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
Summary
| 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 summary contains all of the concerns and comments as listed and numbered in the main report. Please note that not all of the items are conditions requiring corrections. Some are just systems to be monitored and some are just comments indicating areas not inspected. If you are sending this list to the seller or their agent, you might find it helpful to cross out or otherwise indicate which numbered items that do not need to be addressed.
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 |
Roof
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.
- 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
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.
- 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.
- 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.
- 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
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.
- 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.
- 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.
- 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.
- 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
- 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.
- 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.
- 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.
- 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.
- The exterior receptacle behind the south heat pump condenser was "dead." The problem was not determined.
Water heater
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.
- 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
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.
- 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
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.
- 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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Attic
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.
- 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
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
- 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.
- 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.
- 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
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.
- 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.
- 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.
Pool/Spa
24
- The underwater Spa light is not working, which may be due to a bad bulb.
- 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.
- 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.
- 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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