inspection report of 2459 s oxford suny az page 1...

Report: Inspection Report of 2459 S Oxford Suny AZ Inspection Address: ,, Date:

© Wilson Property Inspection LLC Confidential - for client use only. Use by any unauthorized persons is prohibited.

Report IndexINSPECTION INFORMATION 2

FOUNDATION/UNDER-FLOOR AREAS 4

EXTERIORS 5

ROOF COVERINGS 8

ATTIC AREAS & ROOF FRAMING 9

PLUMBING 10

WATER HEATERS 12

ELECTRICAL SYSTEMS 14

HEATING SYSTEMS 16

CENTRAL COOLING SYSTEMS 18

KITCHEN 20

LAUNDRY 22

BATHROOMS 23

BUILDING INTERIOR 25

GARAGE - CARPORT 27



INSPECTION INFORMATIONIt is the client's sole responsibility to read this report in its entirety and to research any and all jurisdictionalpermits required by the local authorities regarding the property in contract before the close of escrow. Theclient is to personally perform a diligent visual inspection of the property after the seller vacates to insure thatno "condition" was concealed by personal property and/or stored items while occupied or damaged during theseller's evacuation of the building. Should any "condition" be revealed that was not addressed within this reportprior to or after the close of escrow, please contact our office immediately for an additional evaluation regardingsuch "condition."CLIENT & SITE INFORMATION

101 FILE/DATE/TIME Date:11 November, 2004 Time:1:30 PM.102 CLIENT NAME John Smith

623-555-1118.103 LOCATION 3829 S. Oxley

Mesa, Az 85212.

CLIMATIC CHARACTERISTICS106 WEATHER & SOIL Weather conditions during the inspection: 60-70 degrees and the ground was dry.

BUILDING CHARACTERISTICS107 MAIN ENTRY Faces: West.108 STRUCTURE 1-5 years old, 1 story. 2047 square Ft.109 FOUNDATION Foundation types: concrete slab on grade.

UTILITY SERVICES110 ELECTRICITY Municipal.111 GAS Municipal.112 WATER & SEWER Municipal.113 UTILITIES Municipal: All utilities on.

OTHER INFORMATION114 ATTENDING People present: inspector.115 OCCUPIED The building was not occupied during the inspection. `116 INSPECTED BY Wayne C. Wilson #40785

Wilson Property Inspection [email protected]

[NOTE] This inspection is performed in accordance with the Arizona Standards ofProfessional Practice for Home Inspectors.

117 COMMENTS There were material defect(s) noted in the systems, structures, and components of thebuilding. These conditions are preceded by codes e.g. [SC], [FE], [CR] and [RU]. Each code is defined in the "DEFINITIONS" section below. We recommend allmaintenance, repairs, or corrections be made by specialists in the appropriate tradeusing approved methods prior to the close of escrow.

INTRODUCTORY NOTES118 IMPORTANTINFORMATION

[NOTE] Any statements made in the body of this inspection report pertaining to left,right, front or rear were referenced by standing in front of and facing the building.

www.wilsonpropertyinspection.com

http://www.wilsonpropertyinspection.com

mailto:[email protected]



[NOTE] We recommend obtaining equipment operating manuals and documentation forall warranted items of the building.

[NOTE] We recommend inquiring about any/all permits and inspection records with finalsignatures for any changes or additions that may have been made to the building, and/orany known conditions that may have been inadvertently left out of the disclosurestatements.

[NOTE] We recommend having the locks of all exterior doors re-keyed after takingpossession of the building for security reasons.

[NOTE] Photographs, when used, are simply a tool to convey our findings, they are notintended to enhance those findings or diminish any findings not photographed.

119 ENVIRONMENTALCONCERNS

Environmental issues include, but are not limited to, asbestos, lead paint, leadcontamination, mold, mildew, radon, toxic waste, formaldehyde, electromagneticradiation, buried fuel oil tanks, ground water contamination, and soil contamination. Weare not trained or licensed to recognize or analyze any of these materials. We maymake reference to one or more of these materials when/if noted during the inspection. Should further study or analysis seem prudent, then a full evaluation by a specialist inthe appropriate trade is recommended.

DEFINITIONS120 MATERIAL DEFECT A material defect is a condition that significantly affects the value, desirability,

habitability, or safety of the building. Style or aesthetics shall not be considered indetermining whether a specific system, structure, or component is defective.

121 SAFETY CONCERNS [SC] Safety Concerns: Conditions noted that may pose a hazard to humans, thebuilding or both. These conditions warrant further evaluation and corrections by aspecialist in the appropriate trade.

122 FURTHER EVALUATION [FE] Further Evaluation: Conditions noted that warrant further evaluation by specialistsin the appropriate trades.

123 CORRECTIONSRECOMMENDED

[CR] Corrections Recommended: Conditions noted in need of maintenance, repair, orreplacement. We recommend that all corrections be made by specialists in theappropriate trades.

124 RECOMMENDEDUPGRADE

[RU] Recommended Upgrades: Upgrades are systems and/or components that maynot have been available or have been improved since the building was constructed. These may be, but are not limited to, safety-related items such as GFCI receptacle(s)and smoke detector locations and the installation of safety glass where subject to humanimpact.

125 NOTE The term [NOTE], where used in this report was designed to draw your attention to aspecific condition or component of a system. While corrective action may not bewarranted, we felt it was important that you be aware of its existence.

126 FUNCTIONED Functioned: as defined in the CREIA/ASHI Standards of Practice, "Performing its normal,proper and characteristic action."

127 FAILED Failed: As defined in Webster's Dictionary, "To be deficient or negligent in an obligation,duty, or expectation." If an item did not function, then it was not serviceable and wasconsidered to have failed.

128 SPECIALIST Specialist: as defined in Webster's Dictionary, "A person who specializes in a particularfield of study, professional work. Any individual schooled, trained and/or who otherwiseholds a special knowledge of specific systems or components." Trade school or factorytrained individuals in specific fields of expertise may be considered a "Specialist", as wellas qualified state licensed contractors in specific occupations.



FOUNDATION/UNDER-FLOOR AREASThe visible areas of the foundation system and structural components were examined to determine their currentcondition. Areas of the foundation and/or structural components of the building were inaccessible because they wereinstalled at or below grade level, and/or behind walls. Areas concealed from view by any means are excluded from thisreport. All concrete experiences some degree of cracking due to shrinkage in the drying process. If large cracks arepresent along with movement, we recommend further evaluation by a structural engineer. All exterior grades shouldallow for surface water and roof runoff to be directed away from the foundation system.

We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in theappropriate trade using approved methods, prior to the close of escrow or contingencies.

[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended UpgradeFOUNDATION INFORMATION

201 TYPE(S) Foundation types: Concrete slab on grade.[NOTE] The garage floor was stamped/posted "Post-tension slab/foundation, do not cutor core." The wire cables in the floor/foundation are under extreme tension and couldcause material damage and/or bodily harm if damaged.

202 BOLTS & BRACING A visual examination could not confirm the presence or condition of foundation anchorbolting because of concealment due to the type of foundation system employed.(slab-on-grade)

SLAB ON GRADE CONDITIONS203 EXTERIOR The visible exterior areas of the concrete foundation showed no sign of unusual cracking

or movement. 204 INTERIOR The current condition of the concrete slab could not be confirmed by visual inspection

due to wall-to-wall floor coverings.



EXTERIORSThe visible exterior surfaces and materials of the building were examined to determine their current condition. Areasconcealed from view by any means are excluded from this report. Moisture intrusion through cracks or openings in theexterior siding, trim, windows, and doors is the source of moisture damage and deterioration. We recommend sealing allcracks or openings in, and between the exterior siding and trim materials, especially around windows and doors. Routinemaintenance may extend the service life and minimize deterioration of the exterior surfaces.


[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended UpgradeEXTERIOR INFORMATION

301 SIDING TYPE(S) Materials: stucco. 303 TRIM TYPE(S) Materials: wood.304 DOOR TYPE(S) Materials: wood and metal, and, sliding door(s)305 WINDOW TYPE(S) Types: horizontal/vertical sliding, fixed, and, double-pane (thermal) windows were

present.

EXTERIOR CONDITIONS307 STUCCO SIDING The stucco siding appeared functional, with signs of

aging/wear, with exceptions noted.a. [CR] There were cracks/holes in the stuccosiding. These conditions are conducive to moistureintrusion/deterioration. We recommend a fullevaluation and/or corrections by a specialist in theappropriate trade.

316 FLASHING(S) The visible areas of the flashings appeared functional, with common signs of aging andwear.

317 EAVE(S)/SOFFIT(S) The visible eave and soffit materials appeared functional, with signs of aging and wear. with exceptions noted.a. [FE] There were damaged/deteriorated eave and soffit materials noted above theNorth gable We recommend a full evaluation and/or corrections by a specialist in theappropriate trade.

318 FASCIA(S) The visible fascia materials appeared functional, with signs of aging and wear.319 EXTERIOR TRIM The visible exterior trim materials appeared functional, with signs of aging and wear.320 DOOR(S) The doors viewed from the exterior appeared

functional and the sliding glass door(s) appearedfunctional with signs of aging and wear. withexceptions noted.a. [CR] The screen door(s) had damagedmesh/frame/latch or were missing. We recommendcorrecting the condition(s) noted.



321 WINDOW(S) The windows viewed from the exterior appearedfunctional, with signs of aging and wear. withexceptions noted.a. [CR] There was cracked/broken glass in the denwindow(s). We recommend correcting thecondition(s) noted.b. [FE] Condensation/stains were noted betweenthe glass panes in the thermal window(s). Werecommend having all of the thermal doors andwindows evaluated by a specialist in the appropriatetrade.

324 LIGHT(S)/FIXTURE(S) The light(s) were functional, with signs of aging/wear.325 RECEPTACLE(S) The accessible receptacles were functional and GFCI protected where required.

The items listed below were visually examined to determine their current condition during the inspection. Areasconcealed from view by any means are excluded from this report. The permanently installed components or equipmentare checked for basic operation, with the exception of lawn sprinklers and low-voltage yard lighting. This inspection is avisual examination and does not attempt to determine site drainage performance or the condition of any undergroundpiping, including municipal or private water and sewer service piping or concealed clean-outs. This inspection is notintended to address or include any geological conditions or site stability information. For information in these areas werecommend consulting with a geologist and/or a geotechnical engineer.

[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended UpgradeGROUNDS INFORMATION

330 DRIVEWAY(S) Materials: concrete.332 WALKWAY(S) Materials: concrete.334 MAIN ENTRY Materials: concrete.335 PATIO(S) Materials: concrete.336 PATIO COVER(S) Materials: an extension of the main roof structure.339 FENCING & GATE(S) Materials: block, wood and metal gates.

GROUNDS CONDITIONS341 DRIVEWAY(S) The driveway appeared functional, with signs of

aging and wear. with exceptions noted.a. There were cracks in the driveway. No action isneeded at this time.

343 WALKWAY(S) The walkways appeared functional, with signs of aging and wear.347 MAIN ENTRY The entry/porch appeared functional, with signs of aging and wear.348 PATIO(S) The patio appeared functional, with signs of aging and wear.349 PATIO COVER(S) The patio cover appeared functional, with signs of aging and wear.353 FENCING & GATE(S) The yard fencing appeared functional, with signs of

aging and wear present. Periodic maintenance isrecommended to minimize damage and extend theservice life. with exceptions noted.a. [CR] The masonry fencing had loose capbricks/blocks. We recommend correcting thecondition(s) noted.



GRADING/DRAINAGE/LANDSCAPING INFORMATION360 SITE GRADING Flat site.361 SITE DRAINAGE Surface drainage.362 LAWN SPRINKLER(S) The system was automatically controlled.363 LOW VOLT LIGHT(S) There were no visible yard lights installed.

GRADING/DRAINAGE/LANDSCAPING CONDITIONS365 SITE GRADING The site grading around the building appeared adequate to drain excess surface water

away from the foundation.366 SITE DRAINAGE The exposed areas of the surface drainage system appeared functional.367 LANDSCAPING The vegetation and landscaping appeared manicured. with exceptions noted.

a. [CR] There was vegetation was growing on or touching in the building. Thiscondition limits the inspection, and is conducive to moisture intrusion/deterioration. Werecommend correcting the condition(s) noted.

368 SPRINKLER CONTROL(S) The sprinkler controls and valves appearedfunctional. (NOTE): The timer nd sprinkler valves could not beoperated at the time of the inspection due to thetimer box was locked and there was no key.

369 SPRINKLER VALVE(S) The valves appeared functional.370 VISIBLE PIPING There were no visible leaks.371 SPRINKLER HEAD(S) The sprinkler heads appeared functional, The individual sprinkler heads were not

checked for proper operation.



ROOF COVERINGSThe visible areas of the roof and components were examined to determine their current condition. Areas concealed fromview by any means are excluded from this report. The inspector cannot and does not offer an opinion or warranty as towhether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoingdisclaimer. The testing of gutters, downspouts and underground drain piping is outside the scope of this report.


[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended UpgradeROOF INFORMATION

401 INSPECTION METHOD The inspector walked on the roof and viewed the accessible roofing components.402 ROOF COVERING(S) Materials: concrete tile.403 ROOF LAYERS(S) 1 layer.405 ROOF DRAINAGE integral [built into the roof]

ROOF CONDITIONS410 CONCRETE TILES The visible areas of the roof

surface appeared functional. Periodic inspection andmaintenance is recommended. with exceptions noted.a. [FE] There were a number ofcracked, broken and displacedtiles throughout the roof. Theunderlayment felt was exposed tothe weather. These conditionsare conducive to roof leaks. Werecommend a full evaluationand/or corrections by a specialistin the appropriate trade.

416 FLASHING(S) The visible flashings appeared functional.417 FLUE PIPE(S) The visible exhaust flue pipes and weather caps

appeared functional. with exceptions noted.a. [CR] There wererusted-out/damaged/deteriorated flue pipe cap(s). We recommend correcting the condition(s) noted.

420 ROOF DRAINAGE The visible areas of the roof drainage systemappeared functional, with exceptions noted.a. [CR] The valleys were filled with debris whichrestricts proper drainage. We recommendcorrecting the condition(s) noted.



ATTIC AREAS & ROOF FRAMINGThe visible areas of the attic and roof framing were examined to determine their current condition. Areas concealed fromview by any means are excluded from this report. The accessible permanently installed equipment or components arechecked for basic operation. Thermostatically operated attic vent fans are excluded from the inspection.


[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended UpgradeATTIC/FRAMING INFORMATION

501 ATTIC ACCESS(S) Accesses: 1.502 FRAMING Framing types: factory-built trusses.503 SHEATHING Materials: oriented strand board (OSB)/(wafer board)504 INSULATION Materials: fiberglass batts and blown-in, cellulose.505 VENTILATION Vent types: gable and soffit.

ATTIC/FRAMING CONDITIONS506 ACCESS(S) The attic space was restricted by framing and/or vaulted ceilings. The attic examination

was limited to the accessible areas.507 FRAMING The visible areas of the roof framing appeared functional.508 RAFTER(S) The visible areas of the rafter framing appeared functional.509 TRUSS(S) The visible areas of the roof trusses appeared functional

Roof trusses support the roof components, transferring loads to the bearing walls. Thebottoms of the trusses also support the finished ceiling. Trusses are engineeredcomponents assembled in a factory and shipped to the construction site as a packagedroof framing system.

511 COLLAR TIE(S) The visible areas of the collar ties appeared functionalCollar ties are structural roof members connecting opposing rafters in a pair used toprevent the rafters from spreading apart when loads are imposed upon the rafters.

512 CEILING JOIST(S) The visible areas of the ceiling joists appeared functional.513 SHEATHING The visible areas of the roof sheathing appeared functional.514 INSULATION The visible attic insulation appeared functional.515 VENTILATION The visible attic ventilation appeared adequate.

516 ELECT. WIRING The wiring in the attic was covered with insulation and was not visible.518 EXHAUST VENT(S) The visible areas of the exhaust vent pipe(s) appeared functional.519 PEST(S) There was no readily visible evidence of rodent activity in the accessible attic area(s)



PLUMBINGThe visible areas of the main water line, shutoff valve, water supply and drain lines, gas meter and piping were examinedto determine their current condition. Areas concealed from view by any means are excluded from this report. Theaccessible permanently installed equipment or components are checked for basic operation. Leakage or corrosion inunderground or concealed piping cannot be detected by a visual examination. Older fixtures or components should bebudgeted for replacement. Some corrosion is common. We are not equipped to repair leaky shutoffs, therefore we donot operate fixture shutoffs. We recommend fixture shutoffs be examined by a specialist in the appropriate tradeequipped to repair or replace the shutoffs should leakage occur.


[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended UpgradePLUMBING INFORMATION

601 MAIN WATER LINE Materials: copper piping, where visible.602 WATER SHUTOFF The main water shutoff valve was located at the front of the building.603 WATER PRESSURE 40-50 PSI.604 WATER PIPING Materials: copper piping, and plastic where visible.605 WASTE LINES Materials: ABS plastic piping, where visible.606 GAS SHUTOFF The gas meter and shutoff valve are located at the

right side of the building.

PLUMBING CONDITIONS607 WATER SHUTOFF The main water shutoff valve appeared functional, no leakage noted. We do not operate

these devices.608 WATER PRESSURE The water pressure measured at an exterior hose faucet was within the acceptable

range.609 WATER PIPING The visible water supply piping appeared functional.

610 WATER FLOW A number of fixtures were operated simultaneously with a functional water flow.611 HOSE FAUCET(S) The accessible hose faucets were functional, vacuum breakers were installed, with

exceptions noted.a. [CR] The hose faucets leaked at the handles when operated. We recommendcorrecting the condition(s) noted.b. [CR] The vacuum breakers were missing from the hose faucet(s). We recommendcorrecting the condition(s) noted.

612 WASTE PIPING The visible waste piping appeared functional.613 WASTE FLOW A number of drains were emptied simultaneously and appeared functional.615 VENT PIPING The visible areas of the vent pipes appeared functional.616 GAS SHUTOFF The supply shutoff appeared functional. We do not operate these devices.



617 GAS PIPING The visible areas of the gas piping appeared functional.

WATER SOFTENER SYSTEM624 LOCATION None Present.



WATER HEATERSThe water heater(s) and the related components were examined to determine their current condition. Areas concealedfrom view by any means are excluded from this report. Water heaters that were shut down, turned off or inactive will notbe turned on or activated. Water that is hotter than the manufacturer's recommended setting of 125 degrees isconsidered a scald hazard. The water temperature should not be set higher than the manufacturer's recommendedsetting.


[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended UpgradeWATER HEATER INFORMATION

701 LOCATION(S) The water heater was located in the garage.702 BRAND NAME(S) American.

703 APPROX. AGE(S) unknown.704 SIZE / GALLONS 50 gallon.705 ENERGY TYPE(S) Natural gas.

WATER HEATER CONDITIONS707 VENTING SYSTEM(S) The visible areas of the flue vent piping were intact and secured at the connections.708 SUPPLY PIPING The water shutoff valve and piping were functional.

709 T&P VALVE(S) A temperature and pressure relief (T&P) valve and discharge line were installed. Thedischarge line extended to the exterior and terminated close to the ground facingdownward.

710 TANK(S) The water heater tank appeared functional, no leakage noted.712 COMBUSTION AIR A combustion air supply for the water heater was present. Adequate ventilation for all

fuel-burning appliances is vital for their safe operation.713 ENERGY SUPPLY(S) The gas shutoff valve and flexible gas connector appeared functional.714 CONTROL(S) The temperature control was set in the "normal range" and the water at the faucets was

warm/hot.715 ELEVATION(S) The water heater ignition source/pilot light was elevated 18 inches or more above the



floor.



ELECTRICAL SYSTEMSThe visible areas of the service entrance, main and sub panels, grounding system and branch wiring were examined todetermine their current condition. Areas concealed from view by any means are excluded from the report. Lights, ceilingfans and accessible receptacles are checked for basic operation. Light fixtures that have missing or dead bulbs areconsidered nonfunctional. The location of GFCI circuit protection devices will be identified when present. The operationof time control devices is not verified. The location of smoke detectors will be identified when present.


[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended UpgradeELECTRICAL SERVICE INFORMATION

801 SERVICE TYPE Underground.802 MAIN PANEL Located at the right side of the building.

803 SERVICE RATING 120/240 volt system, rated at 200 amperes.804 SERVICE WIRING Materials: copper, where visible in the main panel.805 BRANCH WIRING Materials: copper, where visible in the main panel.

806 DISCONNECT TYPE Circuit breakers.807 GROUNDING The grounding connection was not visible.

ELECTRICAL SERVICE CONDITIONS808 SERVICE WIRING The underground service lateral appeared functional.809 MAIN PANEL The circuit breakers/fuses in the panel were labeled. The accuracy of the labeling was

not verified. [SC]



810 WORKMANSHIP The wiring within the panel appeared functional. with exceptions noted.a. [SC] There was over fusing in the panel. Thefuse or circuit breaker was overrated for the circuitwiring it was protecting. This condition is fire safetyhazard. We recommend a full evaluation and/orcorrections by a specialist in the appropriate trade.

811 GROUNDING The visible ground connections appeared functional.812 BRANCH WIRING The branch circuit wiring appeared functional.

ELECTRICAL COMPONENT CONDITIONS814 DOOR BELL The doorbell functioned when the button was operated.815 SWITCHES Functional overall; deficiencies are identified in the location of the conditions.816 LIGHT(S)/FIXTURE(S) Functional overall; deficiencies are identified in the location of the conditions.817 RECEPTACLE(S) Functional overall; deficiencies are identified in the location of the conditions.818 GFCI DEVICE(S) GFCI protection devices were located in the following areas: bathroom(s), exterior,

garage, kitchen.819 SMOKE DETECTOR(S) Smoke detectors were noted at: hallways and bedrooms.820 ALARM SYSTEM None Present.821 INTERCOM None present.822 CENTRAL VACUUM None Present.823 DUMB WAITER None Present.824 ELEVATOR None Present.



HEATING SYSTEMSThe visible areas of the heating system(s) and related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipmentor components are checked for basic operation. Determining the condition of heat exchangers is beyond the scope ofthis report. The inspector does not light pilot lights. Thermostats are not checked for calibration or timed functions. Routine maintenance is recommended per the manufacturer's specifications and operating conditions.


[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended UpgradeHEATING SYSTEM INFORMATION

901 LOCATION(S) The unit was located in the attic.902 BRAND NAME(S) Carrier.

903 APPROX. AGE(S) Unknown, ID tag missing or illegible.904 TYPE & FUEL Forced air natural gas-fired system.905 APPROX. BTU(S) 80-90,000 Btu's.906 FILTER TYPE(S) Disposable.

HEATING SYSTEM CONDITIONS908 VENTING SYSTEM(S) The visible areas of the flue vent piping were intact and secured at the connections.909 SUPPLY PLENUM(S) The supply air plenum appeared functional.910 HEATING UNIT(S) The furnace was functional.911 COMBUSTION AIR The combustion air supply for the furnace appeared adequate.912 ENERGY SUPPLY(S) The electrical connection(s) appeared functional.

The gas shutoff valve and flexible gas connector appeared functional.913 BURNER(S) The burner flame(s) appeared typical for this type of unit.914 HEAT EXCHANGER(S) [NOTE] The heat exchanger was not visible to inspect without dismantling the unit,

which is beyond the scope of the inspection.915 BLOWER / FILTER(S) The blower and filter appeared functional,916 RETURN PLENUM(S) The return air ducting appeared functional.917 THERMOSTAT(S) The thermostats were operated and the systems responded.

DUCTING SYSTEMS919 DUCT TYPE(S) Plastic covered and insulated flexible ducting.

920 DUCT CONDITIONS The visible areas of the conditioned air ducts appeared functional.



921 VENT(S) & GRILL(S) There was air movement from the air register(s)/grill(s)



CENTRAL COOLING SYSTEMSThe visible areas of the central cooling system(s) and related components were examined to determine their currentcondition. Areas concealed from view by any means are excluded from this report. The permanently installedcomponents or equipment are checked for basic operation. Routine maintenance is recommended per themanufacturer's specifications and operating conditions.


[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended UpgradeAIR CONDITIONING SYSTEM INFORMATION

1001 LOCATION(S) The unit was located at the rear of the building.1002 BRAND NAME(S) Carrier.1003 APPROX. AGE(S) Unknown, ID tag missing or illegible.1004 SYSTEM TYPE(S) "Split system". The condensing unit and evaporator

coils were at different locations.

1005 APPROX. SIZE(S) 5 ton.

AIR CONDITIONING SYSTEM CONDITIONS1007 ENERGY SUPPLY(S) An electrical disconnect was present, in sight of and

providing power to the condensing unit, withexceptions noted.a. The protective "dead front" cover was missingfrom the panel. We recommend correcting thecondition(s) noted.

1008 CONDENSING UNIT(S) The condensing unit was functional.1009 SYSTEM CONDITION(S) The system responded to normal operating controls and the temperature differential

between the supply and return air grills was within the normal range of (18 - 22) degrees.1010 CONDENSATE DRAINLINE(S)

The visible areas of the condensate drain line(s)appeared functional.



1011 THERMOSTAT(S) The thermostat was operated and the system responded.1012 AIR DUCT(S) The air-conditioning ducts are the same as the heating system.

DUCTING SYSTEMS1014 DUCT TYPE(S) Plastic covered and insulated flexible ducting.1015 DUCT CONDITIONS The visible areas of the conditioned air ducts appeared functional.1016 VENT(S)/GRILL(S) There was air movement from the air register(s)/grill(s)



KITCHENThe visible areas of the walls, ceilings, floors, cabinets, and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights,receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Self or continuous cleaning functions, timing devices, and thermostat accuracy are beyond the scope of the inspection.


[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended UpgradeKITCHEN INFORMATION

1101 SINK/PLUMBING 2 present.1102 DISPOSAL(S) 1 present.1103 DISHWASHER(S) 1 present.1104 TRASH COMPACTOR(S) Not present.1105 EXHAUST VENT(S) Recirculation system.1106 COOKTOP(S) An electric cooktop/range.1107 OVEN(S) Electric oven. 1108 MICROWAVE(S) Present.1109 FILTERED WATER Not present.1110 INSTA-HOT(S) Not present.1111 REFRIGERATOR(S) Present.1112 FOOD PROCESSOR(S) Not present.1113 DISH WARMER(S) Not present.1114 VEGETABLE CHILLER(S) Not present.1115 WINE CHILLER(S) Not present.1116 FIREPLACE(S) Not present.

KITCHEN CONDITIONS1117 WALLS/CEILING The visible areas of the walls and ceiling appeared functional. with signs of aging and

wear.1120 VINYL FLOOR The visible areas of the vinyl floor appeared functional, with signs of aging and wear.

with exceptions noted.a. [CR] Unknown brown stains were noted on the vinyl flooring. We recommendlocating and correcting the source as well as any damaged materials.

1123 INTERIOR DOORS The door(s) were functional, with signs of aging and wear.1125 WINDOWS The accessible window(s) were functional, with signs of aging and wear.1126 HEAT & COOL There was air movement from the air register(s)/grill(s)1127 LIGHTS/FIXTURES The light(s) were functional, with signs of aging/wear.1128 RECEPTACLE(S) The accessible receptacles were functional and GFCI protected where required.1129 CABINET(S) The cabinet(s)/ counter(s) were functional, no visible leakage noted with signs of

aging/wear, with exceptions noted.a. [CR] The door(s)/drawer(s) had several unknown brown stains. We recommendcorrecting the condition(s) noted.



1130 SINK/PLUMBING The faucet(s), sink(s) and piping were functional, noleakage noted with signs of aging/wear.

1131 DISPOSAL(S) The garbage disposal(s) functioned with signs of aging/wear.1132 DISHWASHER(S) The dishwasher(s) functioned through the "Normal Cycle", no leakage noted, There was

an air gap device present at the sink, no leakage noted. with signs of aging/wear.1134 EXHAUST VENT(S) The exhaust vent fan built into the microwave functioned with common signs of

aging/wear.1135 COOKTOP(S) Electric: The cooktop/range burners functioned with signs of aging/wear, with exceptions

noted.a. [SC] The range/oven lacked an anti-tip device at the rear as required. This conditionis a topple hazard. We recommend correcting the condition(s) noted.

1136 OVEN(S) Electric: The oven functioned with signs of aging/wear.1137 MICROWAVE(S) The microwave oven functioned and heated a glass of water, with signs of aging/wear.1140 REFRIGERATOR(S) The refrigerator functioned, with exceptions noted.

a. [FE] These system(s) are outside the scope of the inspection and are not inspected. We recommend consulting with a specialist regarding the operation and maintenance ofthis system.



LAUNDRYThe visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights,receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation. Drain lines and water/gas supply valves serving the laundry machines are not operated during the inspection. The supplyvalves sit for long periods of time without being operated and are subject to leak when turned off and the presentequipment is removed. We recommend checking these valves for evidence of leakage during your final walk-throughbefore closing escrow.


[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended UpgradeLAUNDRY INFORMATION

1201 LOCATION(S) Located in an interior laundry room.1202 VENTILATION Fan.1203 CABINETS/TOPS Present.1204 SINK/PLUMBING Not present.1205 WASHER SERVICE Present.1206 DRYER SERVICE The dryer hookup was provided for an electric unit only.1207 DRYER VENT(S) Present.

LAUNDRY CONDITIONS1208 WALLS/CEILING The visible areas of the walls and ceiling appeared functional. with signs of aging and

wear.1211 VINYL FLOOR The visible areas of the vinyl floor appeared functional, with signs of aging and wear.1214 INTERIOR DOOR(S) The door(s) were functional. with signs of aging and wear.1217 HEAT & COOL There was air movement from the air register(s)/grill(s)1218 LIGHTS/FIXTURES The light(s) were functional, with signs of aging/wear.1219 RECEPTACLE(S) The accessible receptacles were functional.1220 VENTILATION The exhaust fan functioned.1221 CABINET(S) The cabinet(s)/ counter(s) were functional, with signs of aging/wear.1223 WASHER SERVICE The laundry faucets were functional, no visible leaks, no machine connected. We do not

operate the faucets.1224 DRYER SERVICE The dryer hookup was provided for an electric unit only.1225 DRYER VENT(S) Dryer venting was provided and terminated at the exterior.



BATHROOMSThe visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights,receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation.


[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended UpgradeBATHROOM INFORMATION

BATHROOM #: 2

Master Bath.1301 WALL(S)/CEILING(S) The visible areas of the walls and ceiling appeared functional, with signs of aging and

wear.1304 VINYL FLOORING The visible areas of the vinyl floor appeared

functional, with signs of aging and wear. withexceptions noted.a. [CR] The vinyl flooring was loose from the floorat the base of the tub. We recommend correctingthe condition(s) noted.

1307 INTERIOR DOOR(S) The door(s) were functional, with signs of aging and wear.1309 WINDOW(S) The accessible window(s) were functional, with signs of aging and wear.1310 HEAT & COOL There was air movement from the air register(s)/grill(s)1311 LIGHTS/FIXTURES The light(s) were functional, with signs of aging/wear.1312 RECEPTACLE(S) The accessible receptacles were functional and GFCI protected where required.1313 VENTILATION The ventilation was provided by a window which appeared adequate.1314 CABINET(S) The cabinet(s)/ counter(s) were functional. with signs of aging/wear.1315 SINK/PLUMBING The faucet(s), sink(s) and piping were functional

with exceptions noted.a. [CR] The faucet/spout was loose on thedeck/wall. We recommend correcting thecondition(s) noted.

1316 TOILET(S) The toilet(s) functioned, no leakage noted, with signs of aging/wear.1319 TUB/SHOWER(S) The tub/shower and faucet(s) were functional, with signs of aging/wear.1321 SHOWER(S) The shower and faucet(s) were functional, with signs of aging/wear.1322 ENCLOSURE(S) The enclosure(s) were functional, with safety glass markings, with signs of aging/wear.1325 MEDICINE CABINET(S) The medicine cabinet(s) were functional., with signs of aging/wear.1326 MIRROR(S) The mirror(s) were functional, with signs of aging/wear.1327 TOWEL BAR(S) The towel bar(s) and toilet paper holder(s) were functional. with signs of aging/wear.

Hall Bath.1301 WALL(S)/CEILING(S) The visible areas of the walls and ceiling appeared functional, with signs of aging and

wear.



1304 VINYL FLOORING The visible areas of the vinyl floor appearedfunctional, with signs of aging and wear. withexceptions noted.a. [CR] There were unknown brown stains noted onthe vinyl flooring. We recommend locating andcorrecting the source as well as any damagedmaterials.

1307 INTERIOR DOOR(S) The door(s) were functional., with signs of aging and wear.1310 HEAT & COOL There was air movement from the air register(s)/grill(s)1311 LIGHTS/FIXTURES The light(s) were functional. with signs of aging/wear. with exceptions noted.

a. [CR] The light(s) failed to function, but it may be a burned out or missing light bulb. We recommend correcting the condition(s) noted.

1312 RECEPTACLE(S) The accessible receptacles were functional and GFCI protected where required.1313 VENTILATION The exhaust vent fan functioned.1314 CABINET(S) The cabinet(s)/ counter(s) were functional, no visible leakage noted, with signs of

aging/wear.1315 SINK/PLUMBING The faucet(s), sink(s) and piping were functional with exceptions noted.

a. [CR] The stopper mechanism was defective/missing parts. We recommendcorrecting the condition(s) noted.

1316 TOILET(S) The toilet(s) functioned, no leakage noted, with signs of aging/wear.1319 TUB/SHOWER(S) The tub and faucet(s) were functional, with signs of aging/wear.1321 SHOWER(S) The shower and faucet(s) were functional, with signs of aging/wear.1322 ENCLOSURE(S) The enclosure(s) were functional, with safety glass markings, with signs of aging/wear.1325 MEDICINE CABINET(S) The medicine cabinet(s) were functional. with signs of aging/wear, with exceptions

noted.a. These units are outside the scope of the inspection and were not inspected.

1326 MIRROR(S) The mirror(s) were functional. with signs of aging/wear, with exceptions noted.a. These units are outside the scope of the inspection and were not inspected.

1327 TOWEL BAR(S) The towel bar(s) and toilet paper holder(s) were functional. with signs of aging/wear,with exceptions noted.a. These units are outside the scope of the inspection and were not inspected.



BUILDING INTERIORThe visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights,receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lightingconditions. In general almost all insulated glass window seals will fail and can fail at any time. Fireplaces with gas linesshould have the damper fixed so it will not close and the gas line should be sealed to the wall where it enters the fireplace.All fireplaces should be cleaned and inspected on a regular basis to insure safe operation. Smoke detectors should be

installed within 15 feet of all sleeping rooms. To examine or test smoke detectors is beyond the scope of the inspection. We recommend older homes be upgraded to meet the current smoke detector installation standards for additionaloccupant safety.


[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended UpgradeBUILDING INTERIOR INFORMATION

1401 ROOMS INSPECTED Bedrooms #: 3, family room, breakfast room, office/study, and, hallway(s)1402 WALLS/CEILINGS Materials: sheetrock.1403 FLOORS Materials: carpet, and, vinyl.1406 SMOKE DETECTORS Smoke detectors were noted at; hallways and bedrooms,

BUILDING INTERIOR CONDITIONS1407 COMMENTS [NOTE] Double-pane windows/doors reduce street noise and improve efficiency of

heating/cooling systems. The space between the panes is factory sealed. If a seal isbroken, air from the environment may enter the formerly sealed space. This conditionmay cause condensation or fogging in the window(s), depending on the climaticconditions. We cannot assure the seal on each and every window, but we will report thepresence of visible condensation, fogging and/or moisture staining noted during theinspection. Unless otherwise noted in the report, no condensation, fogging or stainswere present during the inspection. [FE] The proper wiring and mounting of ceiling fans cannot be determined by visualobservations or operational checks. Ceiling fans are heavier than standard light fixturesand require special mounting. We recommend further evaluation and correction(s) ifwarranted by a specialist in the appropriate trade.

1408 WALL(S)/CEILING(S) The visible areas of the walls and ceiling appearedfunctional, with signs of aging and wear. withexceptions noted.a. [CR] Damage was noted on the wall(s)/ceiling. We recommend correcting the condition(s) noted.

1409 CARPET FLOORING The visible areas of the carpet appeared functional,with signs of aging and wear. with exceptionsnoted.a. [CR] The carpet was damaged. Werecommend correcting the condition(s) noted.b. [CR] Moisture/stains and damage were noted onthe carpet. The area appeared dry during theinspection. We recommend locating and correctingthe source as well as any damaged materials.

1411 VINYL FLOORING The visible areas of the vinyl floor appeared functional, with signs of aging and wear.



1414 INTERIOR DOOR(S) The door(s) were functional. with signs of aging and wear.1415 EXTERIOR DOOR(S) The door(s) were functional. with signs of aging and wear.1416 WINDOW(S) The accessible window(s) were functional. with signs of aging and wear. with

exceptions noted.a. [FE] Condensation/stains were noted between the glass panes in the thermalwindow(s). We recommend having all of the doors and windows evaluated by aspecialist in the appropriate trade.

1417 HEAT & COOL There was air movement from the air register(s)/grill(s)1418 LIGHTS/FIXTURE(S) The light(s) and ceiling fan were functional. with signs of aging/wear.1419 RECEPTACLE(S) The accessible receptacles were functional.1420 CLOSET(S) The closet(s) were functional, with exceptions noted.

a. [CR] The floor guides for the closet doors were missing. We recommend correctingthe condition(s) noted.

1421 SMOKE DETECTOR(S) A smoke detector was present. Regular testing is recommended.



GARAGE - CARPORTThe visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights,receptacles and permanently installed components or equipment are checked for basic operation. The garage doorbalance and spring tension should be checked regularly by a garage door specialist. All garage door openers shouldhave functional auto-reverse system safety features for child safety.


[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended UpgradeGARAGE/CARPORT INFORMATION

1501 TYPE & LOCATION(S) Garage; two car.1503 VENTILATION Vent types: exterior wall vents.1504 EXT DOOR TYPE(S) Materials: wood, and, metal.1507 GARAGE DOOR(S) Door types: aluminum, sectional(s)1508 INTERIOR WALL(S) Materials: sheetrock.1509 INTERIOR FLOOR(S) Materials: concrete, painted.

GARAGE/CARPORT CONDITIONS1510 VENTILATION The vents appeared functional.1511 EXTERIOR DOOR(S) The door(s) were functional, with signs of aging and wear.1514 INTERIOR WALL(S) The visible areas of the walls and ceiling appeared functional.1515 GARAGE FLOOR(S) The visible areas of the garage floor appeared

functional, with exceptions noted.a. [FE] There was evidence of a moisture conditionin the garage floor. We recommend a fullevaluation and/or corrections by a specialist in theappropriate trade.

[NOTE] The garage floor was stamped/posted"Post-tension slab/foundation, do not cut or core." The wire cables in the floor/foundation are underextreme tension and could cause material damageand/or bodily harm if damaged.

1518 FIRE WALL(S) The visible areas of the garage firewall/ceiling appeared functional.1519 FIRE DOOR(S) The door between the garage and living space

appeared to be a fire-resistant door and wasself-closing & latching, with exceptions noted.a. [CR] The dead bolt lock was missing and wasnot installed at the time of the inspection. Werecommend correcting the condition(s) noted.

1520 GARAGE DOOR(S) The garage door(s) were operated and appeared functional.1521 DOOR OPENERS The automatic garage door opener(s) were operational and the automatic reversing

system(s) functioned when the door(s) hit an object placed in its path.1522 LIGHTS/FIXTURE(S) The light(s) were functional. with signs of aging/wear.



1523 RECEPTACLE(S) The accessible receptacles were functional andGFCI protected where required, with exceptionsnoted.a. [SC] Switch covers were damaged/missing atthe following locations: The Attic light switch locatednear the garage access. We recommendcorrecting the condition(s) noted.

inspection report of 2459 s oxford suny az page 1...

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