AZTEX Services Company

Website: http://www.reporthost.com/aztexservices
Inspector's email: marc.farias@aztexservices.com
Inspector's phone: (520) 548-4898
7659 E Chase Park Loop 
Tucson AZ 85710-1474
Inspector: Marcos Farias
State of AZ BTR #41592

 

Property Inspection Report
Client(s):  Jack & Diane Homebuyer
Property address:  1520 The Right Home
Wonderful, AZ 87654
Inspection date:  Monday, July 01, 2013

This report published on Monday, September 23, 2013 11:12:48 PM MST

View summary

 
This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

At your request a visual inspection of the above referenced property was conducted on on the 'Inspection Date' specified above. This inspection report reflects the visual conditions of the property at the time of the inspection only. Hidden or concealed defects cannot be included in this report. No warranty is either expressed or implied. This report is not an insurance policy, nor a warranty service.

An earnest effort was made on your behalf to discover all visible defects, however, in the event of an oversight; maximum liability must be limited to the fee paid. The following is an opinion report, expressed as a result of the inspection. Please take time to review limitations contained in the inspection agreement.

A summary of the issues listed below can be viewed and printed by clicking the 'View Summary' link above.

 
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
SafetyPoses a safety hazard 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
CommentFor your information 

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
Pertinent Information
Exterior & Foundation
Roof
Attic & Roof Structure
Grounds
Garage / Carport
Electrical System
Plumbing & Fuel Systems
Water Heater
Heating, Ventilation & Air Condition (HVAC)
Kitchen
Bathrooms, Laundry & Sinks
Doors / Windows / Interior


 
 
Pertinent Information Return to table of contents
Report number: 20130611-2
Time started: 1:30 PM
Time finished: 4 PM
People present during inspection: Client, Buyer's Agent
Client present for discussion at end of inspection?: Yes
Weather Conditions During Inspection: Dry
Temperature During Inspection: Hot, ~105 F
Inspection Fee: $300
Payment Method: Escrow
Escrow Office: Title Co of the Day, Officer: John Appleseed
Escrow #: COE <=45 days
Building Style: Townhouse
Construction Type: Territorial (flat roof)
Property Location/Area: Unincorporated Town
Buildings Inspected: One house
Number of Residential Units Inspected: 1
Age of main building: 1992
Approx Home Size: 1,750 sqft
Source for Building Age & Size: Municipal records or property listing
Front of Building Faces: West
Main Entrance Faces: West
Occupied: No
Water Company: Municipal Water Supply
Gas Supplier: Southwest Gas Co.
Sewage Disposal: Public/Municipal Sewer
Electric Company: TEP
 
 
Exterior & Foundation Return to table of contents
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Apparent Wall Structure: Wood frame, Slump Block
Wall Covering: Wood fiber (T1-11) & Slump Block
Condition of Wall Exterior: Required repairs, replacement and/or evaluation (see comments below)
Apparent Foundation Type: Concrete Slab on grade
Foundation/Stem Wall Material: Poured in place concrete
Condition of Foundation: Appeared serviceable - Good Condition
Footing Material (under foundation stem wall): Poured in place concrete
1) Some sections of siding and/or trim were deteriorated, warped. Recommend that a qualified person paint, repair or replace siding or trim as necessary.

Photo 6  
Front porch area siding

Photo 7  
Front porch area siding

Photo 13  
Heavily weathered screen wall @ roof
 
 
 
Roof Return to table of contents
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Roof Inspection Method: Traversed
Roof Surface Material: Built up tar and felt
Roof Type: Flat or low slope
Condition of Roof Surface Material: Required repair, replacement and/or evaluation (see comments below)
Parapet Wall Cap Material: Metal Cap, Stucco
Parapet Wall Condition: Required repairs, replacement and/or evaluation (see comments below)
Flashing Material: Metal
Condition of Exposed Flashings: Appeared serviceable - Good Condition
Number of Square Skylights: 5
Number of Rectangle Skylights: 2
Condition of Skylights: Appeared serviceable - Good Condition
Condition of Gutters, Downspouts & Extensions: Appeared serviceable - Good Condition
2) Typical flat roof maintenance is required to extend the service life of the roof and avoid structural damage and/or leaks. This involves cleaning, drying and coating all or part (spot coating) of the flat roof sections with the appropriate materials. Roof repairs should be completed by a qualified roofing company.

Photo 14  
Roof coating cracks/deterioration

Photo 15  
Roof coating cracks/deterioration

Photo 17  
Roof coating cracks/deterioration

Photo 18  
Roof coating cracks/deterioration

Photo 19  
Roof coating cracks/deterioration
 

3) Cracks noted on the parapet wall require repair with the appropriate materials to prevent further damage/deterioration. Leaks can occur if corrections are not made. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary.

Photo 21  
Parapet wall crack (typical)
 
 
 
Attic & Roof Structure Return to table of contents
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic Inspection Method: Not inspected because no access was found
Roof Structure Type: Rafters
Ceiling Structure: Ceiling joists
Condition of Roof Structure: Not determined (inaccessible or obscured)
Ceiling Insulation Material: Fiberglass roll or batt
Approximate Insulation Depth: ~8 inches
Approximate Attic Insulation R-value (may vary in areas): R-26
Condition of Attic Insulation: Not determined (inaccessible or obscured)
Roof Ventilation Type: Enclosed soffit vents
Condition of Roof Ventilation: Appeared serviceable - Good Condition
4) Attic spaces less than 30 inches in height may exist in this building, but had no visible access points. This is acceptable per standard building practices. However, these spaces were not inspected and are excluded from this inspection.
 
 
Grounds Return to table of contents
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site Profile: Minor slope
Landscape Type: Landscape requiring regular watering
Irrigation System: Subterranean, Automatic/Programmable
Condition of Landscape: Required repairs, replacement and/or evaluation (see comments below)
Driveway material: Poured in place concrete
Condition of Driveway: Appeared Serviceable - Good Condition
Sidewalk & Patio Material(s): Poured in place concrete
Condition of Sidewalks/Patios: Appeared serviceable - Good Condition
Patio, Porch Type: Covered (Refer to Roof section)
Condition of Deck, Patio, Porch Cover: Appeared serviceable - Good Condition
Deck, Porch and/or Balcony Material: Concrete, Brick
Condition of Decks, Porches and/or Balconies: Appeared serviceable - Good Condition
Type of Fence/Wall & Gate: Block Wall, Iron Gate
Condition of Fence & Gate(s): Appeared serviceable, Good Condition
5) Main irrigation valve anti-siphone device is leaking at the front courtyard

Photo 8  
Front irrigation system
 

6) One or more significantly-sized diseased or dead trees were found on the property grounds and may pose of risk of damaging building(s). Recommend that such trees be removed by a qualified tree service contractor or certified arborist.

Photo 34  
Dead/Diseased tree @ rear yard
 
 
 
Garage / Carport Return to table of contents
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached, Two Car
Condition of Garage / Carport: Appeared serviceable - Good Condition
Type of Firewall Door: Solid core
Condition of Fire Door: Appeared serviceable - Good Condition
Type of Garage Door: Sectional
Number of Garage Doors: 1
Condition of Garage Door: Repair, replace or monitor (see concerns below)
Garage Door Opener Type:: Chain drive
Second Door Opener: Manual operation
Condition of Automatic Opener(s): Appeared serviceable - Good Condition
Mechanical Auto-Reverse Operable: Yes
Garage Floor Material: Concrete Slab
Condition of Garage Floor: Appeared serviceable - Good Condition
Garage Interior Wall Finish: Finished drywall
Condition of Garage Interior: Appeared serviceable, Good Condition
Garage Ventilation: None
Attic Access: Not located in garage
7) No photoelectric sensors were installed for one or more garage vehicle doors' automatic opener. These have been required on all automatic door openers since 1993 and improve safety by triggering the door's auto-reverse feature without need for the door to come in contact with the object, person or animal that is preventing the door from closing. Consider having a qualified contractor install photoelectric sensors where missing for improved safety. For more information on garage door safety issues, visit: http://www.reporthost.com/?GDPES
8) Small gaps at the bottom corners of the garage door were noted. Weather stripping or garage door adjustments may be required.

Photo 33  
Gap @ garage door lower corner
 
 
 
Electrical System Return to table of contents
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Primary Service Type: Underground
Electric Service Condition: Appeared serviceable, Good condition
Number of Service Conductors: 2
Service Voltage (volts): 120-240
Estimated Service Amperage: 200
Primary Service Overload Protection Type: Circuit breakers
Service Conductor Material: Stranded copper
Main Disconnect Rating (amps): 200
System Ground: Ground rod(s) in soil
Location of Main Service Panel #A: Building exterior
Location of Main Disconnect: Breaker at top of main service panel
Condition of Main Service Panel: Appeared serviceable, Good Condition
Number of 110V-15 Amp: 5
Number of 110V-20 Amp: 7
Number of 220V: 3
Branch Circuit Wiring Type: Non-metallic sheathed
Condition of Branch Circuit Wiring: Appeared serviceable, Good Condition
Solid Strand Aluminum Branch Circuit Wiring Present: None visible
Smoke Alarm Location(s): Hallway only
Condition of Smoke Alarm(s): Yes, Failed Test
9) One or more electric receptacles (outlets) at the exterior had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:For more information, visit:
http://www.reporthost.com/?GFCI

Photo 11  
Non-GFCI exterior outlet @ main panel
 

10) One or more circuit breakers in panel(s) #A were "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit:
http://www.reporthost.com/?DBLTAP

Photo 10  
Double tap @ main electrical panel
 

11) One exterior receptacle (outlet) does not have an exterior rated cover plate.

Photo 5  
Front porch outlet
 

12) Two cover plates for switches, receptacles (outlets) or junction boxes were missing

Photo 23  
Missing outlet cover @ den
 

13) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:
http://www.reporthost.com/?SMKALRMLS

Photo 26  
Inoperable fire alarm (original)
 

14) One light fixture was missing at the garage. Recommend that a qualified electrician repair or replace light fixtures as necessary.

Photo 12  
Missing light fixture @ garage ceiling
 
 
 
Plumbing & Fuel Systems Return to table of contents
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Water service: Public
Condition of Service & Main Line: Appeared serviceable, Good Condition
Location of Main Water Shut-off: Building exterior - Frontat meter
External Supply Line Material: Copper
Internal Pipe Material: Copper
Condition of Supply Lines: Required repair, replacement and/or evaluation (see comments below)
Drain Pipe Material: Plastic
Condition of Drain Pipes: Appeared serviceable
Waste Pipe Material: Not determined (inaccessible or obscured)
Condition of Waste Lines: Not determined (inaccessible, obscured, or water service off)
Vent Pipe Material: Plastic
Vent Pipe Condition: Required repair, replacement and/or evaluation (see comments below)
15) The rear yard hose bib water pipe had substandard support and was loose. Leaks can occur as a result. Recommend that a qualified person install hangers or secure pipes per standard building practices.

Photo 3  
Loose water supply pipe @ rear hose bib
 

16) One plumbing vent stack has an old condensate line penetration that should be capped to comply with building codes.

Photo 20  
Cap required @ old condensate line into plumbing vent
 

17) The front hose bib is missing a back-flow prevention device.

Photo 9  
Missing back-flow prevention device
 
 
 
Water Heater Return to table of contents
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Water Heater Type: Tank
Location: Exterior closet
Condition of water heater: Appeared serviceable
Energy Source: Natural gas
Estimated Age (yrs): 7
Capacity (in gallons): 40
Temperature-Pressure Relief Valve Installed: Yes
Hot Water Temperature Tested: No
Condition of Burners: Not determined (inaccessible, obscured, or gas service off)
Condition of Flue: Appeared serviceable, Good Condition
 
 
Heating, Ventilation & Air Condition (HVAC) Return to table of contents
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General Heating System Type(s): Forced air
General Heating Distribution Type(s): Ducts and registers
Forced Air Heating System Type: Natural gas
Condition of Forced Air Heating System: Appeared serviceable, Good Condition
Estimated Age of Forced Air Furnace (yrs): Unknown
Location of forced air furnace: Roof
Forced air system Capacity (BTU): 60k BTU/hr
Combustion Air: N/A
Condition of Furnace Filters: Required washing or cleaning
Location for Forced Air Filter(s): Behind return air grill(s)
Type of Ductwork: Insulated metal ducts
Condition of Air Ducts and Registers: Appeared serviceable, Good Condition
Condition of Burners: Not determined (inaccessible, obscured, or gas or oil service off)
Type of A/C: Packaged unit
Cooling System and/or Heat Pump Type: Electric
Condition of A/C System: Appeared serviceable, Good Condition
Location: Roof
Return Air Temperature (deg F): 70
Supply Air Temperature (deg F): 50
Air Drop (Return-Supply, deg F): 20
Condition of Controls: Appeared serviceable, Good Condition
18) Air is bypassing the filter due to weather stripping installed at the return air vent.

Photo 24  
Air bypassing filter
 
 
 
Kitchen Return to table of contents
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Countertop Material: Formica
Condition of Counters: Appeared serviceable, Good Condition
Condition of Cabinets: Appeared serviceable, Good Condition
Kitchen Sink Type: Cast Iron
Condition of Sinks and Related Plumbing: Appeared serviceable, Good Condition
Condition of Under-Sink Food Disposal: Appeared serviceable, Good Condition
Condition of Dishwasher: Required repair, replacement and/or evaluation (see comments below)
Range, Cooktop or Oven type: Electric
Condition of Range, Cooktop or Oven: Appeared serviceable, Good Condition
Refrigerator Type: Stand Alone
Condition of Refrigerator: Appeared serviceable, Good Condition
Condition of Built-In Microwave: Appeared serviceable, Good Condition
19) No high loop or air gap was visible for the dishwasher drain. A high loop is created by routing the drain line up to the bottom surface of the counter top above and securely fastening it to that surface. An air gap is a device that makes the drain line non-continuous. Both of these prevent waste-water backflow from entering the dishwasher, and possibly flooding out of the dishwasher if/when a siphon occurs. Some newer dishwashers have these devices built in. The client should try to determine if these devices are built in to this brand and model of dishwasher (e.g. review installation instructions). If not, or if this cannot be determined, then recommend that a qualified contractor install a high loop and air gap per standard building practices.

Photo 30  
No air-gap @ dishwasher drain
 

20) The glass cover at the oven was damaged

Photo 31  
Cracked glass on kitchen range
 
 
 
Bathrooms, Laundry & Sinks Return to table of contents
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Full Bath, Master Bath
Location #B: 3/4 BathHall
Countertop Material: Formica
Condition of Counters: Appeared serviceable, Good Condition
Condition of Cabinets: Appeared serviceable, Good Condition
Condition of Flooring: Appeared serviceable, Good Condition
Condition of Sinks and Related Plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of toilets: Appeared serviceable
Condition of Bathtubs and Related Plumbing: Appeared serviceable, Good Condition
Condition of Shower(s) and Related Plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of Ventilation Systems: Appeared serviceable, Good Condition
Bathroom Ventilation Type: Exhaust fans
Gas Supply for Dryer Present: No
240 Volt Available for Dryer Present: Yes
21) One or more handles controlling water flow to the shower at location(s) #B were leaking. Recommend that a qualified person repair or replace handles as necessary.

Photo 32  
Leak @ hall shower controls
 

22) One or more leaks were found at water shut-off valves for the clothes washer. A qualified plumber should repair as necessary.

Photo 22  
Leak @ laundry water shut off valve
 

23) One or more sink drains were leaking at location(s) #A. A qualified person should repair as necessary.

Photo 25  
Master bathroom sink drain leak
 
 
 
Doors / Windows / Interior Return to table of contents
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Exterior Door Material: Wood, Sliding Glass
Condition of Exterior Doors: Required repair, replacement and/or evaluation (see comments below)
Condition of Interior Doors: Appeared serviceable, Good Condition
Type(s) of Windows: Multi-pane, Sliding
Condition of Windows and Skylights: Appeared serviceable, Good Condition
Wall Type: Drywall
Ceiling Type: Drywall
Condition of Walls and Ceilings: Required repairs, replacement and/or evaluation (see comments below)
Flooring Type: Carpet, Wood, Tile
Condition of Concrete Slab Floor(s): Appeared serviceable,
24) Stains were found at the exterior walls of the den and front bedroom. The inspector was unable to determine if an active leak exists (e.g. recent dry weather, inaccessible height). Recommend asking the property owner about this, monitoring the stains in the future, and/or having a qualified contractor evaluate and repair if necessary. These stains may be caused by a minor leak in the main supply line, which is the only water source in the area and no other source of water could be determined (i.e. roof or window leak).

Photo 27  
Dry water stain @ front bedroom

Photo 28  
Water stain @ den wall

25) The rear sliding glass door latch/lock was inoperable. Recommend that a qualified person repair or replace as necessary.

Photo 4  
Rear sliding door latch
 

26) Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
http://www.reporthost.com/?ECC

Photo 29  
Minor settling crack @ living room ceiling
 
 

 
CONTINGENT & LIMITING CONDITIONS

This written report covers the highlights of the physical inspection, and of the discussions between you and our inspector. The client has been urged to be present during the inspection, to take notes and to ask questions about the home and about the inspection process. This report is intended only as a general guide to help the client make his own evaluation of the overall condition of the home and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the inspector based upon his visual impressions of the conditions that existed at the time of the inspection only. The inspection and report are not intended to be technically exhaustive or to imply that every component was inspected or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. All components and conditions that by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report.

Systems and conditions which are not within the scope of the building inspection include, but are not limited to: formaldehyde, lead paint, asbestos, toxic or flammable materials and other environmental hazards; pest infestation; playground equipment; efficiency measurement of insulation or heating and cooling equipment; internal or underground drainage or plumbing; any systems which are shut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational only and do not represent an inspection.

The inspection report should not be construed as a compliance inspection of any governmental or nongovernmental codes or regulations. The report is not intended to be a warranty or guarantee of the present or future
adequacy or performance of the structure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience.

AZTEX Services Company certifies that their inspectors have no interest, present or contemplated in this property or its improvement and have no involvement with trades people or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true and correct.

All inspections performed by AZTEX Services Company are conducted to the STANDARDS OF PROFESSIONAL PRACTICE FOR ARIZONA HOME INSPECTORS.

Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration and shall be submitted for binding, non-appealable arbitration to the Better Business Bureau in accordance with its Construction Industry Arbitration Rules, then pertaining, unless the parties mutually agree otherwise. In the event of a claim, the client will allow AZTEX Services Company to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb or repair or have repaired anything that may constitute evidence relating to the complaint, except in the case of an emergency.

This report does not carry with it any right of publication or reproduction and is for the exclusive use of the person or persons named above (client). Any unauthorized reproduction or distribution of this report to any third party is prohibited.