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Jack's Home Inspections, LLCProperty Inspection Report

Jack's Home Inspections, LLCProperty Inspection Report

Cover Page

10225 N. 81st St., Chandler, AZ 85888Inspection prepared for: David C. Smith & Sally F. Smith

Real Estate Agent: Jimmy John - XYZ Realty

Date of Inspection: 11-23-2015SAMPLE REPORT #3 (112315A)

Inspector: Jack FernstrumAZ BTR Reg. #60008, IAC2 Mold Certified

8707 E. San Lucas Dr., Scottsdale, AZ 85258Phone: 602-430-8215

Jack's Home Inspections, LLC 10225 N. 81st St., Chandler, AZ

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Table of Contents

Introduction 2

Conventions and Terms 3

Summary 4

Inspection and Site Detail 6

Structural Components 8

Exterior 10

Grounds 12

Garage 15

Roofing 17

Plumbing 21

Electrical 23

Heating and Air Conditioning 26

Water Heater 29

Interior 31

Bedrooms 34

Bathrooms 36

Kitchen 38

Laundry 42

Insulation and Ventilation 44

Pool 46

Irrigation N/A

Glossary 50

Limitations and Exclusions 52

Code of Professional Conduct 55

Homeowner's Guide 56


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Dear Client, Jack’s Home Inspections, LLC, (Jack’s), is pleased to have been chosen to perform your home inspection. The purposeof this inspection is to provide you, our client, a better understanding of the property condition on the day of theinspection by providing pertinent information that will help you make a more informed acquisition decision. The scope ofthe inspection and report is a limited visual inspection of the general systems and components of the home to identifyitems that may be in need of repair or replacement. Jack’s makes every effort to perform all inspections in compliancewith the Arizona Standards of Professional Practice for Home Inspectors (AZ ASHI). A copy of these Standards isavailable at: http://www.acsillc.com/AZ ASHI Standards of Practice.pdf. We inspect the readily accessible, visuallyobservable installed systems and components of a home as designated in the AZ ASHI Standards--except as may benoted in the “Limitations and Exclusions” section that follows. These standards define the scope of a home inspection. Clients sometimes assume that a home inspection will include many things that are beyond the scope. We encourageyou to read the AZ ASHI Standards of Practice so that you clearly understand what things are included in the homeinspection and in the report. The report is effectively a snapshot of the house--recording the conditions at a designatedtime on a given date. Home inspectors cannot predict future behavior and, as such, cannot be responsible for things thatoccur after the inspection. If conditions change, we are available to revisit the property and update our report. This report is not intended to reflect the value of the property or to represent the advisability of purchase. Not allimprovements or problems will be identified during this inspection; however, every effort will be made to do so. Someunexpected repairs should always be anticipated. This inspection is not a guarantee or warranty of any kind. This Property Inspection Report contains observations of those systems and components that in the professionaljudgment of the inspector are not functioning properly, are significantly deficient, unsafe, or are at or near the end of theirexpected service lives. If the cause of the deficiency is not readily apparent, the suspected cause or reason why thesystem or component is at or near the end of its expected service life is reported. Appropriate recommendations forcorrection or monitoring will be made. When systems or components designated in the AZ ASHI Standards are presentbut are not inspected, the reason(s) the item(s) is not inspected is reported. The report has been prepared exclusively for you, our client. No use by third parties is intended. We will not beresponsible to any parties for the contents of the report, other than to you, our client. Again, thanks very much for the opportunity of conducting this inspection for you. Should you have any questions, pleasecall or email us. Sincerely,Jack’s Home Inspections, LLC Jack FernstrumBTR Reg. #[email protected]


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Conventions and Terms Used in this Report Use of Photos: Your report includes many photographs that are intended as a courtesy and are included for your information. Some willhelp clarify where the inspector has been, what was looked at and the condition of the system or component at the timeof the inspection. Others may be of deficiencies or problem areas. Together, the photos will help you better understandwhat is documented in this report and may allow you to see areas or items that you would not normally see. Not allproblem areas or conditions will be supported with photos. Text Color Significance: Black text: denotes general observations, information or descriptive comments regarding the condition of the systemsand components installed on the property. These include comments on deficiencies that are less than significant,comments that further expand on significant deficiencies or comments regarding recommendations, routine maintenance,tips and other relevant resource information. Red text: denotes comments on significant deficient systems/components or safety concerns and conditions that requirerelatively immediate attention, repair or replacement. These comments are also included in the Report Summary. Comment Key or Definitions: Inspected: The item, system or component was visually inspected and is rated in the “Rating Box” found at the left side ofthe report pages. Comments may or may not be included. The ratings are listed and defined below: Good: The item, system or component appeared to be functioning as indicated, is well maintained and shows less thannormal wear and tear or is in a like-new condition. Fair: The item, system or component is considered serviceable considering normal wear and tear. RR (Repair or Replace): The item, system or component may or may not be considered serviceable, is near the end ofits useful life, is unsafe and repair or replacement by a qualified professional is recommended. NI (Not Inspected): The item, system or component was not inspected and no representation as to whether or not it wasfunctioning as intended is made. The reason for not inspecting is stated. None: This item, system or component is not on the property or in the building. Repair as Needed: It is recommended that the item, system or component be repaired or replaced and suggest asecond opinion or further inspection by a qualified professional. Safety Concern: Denotes a condition, system or component that is considered potentially harmful or dangerous due toits presence or absence. Deferred Cost: Denotes an item, system or component that is near or has reached its normal service life expectancy orshows indications that it may require repair or replacement anytime within the next five (5) years. Improve: Denotes improvements that are recommendations but not required. These may be items identified for upgradeto modern construction and safety standards. FYI: Denotes additional information and/or explanation of conditions, safety information, cosmetic issues and useful tipsor suggestions for home ownership. May also include additional reference information with web links to sites withexpanded data on your specific installed items, systems or components and important consumer product information.


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Report SummaryReport Summary

xxx

The summary reflects the opinion of the inspector and consists of potentially significant findings.These findings may include safety hazards, deficiencies requiring major expenses to correct, oritems that should receive extra attention. It is important that you review the entire report because thesummary does not list all the findings and does not explain all the issues. It is highly recommendedthat a qualified professional complete all repairs. It is recommended that you obtain copies of allreceipts, warranties and permits (documentation) for the work performed.xxxGaragePage 15 Item: 6 Reverse Status &

Balance• SAFETY HAZARD--The east door requires a great deal ofresistance to trigger the auto-reverse mechanism.Recommend adjusting the opener for proper reverse tensionon both doors.• SAFETY HAZARD--The balance on both doors should beadjusted so the doors will hold themselves in the half openposition.

Page 15 Item: 7 Cabinets • SAFETY HAZARD--Cabinets on the south wall should bechecked by a qualified professional to make sure they arelevel and secure and that all doors properly line up and fullyclose. Arrow indicates area where cabinet is pulling awayfrom the ceiling.

PlumbingPage 21 Item: 4 Functional Flow • There was fair functional flow at time of inspection in all

faucets except in kitchen and game room. In bathroom #2 thefunctional flow varied from poor to fair at various times duringthe inspection. Recommend evaluation by qualifiedprofessional.

Page 21 Item: 6 Cross Connections • HEALTH HAZARD--The dishwasher did not have a high-loop.• HEALTH HAZARD--The hose bibs did not have backflowpreventers.• Without an adequate dishwasher high loop and/or nobackflow preventer(s), there is the possibility of crossconnection and contamination which is a serious healthhazard--recommend repair by qualified professional.

BathroomsPage 36 Item: 6 Faucets and

Fixtures• Recommend checking functional flow in #2 because the flowvaried at different times.• Shower in Master #1 had a loose pin in one control and aconnection leak in the shower on a flex line. These itemsshould be evaluated by a qualified professional.

KitchenPage 38 Item: 3 Faucets and

Fixtures• Hot faucet handle on sink was very difficult to turn and faucethad poor functional flow. Recommend repair or replacementby qualified professional.

Page 40 Item: 8 Microwave • Microwave exhaust fan was very noisy. Recommendrepair/replacement by qualified professional.

Insulation and Ventilation


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Page 44 Item: 1 Insulation • MAINTENANCE--The yellow box in the photo below shows alarge area that is missing insulation. This results intremendous attic heat encroachment into the home in summerand heat loss in winter. Most summer attic temperaturesrange from 140 degrees to 170 degrees and the uninsulatedarea acts like a radiant heater. Recommend insulation beadded by qualified professional to reduce heating/coolingcosts.• MAINTENANCE--An average R-factor of 2.6/inch forfiberglass insulation and approximately 10.5" of insulationequates to an average R-factor of approximately R-27. Therecommended minimum R-factor today is R-38. Therefore, itis recommended that a minimum 5" additional blown-infiberglass insulation be added to reduce heating and coolingcosts.

PoolPage 47 Item: 6 Electrical

Components• Recommend having an electrician check and repair ifconduit is required for wires to pool features on west wall.


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Inspection and Site Details F;LKANSDF; LKA;SLDF ASDLKF ;ASD ASDL NF;A SDF AS;L DF;LK JASD FAS DF S DF LA;SDJ;F A;SJDF;L AS;DL FA SDF A SD FAL;KSJ DFASD FAS DF ASD/LF JASD F SD FAS DLFJ

1. Inspection DateFebruary 11, 2016

2. Inspection TimeStart: 8:00 AM • End: 2:30 PM

3. Inspection Cost$575.00

4. AttendanceClient present • Buyer Agent present

5. Home TypeDetached one story single family home.

6. Garage/CarportAttached, 4 Vehicle

7. Age of Home or Year Built2007 (9 Years)

8. Square Footage4,888 sq. ft.

9. Lot SizeApproximately 19,543 sq. ft./.448 acres

10. Home FacesFor the purpose of this report the building is considered to be facing east.

11. Bedrooms and BathroomsNumber of Bedrooms: 5 • Number of Bathrooms: 5 Full Baths 1 Half Bath

12. OccupancyVacant

13. TemperatureTemperature at the time of the inspection was approximately 57 degrees.

14. Weather ConditionsOvercast

15. Ground/Soil Surface ConditionsDry

16. Rain in Last 3 DaysNo


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17. Security SystemComment: Security system was noted. The inspector did not inspect thesecurity system because they are outside the scope of the AZ ASHIStandards of Professional Practice for Home Inspectors.


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Structural Components xx

This section describes the foundation, floor, walls, ceiling and roof structures. Inspectors are requiredto inspect and probe the structural components of the home, including the foundation and framing,where deterioration is suspected or where clear indications of possible deterioration exist. Probing isnot done when doing so will damage finished surfaces or when no deterioration is visible orpresumed to exist. Inspectors are NOT required to offer an opinion as to the structural adequacy ofany structural systems or components or provide architectural services or an engineering orstructural analysis of any kind. Despite all efforts, it is impossible for a home inspection to provideany guarantee that the foundation and the overall structure and structural elements of the buildingare sound. If the client is concerned with any items in this section, it is suggested that a structuralengineer be consulted to independently evaluate any specific concern or condition prior to making afinal purchase decision.--

1. FoundationGood Fair RR NI None

✔Condition:• Functional

2. Floor StructureGood Fair RR NI None

✔Type:• ConcreteCondition:• The concrete floor was only visible in the garage because of floor coveringthroughout the home.• Functional

3. WallGood Fair RR NI None

✔Type:• Wood framedCondition:• Walls appeared to be functional.

4. ColumnsGood Fair RR NI None

✔Type:• Columns were wood framed with stucco cladding.Condition:• Columns were functional.

5. Roofs and CeilingsGood Fair RR NI None

✔Type:• The roof and ceilings were supported by a truss frame system.Condition:• Truss system appeared functional.


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6. How ObservedObservation:• The inspector fully accessed attic for observation.


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Exterior xThe exterior of the home was inspected; and while the inspector made every effort to find all areas ofconcern, some areas can and may go unnoticed. The inspector visually observed the areas listed inthis section. Please be aware that the inspector has your best interest in mind. Anyrepairs/replacements should be completed by a qualified professional.XXXX

1. Wall CladdingGood Fair RR NI None

✔Type:• Walls had stucco cladding.Condition:• Wall cladding appeared to be functional.

2. Flashing and TrimGood Fair RR NI None

✔Condition:• Flashings and trim were functional.

3. Entry DoorsGood Fair RR NI None

✔Observations:• Front entry door and security door were steel and all other entry doors werewood.• All doors were functional.• Doorbell was functional.

Front steel security door Main entry

4. WindowsGood Fair RR NI None

✔Type:• Aluminum dual pane windowsCondition:• There were screens with all windows.• Windows were functional.

5. PatioGood Fair RR NI None

✔Materials: Pavers were used as the patio floor.


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6. Decks, Balconies and StepsGood Fair RR NI None

✔

7. Porch, Areaway and RailingsGood Fair RR NI None

✔

8. Eaves, Soffits and FasciaGood Fair RR NI None

✔Condition:• Eaves, soffits and facia were encased in stucco cladding and appeared tobe functional.

Enclosed eaves, soffits & fascia


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Grounds xGrading and drainage are probably the most significant aspects of a property, simply because of thedirect and indirect damage that moisture can have on structures. Enormous damage has resultedfrom moisture and expansive soils. Also, there should be gutters and downspouts with splash blocksthat discharge away from the building. Minor settlement or “hairline” cracks in driveways/walkwaysor even foundations are normal to properties of any age. They should, however, be monitored forexpansion and sealed as necessary. Vegetation too close to the home can contribute to foundationdamage, branches abrading the roof and siding, and leaves providing a pathway for moisture andinsects into the home.xxx

1. Driveway and WalkwayGood Fair RR NI None

✔Type:• Driveway and walkways were pavers.Condition:• Driveway in good shape for age and wear. No deficiencies noted.• Sidewalks in good shape with no trip hazards (1" or less offset) at time ofinspection.

2. Grading and DrainageGood Fair RR NI None

✔Condition:• No major safety or function concerns noted at time of inspection.

3. VegetationGood Fair RR NI None

✔Observation:• Maintenance Tip: When landscaping, keep plants and trees at least 6" fromhouse siding and windows. Keep trees and tree roots away from foundation,siding and roof. Plants in contact with or in close proximity to the home canprovide pathways for wood destroying insects and abrade and damagesiding, screens and roofs.

4. GateGood Fair RR NI None

✔Type:• Wrought iron with wood slatsCondition:• Vehicle and man gates were functional.

West side vehicle and man gates South side man gate


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5. Fencing and Retaining WallsGood Fair RR NI None

✔Type:• Block fence with stucco cladding noted.Condition:• Appeared serviceable at time of inspection.

Block wall with stucco cladding

6. SprinklersGood Fair RR NI None

✔Condition:• The home had six sprinkler zones in front and six in back.• Home was equipped with an underground sprinkler system. The inspectorrecommends client consult with homeowner for operation instructions.Sprinkler systems are beyond the scope of a Home Inspection, becausemost of its parts/piping are not visible for inspection.

7. AmenitiesGood Fair RR NI None

✔ ✔Kind: Natural gas fireplace in BBQ area • BBQ entertainment area • Fountainin the front entry area. • Beautiful swimming poolObservations:• Fireplace and built-in BBQ were functional at time of inspection.• Fountain was empty with the water turned off; therefore, it was notinspected.


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Outside fireplace under pergola BBQ area

Fountain in front entry


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Garage xInterior components of the garage are inspected for function, excessive wear and need for repair.The vehicle door safety features including the electric eye, auto-reverse and door balance are tested.In some cases, all or portions of these components may not be visible or accessible for inspectiondue to the homeowners' possessions.--

1. FloorGood Fair RR NI None

✔Type:• Epoxy coated prestressed concrete floor noted.Condition:• Floor was functional.

2. Vehicle DoorsGood Fair RR NI None

✔Type:• Two 16' insulated steel doors noted.Condition:• No major deficiencies observed on garage door.

3. Other DoorsGood Fair RR NI None

✔Condition:• There was a functional man door from the garage to the outside.

4. Fire DoorGood Fair RR NI None

✔Condition:• Door from garage into the house was self-closing and fire rated.

5. Opener - TypeGood Fair RR NI None

✔Type:• LiftMaster 3/4 HP chain drive openers noted.

6. Reverse Status & BalanceGood Fair RR NI None

✔Condition:• Auto reverse, electric eye and balance were functional on west 16' door.• SAFETY HAZARD--The east door requires a great deal of resistance totrigger the auto-reverse mechanism. Recommend adjusting the opener forproper reverse tension on both doors.• SAFETY HAZARD--The balance on both doors should be adjusted so thedoors will hold themselves in the half open position.

7. CabinetsGood Fair RR NI None

✔Observations:• SAFETY HAZARD--Cabinets on the south wall should be checked by aqualified professional to make sure they are level and secure and that alldoors properly line up and fully close. Arrow indicates area where cabinet ispulling away from the ceiling.


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Door requires repair/replacement. Doors require adjustment or repair.


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Roofing xRoofs are visually inspected from the ground, from a ladder (if a one-story structure), with a drone orfrom walking the roof, unless it is deemed by the inspector to be a safety issue. What remains true ofall roofs is that it is virtually impossible for anyone to detect a leak except as it is occurring or byspecific water tests, which are beyond the scope of this report. It is also impossible to determine theintegrity of a roof without performing an invasive inspection and/or where there is an absence ofobvious defects. The inspector makes no warranty as to the remaining life of this roof or relatedcomponents.--

1. Roof CoveringGood Fair RR NI None

✔Type:• Multi-layered clay roof tiles noted.• Rolled roofing over patio noted.Condition:• The home had a very intricate roofing system.• There were a few cracked or broken tiles noted.• The clay tile roof was functional.• Rolled roofing over patio appeared functional.

Drone photo of roof Three layers of clay tile

Complex roofing system Complex roofing system


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Broken top tile Broken tiles

Broken tile Rolled roofing over patio

2. Drainage SystemsGood Fair RR NI None

✔Observation:• The roof appeared to have functional drainage.


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Valley flashing Valley flashing

Valley flashing

3. Flashings and PenetrationsGood Fair RR NI None

✔Condition:• Flashings and penetrations appeared functional.


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Broken tile, sewer vent & exhaust vent

4. SkylightsGood Fair RR NI None

✔

5. ChimneysGood Fair RR NI None

✔Condition:• Note the chimneys protruded above the chimney cap and the stoneperimeter (with drainage holes) hid the exposed chimney stacks from view.• Chimneys appeared functional.

L/R and master bdrm. chimneys

6. Evidence of LeakingGood Fair RR NI None

✔Observations:• There was no evidence of current or prior leaking in attic.

7. How ObservedObservations: Inspector used a drone to examine the roof. The roof wis claytile and could not be walked on.


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Plumbing xx

The inspector is required to visually inspect the items listed in this section. If repairs arerecommended, some simple plumbing repairs, such as a sink trap replacement, can be performed bya competent handyman. However, more complex issues should be repaired by a licensed plumber.All gas related issues should only be repaired by a licensed plumbing contractor, since personalsafety is involved.xxx

1. Supply and Distribution PipingGood Fair RR NI None

✔Type:• 1 1/4" exterior copper supplyCondition:• Copper piping appeared functional.

2. Water Supply LeaksGood Fair RR NI None

✔ ✔Observations:• No water supply leaks noted.• Front, south side hose bib sprayed water at backflow preventer.Recommend adjusting backflow preventer.

3. Support and InsulationGood Fair RR NI None

✔Condition:• Supports and insulation were functional.

4. Functional FlowGood Fair RR NI None

✔ ✔Observations:• There was fair functional flow at time of inspection in all faucets except inkitchen and game room. In bathroom #2 the functional flow varied from poorto fair at various times during the inspection. Recommend evaluation byqualified professional.

5. Water PressureGood Fair RR NI None

✔Observations:• The water pressure tested at 60 psi.• The water pressure was within the recommended 60-80 psi range.

6. Cross ConnectionsGood Fair RR NI None

✔Observations:• HEALTH HAZARD--The dishwasher did not have a high-loop.• HEALTH HAZARD--The hose bibs did not have backflow preventers.• Without an adequate dishwasher high loop and/or no backflow preventer(s),there is the possibility of cross connection and contamination which is aserious health hazard--recommend repair by qualified professional.


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No backflow preventer south side No backflow preventer north side

No high loop on dishwasher drain

7. Waste and Vent PipingGood Fair RR NI None

✔Materials: ABS Plastic

Observations:• Appeared functional.

8. Functional DrainageGood Fair RR NI None

✔Observations:• Determined by filling each fixture and visually observing how the fixturedrains.

9. Drain LeaksGood Fair RR NI None

✔Observations:• No drain leaks were observed.


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Electrical x

The inspector conducted a visual inspection of the items listed in this section for wear, function, rust,scorched insulation, proper breaker/fuse size, grounding and poor wiring methods. The inspector didnot perform load calculations to determine if the electrical system can meet the electrical demands ofthe home. A licensed electrician should evaluate the electrical findings identified in this reportbecause they may identify additional deficiencies that could not be discovered during the homeinspection.x1. Type ServiceGood Fair RR NI None

✔Type:• Underground lateral serviceCondition:• Appeared functional.

2. Service ConductorGood Fair RR NI None

✔Type:• CopperCondition:• Appeared functional.

3. Service GroundGood Fair RR NI None

✔Condition:• Appeared functional.

4. Protection DevicesGood Fair RR NI None

✔Type:• BreakersCondition:• Breakers appeared functional.

5. Main and Distribution PanelsGood Fair RR NI None

✔Location:• Main panel was located on east end of the south side of home.• Sub panel for north portion of home was in the garage.• Sub panel for pool was located on west end of the south side of home.Condition:• Cutler Hammer panels• Panels appeared to be in functional condition.


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400 amp/230 volt panel 200 amp/230 volt sub panel in garage

Sub panel for pool equipment

6. Service Amperage/VoltageMain panel was 400 amps/230 volts. • Garage sub panel was 200 amps/230volts. • Pool sub panel contained two 40 amp breakers and one 20 ampbreaker.

7. Branch Circuit ConductorsGood Fair RR NI None

✔Condition:• Branch circuits were in functional condition.

8. Aluminum Branch Circuit WiringGood Fair RR NI None

✔Condition:• Aluminum wires to sub panels had antioxidant grease as required andappeared functional.


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Aluminum wire with antioxidant grease

9. CompatibilityGood Fair RR NI None

✔Condition:• Breakers were sized properly.

10. Lights and SwitchesGood Fair RR NI None

✔Condition:• Representative number of lights and switches tested functional.

11. Receptacles, Polarity and GroundGood Fair RR NI None

✔Condition:• Representative number of outlets had correct polarity and good grounds.

12. GFCIsGood Fair RR NI None

✔Condition:• All interior outlets that should be GFCI protected were GFCI protected.• All exterior outlets were GFCI protected.• A representative number of all GFCI outlets tested functional.


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Heating and Cooling xxxThe heating and air conditioning (often referred to as HVAC) is the climate control system for thestructure. The goal of these systems is to keep the areas of the home at a comfortable temperaturewhile maintaining indoor air quality and keeping maintenance costs at a minimum.--After visually observing the heating, cooling and air handling equipment, the inspector will usuallytest the heating and cooling using the thermostat or other controls. For a more thorough investigationof the system, please contact a qualified HVAC service professional. According the United StatesDepartment of Energy, the typical central air conditioning system has a life expectancy of 13-15years. However, this is a broad range that covers data coming in from all 50 US States. In Arizona,due to the extreme heat, weather conditions and other factors, the typical AC unit life expectancy canbe reduced by as much as 20% resulting in an average life of 10–12 years. To maximize theefficiency and life of the HVAC equipment, Jack's highly recommends that a standard seasonalService and Maintenance Contract with an HVAC contractor be obtained. MMMMMDFHSDKFJSDKJFHSDLKFHSDLKHFSDLKFHLDSKHFKHLSDKFHLSKDFH1. EquipmentGood Fair RR NI None

✔Type:• There were three American Standard air conditioners outside and threefurnace/air handler units in the attic.Comments:• The three air conditioners were:1. American Standard 5-ton unit manufactured in May of 2007. (S/N: 7205L9AIF; Model #2TWZ9060B1000BA)2. American Standard 3-ton unit manufactured in August of 2007. (S/N: 73148GU1F; Model #2TWZ9036B1000BA)3. American Standard 4-ton unit manufactured in Aprip 2007. (S/N: 7153KWW1F; Model #2TWZ9048B1000BA)• The last photo below is of a typical 'American Standard' furnace/air handler(1 of 3 units) in the attic.

South side: 4-ton (left), 3-ton (right) North side 3-ton

http://energy.gov/energysaver/articles/central-air-conditioning


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1 of 3 Air handlers in attic (Typical)

2. ThermostatsGood Fair RR NI None

✔Condition:• Functional at the time of inspection.

3. Heating and Cooling SplitsGood Fair RR NI None

✔Observations:• The heating split was 79/100 which is a 21 degree heat split.• The cooling split was 52/71 which is a 19 degree cooling split.

4. Furnace Safety ControlsGood Fair RR NI None

✔Type:• Disconnects

5. Chimneys, Flues and VentilationGood Fair RR NI None

✔Condition:• Chimneys were functional.

6. Distribution SystemGood Fair RR NI None

✔Type:• Heating and cooling was distributed by ducts.Condition:• Ducts appeared functional without any significant leaking.


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Insulated ducts in attic

7. Air FiltersGood Fair RR NI None

✔Condition:• Recommend new air filters be installed monthly.

8. Heating and Cooling SourceGood Fair RR NI None

✔Observations:• Registers in all rooms.


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Water Heater xWater heaters are designed to provide hot water at fixtures such as sinks, basins, laundry tubs, bathtubs and showers. They are designed to raise the water temperature from 50 degrees to 120degrees, sometimes up to 140 degrees which can be a safety issue. The City of Scottsdale’s“Citizen’s Guide to Water Heaters” states that “Industry statistics show that the average water heaterlasts 12 years.”--

1. Water HeaterGood Fair RR NI None

✔Type:• Rheem gas unit was manufactured in April 2007. (S/N: 0804Z08216;Model #6529T7277LE)Location:• The heater was located in the garage.Condition:• No major system safety or function concerns noted at time of inspection.

72 Gal. water heater

2. Flues and VentsGood Fair RR NI None

✔Condition:• Gas water heater venting appeared functional.

3. TPRV & ThermocouplerGood Fair RR NI None

✔Condition:• Temperature Pressure Release (TPR) valve and discharge pipe appearedfunctional and in satisfactory condition.• Thermocoupler appeared functional.

4. Number of GallonsGood Fair RR NI None

✔Observations:• 72 gallons


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5. PlumbingGood Fair RR NI None

✔Type:• Copper pipe noted.Observations:• No deficiencies observed at the visible portions of the supply piping.


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Interior xThis section covers the interior areas of the home except bedrooms, bathrooms, kitchen and laundrywhich have their own sections. The inspector performed a visual inspection of walls, ceilings, floors,steps, stairways, balconies, railings and electrical items as well as a representative number of doorsand windows that were checked for damage and/or normal operation. Visible damage, wear andtear, and moisture problems, if seen, have been identified. Personal items in the home may haveprevented the inspector from viewing all areas on the interior.--

1. WallsGood Fair RR NI None

✔Type:• Drywall walls noted.Condition:• Walls appeared to be in functional condition.

2. CeilingsGood Fair RR NI None

✔Type:• There were drywall ceilings with some areas of brick inlay.Condition:• Ceilings were functional.

Inlaid brick and drywall ceiling

3. Floor CoveringsGood Fair RR NI None

✔Excluding: For bedrooms and bathrooms, see respective sections.Type: Tile flooring • Hardwood flooringCondition:• 24" x 24" marble tile had some common cracking.• Hardwood plank flooring in the den and game room.• Floor coverings appeared functional.


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Marble floor common cracking

4. Steps and StairwaysGood Fair RR NI None

✔

5. Balconies and RailingsGood Fair RR NI None

✔

6. Counters and CabinetsGood Fair RR NI None

✔Materials: Wood cabinets and counters with marble tops noted.Condition:• Cabinets and counters appeared functional.

7. Interior DoorsGood Fair RR NI None

✔Excluding: For bedrooms, see bedroom section.Condition:• Interior doors were all functional.

8. Patio DoorsGood Fair RR NI None

✔Excluding: For those in bedrooms, see bedroom section.Type: Double, wood framed glass doors.Condition:• Living room and game room patio doors were functional.

9. Closets and Closet DoorsGood Fair RR NI None

✔Excluding: For those in bedrooms, see bedroom section.Condition:• Closet doors are functional.

10. Smoke DetectorsGood Fair RR NI None

✔Excluding: For those in bedrooms, see bedroom section.Observations:• Several smoke detectors throughout tested functional.


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11. Ceiling FansGood Fair RR NI None

✔Excluding: For those in bedrooms, see bedroom section.Observations:• Game room fan was functional.• Guest or exercise room fan was functional.

12. FireplaceGood Fair RR NI None

✔Location:• For those in bedrooms, see bedroom section.• Living RoomType: Gas burningCondition:• Damper was opened and closed several times.• Fireplace was functional.

Living room fireplace


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Bedrooms xThis section covers the bedrooms. The inspector performed a visual inspection of walls, ceilings,floors and electrical items as well as doors and a representative number of accessible windows fordamage and/or normal operation. Visible damage, wear and tear, and moisture problems, if seen,have been identified. Personal items in the home may have prevented the inspector from viewing allareas on the interior.xx

1. LocationsLocations:• Southwest (Master), #1• Southeast, #2• North central, #3• Northwest, #4• Guest or exercise (front), #5

2. Floor CoveringGood Fair RR NI None

✔Type:• Hardwood plank flooring, #5Condition:• Carpet was functional.• Hardwood plank flooring was functional.

3. ClosetsGood Fair RR NI None

✔Condition:• Closets were functional.

4. Closet DoorsGood Fair RR NI None

✔Condition:• Closet doors were functional.

5. Bedroom DoorGood Fair RR NI None

✔Observations:• Bedroom doors were functional.

6. Ceiling FansGood Fair RR NI None

✔Condition:• Ceiling fans operated normally when tested at time of inspection, #2, #5.

7. Smoke DetectorsGood Fair RR NI None

✔Observation:• Smoke detectors were functional at time of inspection, #1, #2, #3, #4, #5.

8. Patio DoorsGood Fair RR NI None

✔Condition::• The patio door from the master bedroom #1 was functional during theinspection.

9. Patio Screen DoorsGood Fair RR NI None

✔


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10. FireplaceGood Fair RR NI None

✔Location:• Master bedroom, #1Type: Gas burning.Condition:• Damper was opened and closed several times.• Fireplace was functional.


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Bathrooms xxx

As with other areas, walls, ceilings, floors, doors, windows and electrical items were inspected fordamage and/or normal operation. Bathrooms can include many features from showers, tubs, sinksand toilets to Jacuzzi tubs and bidets. All applicable features in the bathroom were inspected fordamage and/or normal operation. Because of all the plumbing involved, leaks and moisture in the aircan cause mildew, ceiling/wall/flooring damage, wallpaper/paint to peel, and other problems. Someproblems may be undetectable due to problems within the walls, ceilings, or under the flooring. mmmmmm

1. LocationsLocations:• Master (full) bathroom, #1.• Southeast (full), #2• North central (full), #3• West central (full), #4• Guest room (full), #5• Central living area (half) bath, #6

2. VanitiesGood Fair RR NI None

✔Condition:• No deficiencies observed in vanities, #1, #3, #4, #5.• Child catches on vanity doors in bathroom #3 should be positioned correctlybecause they were too difficult for an adult to open.• (Pedestal sinks in #2, #6)

3. CountertopsGood Fair RR NI None

✔Materials: Marble, #1, #3, #4, #5Observations:• Tops were functional.


✔Condition:• Cabinets in #1 and #5 were functional.

5. MirrorsGood Fair RR NI None

✔Condition:• Mirrors in all bathrooms were functional.

6. Faucets and FixturesGood Fair RR NI None

✔ ✔Condition:• Recommend checking functional flow in #2 because the flow varied atdifferent times.• Shower in Master #1 had a loose pin in one control and a connection leakin the shower on a flex line. These items should be evaluated by a qualifiedprofessional.


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Leaking connection on shower fixture, #1 Loose pin in fixture, #1

Connection leak on left/missing pin on right

7. ShowersGood Fair RR NI None

✔Type:• Showers were functional in #2, #3, #4, #5.

8. FloorsGood Fair RR NI None

✔Type: Tile floorsCondition:• Functional

9. VentilationGood Fair RR NI None

✔Observations:• Exhaust fans in all bathrooms were functional.


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Kitchen xxx

In this section the inspector visually checked kitchen walls, ceilings and floors for damage. However,the kitchen is used for food preparation and often for entertainment which requires additional itemsfor inspection. Kitchens typically include a stove or cook top, oven(s), microwave, dishwasher, sink,disposal, compactor and other appliances. Electrical, plumbing, counter tops, cabinets, doors andwindows were checked/tested for damage and/or normal operation.xxx1. CabinetsGood Fair RR NI None

✔Type:• WoodCondition:• Visually appeared functional and in satisfactory condition at time ofinspection.


✔Type:• MarbleCondition:• Functional

3. Faucets and FixturesGood Fair RR NI None

✔Condition:• Hot faucet handle on sink was very difficult to turn and faucet had poorfunctional flow. Recommend repair or replacement by qualified professional.

4. DisposalGood Fair RR NI None

✔Make/Model:• Badger 1/2 HP disposal

5. DishwasherGood Fair RR NI None

✔Make/Model:• KitchenAid dishwasher had a designer front panel.Condition:• Dishwasher was tested and cycled through all functions correctly.


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6. CooktopGood Fair RR NI None

✔Make/Model:• GE Monogram, 6 burner gas cooktop

7. OvensGood Fair RR NI None

✔Make/Model:• GE Monogram series


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8. MicrowaveGood Fair RR NI None

✔ ✔Make/Model:• GE Monogram seriesCondition:• Microwave exhaust fan was very noisy. Recommend repair/replacement byqualified professional.

9. CompactorGood Fair RR NI None

✔

10. RefrigeratorGood Fair RR NI None

✔Observations:• Refrigerators were in the kitchen and laundry room.• There were also several small refrigerators in the game room, exerciseroom and master bedroom.• The refrigerators were not inspected because they are outside the scope ofthe Arizona Standards of Professional Practice for Home inspections.


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Laundry room refrigerator


✔ ✔Condition:• Exhaust fan above stove was on a rheostat with speed variance from verylow to very high. The fan was vented up through the roof.


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Laundry xxx

In this section the doors, floors, walls, ceiling, counters and cabinets were visually inspected. Ifaccessible, the washing machine hookups, dryer venting, electrical receptacles and gas hookupwere also inspected. The washer/dryer and moving the washer/dryer were not included in the scopeof this inspection: .--


✔Condition:• No deficiencies observed.

Wood cabinets


✔Type: Marble tops noted

3. Fixtures and FaucetsGood Fair RR NI None

✔

4. Dryer VentGood Fair RR NI None

✔Condition:• Recommend changing flex Dryer vent to rigid tubing to eliminate possiblenarrowing of area on 90 degree bend.


✔Observations:• Exhaust fan was functional.

6. PlumbingGood Fair RR NI None

✔Condition:• Room plumbed for Washer.


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7. ElectricalGood Fair RR NI None

✔Observations:• 230 volt Dryer connection and 15 amp outlets.

8. MiscellaneousGood Fair RR NI None

✔


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Insulation and Ventilation xxx

This section covers the inspection of insulation and ventilation in attics and the method used toinspect accessible attics. The inspector checked insulation and vapor barriers used in unfinishedspaces and the absence of insulation at conditioned surfaces. He also inspected passive/mechanicalventilation in attic areas.--

1. InsulationGood Fair RR NI None

✔ ✔Type:• Blown-in fiberglass insulationCondition:• Passage to east portion of attic was blocked limiting access to that area.• MAINTENANCE--The yellow box in the photo below shows a large areathat is missing insulation. This results in tremendous attic heatencroachment into the home in summer and heat loss in winter. Mostsummer attic temperatures range from 140 degrees to 170 degrees and theuninsulated area acts like a radiant heater. Recommend insulation be addedby qualified professional to reduce heating/cooling costs.• MAINTENANCE--An average R-factor of 2.6/inch for fiberglass insulationand approximately 10.5" of insulation equates to an average R-factor ofapproximately R-27. The recommended minimum R-factor today is R-38.Therefore, it is recommended that a minimum 5" additional blown-infiberglass insulation be added to reduce heating and cooling costs.

Cellulose insulation averaged 9"- 12" Area not insulated


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Could not examine beyond this point

2. Vapor RetarderGood Fair RR NI None

✔Conditions:• Not required in Phoenix metro area because of extreme hot weather insummer and not cooling off much at night along with cool winters.

3. Attic VentilationGood Fair RR NI None

✔Observation:• Vents are functional.


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Pool xxx

Pools have complex equipment. Beyond the actual pool, the pumps, heaters, blowers, skimmers,piping, lighting, filters and more were checked for proper operation. The electrical equipment andplumbing were inspected. Deck surfaces were evaluated for condition and longevity. The overalloperating condition of the pool and equipment were evaluated by running the systems. This was avisual inspection, and the inspector could not take anything apart. The most important aspects wereto make sure the pool was equipped with anti-entrapment covers on all suction drains, had fencing orother barriers around the pool to prevent children from wandering into the pool and that there werefunctioning self-closing, self-latching gates.XXXXXXX1. StructureGood Fair RR NI None

✔ ✔Type:• Below groundMaterials: Plaster • Pebble surfaceCondition:• One broken tile on drain screen cover• Structure was functional.

Pool from NW Pool from north

Drone photo of pool Pool bar stools to BBQ area


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2. Decks, Steps and CopingGood Fair RR NI None

✔

3. FiltersGood Fair RR NI None

✔Type:• Diatomaceous earth

4. Cross ConnectionsGood Fair RR NI None

✔Observations:• No cross connections noted.

5. EquipmentGood Fair RR NI None

✔Condition:• Pumps, blowers, skimmers, drain, gauges, visible piping and valves werefunctional at time of inspection.

Pool equipment

6. Electrical ComponentsGood Fair RR NI None

✔Condition:• No major system safety or function concerns noted at time of inspection.• Recommend having an electrician check and repair if conduit is required forwires to pool features on west wall.


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Typical wire to waterfall features

7. BondingGood Fair RR NI None

✔ ✔Condition:• Bonding is functional.

8. Pool HeaterGood Fair RR NI None

✔

9. Cleaning SystemType:• In floor pop-ups

10. Automatic Safety ControlsGood Fair RR NI None

✔Observations:• Disconnect and overcurrent protection devices were functional.

11. Handrails and LaddersGood Fair RR NI None

✔

12. Child Safe BarriersGood Fair RR NI None

✔Type:• Steel fencing with self-closing/self-latching gatesCondition:• Recommend the gate remain closed at all times except for entry and exitwhen an adult is present.


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Self-closing and self-latching gate

13. Entrapment Prevention ComponentsGood Fair RR NI None

✔Observations:• Child resistant strainer drains were noted.


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Glossary

AUTOMATIC SAFETY CONTROLS:Devices designated and installed to protect systems and components fromhigh or low pressures and temperatures, electrical current, loss of water,loss of ignition, fuel leaks, fire, freezing or other unsafe conditions.

CENTRAL AIR CONDITIONING:A system that uses ducts to distribute cooler and dehumidified airto more than one room and uses pipes to distribute chilled water to heatexchangers in more than one room, and that is not plugged into anelectrical convenience outlet.

CLIENT:A customer who contracts with a home inspector for a home inspection.

COMPONENT:A readily accessible and observable aspect of a system, such as a floor orwall, but not individual pieces such as boards or nails where many similarpieces make up the system.

CROSS CONNECTION:Any physical connection or arrangement between potable water and anysource of contamination.

DANGEROUS OR ADVERSE SITUATIONS:Situations that pose a threat of injury to the inspector, and those situationsthat require the use of special protective clothing or safety equipment.

DESCRIBE:Report in writing a system or component by its type, or other observedcharacteristics, to distinguish it from other components used for the samepurpose.

DISMANTLE:To take apart or remove any component, device or piece of equipment thatis bolted, screwed or fastened by other means and that would not be takenapart or removed by a homeowner in the course of normal householdmaintenance.

ENGINEERING:Any professional service or creative work requiring education, training andexperience and the application of special knowledge of the mathematical,physical and engineering sciences.

EVALUATION BY APPROPRIATE PERSONS:Examination and analysis by a qualified professional, tradesman or servicetechnician beyond that provided by the home inspector.

ON-SITE WATER SUPPLY QUALITY:Water quality is based on the bacterial, chemical, mineral and solidscontent of the water.

ON-SITE WATER SUPPLY QUANTITY:Water quantity is the rate of flow of water.

PRIMARY WINDOWS AND DOORS:Windows and/or exterior doors that are designed to remain in theirrespective openings year round.

READILY ACCESSIBLE:Available for visual inspection without requiring moving of personalproperty, dismantling, destructive measures, or any action which will likelyinvolve risk to persons or property.

READILY OPENABLE ACCESS PANEL:A panel provided for homeowner inspection and maintenance that hasremovable or operable fasteners or latch devices in order to be lifted off,swung open or otherwise removed by one person, and its edges andfasteners are not painted in place. Limited to those panels within normalreach or from a 4-foot stepladder that are not blocked by stored items,furniture, or building components.

RECREATIONAL FACILITIES:Spas, saunas, steam baths, swimming pools, tennis courts, playgroundequipment and other exercise, entertainment or athletic facilities.

REPRESENTATIVE NUMBER:For multiple identical components such as windows and electrical outlets,the inspection of one such component per room. For multiple identicalexterior components, the inspection of one such component on each sideof the building.

ROOF DRAINAGE SYSTEMS:Gutters, downspouts, leaders, splash-blocks and similar components usedto carry water off a roof and away from a building.

SAFETY GLAZING:Tempered glass, laminated glass or rigid plastic.

SHUT DOWN:A piece of equipment whose safety switch or circuit breaker is in the “off”position, or its fuse is missing or blown, or a system that cannot beoperated by the device or control that a homeowner should normally use tooperate it.


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FUNCTIONAL DRAINAGE:A drain is functional when it empties in a reasonable amount of time anddoes not overflow when another fixture is drained simultaneously.

FUNCTIONAL FLOW:A reasonable flow at the highest fixture in a dwelling when another fixture isoperated simultaneously.

IMMEDIATE MAJOR REPAIR:A major defect that is not quickly addressed will be likely to do any of thefollowing: (1) worsen appreciably, (2) cause further damage, or (3) be aserious hazard to health and/or personal property.

INSPECTOR:A person certified as a home inspector by the Arizona Board of TechnicalRegistration.

INSTALLED:Attached or connected such that the installed item requires tools forremoval.

MAJOR DEFECT:A system or component that is unsafe or not functioning.

NORMAL OPERATING CONTROLS:Homeowner operated devices such as a thermostat, wall switch or safetyswitch,

OBSERVE:The act of making a visual examination of a system or component andreporting on its condition.

SOLID FUEL HEATING DEVICE:Any wood, coal or other similar organic fuel burning device, including butnot limited to fireplaces whether masonry or factory built, fireplace insertsand stoves, wood stoves (room heaters), central furnaces, andcombinations of these devices.

STRUCTURAL COMPONENT:A component that supports non-variable forces or weights (dead loads) andvariable forces or weights (live loads). For purposes of this definition,a dead load is the fixed weight of a structure or piece of equipment, suchas a roof structure on bearing walls, and a live load is a moving variableweight added to the dead load or intrinsic weight of a structure.

SYSTEM:A combination of interacting or interdependent components assembled tocarry out one or more functions.

TECHNICALLY EXHAUSTIVE:An inspection is technically exhaustive when it involves the use of meas-urements, instruments, testing, calculations and other means to developscientific or engineering findings, conclusions and recommendations.

UNDERFLOOR CRAWL SPACE:The area within the confines of the foundation and between the ground andthe underside of the lowest floor structural component. UNSAFE:A condition in a readily accessible, installed system or component that isjudged to be a significant risk of personal injury during normal day-to-dayuse. The risk may be due to damage, deterioration, improper installation ora change in adopted residential construction standards.


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Limitations and Exclusions Inspections done in accordance with the AZ ASHI Standards are visual, not technically exhaustive and will not identifyconcealed conditions or latent defects. These Standards are applicable to buildings with four or fewer dwelling units andtheir garages or carports.

General Exclusions

Inspectors are NOT required to report on:

§ life expectancy of any component or system.§ the causes for the need for a major repair.§ the methods, materials and costs of corrections.§ the suitability of the property for any specialized use.§ compliance or non-compliance with applicable regulatory requirements.§ the market value of the property or its marketability.§ the advisability or inadvisability of purchase of the property.§ any component or system that was not observed.§ the presence or absence of pests such as wood damaging organisms, rodents, or insects.§ cosmetic items, underground items, or items not permanently installed.

Inspectors are NOT required to:

§ offer warranties or guarantees of any kind.§ calculate the strength, adequacy or efficiency of any system or component.§ enter any area or perform any procedure that may damage the property or its components or be dangerous to theinspector or other persons.§ operate any system or component that is shut down or otherwise inoperable.§ operate any system or component that does not respond to normal operating controls.§ disturb insulation, move personal items, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access orvisibility.§ determine the presence or absence of any suspected hazardous substance including but not limited to toxins, fungus,molds, mold spores, carcinogens, noise, and contaminants in soil, water and air.§ determine the effectiveness of any system installed to control or remove suspected hazardous substances.§ predict future conditions, including but not limited to failure of components.§ project operating costs of components.§ evaluate acoustical characteristics of any system or component.

Limitations and Exclusions Specific to Individual Systems

Exterior

The inspector is NOT required to observe:

§ storm windows, storm doors, screening, shutters, awnings and similar seasonal accessories.§ fences.§ safety glazing.§ garage door operator remote control transmitters.§ geological conditions.§ soil conditions.§ recreational facilities.§ outbuildings other than garages and carports.


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Roof

The inspector is NOT required to:

§ walk on roofing.§ observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.

Plumbing


§ state the effectiveness of anti-siphon devices.§ determine whether water supply and waste disposal system are public or private.§ operate automatic safety controls.§ operate any valve except water closet flush valves, fixture faucets and hose faucets.§ observe:o water conditioning systems.o fire and lawn sprinkler systems.o on-site water supply quantity and quality.o on-site waste disposal systems.o foundation irrigation systems.o spas, except as to functional flow and functional drainage.

Electrical


§ insert any tool, probe or testing device inside the panels.§ test or operate any overcurrent device except ground fault interrupters.§ dismantle any electrical device or control other than to remove covers of the main and auxiliary distribution panels.§ observe:o low voltage systems.o smoke detectors.o telephone, security, cable TV, intercoms or other ancillary wiring that is not part of the primary electrical distributionsystem.

Interiors

The inspector is NOT required to observe:

§ paint, wallpaper and other finish treatments on the interior walls, ceilings and floors.§ carpeting.§ draperies, blinds or other window treatments.§ household appliances.§ recreational facilities or another dwelling unit.

Heating


§ operate heating systems when weather conditions or other circumstances may cause equipment damage.§ operate automatic safety controls.§ ignite or extinguish solid fuel fires.§ observe:o the interior of flues.o fireplace insert flue connections.o humidifiers.


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o electronic air filters.o the uniformity or adequacy of heat supply to the various rooms.

Air Conditioning


§ operate cooling systems when weather conditions or other circumstances may cause equipment damage.§ observe non-central air conditioners.§ observe the uniformity or adequacy of cool-air supply to the various rooms.

Insulation and Ventilation The inspector is NOT required to report on: § concealed insulation and vapor retarders.§ venting equipment that is integral with household appliances.


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Code of Professional Conduct for Arizona Home Inspectors Arizona Home Inspectors shall: 1. not engage in fraud, deceit, misrepresentation or concealment of material facts inadvertising, soliciting or providing professional services to members of the public. 2. comply with state municipal and county laws, codes, ordinances and regulations pertaining to the practice of homeinspections. 3. not violate any state or federal criminal statute involving dishonesty, fraud, misrepresent-tation, embezzlement, theft,forgery, perjury, bribery or breach of fiduciary duty, if the violation is reasonably related to the home inspection practice. 4. apply the technical knowledge and skill that would be applied by other qualified inspectors who practice the sameprofession in the same area and at the same time. 5. not accept the assignment if the duty to a client or the public would conflict with the inspector’s personal interest orthe interest of another client without full disclosure of all material facts of the conflict to each person who might be relatedto or affected by the inspection in question. 6. not accept compensation for services related to the same inspection from more than one party without making fulldisclosure to all such parties and obtaining the express written consent of all parties involved. 7. make full disclosure to all parties concerning:a. any transaction involving payments to any person for the purpose of securing a contract, assignment or engagement,except for actual and substantial technical assistance.b. any monetary, financial or beneficial interest the inspector may hold in a contracting firm or other entity providinggoods or services, other than the inspector’s professional services to an inspection. 8. not solicit, receive or accept compensation from material, equipment or other product or services suppliers forspecifying or endorsing their products, goods or services to any client or other person without full written disclosure to allparties. 9. conduct home inspections in accordance with the “Standards of Professional Practice” adopted by the ArizonaChapter of the American Society of Home Inspectors, Inc., on September 30, 2001, the provisions of which areincorporated herein by reference and are on file with the Office of the Secretary of State. 10. not pay or receive, directly or indirectly, in full or in part, a commission or compensation as a referral or finder’s fee. 11. not perform, or offer to perform, for an additional fee, any repairs to a structure having been inspected by thatinspector or the inspector’s firm for a period of twenty-four months following the inspection. NOTE: This Code of Professional Conduct is extracted from the “Rules of Professional ConductR4-30-301” of the Arizona Board of Technical Registration.


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Homeowner's Guide Congratulations on your new home. Owning a home is one of the biggest investments you will make and one that willneed constant monitoring. We have put together a list of items that you may wish to consider to properly maintain yourhome and to help extend the life of your new home. POOL/SPAIf you have a pool or spa, we recommend having your equipment checked by a licensed pool technician at least once ayear. These yearly checks may help reduce premature repair/replacement component costs. (Typical pool inspectioncosts range from $65 to $100) GRADE/FOUNDATIONWe recommend periodic inspections of the entire perimeter exterior foundation wall for signs of moisture damage. Thenumber one cause of foundation deterioration is ponding water at the foundation wall. We recommend having the gradeslope away from the foundation and a minimum of 4 to 6 inches from the grade to the stucco screed to help keepmoisture from penetrating the exterior wall. ELECTRICALWe strongly recommend monthly testing of all GFCI outlets with the test button. This will help identify any faulty circuitsthat are controlled by the GFCI. (Typical GFCI outlet lifespan are 5 to 10 years.) ROOFPeriodic visual inspections should be performed of the roofing material to help identify possible water shedding problems.This includes tiles or shingles, roofing paper, flashing and patio roof structures. You may want to visit the attic areaoccasionally to see if there are signs of moisture damage at the roofing structure. (Typical life expectancy of the roofingmaterial is 12 to 15 years.) GARAGEThe vehicle door should be checked periodically for proper balancing and lubrication. If a door opener is installed, theautomatic reverse function should be checked as well for safety. (Typical life expectancy of the garage door springs is 10to 15 years, the opener is 10 to 15 years.) HVACHeating, Ventilation and Cooling systems require yearly servicing to ensure the most efficient operation of your system.Air filters should be replaced monthly during the summer months and quarterly during the winter months. Continuousmonitoring of the coils condensate lines and secondary drain pan should be performed to identify drain line blockagesand to prevent possible damage to the surrounding structure. Some of these coils are located in the attic and may requireattic access. We also recommend a programmable thermostat to efficiently operate the HVAC system. (Typical lifeexpectancy of the HVAC system is 10 to 15years.) PLUMBINGWe recommend maintaining a maximum water pressure of 80 psi to prevent premature water fixture leaks. Waterpressure may be controlled with the use of a water pressure regulator. All sink faucets should be checked periodically atthe water shutoff valves for signs of leakage. Hot water heater pipe connections, soft water pipe connections andwashing machine supply hoses should be checked periodically for leakage as well. You may wish to install a watersoftener if your home does not already have one; this will help reduce mineral deposits throughout your water system aswell as help to extend the life of your water fixtures. (Typical life expectancy of water softeners is 10 to 15years, hot waterheaters 10 to 12 years and washing machine hoses 5 years.)

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