Dwell Inspect Arizona · Dwell Inspect Arizona 11519 E Sable Ave, Mesa, AZ Page 2 of 17 2.6 Client...

Dwell Inspect ArizonaProperty Inspection Report

Dwell Inspect ArizonaProperty Inspection Report

Inspector: Richard Armendariz, Dwell Inspect Arizona

Cover Page

11519 E Sable Ave, Mesa, AZ 85212Inspection prepared for: Scott Bryner

Real Estate Agent: Faira .com -

Date of Inspection: 4/8/2019 Time: 1:30 PM Age of Home: 2017 Size: 2013

Order ID: 938

Inspector: Richard ArmendarizLicense #67431

7000 N. 16th Street #120, Phoenix, AZ 85020Phone: (480) 867-4599

Email: [email protected]

Dwell Inspect Arizona 11519 E Sable Ave, Mesa, AZ

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EXAMPLE OF THE AGREED UPON INSPECTION AGREEMENTTHIS CONTRACT LIMITS OUR LIABILITY AND SUPERSEDES ALL PREVIOUS COMMUNICATIONS - PLEASE READ CAREFULLYInspector: Dwell Inspect Arizona Date: Date of the InspectionCustomer: Inspection Client Inspection Fee: Service feeProperty Address: Inspection AddressTHIS AGREEMENT OF SERVICES (“Agreement”), made this day of , by and among Dwell Inspect, LLC, dba, Dwell Inspect Arizona, hereinafterreferred to as “Company” or “Inspector” and, Client's first and last name hereinafter collectively referred to as “Client.” As used herein “Parties” shallcollectively refer to Company, Inspector and Client. The Client requests a limited visual inspection of the property at the above address to be conductedby the company, 7000 North 16th Street #120, (480) 867-4599 (Company) for my sole use and benefit. I understand that I am bound by all the terms ofthis contract and that the inspection fees are immediately due and payable upon completion of the inspection.SCOPE OF THE INSPECTION1.1 The company will conduct an Inspection of the Inspected Property. The Inspection will be limited to accessible and exposed areas of the InspectedProperty and only to those items that are present at the time of Inspection1.2 The company will perform a limited visual inspection to identify the general features and major deficiencies of the property in accordance with the"Standards of Professional Practice for Arizona Home Inspectors" (available at www.btr.state.az.us).1.3 The inspection will include the evaluation of visible components in numerous major categories such as: site elements, structural components, roof,heating &cooling system, plumbing system, electrical system, interior components, etc. to provide the Client with a better understanding of the propertycondition.1.4 Within a reasonable time after the Inspection is completed, Inspector will generate a report for the sole and personal use of the Customer (the“Inspection Report”).LIMITATIONS, EXCEPTIONS, AND EXCLUSIONS2.1 Whether or not they are concealed, the following are OUTSIDE THE SCOPE OF THIS INSPECTION:Cosmetic or subjective defects; building code or zoning ordinance violations; permit research; geological stability or soil condition; flood potentialdetermination; structural certification or engineering analysis; pests, fungi or dry rot; building value appraisal; insurability of property; cost estimates;specific components noted as being excluded in the inspection report; systems shut down or inactive; private water or sewage systems or anycomponent thereof; common areas; buried piping; drip &bubbler systems; fountains; shower pans; saunas; mist systems; steam baths &equipment;ponds; outbuildings of any kind except garage or carport; landscaping; playground equipment; buried or not visible foundations; BBQ's; radio-controlleddevices; automatic gates; elevators; central vacuum systems; in-wall pest control systems; load control devices; audio/alarm/intercom systems;thermostatic, motion, light sensitive, and time clock controls; telephone or television systems; security/display lighting; water conditioners or circulatingdevices; ejector pumps for rain or waste; solar systems; fire sprinklers &piping; hidden moisture or the hermetic seal of dual-glazed windows andskylights; sink/tub overflows; heat exchangers; freestanding appliances, or other personal property; gas fired cooling systems; humidifiers; electronic aircleaners; environmental conditions such as asbestos, radon, formaldehyde, lead, water pollutants, mold/fungus, sick building syndrome; latent/hiddendamage caused by termites; air quality, toxic or flammable substances; electromagnetic fields; fire resistive qualities; acoustical or other nuisancecharacteristics; adequacy or efficiency of any system, or prediction of life expectancy; verification of compliance with installation guidelines; Chinesedrywall; manufacturer's recalls; property or area properties involvement in lawsuits.2.2 The inspection will not include any area that has access or clearance less than twenty-four inches in any direction or is not safely accessible from afourteen-foot ladder. Company reserves the right to modify or amend the report within 48 hours of the inspection.2.3 The Inspection Report is not a warranty, guarantee, or insurance policy, nor should it be considered or relied upon as a substitute for the SellerProperty Disclosure Statement, Buyer’s advisory or other seller disclosures. The Inspector reserves the right not to inspect any part of the InspectedProperty, or any system, structure, or component thereof deemed unsafe or inaccessible by the Inspector.2.4 The inspector is a property inspection generalist and is not acting as a licensed engineer or expert in every trade. It is the Client's duty andobligation to exercise reasonable care to discover facts and provide protection regarding issues of property condition which are known to or within thediligent attention and observation of the Client. If your inspector recommends consulting other specialized experts, Client agrees to do so at Client'sexpense. Client is responsible for whatever could have been determined from consultation with those other experts had Client contacted them asrecommended. Company is not responsible for the advice of other experts or consultants contacted by Client. Any items not specifically addressed inthe written report are considered beyond the scope of this inspection and are excluded. No verbal statements or information provided as a courtesy bythe inspector shall expand the scope of the inspection or take precedence over the inspection report. Any area, which is not exposed to view or isinaccessible because of soil, walls, floors, carpets, ceilings, furnishings, or any other item, is not included in this inspection. Items not addressed in theinspection report are to be considered not inspected and no opinion is expressed upon them by their omission. The inspection does not include anydestructive testing, dismantling or plugging-in of disconnected components. Client agrees to assume the risk for all conditions that are concealed fromview at the time of the inspection or are outside the inspection scope. This is not a warranty, guarantee, insurance policy or substitute for the sellerproperty disclosure.2.5 USE BY OTHERS: The inspection and report are performed and prepared for the sole, confidential and exclusive use and possession of the Clientonly. The report is not to be sold and it is not for use or to be relied upon by any third party. Possession of this report by any other purchasers of theproperty is strictly forbidden. Unless specifically authorized in writing by Inspector, the Inspection Report may not be circulated to any other person orentity for material use other than Client or it shall become void. Client agrees to indemnify, defend and hold Company harmless from any third partyclaims arising out of distribution of the inspection report without the specific authorization by the Company in writing.

http://www.btr.state.az.us


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2.6 Client agrees that the maximum liability for the Company, its employees, subcontractors or agents for any claim whatsoever, inclusive of mattersarising from the inspection or outside of the inspection, is limited to a refund of the fee charged and paid for the inspection service. Client agrees thatthere will be no recovery for damages or any other relief other than this sole and exclusive remedy. The Company assumes no responsibility or liabilityfor damages outside this limitation, whether property, financial, bodily injury or fatality, regardless of the cause or claimant. This liability limitation maybe removed by electing to have a more detailed Exhaustive Inspection utilizing licensed engineers and specialty contractors under separate direction,contract and scope at an estimated cost 3 to 4 times that of a limited visual inspection.MISCELLANEOUS PROVISIONS3.1 If a dispute arises from the inspection, Client agrees not to alter, repair or modify any disputed component or condition without the Company re-inspecting the situation following written notice from Client. Failure of Client to provide written notice and the opportunity to re-inspect the component orcondition prior to repair shall result in the forfeiture of Client’s right to a claim/refund.3.2 Unresolved disputes relating to this Agreement, the inspection, or the Inspection Report, except any claim for non-payment of fees to the Company,shall be settled before one neutral with at least ten years of experience in construction law in Maricopa County, Arizona by Mediation or, if the matter isnot resolved by Mediation, by Final and Binding Arbitration. Mediation and/or Arbitration shall be conducted in accordance with the rules of theAmerican Arbitration Association and judgment upon an arbitration award rendered may be entered in any court having jurisdiction. In rendering anyaward the arbitrator shall determine the rights and obligations of the parties according to the substantive and procedural laws of the state of Arizona.Each party shall bear its own legal fees and pay an equal share of the administrative and neutral fees regardless of the claim amount. IN NO EVENTSHALL THE TIME FOR COMMENCEMENT OF A CLAIM EXCEED ONE YEAR FROM THE DATE OF THE SUBJECT INSPECTION AND YOUAGREE TO THIS TERM THOUGH THE TIME PERIOD MAY BE SHORTER THAN OTHERWISE PROVIDED BY LAW.3.3 BY SIGNING I AFFIRM THAT I HAVE READ AND AGREE TO THE ABOVE AND DECLINE HAVING AN EXHAUSTIVE INSPECTIONPERFORMED.3.4 Client and/or Client Representative(s) are responsible for their own safety during the inspection. Use of inspector's equipment is prohibited.Company specifically advises against entering dangerous areas or manipulating equipment. Client is responsible for security at the property and anydamage caused to property components and systems resulting from the inspection.3.5 The inspection is performed for the purpose of informing the Client of the condition of the property on the day of the inspection. If any statedlimitation or standard is exceeded it is done solely at the inspector's option and does not void the terms and conditions of this contract. The reportcontains technical information that may not be understandable to the layperson. If you have questions about any portion of the report it is yourresponsibility to consult with the inspector. Company is not responsible for report misunderstandings resulting from the failure to request a clarification. Iagree to allow the release of a copy of the inspection report to the real estate agent(s) and/or other parties to the transaction.3.6 Each party signing this Agreement warrants and represents that he/she has the full capacity and authority by law to execute this Agreement. If thisAgreement is executed on behalf of Client by any third party, the person executing this Agreement expressly represents to Company that he/she hasthe full and complete authority to execute this Agreement on Client's behalf and to fully and completely bind Client to all of the terms, conditions,limitations, exceptions and exclusions of this Agreement. Use or reliance on the findings of this inspection and report in any way binds the Client to theterms and limitations of the inspection as noted herein and within the aforementioned "Standards of Practice". This Agreement shall be governed by thelaws of the State of Arizona. The parties agree that should any provision of this Agreement be determined to be void or unenforceable, the remainingportions shall remain in full force and effect. If there is more than one Client as "Client", this Agreement binds all Clients. This Agreement may besigned in counterpart and by fax or other electronic or mechanical means and it shall be deemed properly signed and any copy thereof can be deemedan original. Client agrees that it does not matter whether this Agreement is signed before, during or after the Inspection and issuance of the InspectionReport, it shall be binding. All inspection fees are immediately due and payable upon completion of the physical inspection of the property. Charge for areturned check is $25.00. Payments past due after 30 days from the date of the services performed are assessed interest at 24% per annum.3.7 Company may have an affiliation with a third party service provider ("TPSP") in order to offer you one value-added service with no obligation to buy.By entering into this agreement you (a) authorize the inspector to provide your contact information (including telephone number) to the TPSP, (b) waiveand release any restrictions that may prevent the TPSP from contacting you (including by telephone), and (c) authorize the TPSP to contact you(including by telephone) regarding a special home alarm system offer. ANCILLARY INSPECTIONS4.1 At the Client's request, the Company may perform ancillary inspections for a fee to identify the general features and major deficiencies of otheraspects of the property under the same terms outlined in this contract. These ancillary inspections will not fall under the jurisdiction of the Arizona Boardof Technical Registration. Examples of ancillary inspections are:4.2 Pool &Spa Inspection: Conducted in accordance with the Standards of Professional Practice for the Inspection of Swimming Pools &Spas forArizona Home Inspectors dated August 3, 2011 (available at www.btr.state.az.us).4.3 Termite Inspection: Governed by the Arizona Office of Pest Management. Not governed by the AZ Board of Technical Registration.4.4 Appliance Inspection: Conducted in accordance with the Suncoast ASHI Optional Standards for the inspection of Built-in Systems &Appliances(available upon request or at www.ashisuncoast.com). Not governed by the AZ Board of Technical Registration.4.5 Lawn Sprinkler Inspection: No governing body, cursory review only.I have read, understand and agree to all terms and conditions of this contract and allow the Company to release the inspection report(s) toany party to this real estate transaction. I agree to pay the inspection fee listed and read all pages of the inspection report including anySupplemental Information provided.


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Report Summary

Report SummaryA Home Inspection is a non-invasive visual examination of a residential dwelling, performed for a fee, which is designedto identify observed material defects within specific components of said dwelling. Components may include anycombination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, asidentified and agreed to by the Client and Inspector, prior to the inspection process.A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based onobservation of the visible and apparent condition of the structure and its components on the date of the inspection andnot the prediction of future conditions. A home inspection will not reveal every concern that exists or ever could exist, butonly those material defects observed on the day of the inspection.The summary below consists of the inspector's findings during the inspection. These findings can be a safety hazard, adeficiency requiring a major expense to correct or items the inspector would like to draw extra attention to that mayrequire further evaluation from a licensed professional. The summary is not a complete listing of all the findings in thereport, and reflects the opinion of the inspector. Please review all pages of the report as the summary alone does notexplain all of the issues.It is recommended that repairs should be completed by a licensed & bonded tradesman or qualified professional. It isultimately your decision on what concerns you would like corrected.Inspection DetailsPage 4 Item: 4 Property Notes and

Limitations4.2. The walls and/or floor is inaccessible due to a high volume of personalstorage. This area has not been thoroughly evaluated. Recommendremoving the items and reinspecting. This occurs in the: the garage side ofthe house

Exterior GroundsPage 5 Item: 2 Exterior Door 2.1. The weather strip is damaged or missing around the door or there is a

gap present and the door does not seal properly. Recommend repair. Thisoccurs at: the back side of the house2.2. The door frame is damaged. Recommend repair. This is located at:the back side of the house

Page 6 Item: 3 Grading and Drainage 3.1. There is erosion observed. Recommend eroded areas be back filledand erosion control measures be installed to prevent further erosion. Thisoccurs at: the back side of the house

Page 6 Item: 4 Siding 4.1. The soil level is higher than recommended and in contact with thesiding materials. Recommend lowering the soil line to help preventdamage to the siding materials. This occurs at: the front side of the house

RoofPage 8 Item: 3 Condition 3.4. There are cracked, chipped, damaged, broken or loose roof tiles

observed at time of inspection. Recommend a roofer evaluate and repair.This is observed in at least two locations.

Plumbing FixturesPage 9 Item: 2 Shower Walls, Base &

Enclosure2.1. The base of the shower is not sloped correctly to allow for properdrainage. The base of the shower is holding water. Recommend repair tohelp prevent leaking. This is observed in: the master bathroom

HVACPage 11 Item: 2 HVAC Condition 2.3. The last service date is over one year ago, or is unable to be

determined. Although this unit appears to be operating properly fromcontrols, there are areas which cannot be seen without specializedequipment and training. Recommend consulting the owner for recentservice or repair records and/or have an HVAC specialist service the unit.

InteriorsPage 12 Item: 2 Counters 2.1. The countertops are cracked or damaged. This is located in: the

bathroom 2Page 12 Item: 3 Wall 3.1. There are typical settling cracks in the walls at the time of the

inspection.


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Inspection Details We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when theinspection is completed and the report is delivered, we are still available to you for any questions you may have,throughout the entire closing process.The inspection of the property listed above must be performed in compliance with the rules of the InternationalAssociation of Certified Home Inspectors (InterNACHI).Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspection of the visible portionof the structure; inspection may be limited by vegetation and possessions. The inspection is of conditions which arepresent and visible at the time of the inspection, and all of the equipment is operated in normal modes. The inspectormust indicate which items are in need of repair or are not functioning and will report on all applicable items required byInterNACHI rules Depending upon the age of the property, some items like GFCI outlets may not be installed; this reportwill focus on safety and function, not current code. This report identifies specific non-code, non-cosmetic concerns thatthe inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any concerns anddefects.This report is intended to provide you with information concerning the condition of the property at the time of inspection.Please read the report carefully. If any item is unclear, you should request the inspector to provide clarification.It is recommended that you obtain as much history as is available concerning this property. This historical informationmay include copies of any seller’s disclosures, previous inspection or engineering reports, reports performed for or byrelocation companies, municipal inspection departments, lenders, insurers, and appraisers. You should attempt todetermine whether repairs, renovation, remodeling, additions or other such activities have taken place at this property.Property conditions change with time and use. Since this report is provided for the specific benefit of the client(s),secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specificneeds and to obtain current information concerning this property.

1. AttendanceIn Attendance: Client present

2. Home TypeHome Type: Single Family Home

3. OccupancyOccupancy: Occupied - Furnished

4. Property Notes and LimitationsObservations:4.1. All of the utilities are on at the time of inspection.4.2. The walls and/or floor is inaccessible due to a high volume of personal storage. This area has not been thoroughlyevaluated. Recommend removing the items and reinspecting. This occurs in the: the garage side of the house

The walls and/or floor is inaccessible due to a high volume of personal storage. This area has not been thoroughlyevaluated. Recommend removing the items and reinspecting. This occurs in the: the garage side of the house


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Structural Components

Exterior Grounds

1. Foundation & Floor ConditionFoundation Type: The property is Single story with a foundation type of Post tension slab.Structure Type: The floor structure is concrete.Observations:1.1. The visible portions of the foundation and floor structure are in acceptable condition except if noted below. Allconcrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In most instancesfloor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and otherfloor coverings are installed, the materials and condition of the flooring underneath cannot be determined.

2. Condition of Wall & Column StructureType: The primary structural construction of the wall is framed. • The column structure is observed as: Siding over amaterial that is not determinableObservations:2.1. The wall structure is in acceptable condition where visible except if noted below.2.2. The column structure is in acceptable condition where visible.

3. Attic AccessObservations:3.1. The attic access is located in: the master bedroom3.2. The inspection was completed from the interior of the attic. 60% of the attic is accessible.

4. Roof/Ceiling Structure ConditionStructure Type: A truss system is installed in the attic cavity that is used to support the roof decking and transmit theroof load to the exterior walls.Materials: OSB

Inspectors shall inspect adjacent or entryway walkways, patios, and driveways; vegetation, grading, surface drainage,and retaining walls that are likely to adversely affect the building.

1. Exterior InspectionObservations:1.1. The evaluation and inspection of the exteriors system includes testing and visible observation of thecomponents observed on the exterior house. The operation and condition of the exterior doors are tested. Thesidewalks and driveway are evaluated for condition, function and slope (minor cracks, unless trip concerns areomitted). The grading and drainage are evaluated effective movement of water away from the structure and anycondition that may adversely effect the structure. The vegetation is evaluated for any conditions that may adverselyimpact the structure. The construction of the porch, patio, balcony, and decks are evaluated for proper function. Thegates, fencing, and walls are evaluated for function and operation. The exterior siding is evaluated for condition. Theflashings and trim are evaluated for condition. The eaves, facia, and soffits are evaluated. The condition of the exteriorpaint is evaluated for condition. If applicable, the retaining wall is evaluated for condition and structural concerns.

All of the exterior components mentioned above are found to be in acceptable and functional except if noted below.1.2. The siding material is observed: Stucco siding1.3. The flashings observed are: Weep screen flashings are observed around the perimeter, Refrigerant line wallflashing(s), Electrical panel backer(s)

2. Exterior DoorObservations:2.1. The weather strip is damaged or missing around the door or there is a gap present and the door does not sealproperly. Recommend repair. This occurs at: the back side of the house2.2. The door frame is damaged. Recommend repair. This is located at: the back side of the house


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Garage

The door frame is damaged. Recommend repair. This islocated at: the back side of the house

The weather strip is damaged or missing around the door orthere is a gap present and the door does not seal properly.

Recommend repair. This occurs at: the back side of thehouse

3. Grading and DrainageObservations:3.1. There is erosion observed. Recommend eroded areas be back filled and erosion control measures be installed toprevent further erosion. This occurs at: the back side of the house

There is erosion observed. Recommend eroded areas be back filled and erosion control measures be installed toprevent further erosion. This occurs at: the back side of the house

4. SidingObservations:4.1. The soil level is higher than recommended and in contact with the siding materials. Recommend lowering the soilline to help prevent damage to the siding materials. This occurs at: the front side of the house

The soil level is higher than recommended and in contact with the siding materials. Recommend lowering the soil line tohelp prevent damage to the siding materials. This occurs at: the front side of the house


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Roof

1. Fire Separation Walls and Ceilings ConditionObservations:1.1. There is fire rated material installed on the walls and ceilings. The material is in acceptable condition except ifnotated below.

2. Fire DoorObservations:2.1. The garage/interior door is equipped with a unverified fire door and an operating self-closure system except ifnoted below.

3. Garage DoorObservations:3.1. The garage door is functioning normally. There are no significant deficiencies observed except if notated below.

4. Garage Opener StatusObservations:4.1. The garage door is functional using normal controls at time of inspection.

5. Garage Opener Safety Reverse StatusObservations:5.1. The photo eyes and pressure reverse safety systems are operable.

There are many different roof types, and every roof will wear differently relative to its age, the number of its layers, thequality of its material, the method of its application, its exposure to direct sunlight or to other prevalent weatherconditions, and its maintenance. However, regardless of its design-life, every roof is only as good as the waterproofmembrane beneath it, which is concealed and cannot be examined without removing the roof material, and this is equallytrue of almost all roofs.What remains true of all roofs is that, whereas their condition can be evaluated, it is virtually impossible for anyone todetect a leak except as it is occurring or by specific water tests, which are beyond the scope of our service. Even waterstains on ceilings, or on the framing within attics, will not necessarily confirm an active leak without some corroborativeevidence, and such evidence can be deliberately concealed. Consequently, only the installer can credibly guarantee thata roof will not leak, and they do. We cannot, and do not give any such guarantees. We will examine every roof, evaluateit, and even attempt to approximate its age, but we will not predict is remaining life expectancy, nor guarantee that it willnot leak. Naturally, the sellers or the occupants of a residence will generally have the most intimate knowledge of the roofand of its history. Therefore, we recommend that you ask the sellers about it, and that you either include comprehensiveroof coverage in your home insurance policy, or that you obtain a roof certification from an established local roofingcompany.

1. Inspection TypeMaterials: The inspection is performed from the roof. The inspector walked the roof making to make the visualobservations.

2. Roofing Material and AgeMaterials: The roof is constructed with: rolled asphalt, clay or concrete tiles and the pitch of the roof is: • In can bedifficult to determine the exact age of the roofing material based on exposure to natural elements. The bestdetermination of condition is made based on the facts presented to them at the time of inspection.


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Plumbing System

3. ConditionObservations:3.1. The estimated life expectancy of a rolled asphalt roof is 5-10 years. The material is showing signs of agingindicated by loss of granules and deteriorating material. The material is consistent with a roof in the first of three phasesof the estimated life expectancy.3.2. The estimated life expectancy of a clay or concrete roofing tile is 50 - 100 years. This can depend on severalconditions: the grade and quality of the product used, the quality of the application, climate, salt-water proximity,exposure, and maintenance. The purpose of the concrete tile roof is to shed water but the underlayment installedunderneath the tile provides the actual moisture barrier. The estimated life expectancy of an underlayment, the primaryroofing material, is 15 - 25 years. As a courtesy, during the inspection, if it is possible without causing damage, somesmall sample sections of the tiles have been removed in an attempt to look at the condition of the underlayment. Themajority of the underlayment/moisture barrier is not visible while performing a roof inspection. The removal of thesample sections cannot be considered a complete inspection and if the client requires additional information a roofershould be consulted for an invasive evaluation.3.3. 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. The roof is in acceptable condition at the time of inspection except ifnotated below.3.4. There are cracked, chipped, damaged, broken or loose roof tiles observed at time of inspection. Recommend aroofer evaluate and repair. This is observed in at least two locations.

4. Drainage SystemsObservations:4.1. There are indications that the drainage system is in functional condition at the time of inspection except if notedbelow.

5. Flashings ConditionType: Metal flashings, Drip edge flashingsObservations:5.1. The flashing material is in acceptable condition, the wear is consistent with the age of the roof and there are noindications of leaks except if noted below.

1. Inspection of the Plumbing SystemObservations & Materials::1.1. The evaluation of plumbing system includes testing and visible observation of the major plumbing componentsobserved in the house. This includes the testing of the main shut off valves, a visual evaluation of the supply anddrain/vent plumbing (including defining visible material(s)), any leaking, supports and insulation, functional drainage,cross connections and fuel storage and distribution systems. Additionally, functional flow is tested in the home whenseveral fixtures are operated simultaneously.

The plumbing system is found to be in functional condition except if noted below.

* The connection to public or private water systems is outside of the scope of inspections. Recommend consulting theowner or city to determine the type of connection. If a private system (supply or waste) is identified, it is recommendthat a specialist evaluate the systems.1.2. The majority of the supply plumbing material is concealed behind walls, the ground, the foundation and can also becovered by insulation in the attic. Builders can use many different types of material that may not be obvious at the timeof inspection. The following supply plumbing material is observed at the time of inspection: Copper Piping, PEX1.3. The following drain/vent plumbing material is observed: ABS. Due to the nature of drain plumbing construction, themajority of the material is located undergrown and the interior condition of the pipes is not visible. During an inspection,it is not possible to fully determine the condition of the material of the entire drain waste system. It is recommend thatthe lines scoped with a specialized camera to view the condition and function of the material. Additionally, newerproperties may not be exempt for material deterioration, root intrusions or improper instalation. Having the lines scopedis highly recommended for all properties.1.4. The main water valve is located: the front side of the house1.5. The acceptable water pressure range is between 40 - 80 psi. The water pressure is measured at 75 psi.1.6. The gas meter is located at the front side of the house. All gas appliances have cut-off valves in line at each unit.There are no gas odors detected and the supports are in acceptable condition where visible except if noted below. Thefollowing fuel plumbing material is observed: Black steel gas piping, Flexible gas connectors, Galvanized gas piping

DefinitionDrip edge is a metal flashing applied to the edges of a roof deck before the roofing material is applied. The metal may be galvanized steel, aluminum (painted or not), copper and possibly others.

DefinitionAcronym for acrylonitrile butadiene styrene; rigid black plastic pipe used only for drain lines.


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Plumbing Fixtures

Water Heater

The acceptable water pressure range is between 40 - 80 psi. The water pressure is measured at 75 psi.

1. Inspection of the Interior PlumbingMaterials: The observation of the interior plumbing include testing of the plumbing systems located in the interior of thestructure. All accessible fixtures, faucets and sinks are evaluated and tested. This is performed but filling the sinks withhot and cold water, observing the drainage and evaluating for leaking. The functions of the tub and shower plumbingare tested for a reasonable amount of time. The shower wall, bases and enclosures and the condition of the tubs areevaluated and tested for leaking and drainage. The toilets are evaluated for function, leaks and connection to the floor.

All of the interior plumbing components are found to be functional except if noted below.

2. Shower Walls, Base & EnclosureObservations:2.1. The base of the shower is not sloped correctly to allow for proper drainage. The base of the shower is holdingwater. Recommend repair to help prevent leaking. This is observed in: the master bathroom

The base of the shower is not sloped correctly to allow for proper drainage. The base of the shower is holding water.Recommend repair to help prevent leaking. This is observed in: the master bathroom

1. Manufacture DateSize: 50 GallonsAge:1.1. Production Year: 2017


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Electrical

Production Year: 2017

2. Water Heater ConditionMaterials: The water heater is Gas and located in the garage..Observations:2.1. The water heater is in functional condition. There are no indications of leaks and the temperature of the water is atacceptable levels. Unable to visually inspect the interior components of the water heater tank, and therefore cannotdetermine longevity. Water heaters can fail at any time regardless of age due to a number of factors which cannot bedetermine during the inspection. These factors may include water quality, maintenance, quality of the components,exposure to the elements, etc.

3. Automatic Safety Control ConditionObservations:3.1. There is a TPR Valve installed. The TPR valve has not been tested. Engaging the TPR valve can cause the deviceto leak because the seal may not reseat. The unit is believed to be in acceptable condition based on the age and lackof corrosion, however, testing the unit is suggested.

4. Gas Flue and Venting ConditionMaterials: The flue material is: Multi Wall and Single WallObservations:4.1. The flue and vent cap is in acceptable condition. There are no deficiencies observed.4.2. There is combustion air available.4.3. The venting extended to the exterior and appeared to be in serviceable condition. Recommend periodicallyevaluating the condition of the venting to ensure it is structurally sound.

All issues or concerns listed in this Electrical section should be construed as current and a potential personal safety orfire hazard. Repairs should be made by a qualified, licensed electrician. Note: Most components of the electrical systemare not readily accessible, unable to fully inspect.

1. Service Conductors and Size ConditionThere is an underground service lateral observed and the entry service conductor material is: aluminum • 120/240vMain Service SizeObservations:1.1. The service entry is in acceptable condition. No deficiencies are observed at the time of inspection.

2. Main and Distribution Panels ConditionLocation: The main panel is located on the exterior of the structure. The main service rating is 200 AMP.Observations:2.1. There are no major system safety or function concerns noted at time of inspection at main and sub electrical panelexcept if notated below.

3. Overcurrent Protection Devices ConditionType: Breakers, Arc Fault Circuit InterruptersObservations:3.1. The overcurrent protection devices are in acceptable condition except if noted below.

DefinitionThe thermostat in a water heater shuts off the heating source when the set temperature is reached. If the thermostat fails, the water heater could have a continuous rise in temperature and pressure (from expansion of the water). The temperature and pressure could continue to rise until the pressure exceeds the pressure capacity of the tank (300 psi). If this should happen, the super-heated water would boil and expand with explosive force, and the tank would burst. The super-heated water turns to steam and turns the water heater into an unguided missile. To prevent these catastrophic failures, water heaters are required to be protected for both excess temperature and pressure. Usually, the means of protection is a combination temperature- and pressure-relief valve (variously abbreviated as T&P, TPV, TPR, etc.). Most of these devices are set to operate at a water temperature above 200° F and/or a pressure above 150 psi. Do not attempt to test the TPR valve yourself! Most water heating systems should be serviced once a year as a part of an annual preventive maintenance inspection by a professional heating and cooling contractor. From Plumbing: Water Heater TPR Valves

DefinitionThe ductwork installed to bring fresh outside air to the furnace and/or hot water heater. Normally, two separate supplies of air are brought in: one high and one low.


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Page 11 of 17

HVAC

4. Service Grounding and Bonding ConditionMaterials: The service grounding is copper. The grounding type is typically an ufer ground in this style of construction,but it is not visible. • The service bonding wire is copper. The bond connection is viewed at the gas meter.Observations:4.1. The service grounding and bonding are in acceptable condition where visible except if notated below.

5. Branch Circuit Wiring ConditionMaterials: The wiring methods are observed: Non-metalic sheathed. The following wiring type(s) are observed: CopperDistribution wiring, Aluminum braided distribution wiringObservations:5.1. The branch service conductors and wiring is compatible except if notated below.

6. Lights and Switches ConditionA representative number of lights and switches have been tested.Observations:6.1. The lights and switches are in operational and satisfactory condition (except if noted below).

7. Receptacles ConditionMaterials: The observed receptacles on the property are: 3-hole, 240 V or dedicated outletObservations:7.1. A representative number of receptacles have been tested. The polarity and ground tested correctly. Thereceptacles are in acceptable condition except if noted below.

8. Ground Fault Circuit InterruptersMaterials: There are GFCI outlets present at:the kitchen, the bathroom(s), the garage, the exterior of the propertyObservations:8.1. All existing GFCI outlets are in functional condition except if noted below.

1. HVAC TypeMaterials: The HVAC system is a split system, gas fired forced air. The amount of air handler(s) located on the propertyis one. The amount of condenser(s) located on the property is one. The HVAC system is powered by electric and gas.

2. HVAC ConditionAir Condenser: Unit 1 Manufacture Date: 2017Air Handler: Unit 1 Manufacture Date: 2017Observations:2.1. The HVAC system is tested using normal operating controls. The unit is functional at the time of inspection exceptif noted below. As with all mechanical equipment, the unit may fail at anytime without warning. Inspectors cannotdetermine future failures. As long as the unit is functioning properly in either the heating or cooling mode, it is anindication that the major components (compressor, fans, and coils) are operational. Adequate air flow is important tothe efficiency of these units; the filter should be kept clean as with air conditioners. Recommend contacting HVACtechnician to establish a maintenance routine.2.2. The typical temperature differential split between supply and return air in an air conditioner of this type is 18 - 22degrees F. This system responded and achieved an acceptable differential temperature within the acceptable range.2.3. The last service date is over one year ago, or is unable to be determined. Although this unit appears to beoperating properly from controls, there are areas which cannot be seen without specialized equipment and training.Recommend consulting the owner for recent service or repair records and/or have an HVAC specialist service the unit.

3. Heat Distribution System ConditionThere is insulated or rigid ductwork that is common with the heating system.Observations:3.1. The HVAC distribution system is in functional condition, and there is a heat source present in each room except ifnoted below. This inspection is a visual inspection only and unable to see inside the supply or return ducts to determinethe condition. Additionally, ducting is often covered by building material or insulation, not fully visible at the time ofinspection and material could have been used with components that were previously installed on the house; therefore,sizing and efficency are not part of the inspection. If repairs are required, it is recommended that a company thatspecializes in duct inspections and repairs is consulted.

DefinitionA special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.


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Interiors

Appliances

4. FiltersLocation: There is an HVAC filter is located in in an interior area wall.Observations:4.1. The air filter is in acceptable condition.4.2. The AC filter size is 20 x 30 x 1.

5. Controls ConditionThe automatic safety controls have not been operated.Type: There is a digital thermostat present in the following locations:Observations:5.1. The thermostat is in satisfactory condition and the unit is responsive to the controls at the time of the inspection.

6. Vents/Flues/Combustion Air ConditionMaterials: Multi Wall and Single WallMaterials: There is adequate ventilationObservations:6.1. The vents, flues, and combustion air system is in acceptable condition at the time of inspection except if notedbelow.

1. Inspection of the InteriorObservations & Materials::1.1. The evaluation of the interior areas is an evaluation of the interior functions of the property. The areas of interest inthe interior section include any accessible walls, ceilings, floors, steps, stairways, balconies, railings, counters,cabinetry, doors, windows, ceiling fans, smoke detectors, mirrors, door bells, and fireplace(s) material. The condition ofthe interior components are found to be in acceptable condition except if noted below.1.2. The observed window glazing is found to be: double pane1.3. The following wall material is observed: drywall1.4. The following ceiling material is observed: drywall

2. CountersObservations:2.1. The countertops are cracked or damaged. This is located in: the bathroom 2

The countertops are cracked or damaged. This is located in: the bathroom 2

3. WallObservations:3.1. There are typical settling cracks in the walls at the time of the inspection.


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Page 13 of 17

Sprinklers

Ventilation & Insulation

Exterior Photos

1. Inspection of the AppliancesObservations & Materials::1.1. Any existing appliances are visually inspected and operated during the time frame of the inspection. The tests areperformed by using the normal controls to determine whether or not the appliance is functional. Appliances are notmoved and testing of timers, clocks, thermostats, cooking functions, self cleaning functions or other controls are notperformed. No opinion is offered as to the actual adequacy, accuracy, condition, longevity or effectiveness of applianceoperation. The appliances are not tested under a normal load, and therefore, no statement can be made about thefunction, longevity, or effectiveness of the appliances. Minor superficial defects that do not effect the general function ofthe appliance are not included as part of the appliance evaluation. These may include, but are not limited to, crackeddrawers, dents, chips, etc. The oven temperature is not verified or tested for accuracy. Every attempt to verify functionof the appliances has been made. The appliances in the house are found to be in functional condition unless notedbelow.1.2. The following appliances are observed at the time of inspection: disposal, dishwasher, microwave, range, oven,refrigerator, washer, dryer

1. SprinklersObservations:1.1. The home is equipped with an underground sprinkler system. The system has 1 zones. The sprinkler systemoperates with a control panel located in the exterior or interior. The system is functional except if noted below.1.2. The underground sprinkler system is for the front yard(s) only.

1. Attic VentilationObservations:1.1. The following attic ventilation is observed: Gable louver vents, O'hagan vents1.2. There are indications that the ventilation is appropriate for the attic structure except if noted below.

2. Kitchen Ventilation ConditionType: There is an exterior ventilation system present.Observations:2.1. The vent system operated using normal controls.

3. Bathroom VentilationObservations:3.1. The bathroom is ventilated by a ceiling exhaust fan. The ventilation is acceptable at the time of inspection except ifnoted below.

4. Laundry VentilationObservations:4.1. The dryer is vented to the exterior via the wall and there are indications that it is in functional condition except ifnoted below. The dryer vent pipe/duct located behind walls/ceilings are not visible for inspection. Additionally, dryervents should be periodically cleaned to help prevent lint buildup.4.2. The laundry room is ventilated by a ceiling exhaust fan. The ventilation is in acceptable condition.

5. Insulation ConditionMaterials: The observed insulation is loose fill or blown in cellulose. The estimated depth of the insulation averages 10 -12 inches.Observations:5.1. The insulation level in the attic is typical for homes this age. The material is in acceptable condition except if notedbelow.

DefinitionCellulose insulation: Ground-up newspaper that is treated with fire-retardant.


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Page 14 of 17

Electrical Photos

HVAC Photos

1. General Exterior Photos

1. General Electrical Photos

1. General HVAC Photos


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Appliance Photos 1. Appliance Photos


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GlossaryGlossary

Term DefinitionABS Acronym for acrylonitrile butadiene styrene; rigid black plastic

pipe used only for drain lines.Cellulose Cellulose insulation: Ground-up newspaper that is treated with

fire-retardant.Combustion Air The ductwork installed to bring fresh outside air to the furnace

and/or hot water heater. Normally, two separate supplies of airare brought in: one high and one low.

Drip Edge Drip edge is a metal flashing applied to the edges of a roof deckbefore the roofing material is applied. The metal may begalvanized steel, aluminum (painted or not), copper and possiblyothers.

GFCI A special device that is intended for the protection of personnelby de-energizing a circuit, capable of opening the circuit wheneven a small amount of current is flowing through the groundingsystem.

TPR Valve The thermostat in a water heater shuts off the heating sourcewhen the set temperature is reached. If the thermostat fails, thewater heater could have a continuous rise in temperature andpressure (from expansion of the water). The temperature andpressure could continue to rise until the pressure exceeds thepressure capacity of the tank (300 psi). If this should happen, thesuper-heated water would boil and expand with explosive force,and the tank would burst. The super-heated water turns to steamand turns the water heater into an unguided missile. To preventthese catastrophic failures, water heaters are required to beprotected for both excess temperature and pressure. Usually, themeans of protection is a combination temperature- and pressure-relief valve (variously abbreviated as T&P, TPV, TPR, etc.). Mostof these devices are set to operate at a water temperature above200° F and/or a pressure above 150 psi. Do not attempt to testthe TPR valve yourself! Most water heating systems should beserviced once a year as a part of an annual preventivemaintenance inspection by a professional heating and coolingcontractor. From Plumbing: Water Heater TPR Valves

Inspector: Richard Armendariz, Dwell Inspect ArizonaCover PageInspection DetailsStructural ComponentsExterior GroundsGarageRoofPlumbing SystemPlumbing FixturesWater HeaterElectricalHVACInteriorsAppliancesSprinklersVentilation & InsulationExterior PhotosElectrical PhotosHVAC PhotosAppliance PhotosGlossaryReport Summary

Dwell Inspect Arizona · Dwell Inspect Arizona 11519 E Sable Ave, Mesa, AZ Page 2 of 17 2.6 Client...

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