Sample inspection report - David Waeschle @ Cactus Coastie

Cactus Coastie Home Inspection, LLC 2150 W. Mulberry Dr. Chandler AZ 85286

480-246-9283 [email protected]

Inspector: David Waeschle AZBTR - 56801

Report: 0000076 -Temp Test

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© Cactus Coastie Home Inspection, LLC -Confidential - This report has been produced in accordance with our inspection agreement andsubject to the terms and conditions agreed upon therein. Use of this report indicates agreement of subject terms and conditions which canbe viewed at www.ccazHomeInspection.com

Confidential Inspection Report123 Someplace Dr.

Sometown AZ 888888

October 15, 2014

Prepared for: John Doe

This report is the exclusive property of the inspection company and the client whose name appears herewith andits use by any unauthorized persons is prohibited.

Report: 0000076 -Temp Test Address: 123 Someplace Dr.

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Inspection Table of Contents

SUMMARY 5

GENERAL INSPECTION INFORMATION 8

ROOF & ATTIC 10

ELECTRICAL 12

KITCHEN 15

POOL/SPA & EQUIPMENT 16

STRUCTURE 20

STRUCTURE & EXTERIOR 20

ELECTRICAL SYSTEM 22

PLUMBING SYSTEM 22

HVAC 27

INTERIOR 29

HEATING, VENTILATION & AIR CONDITIONING 31

KITCHEN-ELECTRICAL SYSTEMS 31

BATHROOMS 31

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Summary

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General Info

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Structure & Exterior

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Roof & Attic

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Electrical system

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Plumbing System

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HVAC

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Ventilation

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Interior

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Kitchen

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Bathrooms

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PURPOSE AND SCOPE OF INSPECTION

The purpose of the inspection is to report the general visual condition of the home and identify and disclosemajor defects and deficiencies of the inspected systems and components which existed at the time of theinspection and which are evident to the inspector upon ordinary visual observation. Minor and cosmetic defectsmay be listed in the report for maintenance purposes but it is not the intent, nor will the inspection reportidentify and list all minor and cosmetic defects.

The inspection is intended to evaluate systems and components of the primary premises. Hidden or concealeddefects cannot included in this report. I cannot make representations regarding conditions that may be presentbut were concealed or inaccessible for review. Included with the inspection is the evaluation of primary attachedgarages/carports/decks/porches/patios. The inspection does not include evaluation of detachedgarages/carports/patios/decks or other structures unless explicitly specified.

All inspections performed by the inspector will conform to the STANDARDS OF PROFESSIONALPRACTICE For Arizona Home Inspectors as regulated by the Arizona Board of Technical Registration. A copyof the STANDARDS OF PROFESSIONAL PRACTICE For Arizona Home Inspectors is included at the end ofthis report.

LIMITS OF THE INSPECTION

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The inspection was limited to the readily accessible and visible systems, equipment and components of thehome. The inspector did not dismantle and/or move equipment, systems, furniture, appliances, floor coverings,finished or fastened surfaces or components, personal property or other items to conduct this inspection orotherwise to expose concealed or inaccessible conditions. The inspection did not include destructive testing ofany kind.

No warranty is either expressed or implied..This report is not an insurance policy, nor a warranty service.

Contents of report and associated summary are representative of visual observation of home on the day ofinspection only. Components can fail without notice, and Conditions do and will change daily.


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October 15, 2014

John Doe

,

RE: 123 Someplace Dr. Sometown, AZ 888888

Dear Doe:

At your request, a visual inspection of the above referenced property was conducted on October 15, 2014 . An earnesteffort was made on your behalf to discover all visible defects, however, in the event of an oversight, maximum liability mustbe limited to the fee paid. The following is an opinion report, reflecting the visual conditions of the property at the time ofthe inspection only. Hidden or concealed defects cannot be included in this report. No warranty is either expressed orimplied. This report is not an insurance policy, nor a warranty service.

IMPORTANT: The Summary is not the entire report. The complete report may include additional information of concern tothe client. It is recommended that the client read the complete report. The entire Inspection Report, including theStandards of Practice, limitations and scope of Inspection, and Pre-Inspection Agreement must be carefully read to fullyassess the findings of the inspection. This list is not intended to determine which items may need to be addressed per thecontractual requirements of the sale of the property. Any areas of uncertainty regarding the contract should be clarified byconsulting an attorney or real estate agent.

It is strongly recommended that you have appropriate licensed contractors evaluate each concern further and the entiresystem for additional concerns that may be outside our area of expertise or the scope of our inspection BEFORE the closeof escrow. Please call our office for any clarifications or further questions.

*****************************************************************************************************************************ITEMS NEEDING ACTION

(Actions items are considered serious to impact life and safety, they do not necessarily make a houseuninhabitable. They just need to be on the top of the priority list for repairs)

ROOF & ATTICROOFING:2.5 CONDITION OF ROOF COVERING MATERIAL: 1. The roof covering material is in a condition that is consistent with its age and method of installation, showing nodeficiency or cause for immediate concern. Action Necessary - The roof covering material shows evidence ofdeterioration or leakage to the degree that action is required to determine the extent of repairs needed. Estimatesfrom licensed professionals are needed. There is physical damage to the roof covering materials due to anexternal source. There is damage to the roof covering materials due to walking on it.

STRUCTURE & EXTERIOREXTERIOR WALLS:7.3 EXTERIOR WALLS:


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2. Stucco Observations - Stucco is a masonry surface material put on in layers over an expanded wire mesh thatis fastened to the substrate. The hard coat stucco appears to be 1/2" thick, Stucco Cracking - Stucco cracking,other than hairline cracks, is usually a result of either stress or moisture. These cracks should not be repaireduntil the source of the cracking can be determined and appropriate action taken. Action Necessary - White crustat crack edges indicates efflorescence. This is the result of moisture entering a crack. As the moisture passesthrough, salts are left drying as a crust on the surface. This condition needs to be repaired as further deteriorationcan result in extensive repairs.

PLUMBING SYSTEMGAS VALVE:9.34 WATER HEATER: 3. Action Necessary - There should be a gas line cutoff valve installed adjacent to each gas appliance. The hotwater tank does not have a valve, or it is not located adjacent to the tank.

*******************************************************************************************************************************************ITEMS NEEDING ATTENTION

(Attention items are items that need further evaluation by a licensed and competent specialist contractor who canfurther evaluate and provide recommendations)

ROOF & ATTICROOFING:2.10 RIDGES: 1. The ridge covering material is determined to be in functional condition.

2.12 ROOF GUTTER SYSTEM: 2. The gutter system on the roof edge looks to be functional and adequately sloped to carry the water to thedownspouts. Attention Needed - The downspouts appear to be clogged and need attention to function normally.

ATTIC & VENTILATION:2.21 VENTILATION HI/LOW: 3. After visible inspection of the attic space the ventilation is adequate and providing good cross ventilation of thespace. Vents are located both in the ridge area and low in the eaves area. There are ridge vents installed. Thereare soffit vents installed.

STRUCTURE & EXTERIORSOFFIT/EAVES:7.5 EXTERIOR WALLS: 4. The soffit/eaves appear to be adequate and show only signs of normal wear. Attention Needed - Soffit/eavesappear to need some minor repair to prevent further deterioration.

OUTSIDE ENTRY DOORS:7.7 EXTERIOR WALLS: 5. The noted door(s) is located at the front of the building, rear, Good - The outside entry door is of insulated glass. Attention Needed - The outside entry door needs some minor adjustment or repair.


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PLUMBING SYSTEMWASTE PIPING CONDITION:9.13 PLUMBING; 6. The visible plumbing waste piping shows no defects and demonstrates that it is functional in design andpurpose.

HVACGENERAL OPERATION & CABINET:10.21 HEATING PLANT - PRIMARY UNIT: 7. Heating unit was not tested either due to ambient temperatures or because the unit was shut down. Theinspector may not activate a system that has been disconnected or does not activate using normal controls. Nofurther liability is accepted for performance of the heating system. Suggest cleaning/servicing blower motor, pilotlight, vent system and burners.

INTERIORINTERIOR ELECTRICAL OUTLETS11.10 INTERIOR ELECTRICAL SYSTEMS 8. A representative sampling of outlets was tested. As a whole, outlets throughout the room are in serviceablecondition. Attention Necessary - A tired outlet was noted. This means its ability to retain a plug is lacking. Theplug can slide out of the socket and create a spark on the way out creating the potential for fire. Replacement ofthe outlet receptacle is needed.

********************************************************************************************************************************************ADDITIONAL MAINTENANCE RECOMMENDATIONS

(Maintenance recommendations are for your information. They are provided as suggestions because likely theprevious home owner failed to do preventive maintenance)

STRUCTURE & EXTERIORWINDOW CONDITION:7.8 EXTERIOR WALLS: 1. Good - The windows in this structure are of better quality and style than would be expected in a home of similarconstruction. Maintenance Necessary - Insulation Seal - One or more insulated glass windows have lost theirvacuum seal. As a result of losing this seal, condensation between the two panes creates a clouded or streakedappearance. The window still performs the task of keeping the weather out, but it has lost much efficiency.

Thank you for selecting our firm to do your pre-purchase home inspection. If you have any questions regarding theinspection report or the home, please feel free to call us.

Sincerely,

David Waeschle Cactus Coastie Home Inspection, LLC


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GENERAL INSPECTION INFORMATIONARIZONA HOME INSPECTORS ARE REQUIRED TO FOLLOW THE ARIZONA ASHI STANDARDS OF PROFESSIONALPRACTICE AS DETERMINED BY THE ARIZONA BOARD OF TECHNICAL REGISTRATION:

2.1 Inspections performed to these Standards shall provide the client with a better understanding of the propertyconditions, as observed at the time of the inspection.2.2 Inspectors shall:

A. before the inspection report is delivered, enter into a written agreement with the client or their authorized agent thatincludes: 1. the purpose of the inspection.

2. the date of the inspection. 3. the name address and certification number of the inspector.4. the fee for services. 5. a statement that the inspection is performed in accordance with these Standards. 6. limitations or exclusions of systems or components inspected. 7. B. Observe readily accessible installed systems and components listed in these Standards.8. C. submit a written report to the client which shall:

1. Describe systems and components identified in sections 4-12 of these Standards. 2. State which systems and components designated for inspection in these Standards have been inspectedand any systems and components designated for inspection in these Standards which were present at the time ofthe inspection and were not inspected and a reason why they were not inspected. 3. State any systems and components so inspected which were found to be in need of immediate majorrepair and any recommendations to correct, monitor or evaluate by appropriate persons

2.3 These Standards are not intended to limit inspectors from:A. reporting observations and conditions in addition to those required in Section 2.2.B. excluding system and components from the inspection if requested by the client.

HOME INSPECTORS AND THE CODEThe International Residential code (IRC) was implemented in 2000 and different versions of it are currently being adoptedby most communities in this area. Home inspectors do not enforce codes, nor do they report code-related deficiencies to enforcementauthorities. And, as noted in the report a house may have many details that do not comply with modern code requirements (the codesare not retroactive) However, most inspectors sometimes interpret what they observe by referring to code requirements. They do thisbecause the codes embody the cumulative wisdom of our age of homebuilders in North America. Codes certainly are not infallible, butgenerally are a better guide to prudent construction techniques that can be found anywhere else. Your local community may notenforce the code, but occupants of buildings with many code deficiencies risk suffering the consequences of unproven constructiontechniques. A minor failure to follow the NEC (National Electric Code), for example, is likely to diminish occupant's safety only slightly,but repetition of the deficiency throughout the wiring system may increase the probability that something may eventually go wrongwith the wiring-perhaps with disastrous consequences. The publisher of the NEC asserts that every article is there solely for reasonsof safety- none serve the goals of efficiency or convenience. The inspection report should not be construed as a complianceinspection of any governmental or non-governmental codes or regulations.

Landscaping and lot topography is examined during a residential house inspection as they can have a significant impact on thebuilding structure. It is important that surface runoff water is adequately diverted away from the building, especially in areas that haveexpansive soil characteristics. Low spots or depressions in the topography can result in ponding water that may exert hydrostaticpressure against the foundation. This pressure can cause a variety of effects on the building. A high water table or excessive groundsaturation can also impact septic systems. Even over watering of gardens and shrubbery can have significant effects. A similar impactcan result from tree roots growing against the foundation and causing cracking or movement of the structure. It is a standardrecommendation that the lot grading slopes away from the building. Grading should fall a minimum of one inch every foot for adistance of six feet around the perimeter of the building. It is also important that tree branches are not permitted to overhang the roofand that all landscaping is kept well pruned and not permitted to grow up against any part of the building. This will help prevent thedevelopment of pest and insect problems.

To view the Arizona Standards of Professional Practice for Arizona Home Inspectorshttps://btr.az.gov/laws-standards/standards/home-inspectors

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Note every section is supposed to show this grayed box with text that I entered at the top of each form. Some of the sections below do not put this extra text in with the gray box. Not sure why. I checked the forms and the text is there.


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CLIENT & SITE INFORMATION:1.1 INSPECTION FILE #0000076.

1.2 INSPECTION DATE:October 15, 2014 12:00 AM.

1.3 INSPECTION COMPANYThe inspection wasconducted by: DavidWaeschle. Cactus CoastieHome Inspection, LLC 2150W. Mulberry Dr., Chandler,AZ 85286. Tel:480-246-9283. AZ BTR #56801.

1.4 CLIENT: John Doe

,

1.5 INSPECTION SITE:The property inspected islocated at 123 SomeplaceDr. Sometown AZ 888888.

1.6 IS THE HOUSE

OCCUPIED?No.

1.7 PEOPLE PRESENT:No one.

BUILDING CHARACTERISTICS:1.8 MAIN ENTRY FACES:North.

1.9 BUILDING STYLE & TYPE: Ranch.

1.10 STORIES:1

CLIMATIC CONDITIONS:1.11 WEATHER:Clear.

1.12 SOIL CONDITIONS:Dry.

1.13 OUTSIDE TEMPEATURE (F):60-70.

UTILITY SERVICES:1.14 WATER SOURCE:Public, City.

1.15 WATER METER LOCATION:Front yard several feet in from the street.

1.16 SEWAGE DISPOSAL:Public, Sewer System.

1.17 ELECTRIC:Main Electrical Service is Underground.

1.18 NATURAL GAS:Yes, Public Utiltity Provided.

1.19 UTILITIES STATUS:All utilities on.

1.20 Total Fee:0.00.


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1.21 Paid By:

ROOF & ATTICPer the AZ Standards of Professional Practice for Arizona Home Inspectors:6. SYSTEM: ROOFING6.1 The inspector shall observe:

A. roof coverings, B. roof drainage systems, C. flashings, D. skylights, chimneys and roof penetrations, E. signs of leaks or abnormal condensation on building components.

6.2 The inspector shall: A. describe the type of roof covering materials, B. report the methods used to inspect roofing.

6.3 The inspector is NOT required to: 1.A. walk on the roofing.

2.B. observe attached accessories including but not limited to solar systems, antennae, and lightning arresters.

12. SYSTEM: INSULATION & VENTILATION

12.1 The inspector shall observe: A. insulation and vapor retarders in unfinished spaces.B. ventilation of attics and foundation areas. C. kitchen, bathroom, and laundry venting systems.

12.2 The inspector shall describe: A. insulation and vapor retarders in unfinished spaces.B. absence of same in unfinished space at conditioned surfaces.

12.3 The inspector is NOT required to report on: A. concealed insulation and vapor retarders. B. venting equipment which is integral with household appliances.

Although not required to, we generally attempt to evaluate various roof types by walking on their surfaces. If we are unable orunwilling to do this for any reason, we will indicate the method used to evaluate them. Every roof will wear differently relative to itsage, number of layers, quality of material, method of application, exposure to weather conditions, and the regularity of itsmaintenance. We can only offer an opinion of the general quality and condition of the roofing material.

The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. Thewaterproof membrane beneath roofing materials is generally concealed and cannot be examined without removing the roof material. Although roof condition can be evaluated, it is virtually impossible for anyone to detect a leak except as it is occurring or by specificwater tests, which are beyond the scope of our service. Even water stains on ceilings or on framing within attics will not necessarilyconfirm an active leak without some corroborative evidence, and such evidence can be deliberately concealed. We evaluate everyroof conscientiously, and even attempt to approximate its age, but we will not predict its remaining life expectancy, or guarantee that itwill not leak. Naturally, the sellers or the occupants of a residence will generally have the most intimate knowledge of the roof and ofits history. Therefore, we recommend that you ask the sellers about it, and that you either include comprehensive roof coverage inyour home insurance policy, or that you obtain a roof certification from an established local roofing company. We do not inspectattached accessories including by not limited to solar systems, antennae, and lightning arrestors.

ROOFING:2.1 TYPE ROOF:Gable and hip.

2.2 ROOF COVERING MATERIALS:Tile Roofing. Tiles are manufactured from concrete terra cotta or metal. Tiles are generally installed inhorizontal rows. If they are not interlocking, then there must be a felt underlayment.


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2.3 COVER LAYERS:The roof covering on the main structure appears to be the first covering.

2.4 UNDERLAYMENT NOTED:Asphalt impregnated felt underlayment was noted under the roofing material in at least 2 locations thatwere checked.

2.5 CONDITION OF ROOF COVERING MATERIAL:The roof covering material is in a condition that is consistent with its age and method of installation,showing no deficiency or cause for immediate concern. Action Necessary - The roof covering materialshows evidence of deterioration or leakage to the degree that action is required to determine the extent ofrepairs needed. Estimates from licensed professionals are needed. There is physical damage to the roofcovering materials due to an external source. There is damage to the roof covering materials due towalking on it.

2.6 FLASHING:The flashings around openings in the roof covering look to be watertight and caulked as needed.

2.7 METHOD OF ROOF INSPECTION:The roof covering was inspected by walking on the roof.

2.8 SKYLIGHTS FLASHING CONDITION (if applicable);N/A - Not Applicable.

2.9 VALLEYS:The valleys are functional with no visible deficiencies.

2.10 RIDGES:The ridge covering material is determined to be in functional condition.

2.11 EVIDENCE OF LEAKAGE (if applicable);No - (Disclaimer): The inspection is a visual inspection, and according to the STANDARDS FORPROFESSIONAL PRACTICE for Arizona Home Inspectors inspections done in accordance with theseStandards are visual, not technically exhaustive (complex test equipment is not normally used duringinspections) and will not identify concealed conditions or latent defects. In Arizona because of the climateand weather patterns it can extremely difficult to catch every possible water penetration point or possibleleak on the day of the inspection.

2.12 ROOF GUTTER SYSTEM:The gutter system on the roof edge looks to be functional and adequately sloped to carry the water to thedownspouts. Attention Needed - The downspouts appear to be clogged and need attention to functionnormally.

ATTIC & VENTILATION:2.13 ACCESS LOCATION:Ceiling hatch in garage, Ceiling hatch in hallway closet.

2.14 ATTIC ACESSIBILITY:Ceiling scuttle hole.

2.15 ATTIC/CRAWLSPACE INSPECTION METHOD:Direct access with a flashlight.

2.16 ATTIC CAVITY TYPE:Crawl Through - The attic cavity is not useable for any storage due to size, framing, or insulation.

2.17 ROOF FRAMING:A truss system is installed in the attic cavity that is used to support the roof decking and transmit the roofload to the exterior walls. The rafters or truss system are in one piece as originally engineered andadequately functioning as designed in general satisfactory condition.


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2.18 ROOF FRAMING CONDITION:The roof framing looks to be in satisfactory condition and is functioning as intended by supporting the roofsheathing and roof covering.

2.19 ROOF DECKING:The roof decking material is oriented strand board sheeting.

2.20 EVIDENCE OF LEAKS ON INTERIOR OF ATTIC:There is water staining on the underside of the roof decking or rafters. The stains are not currently wetnor do they have an elevated moisture content. The inspector was unable to determine if noted leakshave been repaired.

2.21 VENTILATION HI/LOW:After visible inspection of the attic space the ventilation is adequate and providing good cross ventilationof the space. Vents are located both in the ridge area and low in the eaves area. There are ridge ventsinstalled. There are soffit vents installed.

2.22 VAPOR BARRIER INSTALLED:There was no vapor barrier noted in the attic cavity. Not Required in attic, Not visible in wall.

2.23 INSULATION NOTED:The attic insulation looked to be adequate and properly installed. The following type of insulation wasnoted in the attic: Fiberglass. Loose bagged or blown in place. There is an average of at least 10" ofinsulation installed.

2.24 ATTIC VENTILATION NOTED:None installed.

2.25 WHOLE HOUSE VENTILATION SYSTEM:Yes - There is a whole house ventilation system installed. Functioning properly, this will assist atminimizing the air conditioning costs during the cooling season on low humidity, cool evenings. The wholehouse ventilation system was checked and determined to function normally.

ELECTRICALPer the AZ Standards of Professional Practice for Arizona Home Inspectors:

8. SYSTEM: ELECTRICAL

8.1 The inspector shall observe: A. service entrance conductors.B. service equipment, grounding equipment, main over-current device, main and distribution panels.C. amperage and voltage ratings of the service. D. branch circuit conductors, their over-current devices, and the compatibility of their ampacities and voltages. E. the operation of a representative number of installed lighting fixtures, switches and receptacles located inside the house,garage, and on its exterior walls.F. the polarity and grounding of all receptacles within six feet of interior plumbing fixtures and all receptacles in the garage orcarport, and on the exterior of inspected structures. G. the operation of ground fault circuit interrupters.

8.2 The inspector shall: A. describe: 1. service amperage and voltage. 2. service entry conductor materials. 3. service type as being overhead orunderground. 4. location of main and distribution panels.

B. report any observed aluminum branch circuit wiring.8.3 The inspector is NOT required to:

A. insert any tool, probe or testing device inside the panels.B. test or operate any over-current device except ground fault interrupters. C. dismantle any electrical device or control other than to remove covers of the main and auxiliary distribution panels. D. observe 1. low voltage systems. 2. smoke detectors. 3. telephone, security, cable TV, intercoms or other ancillary wiringthat is not a part of the primary electrical distribution system.

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We are not electricians and in accordance with the standards of practice we only test a representative number of switches and outletsand do not perform load-calculations to determine if the supply meets the demand. However, every electrical deficiency orrecommended upgrade should be regarded as a latent hazard that should be serviced as soon as possible, along with evaluation andcertification of the entire system as safe by a licensed contractor. Therefore, it is essential that any recommendations that we maymake for service or upgrades should be completed before the close of escrow, because an electrician could reveal additionaldeficiencies or recommend additional upgrades for which we disclaim any responsibility. Any electrical repairs or upgrades should bemade by a licensed electrician. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. The NationalFire Protection Association recommends smoke alarms be 110 volt, connected to each other, installed in each bedroom and within 15feet of all bedroom entry doors, and on all finished floors, and tested regularly. We would like to suggest for your own safety and thesafety of your family. Consider replacing all battery-powered smoke alarms with 10-year, sealed battery smoke alarms. An examplebrand would be the Kiddie Worry-Free sealed battery smoke alarm, though there maybe other brands that maybe just as good andequally serve.

Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. The inspector isnot required to insert any tool, probe, or testing device inside the panels, test or operate any over-current device except for groundfault interrupters, nor dismantle any electrical device or control other than to remove the covers of the main and auxiliary distributionpanels. Any ancillary wiring or system that is not part of the primary electrical distribution system is not part of this inspection but maybe mentioned for informational purposes only, including but not limited to low voltage systems, security system devices, heatdetectors, carbon monoxide detectors, telephone, security, cable TV, intercoms, and built in vacuum equipment.

SERVICE:3.1 TYPE & CONDITION:Underground, 120/240 Volt, Circuit breakers, The perception of the main service is that it is satisfactoryservice and design for the structure.

3.2 MAIN SERVICE GROUND VERIFIED:No - The main service ground wire was not located, or the inspector was unable to verify it was intact. Further investigation is needed to verify its existence. Presumed Ufer Ground.

ELECTRICAL DISTRIBUTION PANELS:3.3 MAIN PANEL LOCATION:Exterior of house, Front of building on north side.

3.4 PANEL ACCESSIBILITY:Yes - The electrical panel is in a location that makes it readily accessible.

3.5 PANEL COVER REMOVED:


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Yes.

3.6 MAIN CIRCUIT RATING:200 amp - The ampacity of the main power panel appears to be more than adequate for the structure aspresently used with room for expansion.

3.7 ENTRANCE CABLE SIZE:2/0 Copper.

3.8 DISCONNECT:Located at the top of main panel.

3.9 MAIN PANEL DEVICES:Breakers - The structure is equipped with a breaker type main power panel. This is the desirable type; when a breaker trips off, it can easily be reset. Caution: If a breaker is reset and trips back off, this is an indication thatthere is a short or weakened condition in the circuit. Call a qualifiedlicensed electrician for analysis of the existing problem. AFCI Breakers areinstalled. Arc Fault Circuit Interrupter Breakers are installed in new buildconstruction (2002 and newer). The design employ' s electronic circuitry tocontinuously monitor the current traveling through a circuit and that tripswhen an abnormal waveform is detected that could mean an arc or spark..The circuit breaker trips a small button (green or blue in most cases) at thebreaker panel which eliminates the electrical power to all associatedelectrical outlets attached to that AFCI breaker. GFCIs protect the personfrom electrocution, and AFCIs protect wires and devices from catching fireor melting down.

3.10 BREAKER/FUSE TO WIRE COMPATIBILITY:The breakers/fuses in the main power panel appear to be appropriately matched to the circuit wire gauge.

3.11 LEGENDS AVAILABLE:Yes - Identification of the breakers and the appliances or areas they control are clearly marked. Thisinspection does not verify the accuracy of this legend.

3.12 MAIN PANEL OBSERVATIONS:Circuit and wire sizing correct so far as visible, The power panel, as a container for safely coveringelectrical circuitry and components, is functioning as intended, minimizing the risk of electrical shock. Electrical circuitry wiring in the panel display as neatly arranged with no unallowable splices. Groundingsystem is present.


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CONDUCTORS:3.13 FEEDER AND CIRCUIT WIRING:Copper - The structure is wired using plastic insulated copper single conductor cables commonly referredto as Romex. Aluminum multi-strand feeder circuit wiring is an acceptable method of delivering largeblocks of current to downstream panels and dedicated appliances. The perception of the conductors arein serviceable condition.

3.14 WIRE PROTECTION/ROUTING:Visible wiring is perceived to be installed in an acceptable manner.

OTHER ELECTRICAL CIRCUITRY:3.15 DOORBELL:Yes - At least one exterior door has a working doorbell.

3.16 EXTERIOR LIGHTING:The exterior lighting appears functional. Also, this is a benefit for security.

KITCHENPer the Standards of Professional Practice for Arizona Home Inspectors:

7.1 The inspector shall observe: A. interior water supply and distribution system including: 2. fixtures and faucets, 3. functional flow, 4. Leaks, 5. crossconnections. B. interior drain, waste and vent system, including: 1. traps; drain, waste, and vent piping. 7.2 The inspector shall: B. operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house. 8.1 The inspector shall observe: F. the polarity and grounding of all receptacles within six feet of interior plumbing fixtures.

G. the operation of ground fault circuit interrupters. 11.1 The inspector shall observe:

C. counters and a representative number of cabinets. 11.3 The inspector is NOT required to observe:

D. household appliances. 12.1 The inspector shall observe:

C. ventilation of kitchen, bathroom, and laundry venting systems.

We may test kitchen appliances for basic functionality, but cannot evaluate them for their performance nor for the variety of theirsettings or cycles. Appliances older than ten years may exhibit decreased efficiency. Even if general comments are made, theseitems are not inspected: free-standing appliances, refrigerators, freezers, ice makers, trash-compactors, built-in toasters,coffee-makers, can-openers, blenders, instant hot-water dispensers, water-purifiers, barbecues, grills, or rotisseries, timers, clocks,thermostats, the self-cleaning and cooking capability of ovens, and concealed or countertop lighting, which is convenient but ofteninstalled after the initial construction and not wired to national electrical standards. These items should be considered outside the scope of the inspection. Appliances are not moved during the inspection. Portable dishwashers are not inspected, as they requireconnection to facilitate testing.

KITCHEN PLUMBING:4.1 CAULKING WATER CONTACT AREAS:The caulking in water contact areas appears to be adequate for its age.

KITCHEN APPLIANCES:4.2 FOOD WASTE DISPOSAL:The food waste disposal appears to be functional. No food was ground up in this inspection. Theinspector was unable to determine if the unit will grind food waste adequately.


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4.3 DISHWASHER:The dishwasher appears to be functional. The dishwasher was tested on one cycle, and it appeared tofunction normally. This dishwasher is a multi-cycle unit, but only one cycle was tested. This does notimply that the other cycles also work, nor does it imply that the dishwasher will clean the dishes to yourrequirements.

4.4 RANGE HOOD:The range hood and exhaust fan appeared to work correctly on one or both speeds. There is a filterinstalled, and it will require periodic cleaning.

4.5 RANGE/OVEN FUEL SOURCE:Electric - There is a 220-volt hookup for an electric range/oven.

4.6 RANGE/OVEN:The range/oven appears to be functional. No food was heated up during this inspection. The inspectormakes no attempt to determine if the unit has accurate temperature controls.

4.7 MICROWAVE OVEN:There is a countertop microwave oven. The unit was tested by heating a cup of water. The unitfunctioned as intended.

4.8 REFRIGERATOR:There is a refrigerator installed; however, it was not included as a part of this inspection.

4.9 WATER FOR REFRIGERATOR:There is a water valve noted in the area of the refrigerator.

KITCHEN INTERIOR:4.10 LOCATION:Main level rear of house.

4.11 OUTSIDE ENTRY DOOR:The outside entry door to the kitchen is functional. There is no deadbolt installed on the entry door. Consideration should be given to installing a deadbolt as a safety feature.

COUTERTOPS:4.12 KITCHEN INTERIOR:The countertops in the kitchen appear to be new, and they should provide years of service.

CABINETS, DRAWERS, AND DOORS:4.13 KITCHEN INTERIOR:Good - The cabinets in this kitchen are of a better quality than expected.

POOL/SPA & EQUIPMENTCONFIDENTIAL - FOR CLIENT USE ONLY

CONDITION DEFINITIONS:GOOD Satisfactory with normal wear and tearFAIR Satisfactory but declining in usefulnessPOOR Unsatisfactory in need of immediate repair

Per the Standards of Professional Practice for Arizona Home Inspectors:

3. SWIMMING POOL & SPA

3.1 The inspector shall observe:A. interior finish materials.B. decks, steps and coping.C. pumps, motors, blowers, skimmer, filter, drains, heaters, automatic safety controls, gauges, visible piping and valves.


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D. water supply systems for cross connections.E. external bonding of the pump motors, blowers, and heaters.F. conduit, visible electrical components, and the operation of underwater lighting, ground fault circuit interrupters, and timerassemblies.G. permanently installed handrails and ladders.H. for the presence of child safe barrier provisions. I. for the presence of entrapment prevention components.

3.2 The inspector shall:A. describe:1. type of pool or spa.2. primary interior finish material.3. type of filter.4. type of child safe barrier provision.5. type of cleaning system (if present).6. energy source for heater (if present).B. operate the systems using normal operating controls.

C. open readily open 4.2 General exclusions:

A. Inspectors are NOT required to report on:1. life expectancy of any component or system.2. the causes of the need for a major repair5. the condition of components that are not visible and/or readily accessible.9. external bonding of equipment or components other than pump motors, blowers and heaters.10. cosmetic items, underground items, or items not permanently installed.11. the safety of use of any pool or spa component.12. the adequacy of operation, maintenance, and use of the pool/spa and of any component.14. the structural integrity of any system or component.15. the adequacy of system and component design, and of filters and heaters.16. the adequacy of child safe barriers and of entrapment prevention components, nor the conformity of these barriers orcomp18. flow rates and high or low pressure conditions.19. leaks in the shell or underground components.20. geological and soil conditions.21. the strength, adequacy, efficiency or safety of any system or component.B. Inspectors are NOT required to:5. operate any system or component which is shut down or otherwise inoperable.6. operate any system or component which does not respond to normal operating controls.7. move personal items, equipment, plant life, soil, snow, ice, or debris which obstructs access or visibility.9. determine the safety of use of any pool or spa component.16. operate systems when weather conditions or other circumstances may cause equipment damage.17. test or operate valves and automatic safety controls.18. come into contact with pool or spa water to examine the systems, structure, or components.19. test, operate, or evaluate electric resistance heaters.20. determine the temperature, temperature fluctuation, rate of temperature rise, or the time needed to obtain hot water, ofany pool or spa heater.21. test, operate, or evaluate water features, fountains, diving and jump boards, slides, and similar play equipment, orevaluate the suitability of the pool or spa for the use of such equipment, or for activities such as diving.22. test, operate, or evaluate timers, low voltage or electronic controls, stray voltage, thermostats, heating elements, solarand other alternative energy heating systems.23. evaluate water chemistry or clarity, or presence or absence of bacteria/algae.24. operate systems including backwash, aerators, automatic cleaners, automatic water fills, water treatment or chemicaldispenser systems.25. evaluate the interior of components and filters including filter cartridges, and related components and accessories, orback-flow prevention devices.26. evaluate the condition of manual, or the condition and operation of automatic, pool or spa covers


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Inspection was limited to those areas which are above ground or water level. The only way to detect an underground leak in a supplyline, buried pipe fitting, or pool surface crack is by observation of the persistent and continuous loss of water from the pool over anextended period of time. Purchasers are encouraged to ask sellers about the existence of any past or present leaks in the pool, spaor associated equipment. Pool filtering devices are not disassembled to determine the condition of any installed filter elements. Operation of time clock motors and thermostatic temperature controls cannot be verified during a visual inspection. Testing ofback-flush mechanisms is beyond the scope of this inspection. Pilot lights on LP gas pool heaters are not lit during the inspection.

A full copy of the AZ Pool and Spa Standards can be viewed at: https://btr.az.gov/laws-standards/standards/home-inspectors

GENERAL COMMENTS:5.1 Pool Type:Below Ground.

POOL SURFACE:5.2 Type:Concrete shell covered with an aggregate surface (Pebblecrete, DiamondBrite, Krystal Krete to name a few brand names)

5.3 Condition:Good overall.

5.4 Entry Steps & Seats:Good overall.

5.5 Pool Coping:Good overall.

SKIMMER & BASKET:5.6 Condition:Fair.

POOL LIGHT:5.7Operable.

PUMPING EQUIPMENT:5.8 Pump Motor Manufacture Date:2004.

5.9 Pump and Motor Condition:Hayward brand pump.

5.10 Evidence of Water Leakage:None noted.

5.11 Hair/Lint Filter:Good- no significant air bubbles noted.


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5.12 Evidence of Air Leakage:None noted.

5.13 Filter Type:Cartridge.

5.14 Pressure in PSI:A higher than normal pressure indicates the need for filter cartridge cleaning or replacement.

5.15 Chlorinator: Type:Chlorine feeder.

5.16 Installed Cleaning Equipment:Suction head type on a hose.

VISIBLE PLUMBING LINE:5.17 Condition:Good. Consider applying labels showing pipe use to eliminate confusion in operation of this equipment.

5.18 Cross Connections:None noted. The automatic fill valve for keeping the pool full of water is missing its anti-siphon valve. Thissets up conditions that promote contamination of your water supply with pool water. This is called across-connection and should be eliminated by installation of an anti-siphon valve.

HEATERS:5.19 Type and Condition:System operated properly at the time of inspection, LP gas- Pilot light was not lit at the time of inspection. No operation was attempted. Have the sellers demonstrate proper operation of this equipment, prior totaking possession of the property.

5.20 Automatic Safety Controls:Overall condition is good.

5.21 Gas Supply:Tank is located underground.

ELECTRIC CONTROLS:5.22 Bonding:External bonding of equipment frames is lacking at the primary pump motor and pool heater.

5.23 Ground Fault Interrupters:Good.

5.24 Subpanels:Good.

5.25 Timers:Good.

POOL DECKING:5.26 Type:Stamped concrete.

5.27 Condition:Good overall, No significant cracking is noted.

5.28 Child Protection Fencing:None is provided. If children are to be present, child barrier fencing should be considered.


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STRUCTURETYPE OF CONSTRUCTION:

6.1 STRUCTURAL:Frame.

FOUNDATION TYPE & CONDITION:6.2 STRUCTURAL:Foundation Type, Concrete - slab on grade, Foundation material, Post-tensioned concrete, FoundationCondition, Cracked and spalled concrete - this is serviceable (durable) condition. Usually, this is acondition that does not require remedies. Where the cracking becomes unsightly, or admits too muchmoisture to the interior of the structure, some sort of repair may be warranted.

FLOOR:6.3 STRUCTURAL:Number of Structural Floors, Single floor - ranch style structure, Floor Support Structure Type, Concretefoundation structure.

WALL STRUCTURAL COMPONENTS:6.4 STRUCTURAL:Wood frame, Wall condition, Satisfactory condition - inspection limited.

COLUMNS:6.5 STRUCTURAL:Yes columns are present on the property and located [____]. Column Type, Decorative aluminumcolumns for patio support, Column Condition, Good no visible issues or defects noted.

CEILING STRUCTURE:6.6 STRUCTURAL:Manufactured Truss.

FRAMING TYPE:6.7 STRUCTURAL:Platform framing was the chosen style of framing.

STRUCTURE & EXTERIORMATERIALS & CONDITION:

7.1 EXTERIOR WALLS:Walls are constructed with Stucco and Cultured brick/Stone siding.

FLASHING & TRIM:7.2 EXTERIOR WALLS:Wood materials. Metal materials.

EXTERIOR WALLS:7.3 EXTERIOR WALLS:Stucco Observations - Stucco is a masonry surface material put on in layers over an expanded wire meshthat is fastened to the substrate. The hard coat stucco appears to be 1/2" thick, Stucco Cracking - Stuccocracking, other than hairline cracks, is usually a result of either stress or moisture. These cracks shouldnot be repaired until the source of the cracking can be determined and appropriate action taken. ActionNecessary - White crust at crack edges indicates efflorescence. This is the result of moisture entering acrack. As the moisture passes through, salts are left drying as a crust on the surface. This conditionneeds to be repaired as further deterioration can result in extensive repairs.

Temp Test

Callout

Note really sure why this is


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TRIM CONDITION:7.4 EXTERIOR WALLS:The trim is intact and functional.

SOFFIT/EAVES:7.5 EXTERIOR WALLS:

The soffit/eaves appear to be adequate and show only signs of normal wear. Attention Needed -Soffit/eaves appear to need some minor repair to prevent further deterioration.

FASCIA & RAKE BOARDS:7.6 EXTERIOR WALLS:The fascia and rake boards are determined to be in adequate condition and show only signs of normalwear.

OUTSIDE ENTRY DOORS:7.7 EXTERIOR WALLS:The noted door(s) is located at the front of the building, rear, Good - The outside entry door is of insulatedglass. Attention Needed - The outside entry door needs some minor adjustment or repair.

WINDOW CONDITION:7.8 EXTERIOR WALLS:Good - The windows in this structure are of better quality and style than would be expected in a home ofsimilar construction. Maintenance Necessary - Insulation Seal - One or more insulated glass windowshave lost their vacuum seal. As a result of losing this seal, condensation between the two panes createsa clouded or streaked appearance. The window still performs the task of keeping the weather out, but ithas lost much efficiency.

WINDOW FLASHING:7.9 EXTERIOR WALLS:The installed window flashing above the windows after a visual inspection would indicate that they areadequate and functional.

EARTH-TO-WOOD CLEARANCE:7.10 EXTERIOR WALLS:There are no visible defects or deficiencies noted in the clearance between the earth and the wood.

MAIN ENTRY (FRONT) DOOR:7.11 EXTERIOR DOORS:Metal, double doors, Hardware is operational.

REAR ENTRY DOOR:7.12 EXTERIOR DOORS:Metal, Sliding glass door. Hardware is operational and the door is in good overall condition.

GARAGE DOOR(S)7.13 EXTERIOR DOORS:Garage door opener functions as designed by stopping and reversing appropriately when meetingreasonable resistance.

Safety feature is required by law and US Consumer Product Safety Commission (CPSC). The standardrequires that all automatic residential garage door openers manufactured on or after January 1, 1991must conform to the entrapment protection requirements of the Underwriters Laboratories (UL) Standardfor Safety. UL 325. All garage door openers must reverse the motion of a closing door within two seconds after the


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door contacts a two-inch high test block placed on the floor in the door's path.All garage door openers must re-open the door within 30 seconds of the start of movement in thedownward direction if the mechanism senses that the door did not fully close to the garage floor.

PREDOMINANT TYPE:7.14 EXTERIOR WINDOWS:Vertical Sliders, Double Glazing.

OVERALL CONDITION:7.15 EXTERIOR WINDOWS:Satisfactory overall, considering age.

TYPE AND CONDITION OF SILLS:7.16 EXTERIOR WINDOWS:Masonry, Satisfactory overall.

STRUCTURE TYPE:7.17 DECK, PORCH OR BALCONY:Ground level patio.

DECK/PORCH/BALCONY MATERIALS:7.18 DECK, PORCH OR BALCONY:There is concrete material used.

CONDITION OF WOOD MATERIALS:7.19 DECK, PORCH OR BALCONY:Good - The wood deck materials are either new or nearly new and in good condition.

ELECTRICAL SYSTEMELECTRICAL OUTLETS:

8.1 EXTERIOR WALLS:Satisfactory - All outlets tested correctly and tripped the GFCI in the garage as required.

PLUMBING SYSTEMWATER SOURCE:

9.1 PLUMBING;City/Municipal.

PUBLIC SERVICE PIPING MATERIAL:9.2 PLUMBING;The main service line to the structure is copper.

MAIN WATER LINE CUTOFF LOCATION:9.3 PLUMBING;Garage wall.


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VISABLE MINERAL DEPOSITS OR ENCRUSTATIONS:9.4 PLUMBING;

INTERIOR SUPPLY PIPING MATERIAL:9.5 PLUMBING;PEX plastic piping.

WATER PRESSURE:9.6 PLUMBING;Water pressure from 40 to 80 pounds per square inch is considered withinnormal/acceptable range.

EXTERIOR HOSE BIBS FUNCTIONAL:9.7 PLUMBING;The exterior hose bib(s) demonstrated to be functioning normally. There is a backflow preventer valveinstalled. This inspection does not determine if it functions as intended.

FUNCTIONAL SUPPLY:9.8 PLUMBING;By testing multiple fixtures at one time, functional flow of the water supply was verified.

FIXTURES & FACETS9.9 PLUMBING;Satisfactory - Fixtures and faucets are in good condition and fully operational.

LEAKS IN THE SUPPLY PIPING NOTED:9.10 PLUMBING;No.

SEWAGE DISPOSAL TYPE:9.11 PLUMBING;Public Sewer System This inspection merely identifies the type of sewage waste disposal system. It doesnot comment on the adequacy or effectiveness of the system. For further evaluation, this InspectionCompany may recommend the customer seek further evaluation by a licensed and competent plumbingexpert to scope the lines. This is particularly important if large trees may exist nearby to the waste drainlocation pipes between the house and the sewer.


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WASTE LINE MATERIALS:9.12 PLUMBING;The predominant waste line material is plastic. Between 1985 and 1988 some ABS plastic pipe wasmanufactured with an improper plastic mixture. This pipe is now showing signs of failure. Predominantly"Centaur" and "Phoenix" brands exhibit the defects; however, others do also. Be alert for breaks at thejoints. Sometimes it becomes brittle and splits open.

WASTE PIPING CONDITION:9.13 PLUMBING;The visible plumbing waste piping shows no defects and demonstrates that it is functional in design andpurpose.

VENT PIPING MATERIAL:9.14 PLUMBING;The vent material, as it passes through the roof, is plastic. Between 1985 and 1988 some ABS plasticpipe was manufactured with an improper plastic mixture. This pipe is now showing signs of failure.Predominantly "Centaur" and "Phoenix" brands exhibit the defects; however, others do also. Be alert forbreaks at the joints. Sometimes it becomes brittle and splits open.

VENT PIPING CONDITION:9.15 PLUMBING;The visible plumbing vent piping shows no defects and demonstrates to be functional in design andpurpose.

SUPPLY/WASTE PIPING SUPPORTS:9.16 PLUMBING;The visual portions of the tie straps and hangers supporting supply and waste piping are adequate.

FUNCTIONAL DRAINAGE:9.17 PLUMBING;Yes - Functional drainage has been verified. Water drained from a random sample of fixtures or drainsflows at a rate faster than was supplied.

OBJECTIONABLE ODORS NOTED:9.18 PLUMBING;No.

LOCATION OF WASTE LINE CLEANOUTS:9.19 PLUMBING;Front Exterior.

WATER SOFTENER:9.20 PLUMBING;Yes, there is a water softener installed in this structure. This is a nice feature and will add comfort for theoccupants. Determine ownership of the equipment. The inspection merely states the presence of theunit. We are unable to determine ownership and if it is functioning correctly.

LAWN SPRINKLER SYSTEM:9.21 PLUMBING;There is a lawn sprinkler system installed. There is a backflow preventer device installed for the lawnsprinkler system.


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TYPE OF GAS SUPPLY:9.22 GAS SUPPLY:Natuarl.

GAS APPLIANCE'S IN GARAGE AREA?9.23 GAS SUPPLY:Yes - A WATER HEATER is present.

GAS LINE PIPING MATERIAL:9.24 GAS SUPPLY:Black Iron Pipe.

PIPING INSTALLATION - ROUTING - SHUTOFFS - HANGERS - SUPPORTS:9.25 GAS SUPPLY:Gas supply piping as installed is of an adequate size, material and joints are properly sealed using pipedope. No visible defects were noted and no unusual smells were detected at the time of inspection. Dirt-leg Present at terminating end.

GAS ODORS NOTED:9.26 GAS SUPPLY:No odors detected.

VENTS NOTED FROM ROOF VIEW:9.27 GAS SUPPLY:The stacks appear to be installed two feet higher than the adjacent roof line.

LOCATION:9.28 WATER HEATER:Laundry, Garage.

MODEL/SERIAL NUMBER/SIZE:9.29 WATER HEATER:System is American. Unit Type: Storage Tank.

TANK CAPACITY:9.30 WATER HEATER:A 50 gallon water heater is installed and is recommended for a large family or a home with a spa tub.


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FUEL SOURCE FOR WATER HEATER:9.31 WATER HEATER:The water heater is gas-fired.

EXPOSED WATER HEATER CONDITION:9.32 WATER HEATER:Good - Rust free and clean. Should provide years of service.

DRIP LEG INSTALLED FOR NATURAL GAS-FIRED UNIT:9.33 WATER HEATER:No - There is no drip leg installed on the incoming gas line to the water heater. Installation of a drip leg isrecommended to prevent debris from getting into the gas valve.

GAS VALVE:9.34 WATER HEATER:

Action Necessary - There should be a gas line cutoff valve installedadjacent to each gas appliance. The hot water tank does not have a valve,or it is not located adjacent to the tank.

FLUE/EXHAUST PIPE CONDITION:9.35 WATER HEATER:The exhaust flue is determined to be correctly installed with no visible defects or deficiencies. Theexhaust flue pipe is metal.

WATER PIPING CONDITION:9.36 WATER HEATER:The incoming and output piping are installed correctly.

WATER HEATER FILL VALVE INSTALLED:9.37 WATER HEATER:Yes - There is a fill valve installed on the incoming water line. This valve can be used to cut off the watersupply to the water heater.

TEMPERATURE CONTROLS:9.38 WATER HEATER:The thermostat and temperature controls exhibit normal and satisfactory operation. Temperaturecontrols for the most economical and relatively safe condition would be set at 130 degrees F. Temperatures in excess of 130 degrees F. are not recommended for both economic and safety reasons. Checking water temperatures is beyond the scope of this inspection, but it can be determined by the useof a simple cooking thermometer.


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DRAIN VALVE:9.39 WATER HEATER:Yes - There is a drain valve installed on the lower side of the water heater.

TEMPERATURE & PRESSURE RELIEF VALVE:9.40 WATER HEATER:The temperature and pressure relief valve is of the correct rating for the water heater.

SAFETY OVERFLOW PIPE:9.41 WATER HEATER:The overflow pipe is correctly installed.

WATER HEATER INSULATION JACKET:9.42 WATER HEATER:No.

FAUCET AND SUPPLY LINES:9.43 KITCHEN PLUMBING:Faucets and supply lines appear functional with no leaks noted.

SINK AND DRAIN LINES:9.44 KITCHEN PLUMBING:The sink and drainage lines appear to be functional.

HVACTYPE AND LOCATION:

10.1 AIR CONDITIONING - PRIMARY UNIT:Heat Pump. Electricity-powered.

PRIMARY UNIT APPROXIMATE DATE OF MANUFACTURE:10.2 AIR CONDITIONING - PRIMARY UNIT:The unit was manufactured in or about [2002].

10.3 HEATING PLANT - PRIMARY UNIT:The unit was manufactured in or about 2002.

UNIT TESTED:10.4 AIR CONDITIONING - PRIMARY UNIT:Yes, The scope of this inspection does not include the effectiveness or adequacy of the system.

INSULATION WRAP ON THE SUCTION LINE:10.5 AIR CONDITIONING - PRIMARY UNIT:Insulation wrap is functional, without significant damage.

CONDENSER CLEAR OF OBSTRUCTION:10.6 AIR CONDITIONING - PRIMARY UNIT:Looks good, fully functional.

CONDENSER CABINET LEVEL:10.7 AIR CONDITIONING - PRIMARY UNIT:Cabinet is basically level.


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CONDENSING COIL CONDITION:10.8 AIR CONDITIONING - PRIMARY UNIT:The condensing coil appears to be clean, and no blockage was noted.

SERVICE DISCONNECT:10.9 AIR CONDITIONING - PRIMARY UNIT:The installed service disconnect is located within sight of the condensing coil cabinet and not more than50 feet from the unit.

CONDENSATE LINE:10.10 AIR CONDITIONING - PRIMARY UNIT:The condensate drain line appears to be adequately installed. Periodic checking to make sure that theline is clear will help to maintain the system.

TEMPERATURE AT RETURN REGISTERS:10.11 AIR CONDITIONING - PRIMARY UNIT:78 F.

TEMPERATURE AT SUPPLY REGISTERS:10.12 AIR CONDITIONING - PRIMARY UNIT:62 F.

TEMPERATURE DIFFERENTIAL:10.13 AIR CONDITIONING - PRIMARY UNIT:16 F air temperature drop over the coils drop over the coils Considered acceptable.

EVIDENCE OF MAINTENANCE:10.14 AIR CONDITIONING - PRIMARY UNIT:Yes.

HEATING SYSTEM TYPE:10.15 HEATING PLANT - PRIMARY UNIT:A forced air furnace is installed as the primary source of heat. The furnace is a newer high efficiency typewith a fan installed in the vent pipe to push the burnt flue gases up and out the flue.

HEATING SYSTEM LOCATION:10.16 HEATING PLANT - PRIMARY UNIT:Exterior of house.

FUEL SOURCE:10.17 HEATING PLANT - PRIMARY UNIT:Electric.

EQUIPMENT DESCRIPTION:10.18 HEATING PLANT - PRIMARY UNIT:The heat pump uses the same outdoor coil as the air conditioning condenser cabinet. Therefore, theModel and Serial numbers are listed on the air conditioning portion of the report.

CAPACITY & EFFICIENCY:10.19 HEATING PLANT - PRIMARY UNIT:BTUs, 56000 BTUs


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FLUES, VENTS, PLENUM:10.20 HEATING PLANT - PRIMARY UNIT:The visible portions of the flue/vent system appear to be installed correctly and appear to be functional.

GENERAL OPERATION & CABINET:10.21 HEATING PLANT - PRIMARY UNIT:Heating unit was not tested either due to ambient temperatures or because the unit was shut down. Theinspector may not activate a system that has been disconnected or does not activate using normalcontrols. No further liability is accepted for performance of the heating system. Suggestcleaning/servicing blower motor, pilot light, vent system and burners.

FILTER TYPE/SIZE;10.22 HEATING PLANT - PRIMARY UNIT:Fiberglass Cartridge - with pleated insert.

AIR FILTERS;10.23 HEATING PLANT - PRIMARY UNIT:The filter is clean and correctly installed. It is recommended that the filter(s) be changed or cleaned every30 to 45 days for best performance.. NOTE: Electronic air cleaners and humidifiers are beyond the scopeof this inspection.

DUCTS CONDITION:10.24 HEATING PLANT - PRIMARY UNIT:The ductwork is enclosed and largely inaccessible. It could not be viewed directly; however, good airflowindicates no significant leaks are present. There is evidence that the ducts have been cleaned as notedby the repairs made in the ducts.

DOES EACH HABITABLE ROOM HAVE A HEAT SOURCE?10.25 HEATING PLANT - PRIMARY UNIT:Yes.

ADEQUATE RETURNS OR UNDERCUT DOORS:10.26 HEATING PLANT - PRIMARY UNIT:Yes.

NORMAL CONTROLS:10.27 HEATING PLANT - PRIMARY UNIT:Thermostat is located in the Hallway, Good - Electronic thermostat controls for central heating and airconditioning are installed. Automatic controls were not tested or overridden. There are multiplethermostats. The structure is divided into zones. General condition looks to be in satisfactory condition.

INTERIORWALLS:

11.1 INTERIOR SYSTEMSAll the walls through out the house are in good condition with no excessive wear and tear. No deficiencieswere noted.

CEILINGS:11.2 INTERIOR SYSTEMSAll the ceilings through out the house are in good condition with no excessive wear and tear or visiblewater stains. No deficiencies were noted.


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FLOORS:11.3 INTERIOR SYSTEMSThe floors throughout the consist of the following covering materials: Hardwood, Ceramic or glazed tile. Carpet.

DOORS:11.4 INTERIOR SYSTEMSAll the doors through out the house are in good condition and operate smoothly both opening and closing.No deficiencies were noted.

WINDOWS:11.5 INTERIOR SYSTEMSAll the windows through out the house are in good condition and operate smoothly both opening andclosing, seals appear to be is satisfactory condition as well as the glass with no damage or cracks. Nodeficiencies were noted.

HVAC DUCTWORK / DISTRIBUTION:11.6 INTERIOR SYSTEMSAll the habitable rooms through out the house are in satisfactory condition with a heat source supply ventand there is a satisfactory air return. No deficiencies were noted. HVAC supply & return issues exist inthe: Bonus Room.

COUNTERS & CABINETS:11.7 INTERIOR SYSTEMSAll the counters and cabinets through out the house are in good condition and all the drawers and cabinetdoors operate smoothly both opening and closing. The counter tops appeared to be in satisfactorycondition with no excessive signs of wear and tear. No deficiencies were noted.

FIRE WALLS, CEILINGS, & DOORS:11.8 INTERIOR SYSTEMSThe firewall doors, walls, & ceilings separating the attached garage from the house appear in goodcondition, the door is a solid core as required and operate smoothly both opening and closing. Nodeficiencies were noted.

SWITCHES & FIXTURES:11.9 INTERIOR ELECTRICAL SYSTEMSA representative sampling of switches was tested. As a whole, switches throughout the room are inserviceable condition.

INTERIOR ELECTRICAL OUTLETS11.10 INTERIOR ELECTRICAL SYSTEMSA representative sampling of outlets was tested. As a whole, outlets throughout the room are inserviceable condition. Attention Necessary - A tired outlet was noted. This means its ability to retain aplug is lacking. The plug can slide out of the socket and create a spark on the way out creating thepotential for fire. Replacement of the outlet receptacle is needed.

GROUND FAULT PROTECTED OUTLETS:11.11 INTERIOR ELECTRICAL SYSTEMS


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GFCI outlets are found at all locations needed - This structure is adequatelyprotected by using Ground Fault Circuit Interrupt outlets at all locationswithin 6' of a water source and any of these locations: all outside outlets, inthe garage, and in an unfinished basement.Ground fault protection is provided by use of interrupt resets at the outletsrather than the main panel. Since the mid 60's, construction standardshave recommended that all circuits in the kitchen, except the refrigeratorcircuit, be protected by GFCI equipment.

HEATING, VENTILATION & AIR CONDITIONINGHeat Source:

12.1 KITCHEN APPLIANCES:There is a heat source in the kitchen. There is no comment as to the amount of air or temperaturecoming from the supply vent. There is no return air vent located in this room. The door is undercut by1/2" - 3/4 " to allow adequate ventilation in this room.

KITCHEN-ELECTRICAL SYSTEMSFIXTURES & SWITCHES:

13.1 KITCHEN INTERIOR:The ceiling lights in the kitchen are functional. A representative sampling of switches was tested. As awhole, switches throughout the room are in serviceable condition.

ELECTRICAL OUTLETS:13.2 KITCHEN INTERIOR:The outlets tested in the kitchen are correctly wired and grounded. As a whole, outlets throughout theroom are in serviceable condition. There is a Ground Fault Circuit Interrupt outlet installed and functionalabove the kitchen countertop. It is in the area within a 6 foot reach of the sink.

BATHROOMSVanity Cabinet:

14.1 MasterBathroomThe vanity cabinet and top in this bathroom are functional.

14.2 Bathroom #2The vanity cabinet and top in this bathroom are functional.

Basin and Drain Fixture:14.3 MasterBathroomThe basin and drainage fixture appear to be fully functional.

14.4 Bathroom #2The basin and drainage fixture appear to be fully functional.

Faucet and Supply Lines:14.5 MasterBathroomFaucets and supply lines appear functional. There are shutoffs installed for both hot and cold water pipesunder the basin.


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14.6 Bathroom #2Faucets and supply lines appear functional. There are shutoffs installed for both hot and cold water pipesunder the basin.

Toilet Condition14.7 MasterBathroomThe toilet appears to be functional.

14.8 Bathroom #2The toilet appears to be functional.

Tub:14.9 MasterBathroomFiberglass Tub OK - The bathtub is a fiberglass reinforced plastic material, and it appears to be infunctional condition. Use caution on type of cleaning materials and method of application. The surface ofthe tub can be easily damaged.

14.10 Bathroom #2Fiberglass Tub OK - The bathtub is a fiberglass reinforced plastic material, and it appears to be infunctional condition. Use caution on type of cleaning materials and method of application. The surface ofthe tub can be easily damaged.

Tub Mixing Valve & Stopper:14.11 MasterBathroomThe tub mixing valve and the tub unit are in functional condition.

14.12 Bathroom #2The tub mixing valve and the tub unit are in functional condition.

Shower/Shower Head and Mixing Valves:14.13 MasterBathroomFunctional - The shower, shower head, and mixing valves are all performing as required.

14.14 Bathroom #2

Functional - The shower, shower head, and mixing valves are all performing as required. ActionNecessary - The shower head leaks and needs adjustment or replacement.

Tub/Shower Drain:14.15 MasterBathroomFunctional - The tub/shower appears to drain at an acceptable rate.

14.16 Bathroom #2Functional - The tub/shower appears to drain at an acceptable rate.

Glass Tub/Shower Door:14.17 MasterBathroomShower Yes - The shower stall has a glass door installed. The glass appears to be safety glass.

14.18 Bathroom #2Yes, Safety Glass? - There is a set of sliding glass doors installed. I was not able to determine if they aremade of safety glass.

Caulking/Water Contact Areas:14.19 MasterBathroomThe caulking in the water contact areas appears to be functional.


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14.20 Bathroom #2The caulking in the water contact areas appears to be functional.

Heat Source:14.21 MasterBathroomFunctional - There is a heat source in this room.

14.22 Bathroom #2Functional - There is a heat source in this room.

Entry Door:14.23 MasterBathroomGood - Bathroom door is the quality level I expected to see, and it has a privacy lock installed.

14.24 Bathroom #2Good - Bathroom door is the quality level I expected to see, and it has a privacy lock installed.

Walls:14.25 MasterBathroomThe walls in this bathroom are functional.

14.26 Bathroom #2The walls in this bathroom are functional.

Windows:14.27 MasterBathroomNone - There is no window in this bathroom.

14.28 Bathroom #2The windows and associated hardware in the bathroom are all functional.

Ceiling:14.29 MasterBathroomThe ceiling in this bathroom is functional.

14.30 Bathroom #2The ceiling in this bathroom is functional.

Floor:14.31 MasterBathroomThe flooring in this bathroom is functional. The floor covering material is ceramic or glazed tile.

14.32 Bathroom #2The flooring in this bathroom is functional. The floor covering material is ceramic or glazed tile.

Lighting:14.33 MasterBathroomThe ceiling light and fixture in this bathroom are in functional condition. Vanity Light OK - The lightingaround the vanity mirror is functional.

14.34 Bathroom #2The ceiling light and fixture in this bathroom are in functional condition. Vanity Light OK - The lightingaround the vanity mirror is functional.

Ventilation Fans:14.35 MasterBathroomThere is an exhaust fan installed in this bathroom, and it is functional.


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14.36 Bathroom #2There is an exhaust fan installed in this bathroom, and it is functional.

Ground Fault Interrupt Outlets:14.37 MasterBathroomThere is a functional Ground Fault Circuit Interrupt outlet installed in the area of the bathroom vanity.

14.38 Bathroom #2There is a functional Ground Fault Circuit Interrupt outlet installed in the area of the bathroom vanity.

Light Switch:14.39 MasterBathroomThe light switch is functional.

14.40 Bathroom #2The light switch is functional.

Tub & Shower Walls:14.41 Bathroom #2The walls appear to be in functional condition.

Documents

Sample inspection report - David Waeschle @ Cactus Coastie