1234 Main Street / All American Home Inspections High Country LLC / Paul Stokle

1. Roofing

The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.

Styles & Materials

*Roof Covering: Concrete tile	*Method of inspecting roof: Walked roof	*Evidence of leaking/ signs of moisture on building components: No
Sky Light(s): None	Chimney (exterior): Metal Flue Pipe Masonry Stucco

		SAT	NI	MR	RR	NP
1.0	*Roof Coverings			•
1.1	*Flashings	•
1.2	*Skylights, Chimneys and Roof Penetrations	•
1.3	*Roof Drainage Systems			•
1.4	Parapet Walls					•
		SAT	NI	MR	RR	NP

SAT= Satisfactory, NI= Not Inspected, MR= Maintenance Recommended, RR= Repair or Replace, NP= Not Present

Comments:

1.0 Item 1(Picture)

1.0 Item 2(Picture)

1.0 Item 3(Picture)

1.0 (1) Your home’s roof is one of its most important components. Proper installation and maintenance will allow the roof to perform its function of keeping out the sun, rain and other elements. An improper installation or neglected maintenance will affect other components of the home and repairs can be costly.

There are several types of roofing materials and each has its pros and cons. Besides being made from different materials, each type also has a different life expectancy. No matter the basic material, all roofs need to be kept free of debris such as leaves and dirt. Keeping the roof clear not only allows the roofing materials to perform the way they were designed, it makes the house look better. An annual inspection of the roof is also an important part of maintenance.

A tile roof is well suited to the Arizona climate. The average life expectancy is approximately 50 years, depending on maintenance. However, if not installed properly, leaks or other problems may begin to appear. Improper installation can allow the tiles to move out of their intended position or actually fall off the roof which may be dangerous to innocent bystanders. With tiles out of place, water may then penetrate the roof. Once a leak begins, the roof can deteriorate quickly.

Broken roof tiles are common on homes of all ages, even brand new homes. These damaged tiles can allow water infiltration and damage to the roof’s substructure, eventually leading to leaks. As such, homeowners should have a roof inspection annually, and any broken tiles should be replaced. A few cracked tiles are relatively inexpensive to replace when compared to the cost of a whole new roof. Sometimes it is possible to glue the tile back together.

Hiring a professional is a smart choice when it comes to both the inspection and the repairs.

The annual inspection should include a check of the roof penetrations and valleys as well. Roof flashings on a tile roof are the most likely location for leaks to develop. Problems with roof flashings are common in all types of houses, even newly constructed homes.

Nothing will completely eliminate the possibility of a roof leak. However, a little preventative maintenance and vigilance can help reduce the risk. Catching problems early will greatly reduce your costs when problems do arise.

This report is an opinion of the general quality and condition of the roof. The inspector cannot and does not offer an opinion or warranty and to whether the roof has leaked in the past or may be subject to future leakage. NOTE: The remaining life span of the roofing paper under roof tiles cannot be determined, typical life span is less than 20 years.

1.0 Item 4(Picture)

1.0 Item 5(Picture)

1.0 Item 6(Picture)

1.0 (2) The roof had a few chipped concrete roof tiles which should not pose any problems to the roof durability.

1.0 Item 7(Picture)

1.0 Item 8(Picture)

1.0 Item 9(Picture)

1.0 (3) Roof ridge and hip cap tiles had deteriorated or cracked mortar bond. Recommend repairing these areas to ensure continued roof durability.

1.3 Item 1(Picture) Drainline buried at downspout

1.3 Item 2(Picture)

1.3 (1) Some of the downspouts go into an underground system. I was unable to determine where they empty and if they are functional.

1.3 Item 3(Picture) Downspout Ext. too short

1.3 Item 4(Picture)

1.3 (2) Run-off water needs to flow away from the side of the house at least 6 feet. This will allow the run-off to get far enough away to not interfere with the foundation. Installation of downspout extensions would help carry the water further away from the foundation.

The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Top Table of Contents Bottom

2. Exterior

The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

Styles & Materials

*Siding Material: Cement Stucco	Driveway: Concrete	Walkways: Concrete Flagstone Gravel
Patio: Concrete Tile	Exterior Entry Doors: Wood Sliding Glass Door Metal	Appurtenance: Covered Entryway Covered Patio Walkway

		SAT	NI	MR	RR	NP
2.0	**Eaves, Soffits and Fascias	•
2.1	*Wall Cladding Flashing and Trim	•
2.2	*Doors (Exterior)	•
2.3	*Windows	•
2.4	*Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and Retaining Walls (With respect to their effect on the condition of the building)			•
2.5	**Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable Railings	•
		SAT	NI	MR	RR	NP

SAT= Satisfactory, NI= Not Inspected, MR= Maintenance Recommended, RR= Repair or Replace, NP= Not Present

Comments:

2.1 Stucco is a masonry surface material put on in layers over an expanded wire mesh that is fastened to the substrate. It is the nature of stucco to experience some cracking. Small stucco cracks are normal and do not require any maintenance or repair. If a crack exceeds 1/8 inch in width then the crack should be repaired. Repairing of stucco cracks is made by adding a small amount of stucco, or other material made for this purpose, to the crack. If cracks are repaired, I recommend repairing the stucco with an elastomeric product.

2.1 Item 1(Picture)

2.4 (1) Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. Recommend pruning, moving or removing vegetation as necessary to maintain a minimum of 6 inches of space between vegetation and the building exterior.

2.4 Item 1(Picture)

2.4 Item 2(Picture) Negative Slope Exterior

2.4 Item 3(Picture)

2.4 (2) There is a negative slope towards the rear of the home. This area does not appear to drain water away from the home and needs landscaping and drainage corrected.

The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Top Table of Contents Bottom

3. Structural Components

The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons.

Styles & Materials

*Foundation: Poured concrete	*Floor Structure: Concrete slab	*Wall Structure: Wood framing
*Ceiling Structure: Wood framing	*Roof Structure: Engineered wood trusses	Roof-Type: Gable
**Columns or Piers: Stucco Covered Columns	**Method used to observe attic: From air handler work platform	Attic access: Garage
**Method used to observe Crawlspace: No crawlspace	Structure position: Set level with ground

		SAT	NI	MR	RR	NP
3.0	Foundations, Basement and *Crawlspace (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)	•
3.1	*Walls (Structural)	•
3.2	*Ceilings (Structural)	•
3.3	*Floors (Structural)	•
3.4	**Columns or Piers	•
3.5	Roof Structure and *Attic			•
		SAT	NI	MR	RR	NP

SAT= Satisfactory, NI= Not Inspected, MR= Maintenance Recommended, RR= Repair or Replace, NP= Not Present

Comments:

3.0 Because the General Home Inspection is a visual inspection, inspection of the slab-on-grade foundation is limited by the fact that typically, most of the foundation and slab is hidden underground or by interior floor coverings. Where possible, I inspect that portion of the foundation visible at the home exterior between grade and the bottom of the exterior wall covering.

Shrinkage cracks are often visible and are not a structural concern. It is possible for moisture to enter the foundation through these cracks by capillary action and within the home structure this moisture may cause damage typically detectable only through invasive techniques that lie beyond the scope of the General Home Inspection.

No Standards exist for evaluating cracks in concrete. Cracks appear for a wide variety of reasons, some of which may not be apparent at the time of the inspection. Cracks less than ¼-inch which do not exhibit displacement are typically not considered to be structural issues unless they appear in conjunction with another condition.

3.5 Mice droppings were found in the attic. A pest control company should inspect further and correct as needed.

3.5 Item 1(Picture)

The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Top Table of Contents Bottom

4. Garage

Styles & Materials

Garage Door Type:
Two automatic
Roll-up

Garage Door Material:
Metal

Auto-opener Manufacturer:
GENIE
LIFT-MASTER

		SAT	NI	MR	RR	NP
4.0	*Garage Ceilings	•
4.1	*Garage Walls (including Firewall Separation)	•
4.2	*Garage Floor			•
4.3	Vehicle Garage Door (s)			•
4.4	*Occupant Door (from garage to inside of home)	•
4.5	*Garage Door Operators (Report whether or not doors will reverse when met with resistance)	•
4.6	Garage door to exterior	•
4.7	Garage Cabinets/Closets	•
4.8	Garage Windows					•
		SAT	NI	MR	RR	NP

SAT= Satisfactory, NI= Not Inspected, MR= Maintenance Recommended, RR= Repair or Replace, NP= Not Present

Comments:

4.2 To prevent further deterioration of the slab floor, it is recommended that any cracks be sealed.

4.2 Item 1(Picture)

4.3 The two vehicle garage door has some damaged weather-stripping. Recommend corrections to prevent weather intrusion.

4.3 Item 1(Picture)

4.7 Typical wear noted to the garage cabinets.

Top Table of Contents Bottom

5. Heating / Central Air Conditioning

The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

Styles & Materials

*Heat Type: Forced Air	*Energy Source: Natural gas	Heat System Brand: LENNOX
Number of Heat Systems/ Location (excluding wood): Two Attic Garage	Ductwork: Insulated	Airflow at vents: Adequate
*Air filter type/ condition: Disposable Satisfactory	**Types of Fireplaces: Gas Logs	Operable Fireplaces: Two
*Cooling Equipment Type: Split system central air conditioning	*Cooling Equipment Energy Source: Electricity Rating BTU/Ton : Two 4 ton units	Number of air conditioning units and locations: Northwest exterior Two Manufacture Date : September 1998 Both units
Air Conditioning Manufacturer: LENNOX Serial # : 5898J17893, 5898J17908

		SAT	NI	MR	RR	NP
5.0	*Heating Equipment	•
5.1	*Normal Operating Controls	•
5.2	*Automatic Safety Controls	•
5.3	*Cooling and Air Handler Equipment	•
5.4	Air Handler Platform	•
5.5	Condensate drain system	•
5.6	Refrigerant lines	•
5.7	*Distribution Systems (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)	•
5.8	*Presence of Installed Heating/Cooling Source in Each Room	•
5.9	*Chimneys, Flues and Vents (for fireplaces or heat systems)	•
5.10	**Solid Fuel Heating Devices (Fireplaces, Woodstove)					•
5.11	Gas/LP Firelogs and Fireplaces	•
		SAT	NI	MR	RR	NP

SAT= Satisfactory, NI= Not Inspected, MR= Maintenance Recommended, RR= Repair or Replace, NP= Not Present

Comments:

5.0 The equipment was not tested due to ambient temperatures. The inspector will not activate a unit if the ambient temperature is above 65 degrees.

5.3 (1) The home had two air-conditioning systems. The air conditioning systems were split systems in which the cabinets housing the compressors, cooling fans and condensing coils were located physically apart from the evaporator coils.

As is typical with split systems, the compressor/condenser cabinets were located at the home's exterior so that the heat collected inside the home could be released to the outside air.

Evaporator coils designed to collect heat from the home interior were located inside the air ducts at the furnaces.

5.3 Item 1(Picture) Split system

5.3 Item 2(Picture)

5.3 Item 3(Picture)

5.3 Item 4(Picture)

5.3 Item 5(Picture)

5.3 (2) The ambient air test was performed by using an infrared thermal imaging camera on the air handler of the both air conditioners to determine if the difference in temperatures of the supply and return air are between 16 degrees and 22 degrees which indicates that the unit is cooling as intended. A 20 degree split is considered ideal. The supply air temperature on your system read 50 degrees on one unit and on the other one read 51 degrees, and the return air temperature was 68 degrees on one unit and on the other one read 72 degrees. This indicates the range in temperature drop is normal.

5.3 (3) The condensers outside (AC units) are old and may last a few years more, but maybe not. I have seen units fail shortly after a home inspection during the seasonal change from mild to hot weather. I cannot determine how long your AC units will last before a replacement is necessary.

5.7 Attic view of ducts.

5.7 Item 1(Picture)

The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Top Table of Contents Bottom

6. Plumbing System

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

Styles & Materials

Main water shut off location: North Exterior At meter	Main water shut off size/ type: Ball valve Undetermined Extra Info : size not determined	Water pressure: 55 PSI
Plumbing Water Supply (into home): Not visible	*Plumbing Water Distribution (inside home): Copper	*Plumbing Waste and Vent Piping System: PVC
*Water Heater Power Source: Natural gas	Water Heater Capacity: Unknown	Water Heater Manufacturer: UNKNOWN
Water Heater Location: Garage	Gas shut off location: North West Exterior	Fuel type: Natural gas

		SAT	NI	MR	RR	NP
6.0	*Plumbing Drain, Waste and Vent Systems	•
6.1	*Functional Drainage	•
6.2	*Plumbing Water Supply, Distribution System and Fixtures				•
6.3	*Water Piping Supports and Insulation	•
6.4	*Hot Water Systems and Controls.	•
6.5	*Water Heater Automatic Safety Controls (TPR Valve, Thermocouple, etc)	•
6.6	*Hot Water System Flues and Vents	•
6.7	Water Heater Platform	•
6.8	*Functional Water Flow	•
6.9	**Cross connections					•
6.10	*Fuel Storage and Distribution Systems (Interior fuel storage, piping, venting, supports, leaks)			•
6.11	Fire Suppresion System					•
6.12	*Sump Pump					•
		SAT	NI	MR	RR	NP

SAT= Satisfactory, NI= Not Inspected, MR= Maintenance Recommended, RR= Repair or Replace, NP= Not Present

Comments:

6.2 Backflow prevention plumbing at the northwest side of the house is leaking.

6.2 Item 1(Picture)

6.4 (1) The home was equipped with a gas water heater.

Gas water heaters heat water using a gas burner located in a chamber beneath the water tank. The gas control mechanism contains safety features designed to prevent gas from leaking into the living space if the burner should fail for some reason.

Gas-fired water heaters must be properly installed so that the gas fuel is safely delivered to the water heater and so that the water heater safely exhausts the products of combustion to the home exterior.

The life span of water heaters depends upon the following:

- The quality of the water heater

- The chemical composition of the water

- The long-term water temperature settings

- The quality and frequency of past and future maintenance

Flushing the water heater tank once a year and replacing the anode every four years will help extend its life span.

You should keep the water temperature set at a minimum of 120 degrees Fahrenheit to kill microbes and a maximum of 125 degrees to prevent scalding.

6.4 Item 1(Picture) Gas Water Heater

6.4 (2) Although the water heater was installed in a location in which leakage of the tank or plumbing connections would cause damage, no drip pan was installed. A proper drip pan with an exterior routed drain pipe should be installed to prevent possible water damage.

6.4 Item 2(Picture)

6.4 (3) Identification information for the water heater could not be obtained as the data plate was not visible.

6.4 Item 3(Picture)

6.10 A sediment trap (sometimes referred to incorrectly as (Drip Traps or Drip Legs), is a small "Tee" pipe assembly installed in the gas line just before an appliance. The idea is that any debris/sediment in the gas will fall into the trap before it reaches the appliance gas control. The gas control valve is a sensitive device. Any debris that contaminates the control can cause the system to operate unsafely. There is no sediment trap installed at the water heater.

6.10 Item 1(Picture) Drip leg for H2O Heater

The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Top Table of Contents Bottom

7. Electrical System

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

Styles & Materials

*Electrical Service Conductors: Below ground Copper 220/110 volts	*Panel capacity: 200 AMP	*Panel Type (protection devices): Circuit breakers
Electric Panel Manufacturer: GENERAL ELECTRIC	Branch wire 15 and 20 AMP: Copper	Wiring Methods: Romex
Electrical service ground: Present in panel. Not visible beyond panel

		SAT	NI	MR	RR	NP
7.0	*Location of Main and Distribution Panels	•
7.1	*Service Entrance Conductors	•
7.2	*Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels			•
7.3	Photovoltaic System					•
7.4	*Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and Voltage	•
7.5	*Connected Devices and Fixtures (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)	•
7.6	*Polarity and Grounding of Receptacles within 6 feet of interior plumbing fixtures, all receptacles in garage, carport and exterior walls of inspected structure	•
7.7	*Operation of AFCI (Arc Fault Circuit Interrupters)					•
7.8	*Operation of GFCI (Ground Fault Circuit Interrupters)				•
7.9	Doorbell	•
7.10	Smoke Detectors		•
		SAT	NI	MR	RR	NP

SAT= Satisfactory, NI= Not Inspected, MR= Maintenance Recommended, RR= Repair or Replace, NP= Not Present

Comments:

7.0 The main panel box is located at the SE exterior.

7.0 Item 1(Picture)

7.2 (1) The main electrical service grounding electrode was not visible at the time of the inspection. A grounding electrode conductor was visible exiting the main panel, but the inspector was unable to determine its termination point.

7.2 Item 1(Picture)

7.2 Item 2(Picture) Electrical panel access

7.2 Item 3(Picture)

7.2 (2) The main electrical service panel did not have proper clearances to provide quick access for an emergency disconnect. This condition should be corrected.

The clear working space required in front of a panel is 30" wide by 36" deep with a minimum headroom clearance of 6' 6".

7.5 Some of the exterior lights were photocell controlled and could not be tested due to the daylight.

7.5 Item 1(Picture)

7.8 (1) Before knowing what a GFI is, you should know one thing: A GFI can save your life. A GFI, also known as GFCI, stands for Ground Fault Circuit Interrupter; and it's a type of outlet that protects against electrical shock. GFCI outlets are required in most states, and homeowners should change all older version outlets to GFCI outlets. GFCI plugs or outlets are very important. A GFCI is a device that shuts off an electric circuit when it detects that current is flowing along an unintended path, possibly through water or through a person. It is used to reduce the risk of electric shock. It works by measuring the current leaving the hot side of the power source and comparing it to the current returning to the neutral side. If they are not equal, this means that some of the current is flowing along an unintended path, and the GFCI shuts the power off. In homes built to comply with the National Electrical Code, GFCI protection is required for most outdoor receptacles (since 1973), bathroom receptacle circuits (since 1975), garage wall outlets (since 1978), kitchen receptacles (since 1987), and all receptacles in crawlspaces and unfinished basements (since 1990). (Source: DoItYourself.com). A GFCI is inexpensive to purchase, and inexpensive to install. Find an electrician to install GFCI outlets in your home. At the very least, GFCI outlets should be installed where there is close proximity to water, such as in a kitchen or bathroom.

7.8 (2) Some outlets in the kitchen are not GFCI outlets. Two of them were to the left of the stove and one of them was to the right of the stove. The current non GFCI outlets should be changed over to conforming standards by a licensed electrical contractor.

7.8 Item 1(Picture) Kitchen GFCI locations

7.10 Disclaimer - The existing smoke detectors were not tested, but they are only noted as to presence. We do not test the smoke detectors because they may work today but not work when you need them to work. This is why it is important for you to test them on a regular basis, monthly at least.

The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Top Table of Contents Bottom

8. Interiors

The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.

Styles & Materials

Ceiling Materials: Gypsum Board	Wall Material: Gypsum Board	Floor Covering(s): Area rug Carpet Tile
Window Types: Block Fixed Pane Sliders Dual Pane

		SAT	NI	MR	RR	NP
8.0	*Ceilings	•
8.1	*Walls	•
8.2	*Floors	•
8.3	**Steps, Stairways, Balconies and Railings					•
8.4	*Counters and Cabinets other than Kitchen and Bathrooms	•
8.5	*Doors (representative number)	•
8.6	*Windows (representative number)	•
8.7	Closets	•
8.8	Limited Viewing		•
		SAT	NI	MR	RR	NP

SAT= Satisfactory, NI= Not Inspected, MR= Maintenance Recommended, RR= Repair or Replace, NP= Not Present

Comments:

8.8 Some areas and items at this property were obscured by furniture, stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector, in general, does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Top Table of Contents Bottom

9. Kitchen

The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.

Styles & Materials

Countertop:
Granite

Dishwasher drain:
High loop method

Range/ Oven:
Electrical
Separate stovetop (gas)

		SAT	NI	MR	RR	NP
9.0	Sink	•
9.1	*Countertops	•
9.2	*Cabinets	•
9.3	Dishwasher	•
9.4	Ranges/Ovens/Cooktops	•
9.5	Range Hood (s)	•
9.6	Microwave	•
9.7	Food Waste Disposer	•
9.8	Trash Compactor					•
9.9	Built in Refrigerator					•
		SAT	NI	MR	RR	NP

SAT= Satisfactory, NI= Not Inspected, MR= Maintenance Recommended, RR= Repair or Replace, NP= Not Present

Comments:

9.1 Typical wear noted to the kitchen counter tops.

9.2 Typical wear noted to the kitchen cabinets.

The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Top Table of Contents Bottom

10. Insulation and Ventilation

The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.

Styles & Materials

*Attic Insulation: R-30 or better Batt	Attic ventilation: Soffit Vents Roof Vents	Bathroom ventilation: Exhaust fan
Laundry ventilation: Exhaust fan	Dryer Power Source: Gas Connection	*Dryer Vent: Metal
*Floor System Insulation: Unknown	*Vapor Retarder: Unknown

		SAT	NI	MR	RR	NP
10.0	*Insulation in Attic	•
10.1	*Ventilation of Attic and Foundation Areas	•
10.2	*Venting Systems (Kitchens, Baths and Laundry)				•
10.3	**Insulation Under Floor System		•
10.4	*Vapor Retarders (in Crawlspace or basement)		•
10.5	*Vapor Retarders (in Attic)					•
		SAT	NI	MR	RR	NP

SAT= Satisfactory, NI= Not Inspected, MR= Maintenance Recommended, RR= Repair or Replace, NP= Not Present

Comments:

10.0 Attic view of insulation.

10.0 Item 1(Picture)

10.2 The exhaust fan did not work at the master bath.

The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Top Table of Contents Bottom

11. Master Bathroom

		SAT	NI	MR	RR	NP
11.0	Toilet	•
11.1	Sink	•
11.2	Bathtub	•
11.3	Shower	•
11.4	*Countertops/ Cabinets	•
11.5	Bidet					•
		SAT	NI	MR	RR	NP

SAT= Satisfactory, NI= Not Inspected, MR= Maintenance Recommended, RR= Repair or Replace, NP= Not Present

Comments:

11.2 Spa jets in operation.

11.2 Item 1(Picture)

Top Table of Contents Bottom

12. Hall Bathroom

		SAT	NI	MR	RR	NP
12.0	Toilet	•
12.1	Sink	•
12.2	Bathtub	•
12.3	Shower	•
12.4	*Countertops/ Cabinets	•
		SAT	NI	MR	RR	NP

SAT= Satisfactory, NI= Not Inspected, MR= Maintenance Recommended, RR= Repair or Replace, NP= Not Present

Top Table of Contents Bottom

13. 1/2 Bathroom

		SAT	NI	MR	RR	NP
13.0	Toilet	•
13.1	Sink	•
13.2	*Countertops/ Cabinets					•
		SAT	NI	MR	RR	NP

SAT= Satisfactory, NI= Not Inspected, MR= Maintenance Recommended, RR= Repair or Replace, NP= Not Present

Top Table of Contents Bottom

Report Standard: This report is conducted in accordance with the Arizona Standards of Professional Practice for Home Inspectors	Approximate age of building: 1998	Square Footage of Home: 2925
Type of building: Single Family (1 story)	In Attendance: Seller, Client	Home Faces: NE
Temperature: 91 degrees	Weather: Clear	Radon Test: No

Inspection Report

Jane Doe

All American Home Inspections High Country LLC

Table of Contents

General Summary

1. Roofing

Comments:

2. Exterior

Comments:

3. Structural Components

Comments:

4. Garage

Comments:

5. Heating / Central Air Conditioning

Comments:

6. Plumbing System

Comments:

7. Electrical System

Comments:

8. Interiors

Comments:

9. Kitchen

Comments:

10. Insulation and Ventilation

Comments:

11. Master Bathroom

Comments:

12. Hall Bathroom

13. 1/2 Bathroom

1.0	*Roof Coverings
	Maintenance Recommended
	(3) Roof ridge and hip cap tiles had deteriorated or cracked mortar bond. Recommend repairing these areas to ensure continued roof durability.

3.5	Roof Structure and *Attic
	Maintenance Recommended
	Mice droppings were found in the attic. A pest control company should inspect further and correct as needed.

6.2	*Plumbing Water Supply, Distribution System and Fixtures
	Repair or Replace
	Backflow prevention plumbing at the northwest side of the house is leaking.

7.8	*Operation of GFCI (Ground Fault Circuit Interrupters)
	Repair or Replace
	(2) Some outlets in the kitchen are not GFCI outlets. Two of them were to the left of the stove and one of them was to the right of the stove. The current non GFCI outlets should be changed over to conforming standards by a licensed electrical contractor.