at the main panel cover is damaged -Attention.

Distribution System

If the structure(s) were built or remodeled between approximately 1965 and 1975 there is the possibility of aluminum wiring being present. Most of the Electrical wiring is not visible for our inspection, if this is a material you are concerned about relative to the limitations of a home inspection, have a licensed electrician provide an exhaustive evaluation of the property.


DISTRIBUTION WIRING TYPE113: Wiring is copper at the 120 volt circuits and aluminum at the 240 volt circuits (OK).

DISTRIBUTION WIRING CONDITION 114: The wiring appears Operational.

SYSTEM OBSERVATIONS115: We were unable to determine if the kitchen has two separate 20 amp circuits which is a current requirement due to the high

counter-top appliance demands of a modern kitchen - Review.

OUTLETS116: The representative number of electrical outlets tested were Operational (polarity and ground correct).

SWITCHES & LIGHTING117: The electrical switches and lighting were Operational.

118: Unidentified switches exist at the property, this is a common condition that the occupant can often help identify -Review.

GFCI OUTLETS119: Some kitchen outlets do not have GFCI protection. Current building standards require GFCI protection at all kitchen

countertop outlets; installation is suggested as a safety upgrade (check all) -Review.

Interior

Our inspection includes the visually accessible areas of walls, floors, cabinets and counters, including the testing of a representative number of windows and doors. We do not evaluate window treatments, move furniture, lift carpets or rugs, empty closets or cabinets, and we do not comment on cosmetic deficiencies or wear and tear that is consistent with the age of the materials (cracks, chips, nail pops, stains, etc.). A number of environmental pollutants can exist in a building such as asbestos, carbon monoxide, radon, gases emitted by Chinese drywall and a variety of molds and fungi that require specialized equipment to detect, which is beyond our expertise and the scope of our service. It is also recommended that the age of smoke and carbon monoxide detectors are reviewed, these items do have industry standard life span requirements. Smoke detectors generally have a ten year and carbon monoxide detectors a five year life expectancy. Normally the manufactured date is located on the back side of the detector, checking these dates is not performed during the inspection and beyond the scope of the inspection. WE SPECIFICALLY ADVISE THAT IF YOU HAVE ENVIRONMENTAL, AIR QUALITY, CHINESE DRYWALL OR MOLD CONCERNS THAT YOU HAVE TESTING PERFORMED BY EXPERTS PRIOR TO THE END OF YOUR INSPECTION PERIOD. Ancillary systems that are not listed herein are outside the scope of this inspection and therefore not inspected unless stated otherwise. The items listed herein are the only items inspected.

Exterior Doors

EXTERIOR DOOR CONDITION120: The exterior doors were Operational.


Interior Doors

INTERIOR DOOR CONDITION121: Maintenance/repairs are needed at the interior doors, consult a qualified professional to service as needed -Attention.

OBSERVATIONS122: Interior door(s) would not latch properly, service is needed -Attention. (e.g.- northeast bedroom)

Windows

WINDOW CONDITION123: The windows inspected were Operational.

OBSERVATIONS124: The window tracks need to be cleaned -Attention.

Walls & Ceilings

WALL & CEILING CONDITION125: The accessible walls and ceilings were in overall Satisfactory condition.

Floors

FLOOR CONDITION126: The accessible floors were in overall Satisfactory condition.

Safety Matters

SAFETY MATTER OBSERVATIONS127: The smoke detector tested had an Operational button and audible signal.

Restrictions

INSPECTION RESTRICTIONS 128: Screens/window treatments are installed and/or the windows are dirty which restricts our evaluation of the window

assemblies, perimeters, and glass -Review.

Kitchen

Our evaluation of the kitchen consists of a visual inspection of the cabinets, counters, and sinks as well as a cursory review of the standard built-in appliances listed herein. Free standing appliances as well as any ancillary systems not listed herein are not inspected unless stated otherwise. The items listed herein are the only items inspected.

Cabinets & Counters

CABINET CONDITION 129: The kitchen cabinets were in overall Satisfactory condition.

COUNTERTOP CONDITION130: The kitchen countertops were in overall Satisfactory condition.

Sink

SINK CONDITION131: The kitchen sink was Operational (fixtures & faucets).

Garbage Disposal

GARBAGE DISPOSAL CONDITION132: The garbage disposal was Operational.


Dishwasher

DISHWASHER CONDITION 133: The dishwasher(s) were Operational.

Range-Oven Combo

GENERAL INFORMATION 134: Range Type: Electric ..........Oven Type: Electric

RANGE & OVEN CONDITION 135: The range-oven combo unit(s) were Operational.

Kitchen Exhaust

EXHAUST VENT CONDITION136: The kitchen exhaust vent(s) were Operational.

Microwave

MICROWAVE CONDITION 137: The microwave(s) were Operational.

Bathrooms

Our evaluation of the bathrooms consists of a visual inspection of the cabinets, counters, sinks, tubs, showers, bidets and toilets. We do not leak test shower pans or operate steam showers and saunas. If the property has tub/shower assemblies over 25 years old BUDGET FOR IMMINENT REPLACEMENT. The items listed herein are the only items inspected.

Cabinets & Counters

BATHROOM CABINET CONDITION138: The bathroom cabinets were in overall Satisfactory condition.

OBSERVATIONS 139: The bathroom sink cabinet is not adequately secure to the wall -Attention. (e.g.- hall bathroom)

BATHROOM COUNTERTOP CONDITION 140: The bathroom countertops were in overall Satisfactory condition.

Sinks

SINK CONDITION141: The bathroom sinks were Operational.

Tubs & Showers

TUB & SHOWER CONDITION142: The tubs and showers were Operational.

Toilets

TOILET CONDITION143: The toilets were Operational.

Ventilation

BATHROOM VENTILATION CONDITION144: The bathroom exhaust fan(s) were Operational.


Inspection Coverage

APPLIES ONLY TO A STANDARD FULL HOME INSPECTION145: The below is included FREE with every Standard Full Home Inspection with follow-up Concierge service. Coverage is provided by, and claims must be submitted to: Residential Warranty Services (800) 544-8156 or http://submityourclaim.net unless otherwise noted.

RECALL-CHEK. If a manufacturer designs a dangerous product, they must recall that item and fix it free of charge. We provide a separate report on potential recalls for the major appliances and email the Client monthly recall status updates. For more information call (888) 854-0798.

90 DAY MECHANICAL & STRUCTURAL WARRANTY. This limited written mechanical and structural warranty has no deductible on items found to be in working condition at the time of the inspection. This warranty works in conjunction with other home warranties and is good for 90 days from the inspection or 22 days past closing, whichever is longer. Learn More - Click

SEWER/GARD. You are provided with 90 days from the inspection or 22 days past closing, whichever is longer, of Sewer Line Protection and Main Water Supply Line Protection with every standard home inspection. Worry less about main underground water line breaks and sewer line collapses while having this coverage. Learn More - Click

MOLD/SAFE. Coverage is provided for remediation if mold is present that was not found during the inspection. Breath easier knowing that we provide this coverage for a full 90 days from the inspection or 22 days past closing, whichever is longer. Learn More - Click

NXT STRUCTURAL WARRANTY. Provides 6 months of coverage on an array of the building structural components. It even has engineering cost coverage. Learn More - Click

PLATINUM ROOF LEAK PROTECTION PLAN. Covers roof leak repairs for 5 years from the date of the inspection to residential roof types including shingles, metal roofs, tile roofs and non-commercial flat roofs. Coverage is even transferrable if you sell the home. Learn More - Click

TERMITE PROTECTION PLAN. Provides one full year of coverage to treat any new subterranean termite infestation at the home if we are hired to perform the termite inspection and no evidence of infestation existed at the property at the time of the termite inspection. Rest assured knowing that if subterranean termites show up, you will be provided with follow-up treatment because you had Advantage Inspection Service perform the inspection. This coverage is provided by, and claims must be submitted to: Action Termite Control (623) 780-3132. Learn More - Click

http://submityourclaim.net

https://www.azinspect.com/wp-content/uploads/2017/01/90-Day-PLUS-Warranty.pdf

https://www.azinspect.com/wp-content/uploads/2017/01/Advantage-Inspection-Service-SewerGard.pdf

https://www.azinspect.com/wp-content/uploads/2017/01/Advantage-Inspection-Service-Mold-Safe.pdf



https://azinspect.com/wp-content/uploads/2019/03/NXT-Structural-Full-Policy.pdf

https://www.azinspect.com/wp-content/uploads/2017/01/Advantage-Inspection-Service-Roof-Protection-Plan.pdf

https://www.azinspect.com/wp-content/uploads/2017/01/Advantage-Inspection-Service-Termite-Warranty-Agreement.pdf


Inspection Report Summary

This Summary is intended to provide a convenient and cursory preview of the conditions and components that we have identified within our report as some of the important items. It is not comprehensive and reading the entire report is absolutely essential. An endorsement of the condition of components or features that do not appear in this summary is not to be implied. Also, the service or further review recommendations that we make in this summary and throughout the report should be completed well before the end of the inspection period by licensed specialists, who may identify additional defects or recommend upgrades that could affect a purchasers evaluation of the property. Note: See main report section for important additional Information/Photographs specific to this property.

CRITICAL KEY TO TERMS AND SYMBOLS USED IN THE REPORT:

"Functional", "Satisfactory" or "Operational" - The system or component was functional on the day of the inspection. Evidence of past or present defects or additional notations may be present, however, the item functioned on the day of the inspection within the limits of its age.

"Attention" - Corrections are needed to bring the system or component to a fully satisfactory and/or safe condition. Consult a qualified professional for a complete evaluation of the system or component prior to the end of the inspection period or close of escrow and make corrections as needed.

"Review" - Condition confirmation was not made during our visual observation and/or a notable condition or safety issue exists that you should be aware of. Complete evaluation is needed prior to the end of the inspection period or close of escrow.

"Monitor" - Item or condition should be monitored or corrected as required. Consult a qualified expert prior to the end of the inspection period or close of escrow to identify possible upcoming repair or replacement options and costs.

"Consult Records" - Obtain past written history and performance details and/or other general information. If you are unable to locate adequate information, then consult an expert for complete evaluation prior to the end of your inspection period or close of escrow.

= THIS NOTATION IS IMPORTANT - DO NOT IGNORE (CAREFULLY READ THE ENTIRE REPORT).

E.G. - This is the abbreviation "example given". Normally used in report comments to identify the location of a noted discrepancy or observation. Do not interpret that the "e.g." locations are the only areas in which an issue exists, it is only used to identify example(s) of the reported condition.

*** TAKE THE TIME TO REVIEW THE ENTIRE REPORT - DO NOT ONLY READ THE SUMMARY, IMPORTANT NOTATIONS EXIST IN THE BODY OF THE FULL REPORT***

Site - Exterior ElementsFENCES & GATES

s-14: We observed loose top course blocks at the fence (check all) -Attention. (e.g.- northeast fence)


s-15: Sections of the fence are cracked -Attention. (e.g.- northeast fence)

s-16: We observed damaged boards at the gate(s) -Attention. (e.g.- southeast fence)

Structure - Concrete Slab FoundationSLAB-FOUNDATION OBSERVATIONS

s-18: Concrete damage was observed at wall anchor areas at the concrete foundation, consult a qualified foundation specialist -Attention. (e.g.- northwest wall)

Northwest wall at entry


Structure - Exterior WallsWALL CLADDING CONDITION

s-23: Caulk/seal/repair all cracks, gaps and openings at walls (often found at perimeters of windows, doors, light fixtures, electrical outlets, various penetrations and transition areas) -Attention.

EAVES, FASCIA, SOFFITS & TRIMs-24: Water stains/damage was observed at the eaves indicating a past/present roof leak. You should obtain leak history/repair

documents or have a specialist make corrections as needed -Review. (e.g.- southeast wall)

Attic & Roof - Concrete Tile RoofCONCRETE TILE ROOF CONDITION

s-37: The concrete tile roof appears to be in need of maintenance/repairs. Consult a licensed roofer to make corrections as needed -Review.

Light fixtures


OBSERVATIONSs-40: We observed approximately 2 broken roof tiles needing repair or replacement -Attention.

s-41: We observed displaced roof tiles that need to be re-positioned and secured -Attention.

s-42: Mortar pack flashings at the transition areas of the tiled roof are damaged, correction is needed -Attention.

Northwest side Southwest side

Northwest side Southeast side


s-43: We observed missing roof tiles needing replacement -Attention.

s-44: Tiles next to ridges/hips have exposed fasteners which can allow moisture to penetrate, correction is needed -Attention.

Northwest side at garage

At ridge areas At ridge areas


s-45: There are displaced concrete tiles, some of which have exposed the underlayment, which is now deteriorated. These tiles and the underlayment should be serviced by a licensed roofer-Attention.

Attic & Roof - Flashing-PenetrationsFLASHING CONDITION

s-48: Storm collar(s) are not installed on the gas appliance vent(s) at the roof level. These collars seal around the vent pipe at the top of the roof flashing and are required under current standards to prevent moisture infiltration; consider adding -Attention.

Parking - GarageOVERHEAD DOORS

s-49: A spring is broken on the garage door, which should be replaced as soon as possible -Attention.

Southeast side


FIRE WALL & CEILINGs-51: The attic access scuttle cover is not fire resistant -Review.

GARAGE MISCELLANEOUSs-55: Stem wall efflorescence/finish deterioration was observed, this could be caused by high chloride content in the soil which

may be problematic long term -Review.

Laundry - Laundry Area CommentsDRYER VENT

s-59: Dryer vent cleaning is recommended for effective dryer operation and safety -Attention.

s-60: The dryer vent is a flexible type that traps lint more easily than a smooth metal type (trapped lint can become a fire hazard). Upgrading to a rigid vent pipe should be considered -Review.


Plumbing - Distribution PipingDISTRIBUTION PIPING SUPPORTS

s-71: Supports at the distribution piping are missing, correction is needed -Attention. (e.g.-northeast wall)

Electrical - Main PanelGENERAL OBSERVATIONS

s-105: There are circuits within the main panel that are not clearly labeled. Labeling is required to identify circuits and also to expedite emergency shutdown of circuits(e.g.- circuits at general lighting should be individually labeled)-Attention.

s-106: Knockout(s) at the main panel enclosure are missing and should be capped -Attention.


PANEL ENCLOSURE & COVERs-112: The latch at the main panel cover is damaged -Attention.

Electrical - Distribution SystemSYSTEM OBSERVATIONS

s-115: We were unable to determine if the kitchen has two separate 20 amp circuits which is a current requirement due to the high counter-top appliance demands of a modern kitchen - Review.

GFCI OUTLETSs-119: Some kitchen outlets do not have GFCI protection. Current building standards require GFCI protection at all kitchen

countertop outlets; installation is suggested as a safety upgrade (check all) -Review.

Interior - Interior DoorsOBSERVATIONS

s-122: Interior door(s) would not latch properly, service is needed -Attention. (e.g.- northeast bedroom)

Bathrooms - Cabinets & CountersOBSERVATIONS

s-139: The bathroom sink cabinet is not adequately secure to the wall -Attention. (e.g.- hall bathroom)

confidential inspection report · because experts may discover additional defects that could affect...

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