Email: betterinspectors@cox.net
Inspector's email: betterinspectors@aol.com
Phone: (602) 550-4777
Inspector's phone: (602) 550-4777
FAX: (602) 464-3321
2718 E Claire Dr
Phoenix AZ 85032-4944
Inspector: David Marshall
AZ license #38146 ASHI member #200452
SampleReport2
| Client(s): | John & June Doe |
| Property address: | 14 W Happy St. Phoenix AZ 85024 |
| Inspection date: | Tuesday, November 01, 2016 |
This report published on Thursday, December 22, 2016 11:41:55 AM PST
This report is the exclusive property of National Property Inspections and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited. We want to thank you for choosing National Property Inspections. We are committed to your satisfaction and we appreciate any feedback whether positive or negative as it helps us improve our service.
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: | Safety | Poses a risk of serious injury or death |
 | Major Defect | Correction likely involves a significant expense of $500 or more. |
 | Repair/Replace | Recommend repairing or replacing by a qualified professional |
 | Repair/Maintain | Recommend repair and/or maintenance by a qualified professional |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a qualified professional prior to closing. |
 | Comment | For 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
General informationRoof
Exterior
Electric service
Water heater
Plumbing and laundry
Heating and cooling
Garage
Attic
Kitchen
Bathrooms
Bedrooms
Fireplaces
Pool/Spa
General information
Type of building: Single family
Age of building: 26 years
Present during inspection: Client(s), Property owner(s), Buyer's Realtor
Occupied: Yes
Weather conditions: Clear
Outside Temperature: 75 degrees
Ground condition: dry
Main entrance faces: West
The following items if present are excluded from this inspection (This list is not all-inclusive): Security system, Shed, Low voltage outdoor lighting, Water filtration system, Water softener system, Built-in sound system, Irrigation system, Phone/cable lines, Outdoor barbecues
1)
Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.
Roof
Roof covering: Concrete tile
Roof inspection method: Walked
Condition: defective
Any evidence of leaks?: Yes/See concern section
Estimated age of roof: 16 years
Estimated serviceable life: 40 years
Penetrations & Flashings: plumbing vents, exhaust and dryer vents, Chimney, attic vents
Condition: acceptable
Gutter & downspout material: None
Roof ventilation: soffit, stationary
Condition: acceptable
2)
Through a random examination, I found only 10-20 field tiles that were nailed. Field tiles should be nailed three rows inward around the perimeter of the fields to help prevent problems from uplift in high winds. In addition, there are water stains under the eaves in several areas, the front tree is right against the tiles and the roof, half of the valleys are clogged with dead leaves and debris from the adjacent trees and a rake tile is missing in the SE corner of the roof. It is recommended that the entire roofing system be professionally evaluated and repaired or replaced as necessary.
 Photo 2-1 One of several areas under the roof eaves with water stains.
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 Photo 2-2 Debris preventing proper drainage.
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 Photo 2-3 Debris preventing proper drainage.
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 Photo 2-4 Debris preventing proper drainage.
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 Photo 2-5 Tree against the roof.
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 Photo 2-6 Minor dry rot next to the south fireplace.
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 Photo 2-7 Missing roof tile.
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 Photo 2-8 Water stain on the ceiling in the se corner of the house.
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Exterior
Foundation Type: Slab on grade
Foundation material: Poured in place concrete
Condition: acceptable
Grading and drainage: Acceptable
Floor Structure: Concrete & Wood
Condition: acceptable, Limited visibility due to floor coverings
Apparent wall structure: Wood frame, Concrete block
Condition: acceptable
Wall covering: stucco
Condition: acceptable
flashing and trim: Acceptible
Eaves, soffits and fascia: Defective Small amount of dry rot to the fascia next to the south fireplace chimney
Columns: Block, Stucco
Condition: Good
Driveway material: Poured in place concrete
Condition: acceptable
Sidewalk material: Poured in place concrete
Condition: acceptable
Patio: Acceptable
Exterior door material: Solid core wood, Glass panel
Condition: acceptable
Operation: Acceptable
Windows: metal, combination of dual and single pane
Condition: defective
Operation: Acceptable
3)
There are a couple of holes through the glass for the NW bedroom window. Also, I was not able to see any stamp indicating that the two stationary windows that go almost all the way to the floor in the family room are tempered safety glass. It is highly recommended that this glass be replaced unless it can be verified that it is in fact tempered safety glass. This is especially important with young children in residence.
4)
There is a hole in the stucco under the roof eave in the SW corner. Very likely, this is where rodents may be entering and getting into the attic as I observed some droppings and urine stains on the insulation. It also makes it much easier for the rodents to get on the roof with the tree directly up against it.
 Photo 4-1 Hole in the stucco sw corner.
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5)
The settling gap along the side of the north chimney should be caulked to prevent water intrusion.
 Photo 5-1 Crack needing to be sealed along the west side of the n fireplace.
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Electric service
Primary service type: Underground
Condition: acceptable
Primary service overload protection type: Circuit breakers
Breaker compatibility: Yes
Condition: acceptable
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of the main panel: North outside wall
Condition: acceptable
Service entrance conductor material: Copper
Condition: acceptable
System ground: Not visible so not inspected.
Condition: acceptable
Solid strand aluminum branch circuit wiring present: No
Branch circuit condition: Defective
Smoke detectors present: Yes
Condition of a representative number of receptacles, switches & lights: Defective
6)
The Jacuzzi tub in the master bathroom was operating properly but there is no access to the motor and the electrical which is essential for safety and for servicing. There is an access panel but it is nowhere close to the motor and it cannot even be touched let alone serviced or replaced.
 Photo 6-1 Showing no way to service the Jacuzzi motor.
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7)
Romex wiring is exposed to provide power to the kitchen island receptacle. This is an unsafe condition. The wiring needs to be enclosed/protected inside a conduit.
 Photo 7-1 Exposed romex wiring in the kitchen island.
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8)
There is no emergency disconnect switch for the front water fountain pump. There needs to be a cut off switch within line-of-sight of the pump for safe servicing.
9)
There is an exposed incandescent bulb in the light fixture for the closet at the top of the stairs. This is a fire hazard. Light bulbs should be enclosed in a glass globe when they are installed in clothes closets.
10)
The half bathroom and the first floor guest bathroom receptacles are not on GFI protected circuits. Likewise, the receptacle on the back wall inside the garage and the exterior receptacles except the one by the front door are not GFI protected. GFI receptacles should be installed. For more information you can visit the Consumer Product Safety Commission website at http://www.cpsc.gov/cpscpub/pubs/99.html
11)
There is no visible electrical disconnecting means for the microwave. All 120-volt built-in kitchen appliances with plugs such as dishwashers, disposals and microwave ovens need to have the plugs visible and accessible for safety.
12)
The pool motor metal housing is not bonded as it needs to be for safety. There is a clamp on the housing for that purpose. Also, there is a bond wire for the Spa pump but it is snapped in half and no longer bonding the motor.
 Photo 12-1 Pool motor not bonded.
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13)
The cover plates are loose from missing screws for the junction boxes on the east wall adjacent to the patio. These covers need to be secured to be watertight.
 Photo 13-1 Loose cover plates.
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14)
The exterior receptacle behind the south heat pump condenser was "dead." The problem was not determined.
Water heater
Estimated age: 4 years
Serviceable life: 10-14 years
Energy source: Electricity
Capacity (in gallons): 80
Manufacturer: General Electric
Condition: acceptable
Temperature/Pressure relief valve: Defective
15)
The 90 degree elbow off of the water heaters T/P valve extension pipe is draining into a PVC pipe which is not rated for hot water and especially not as hot as any emergency discharge would be from the valve. That is why this extension pipe must be copper or CPVC not PVC as it is unsafe.
 Photo 15-1 Water heaters T/P valve extension pipe draining with the air handler.
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Plumbing and laundry
Location of main shut off valve: Front of the house
Location of main water meter: Front of the house at the street
Water service: Public
Service pipe material: Copper
Condition: acceptable
Supply pipe material: Copper
Condition: defective
Vent pipe material: ABS
Condition: acceptable
Drain pipe material: Plastic
Condition: acceptable
Waste pipe material: Plastic
Condition: acceptable
Laundry location: in house
Laundry exhaust fan: Yes
Dryer venting where visible: Acceptable
All faucets and fixtures operating properly with no visible leaks?: Yes
Functional flow at all fixtures?: Yes
Functional drainage at all fixtures?: Yes
16)
The half bathroom sink faucet is installed without angle stops. ALL sinks must have visible angle stops for both the hot and the water lines and they must be under the sink.
Heating and cooling
Number of units: Two
Primary heating system energy source: Electric
Primary heat system type: Heat pump
estimated age: 10 years
Estimated serviceable life: 25 years
Condition: acceptable
Primary A/C energy source: Electric
Primary Air conditioning type: Split system, Heat pump
Estimated age: 10 years
Estimated serviceable life: 25 years
Condition: acceptable, maintenance needed
Distribution system: Flexible ducts
Heating/cooling source in each room: Yes
Sizes: 3.5 ton each
Manufacturer: Ruud
Filter location: wall, bottom of air handler
Condition: Good
Thermostats/Controls: acceptable
17)
There are exposed fiberglass insulation batts in the air return for the handler by the garage door. This is a health hazard, as the fibers can become airborne and breathed in. The insulation should be removed or covered.
 Photo 17-1 Fiberglass batt insulation in the return for the air handler by the garage.
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Garage
Size: three car, attached
number of automatic openers: two
Condition: acceptable
Operation: Acceptable
Door(s) reversing when encountering an obstruction: yes, Has electric eye sensors
Fire door/breach: firedoor OK-Condition good and functioning properly, firewall intact and in good condition
Attic
Inspection method: Partially traversed
Roof structure type: Trusses
Truss/Framing condition: Acceptable
Ceiling structure: wood joists
Insulation material: Fiberglass roll or batt
Approximate insulation depth: 6-8 inches
Condition: defective
Vapor retarder: Acceptable
18)
About 1/3 of the insulation batts are missing on the vertical wall east of the garage access hatch. The dynamics of this is that if only 5% of the insulation is missing, it reduces the overall “R†value by 50%. Any missing insulation needs to be replaced and properly secured.
 Photo 18-1 Missing insulation on the vertical wall.
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 Photo 18-2 Missing insulation on the vertical wall.
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 Photo 18-3 Missing insulation on the vertical wall.
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Kitchen
Appliances: range, dishwasher, disposal, microwave
Conditions: receptacles GFI protected
Walls/ceilings/floors: acceptable
Doors: none
Windows: acceptable
Countertops/cabinets: marginal
Kitchen exhaust fan: Yes
19)
The range can tip forward, and no anti-tip bracket appears to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit http://www.hgtv.com/hgtv/remodeling/article/0,1797,HGTV_3659_2017492,00.html
20)
The dishwasher waste hose needs to have a sanitary "loop" in it and be clamped above the level where it connects to the disposal. This will prevent the possibility of sucking contaminated wastewater into the washer from the disposal.
 Photo 20-1 Dishwasher waste hose.
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21)
The false front is loose below the kitchen sink on the right side.
 Photo 21-1 Broken front on the kitchen sink cabinet.
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Bathrooms
Walls/ceilings/floors: defective
Conditions: receptacles not GFI protected but recommend that they be added
Doors: acceptable
Windows: acceptable
Bathroom exhaust fan: Yes
22)
The half bathroom vanity is loose which creates a hazradous condition especially for young children. The vanity must be secured to the wall for safety.
23)
The moisture meter indicated that there was a 99% saturation factor in the wall behind the first two rows of tiles above the first floor and second floor guest bathtubs. Some of the tiles will need to be removed in order to evaluate further and to determine what damage has been caused.
Bedrooms
Walls/ceilings/floors: acceptable
Doors: acceptable
Windows: defective
Windows and doors throughout the property.: A representative number of windows and doors were inspected and found to be in good condition and working properly except where otherwise noted.
Fireplaces
Fireplace type: Masonry, wood burning
Condition: acceptable
Chimney type: Masonry
Damper/flue: acceptable
Pool/Spa
POOL: in ground, pebble tek, DE filter
Condition: acceptable
SPA: in ground, gas heater, cartridge filter
Condition: defective
24)
The underwater Spa light is not working, which may be due to a bad bulb.
25)
The Spa remote control was working but an adjustment knob is missing. I could not determine what this missing knob would control but it needs to be replaced.
 Photo 25-1 Knob missing on the Spas remote control.
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26)
The heater is filled with dead leaves and debris in the top and the bottom. It needs to be cleaned out before it will be safe to light for testing. As such, it could not be evaluated and it is excluded from the inspection.
 Photo 26-1 Spa heater filled with debris.
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 Photo 26-2 Spa heater filled with debris.
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FACTS ABOUT YOUR INSPECTION
National Property Inspections Inc, (NPI), does not expressly or impliedly warrant the condition of the property inspected. The inspections herein made are essentially visual inspections, are based on the experience and opinion of the inspector, do not generally include cosmetic defects which are inherent with most properties, are not intended to be technically exhaustive, nor a warranty, nor a guarantee. "NPI expresses no opinion about the subject property beyond what is set forth in its Home Inspection Report. The client may wish to obtain other types of inspections such as environmental-related inspections. regarding mold, indoor air quality or other environmental issues, or the identification or testing of "Chinese Drywall," all of which are beyond the scope of this inspection and are not addressed in the home inspection report."
NOTE: Radon, water testing, solar water heating systems, well and septic inspections, soil testing or evaluation, oven and microwave self-cleaning systems, or their timers, clocks & lights, non-conventional appliances of any kind, barbecue grills, security systems, fire sprinklers, irrigation systems, intercoms, phone and cable lines, misting systems, any appliances not considered to be built-in, central vacuuming systems, asbestos, the presence of lead, mold or any other environmental condition, Spa/pool cleaning systems, Spa/pool chlorinating systems, water softeners or water filtering systems, water valves, trash compactors, load controllers, low voltage systems including decorative lighting, devices activated by sensors, garage door opener transmitters, awnings, shutters, window coverings, security screens and insect or termite infestation are not covered unless specifically indicated in the report. (This list is not all-inclusive.)
The services performed by NPI and the written report on the inspection sheets shall not be considered as a compliance inspection of any governmental or non-governmental code or codes or regulation. If there are any gas powered appliances, the appropriate gas supplier should be contacted before you take possession of the property to ascertain if any changes to the current installation will be necessary as this is outside the normal scope of our inspection and we will assume no responsibility whatsoever for any costs to bring the appliances into compliance. Damages for any claimed deficiency in the inspection performed on the subject property, or failure of the inspection of the subject property to discover a claimed defect shall be limited to the fee charged for the inspection.
The inspection performed is intended and is to be used only to provide information regarding the condition of the property inspected to the party contracting for such inspection. NPI is not obligated or liable to any party not expressly contracting for such inspection. The inspection for the home was performed in accordance with the Standards of Professional Practice for Arizona Home Inspectors. (This does not include any pool or Spa inspection if one was performed.) The standards can be viewed at the following link: http://www.btr.state.az.us/regulations/home_inspectors.asp We can also mail you a hard copy of the standards if you wish. Just call 602-550-4777 and request a copy. We will be glad to send it out to you.
PAYMENT POLICY
We generally request to be paid on site after the inspection. If that is not practical or possible for whatever reason, then we would require payment to be made either by check or credit card within 7 days of the client receiving his copy of the report. Billing the title company to be paid out of escrow can be arranged but all escrow invoices will have an additional $20 charge added to the inspection fee.
RE-INSPECTION POLICY
We perform re-inspections if requested. The charge for this service is a flat fee of $100.