FAIRA TRANSPARENCY REPORTS 1514 W Polk St, Phoenix, AZ … · Phoenix, AZ 85007 Inspected On:...

608 State St. South Kirkland, WA 98033

www.faira.com

[email protected] +1.800.571.FAIR

FAIRA TRANSPARENCY REPORTS

1514 W Polk St, Phoenix, AZ 85007 Thank you for your interest in this Faira Certified home. We have coordinated the efforts of certified and licensed inspection and title professionals to create the Faira Transparency Reports for this home. The Faira Transparency Reports are a detailed portfolio of information that is prepared on behalf of buyers in preparation for making an informed offer on the property.

You may view more detailed information for this home and can make an offer at

http://www.faira.com/listings/12651

All of the information in the Faira Transparency Reports was gathered and compiled without any bias or influence from the seller(s). In fact, these reports are materially identical had you as the buyer(s) ordered the same professionals to perform the evaluations on the same date. Nevertheless, Faira takes no obligation of the reports being complete or accurate. The buyers are recommended to conduct their own due-diligence to their satisfaction. Please contact us if you have any questions or would like more information. We’re happy you’ve chosen a Faira Certified home and look forward to the opportunity of working with you! The Faira Team

http://www.faira.com/listings/12651

CONFIDENTIAL INSPECTION REPORT

Prepared Exclusively For:

Property Address:

1514 W Polk StPhoenix, AZ 85007

Inspected On:

Friday, August 3, 2018

Represented By:

Faria.com

(206) 960-4664

Inspected By:

Max (Gene) McQueen, AZ Lic. #38439 for Advantage Inspection Service, Inc8433 N. Black Canyon, Ste. 100, Phoenix, AZ 85021

(602) 864-8331

Table of Contents

** CRITICAL - READ THIS PAGE FIRST **.............................................................................................................................................3

General Information ..................................................................................................................................................................................4

Site.............................................................................................................................................................................................................4

Structure....................................................................................................................................................................................................7

Attic & Roof..............................................................................................................................................................................................11

Laundry....................................................................................................................................................................................................14

Plumbing..................................................................................................................................................................................................15

Heating & Cooling....................................................................................................................................................................................19

Electrical..................................................................................................................................................................................................21

Interior......................................................................................................................................................................................................25

Kitchen.....................................................................................................................................................................................................28

Bathrooms...............................................................................................................................................................................................29

General....................................................................................................................................................................................................30

Advisories................................................................................................................................................................................................30

Inspection Report Summary....................................................................................................................................................................31

of 43Copyright© 2003-2018, Advantage Inspection Service, Inc, Report #080318GM313466

** CRITICAL - READ THIS PAGE FIRST **

This report represents the findings from a general property inspection in accordance with local inspection standards. Inspections are an exceptional value for the nominal fee charged, however, it is not all-inclusive and you must consider the inspection to be strictly limited in scope. This inspection will be different from a specialist inspection, which is often more detailed but drastically more costly and less convenient. By contrast, a general inspection is completed at a fraction of the cost and often within a few hours. Consequently, a general inspection and report will not be as comprehensive as that performed by specialists and you should not consider it to be a form of insurance against future repair/replacement costs.

CRITICAL LIST OF DO'S:

1. Read the entire report - evaluate the information, findings and recommendations contained on each page so you can reduce your risk of purchase.2. Follow-up on report instructions - to get further evaluation before the end of your inspection period or before closing escrow because experts may discover additional defects that could affect your decisions. You are responsible for all resulting consequences if you fail to follow-up.3. Focus on what is important to you - if a particular system or component is critically important to you and/or you desire in-depth analysis of any specific system or component you must consult with an expert in that area.4. Get a comprehensive warranty on the property - without a comprehensive warranty, you are choosing to self-insure and must budget accordingly (often 1% to 3% of the property's value each year). Systems/components can and will fail without warning.5. Reference the digital pdf copy of the report if you are going to refer to the inspection report in the BINSR. Do not use the report printed on-site. Also, list the entire report comment in the BINSR to avoid possible confusion when referencing the report comment line numbers only.

We evaluate systems/components and report on their general condition. A Functional, Satisfactory or Operational notation does not mean that the item is perfect or like new, only that it functioned on the day of the inspection. We take into consideration when a structure was built and allow for the predictable deterioration that would occur through time, such as items that do not look or function as they did when new. If you feel that any verbal discussions with the inspector conflicts with the report, the written report supersedes all verbal communication with the inspector. Our service does not include the prediction of life expectancy/remaining life or determination of how to perform repairs. A building and its' components are complicated and because of this we offer unlimited consultation and encourage you to ask questions, however, do not expect the inspector to determine your repair options. See a specialist for all repair options and costs. A general inspection is like going to your family doctor for a check-up. If the family doctor finds problems, you will be directed to promptly consult with a specialist to get a full evaluation and options for correction. Similarly, this report will direct you to see a specialist at times and you must do so promptly or accept the consequences that result from a failure to act upon our written instructions.

CRITICAL KEY TO TERMS AND SYMBOLS USED IN THE REPORT:

"Functional", "Satisfactory" or "Operational" - The system or component was functional on the day of the inspection. Evidence of past or present defects or additional notations may be present, however, the item functioned on the day of the inspection within the limits of its age.

"Attention" - Corrections are needed to bring the system or component to a fully satisfactory and/or safe condition. Consult a qualified professional for a complete evaluation of the system or component prior to the end of the inspection period or close of escrow and make corrections as needed.

"Review" - Condition confirmation was not made during our visual observation and/or a notable condition or safety issue exists that you should be aware of. Complete evaluation is needed prior to the end of the inspection period or close of escrow.

"Monitor" - Item or condition should be monitored or corrected as required. Consult a qualified expert prior to the end of the inspection period or close of escrow to identify possible upcoming repair or replacement options and costs.

"Consult Records" - Obtain past written history and performance details and/or other general information. If you are unable to locate adequate information, then consult an expert for complete evaluation prior to the end of your inspection period or close of escrow.

RED STATEMENTS IN BODY OF REPORT - Denotes a condition that is also located in the Inspection Report Summary.

= THIS NOTATION IS IMPORTANT - DO NOT IGNORE (CAREFULLY READ THE ENTIRE REPORT).

E.G. - This is the abbreviation "example given" normally used in report comments to identify a location for a noted discrepancy or observation. Do not interpret that the "e.g." locations are the only areas in which an issue exists, it is used to identify example(s) of the reported condition.


General Information

GENERAL1: - Pre-listing inspection.

PROPERTY DESCRIPTION 2: - Type: Single Family Home ........Stories: One ........Orientation: South Facing ........Described Square Footage: {1250} ........Described Year Built: {1935} (Approximately {83} Years Old)

INSPECTION DURATION3: - 9:00am - 12:00pm

WEATHER4: - Condition: Clear & Dry ..........Ambient Temperature: 100-110 Degrees F

PEOPLE PRESENT5: - Owner

FURNISHINGS/POSSESSIONS PRESENT6: - The inspected property is occupied and has contents present. Closets, cabinets, drawers, appliance areas, etc. contain possessions which limits the inspection. Multiple electrical outlets, windows, flooring and wall areas are blocked and were not inspected. Perform a thorough final walk-thru inspection of the property with all possessions removed before closing escrow -Review.

Site

Our evaluation of the site consists of a visual inspection of the grading, drainage, and exterior elements of the property (driveway, walkways, etc.). Moderate cracking/defects at the slabs, fences and walls are typical and will not be noted unless they exhibit signs of excessive deterioration or significant movement. Monitoring these areas for movement and routine maintenance/sealing will be required. Ancillary systems or structures at the site that are not listed herein are outside the scope of this inspection and therefore not inspected unless stated otherwise. The items listed herein are the only items inspected.

Grading,Drainage & Vegetation

SITE GRADING & DRAINAGE OBSERVATIONS

7: - Flat/minimal sloped areas adjacent to the structure noted (common in the local area - drainage path not confirmed) -Review.

8: - The building does not have a roof drainage system installed; consider the installation to control the flow of rainwater from the roof surface and protect the structure foundation -Attention.


9: - Earth-to-wood contact was observed at the property. This condition is conducive to termites and decay, correction is recommended -Review.

10: - Grade allows water to enter crawlspace. Review

ELEVATION DIFFERENTIAL

11: - There are similar elevations between the interior floors and exterior grade. This condition is not desirable and may increase the chance for moisture intrusion -Review.

Exterior Elements

DRIVEWAY

12: - There are offsets in the driveway that could be a trip hazard -Review.


13: - The driveway exhibits signs of significant deterioration and is in overall poor condition. Consult a qualified professional to make corrections as needed -Review.

WALKWAYS

14: - Common/moderate cracks were observed at the walkways -Review.

ENTRY-PORCH

15: - Entry porch cracked. Review

FENCES & GATES

16: - Review all fencing and gates for maintenance as needed. Review

Pest Concerns

Contact MasterTech Pest Solutions (623) 512-8355 /Action Termite Control at (623) 780-3132 or equivalent experts for pest and/or termite control.


TERMITES

17: - Evidence of possible termite activity was observed at the property -Review. (e.g.-laundry)

Ancillary Systems

ANCILLARY SYSTEMS NOT INSPECTED

18: - Ancillary systems at the property including but not limited to the shed are outside the scope of this inspection and therefore not inspected. Consult a specialist or have these items demonstrated before the end of the inspection period if you wish to verify their condition -Review.

Structure

Our evaluation of the structure components consists of a visual inspection of the accessible foundation, wall components, columns and chimneys (if applicable). Moderate cracking/defects at the structure are typical and will not be noted unless they exhibit signs of excessive deterioration or significant movement. Monitoring these areas for movement and routine maintenance/sealing is needed. Our visual examination of the structural components will be limited by floor coverings, vegetation, stored items, etc. EVERY PROPERTY NEEDS A TERMITE INSPECTION. If we were not hired to provide you with a termite inspection then you will need to consult with your chosen termite inspection provider as this report will not address termite activity at the property - refer to the Wood Destroying Insect Inspection Report (WDIIR) provided by others. The items listed herein are the only items inspected.

Raised Foundation or Basement

This is a visual inspection of the exterior foundation walls that project above the soil and interior slab (sub-grade foundation walls, finished interior walls and installed flooring limits our inspection). We are unable to determine the presence and condition of waterproofing materials and recommend obtaining all relevant maintenance/leak history information. These materials will inevitably deteriorate with age, therefore, it would be prudent to budget for maintenance. All faulty grades and poor drainage areas noted in this report or observed after rain must be corrected to prevent water intrusion.

METHOD OF EVALUATION

19: - We were unable to access the raised foundation due to clearance restrictions -Review.


FOUNDATION DESCRIPTION 20: - The foundation has some slab and raised type with a crawlspace.

FOUNDATION CONDITION

21: - Foundation not verified. No access. Older type structure that does not meet current standards. Review

FOUNDATION WALL CONDITION

22: - Significant/numerous defects were observed at foundation walls (refer to the notes/photos below for examples). We recommend having a specialist perform a complete evaluation of the foundation walls to determine the extent and cost of repairs needed -Review.

FLOOR STRUCTURE TYPE23: - The floor structure appears to be framed.

FLOOR STRUCTURE CONDITION

24: - There are deviations from plumb/level in the floor structure -Review.


25: - Portions of the floor framing are in contact with soil -Attention.

26: - A complete evaluation of crawlspace a structure by qualified personnel recommended due conditions observed. Review

VAPOR BARRIER TYPE27: - No vapor barrier appears to be installed at the floor. This is a normal condition in this climate zone and no action is required.

FLOOR INSULATION TYPE28: - The floor is insulated with none insulation.

VENTILATION

29: - The crawlspace is not adequately ventilated, this condition can lead to moisture related issues -Review.

30: - Foundation screen cover(s) are missing and should be repaired or replaced -Attention.

INSPECTION RESTRICTIONS

31: - Stucco is installed to grade (the perimeter is not fully visible) -Review.

Exterior Walls

WALL STRUCTURE TYPE32: - The structure walls are masonry and framed.

WALL STRUCTURE CONDITION 33: - The wall structure appeared to be in overall Satisfactory condition.

WALL CLADDING TYPE34: - The exterior walls are clad with stucco.

WALL CLADDING CONDITION 35: - The exterior wall cladding was in overall Satisfactory condition.


36: - Caulk/seal/repair all cracks, gaps and openings at walls (often found at perimeters of windows, doors, light fixtures, electrical outlets, various penetrations and transition areas) -Attention.

EAVES, FASCIA, SOFFITS & TRIM

37: - Normal aging and maintenance needed at areas. Review

WALL FLASHINGS38: - Wall flashing was Satisfactory where visible (inspection limited - most flashing is not visible for inspection).

Columns

COLUMN TYPE39: - The columns at the property are framed.40: - The columns at the property are wood.

COLUMN CONDITION41: - The columns appeared to be in overall Satisfactory condition.

42: - Column(s) are in contact with grade at entry porch, which should be corrected as required -Attention.

Chimney

This is a visual examination of the exterior chimney structure, crown and rain cap as well as a limited inspection of the flue (mostly concealed). Unless recent service records exist, professional cleaning of the firebox and flue should be completed prior to use.


CHIMNEY CONDITION

43: - Chimney not used.

Attic & Roof

Our evaluation of the attic consists of a visual inspection of the accessible roof and ceiling structures, insulation, ventilation, and vapor retarder. This inspection will be limited due to clearance and access restrictions, extreme temperatures and insulation cover (insulation not disturbed). We will only enter areas that are determined by the inspector to be safely accessible. The inspection of the roof surface is a visual evaluation of the roof coverings, flashings, penetrations, skylights and drainage systems. Although many roof covering defects are are visually apparent, components such as flashings and underlayment are partially or mostly concealed, therefore, we do not include a prediction of remaining life or guarantee against leaks. The items listed herein are the only items inspected.

Attic

METHOD OF EVALUATION44: - The attic access locations we used were at bath.

45: - The attic was partially entered for inspection. Access was limited due to obstructions, insulation obscuring framing, electrical and piping, and/or clearances were inadequate making mobility hazardous.

ROOF & CEILING STRUCTURE TYPE46: - The roof and ceiling structure is conventionally framed with rafters, joists, purlins, collar-ties, etc.

VAPOR BARRIER TYPE & CONDITION47: - No vapor barrier or an incomplete vapor barrier appears to be installed at the attic area - this is a normal condition in this climate zone and no action is required.

INSULATION TYPE48: - The attic is insulated with cellulose insulation.


INSULATION CONDITION49: - The average attic insulation depth is approximately 8 to 10 inches (where measured), which meets or is close to current standards.

VENTILATION

50: - The screens covering the ventilation ports are missing and damaged, which may allow rodents or other pests to enter -Attention.

Composition Shingle Roof

LOCATION 51: - Primary Roof Surface

METHOD OF EVALUATION52: - We evaluated the roof and its components by walking its surface.


SHINGLE ROOF CONDITION 53: - The composition shingle roof appeared to be in Satisfactory condition.

Built-Up Roof

LOCATION 54: - Secondary Roof Surface

METHOD OF EVALUATION55: - We evaluated the roof and its components by walking its surface.

BUILT-UP ROOF CONDITION 56: - The built-up roof appears to be in Satisfactory condition.

Flashing-Penetrations

FLASHING CONDITION

57: - The roof flashings are in need of maintenance/repairs (refer to the notes/photos below for examples). Consult a licensed roofer to evaluate all flashings/penetrations and make corrections as needed -Review.

58: - No flashings installed. Corrections need. Check all. Review


Drainage System

DRAINAGE SYSTEM CONDITION

59: - Vinyl guttering used. Correction needed. Review

General

ISSUES - MISCELLANEOUS

60: - Vent installation not approved. Review

Laundry

Our inspection of the laundry area consists of a visual inspection of the washer valves, connection point of dryer vent and exhaust vent provisions (if applicable). We do not test washers and dryers, if these units are installed, our evaluation of the surrounding floor and walls will be severely limited. We do not operate the supply valves or drain pipes as part of the inspection. Upon move-in you should have the dryer vent cleaned and replace the washer valves if any signs of leakage or corrosion exist because these valves often fail. The items listed herein are the only items inspected.


Laundry Area Comments

REFERENCE PHOTOS 61: - Laundry Area Reference Photos:

WASHER VALVES & DRAIN62: - The washer connections/drain appears to be in Satisfactory condition based on a visual inspection, however, we do not operate valves or test drains.

DRYER CONNECTION63: - The dryer connection is natural gas..

DRYER VENT64: - Visible portions of the dryer vent appeared Satisfactory.

EXHAUST FAN

65: - No exhaust fan or operable window was present in the laundry area (may be due to local building standards allowance) -Review.

CABINETS 66: - The laundry room cabinets are in Satisfactory condition.

Plumbing

Our evaluation of the plumbing system consists of a visual inspection of the distribution and waste plumbing systems by checking for functional flow & functional drainage. Shut-off valves ARE NOT OPERATED by the inspector due to the likelihood of leaking/water damage. Concealed piping will not be evaluated or positively identified for type during this inspection, description of material type noted in the report refers to visible portions only - if you are concerned about piping type, consult a qualified plumber prior to the end of your inspection period. Some plastic piping like polybutelene and pex can be problematic and require additional steps beyond this inspection to identify and analyze. Also, undetectable sub-slab leaks can occasionally exist which could be costly and difficult to repair. If the property has a gas system and appliances, you must realize that our inspection for leaks is limited to the use of the inspector's sense of smell only. Contact the fuel supplier for system leak testing (not part of this inspection) prior to the end of your inspection period. The cost of water heater replacement has increased due to government regulation and you must budget accordingly. Prior to the end of your inspection period, check the property gas and/or water bills for excessive cost which may indicate one or more system problems. Ancillary systems that are not listed herein are outside the scope of this inspection and therefore not inspected unless stated otherwise. The items listed herein are the only items inspected.


Meter & Supply

MAIN SHUT-OFF 67: - The main water shut-off valve is located at the front of the structure.

TYPE OF MATERIAL68: - Copper piping appears to exist in the run from the meter to the structure (where visible - other piping types may exist).

METER & SUPPLY PIPING CONDITION69: - The supply piping appears Satisfactory where visible (underground sections not identified or evaluated).

Distribution Piping

TYPE OF MATERIAL70: - The building is served by copper potable water pipes (where visible - other piping types may exist).71: - The building is served by PEX plastic potable water pipes (where visible).

DISTRIBUTION PIPING CONDITION72: - The distribution piping was Operational.

FUNCTIONAL FLOW73: - The distribution system functional flow was Satisfactory.

HOSE BIBS74: - The hose bibs tested were Operational.

75: - Hose bib(s) at the property are dripping and need to be repaired -Attention. (e.g.-front.)

DISTRIBUTION PIPING SUPPORTS76: - The distribution piping supports were Satisfactory where visible.

DISTRIBUTION PIPING INSULATION77: - No distribution piping insulation is installed at visible sections of piping. This is a normal condition in this climate zone and no action is required.

Waste and Vent Piping

We will attempt to run enough water at all available fixtures to check for drain leaks and functional drainage, however, we can not replicate the system demands of occupants at the property. Have the system video scanned by a plumbing expert before closing escrow or before the end of your inspection period if you desire additional protection.

TYPE OF MATERIAL78: - The building is predominantly served by ABS plastic waste and vent pipes.

79: - The building is predominantly served by galvanized steel/cast iron waste and vent pipes. This type of piping is more susceptible to corrosion and blockages which we are often unable to detect as part of a visual inspection, therefore, we recommend having the waste lines video scanned (especially if the system is more than 20 years old) -Review.


WASTE & VENT PIPE CONDITION

80: - Given the age of this residence, it is possible that the drain pipes are nearing or at the end of their intended service life. The waste lines are predominantly concealed, therefore, our inspection is mostly limited to a check of functional drainage. We recommend asking the most recent occupant to disclose any repairs, modifications, upgrades or issues associated with the system and/or have the waste lines video scanned -Review.

81: - Significant/numerous defects were observed at the waste and vent system (refer to the notes/photos below for examples). We recommend having a specialist perform a complete evaluation of the system to determine the extent and cost of repairs needed -Review.

WASTE & VENT PIPE OBSERVATIONS

82: - A plumbing vent terminates within the attic where it will discharge sewer gases (it should be extended to the exterior) -Attention.

83: - A cleanout cover is missing, system video scanning is advised -Attention. (e.g.-bath)

FUNCTIONAL DRAINAGE 84: - The waste and vent system functional drainage was Operational.

WASTE & VENT PIPING SUPPORTS85: - The waste and vent piping supports were Satisfactory where visible.


Gas System

GAS MAIN - SHUT OFF LOCATION86: - The gas meter and main shut-off are located on the east side of the structure.

GAS SYSTEM CONDITION 87: - The visible portions of the gas piping appears Satisfactory.

GAS PIPING SUPPORTS88: - The gas piping supports were Satisfactory where visible.

Gas Water Heater

We evaluate water heaters by performing a visual inspection of the unit exterior components and checking for the presence of hot water at the fixtures. We do not operate any valves (including temperature pressure relief valves) and do not remove any access panels. Circulation pumps and timers are not inspected.

GENERAL INFORMATION 89: - Water Heater Type: 40 Gallon Tank ...........Location: Laundry Area

WATER HEATER CONDITION

90: - Significant/numerous defects were observed at the water heater(s)(refer to the notes/photos below for examples). We recommend having a licensed plumber perform a complete evaluation of the unit(s) to determine the extent and cost of repairs needed -Review.

AUTOMATIC SAFETY CONTROLS91: - The water heaters automatic safety controls appear Satisfactory. The unit(s) are equipped with a mandated TPR safety valve, testing this device is not part of the inspection.


VENT PIPE & CAP

92: - Vent installation not approved. Review

COMBUSTION VENTING

93: - There are no combustion-air vents at the water heater area. These vents are essential to support combustion, and without them carbon monoxide can be produced posing a threat to the occupants of the residence -Attention.

94: - The upper combustion air vent for the water heater is missing -Attention.

GAS VALVE & CONNECTOR95: - The gas valve and connector were Satisfactory.

DRIP PAN & OVERFLOW PIPE

96: - The water heater is not equipped with a drip pan or overflow pipe, which is designed to minimize water damage from a leak -Review.

Ancillary Systems

ANCILLARY SYSTEMS NOT INSPECTED

97: - Ancillary systems at the property including but not limited to the irrigation system are outside the scope of this inspection and therefore not inspected. Consult a specialist or have these items demonstrated before the end of the inspection period if you wish to verify their condition -Review.

Heating & Cooling

Our inspection of the heating and cooling system includes identifying and evaluating systems and their components to determine if they operate within temperature ranges established by the manufacturers. Our inspection is limited compared to a review performed by a specialist and you should hire a licensed HVAC technician for a full system analysis before closing escrow or the end of your inspection period if you desire additional protection. When we report on system condition it includes a visual check of fans, pumps, ducts and piping, supports, dampers, insulation, air filters, registers, radiators, convectors and fan-coil units if they are present and fully accessible to view. We do not dismantle heating and cooling systems, nor do we evaluate the following components: thermostatically controlled dampers,condensate pumps,electronic air-cleaners, humidifiers, in-line duct motors or dampers, the heat exchanger. If backup electric resistance heating exists at the property, it is not evaluated as part of this inspection. We do not perform airflow diagnostic testing at the registers. Also, phase-out of older air conditioner refrigerants can drastically elevate the cost of repairs on systems and be advised that some heating and cooling units are subject to recall so you are specifically advised to enter the unit specification tag information into an online recall search prior to the end of your inspection period or close of escrow. It is imperative that any directives we report for Review or Attention be scheduled before the end of the inspection period, because a specialist could reveal additional defects or recommend upgrades that could affect your evaluation of the property. The items listed herein are the only items inspected.

Electric Heat Pump(s)

Electric heat pumps provide both heating and cooling and will usually only be tested in one mode depending on the ambient temperature.


GENERAL INFORMATION98: - Unit Size: 3 Ton..........Condenser Unit Location: Roof

CONDITION OF HEAT PUMP(S)99: - The heat pump(s) were Operational when operated in cool mode. We test this by evaluating the differential temperature split between the air entering the system and that coming out. This evaluation does not include extensive testing and dismantling as performed by an HVAC contractor. Consider having the system evaluated by an HVAC specialist before closing escrow or before the end of your inspection period if you desire additional protection.

AUTOMATIC SAFETY CONTROLS100: - Automatic safety controls are Satisfactory where visible (inspection limited - unit(s) not disassembled).

Thermostats

THERMOSTAT101: - The thermostat(s) were Operational.

Distribution/Duct System

DUCT SYSTEM CONDITION

102: - Duct evaluation and airflow balancing is suggested. We recommend adjusting the registers in each room to meet your living conditions -Review.

SYSTEM OBSERVATIONS

103: - Ducting added over roof. Not recommended. Review

HEATING & COOLING PRESENCE 104: - Heating/cooling is supplied to all habitable rooms.

105: - No supply ducts are installed at living areas -Review. (e.g.-Laundry)


REGISTERS

106: - Register(s) at the structure are loose, correction is needed -Attention. (e.g.- check all)

Filter(s) & Return Air Compartment

FILTER INFORMATION 107: - Filter Compartment Location: Ceiling ...........Filter Condition: Satisfactory

Additional Information

GENERAL INFORMATION

108: - Heating and cooling units need professional maintenance on a yearly basis. Additionally, changes to federal mandates over the years have created many problems that affect these systems. Obtain written service records for the units/ductwork and obtain a compete system evaluation now if evidence of recent assessment is unable to be verified -Consult Records.

Electrical

Our inspection includes identifying the type and capacity of the service and evaluating panels, overcurrent protection, wiring, system ground, and a representative number of switches and outlets. It is essential that any recommendations that we make be completed before the end of the inspection period because a specialist could reveal additional deficiencies or recommend upgrades. Generally, the comments made in this section are safety related and critically important. Adding Arc Fault Circuit Interrupter (AFCI) protection, a breaker designed to stop arcs and sparking from occurring is strongly advised. In 2015 the Consumer Product Safety Commission specifically advised that all property owners have a licensed electrician perform a complete system evaluation and install AFCI protection especially if the property is older than 40 years old or has had renovations/additions. Prior to the end of the inspection period, be sure to also check the property electric bills for excessive cost which may indicate one or more system problems. Items such as load control devices, lightning arrestors, photovoltaic systems and timers are not inspected as part of this service. The items listed herein are the only items inspected.


Main Panel

GENERAL INFORMATION 109: - Service Type: Overhead

Location: West Exterior Wall

Amperage: 200 amp Voltage:120/240 volts

Service Conductor Type: Copper

Overcurrent Protection Type: Breakers

MAIN PANEL CONDITION 110: - The main electrical panel was Operational.

GENERAL OBSERVATIONS 111: - City clearance.

OVERCURRENT PROTECTION CONDITION112: - The overcurrent protection devices at the main panel were Operational.


SERVICE DROP/LATERAL CONDITION113: - The main service type is underground and appeared Satisfactory, however, since the service is underground it is mostly concealed (inspection limited to visual riser section only).

SERVICE CONDUCTOR CONDITION 114: - The service entrance conductors were in Satisfactory condition where visible.

COMPATIBILITY 115: - The overcurrent protection device compatibility was Satisfactory.

GROUNDING & BONDING CONDITION 116: - The electrical system grounding/bonding appeared Satisfactory where visible.

Sub Panel(s)

GENERAL INFORMATION 117: - Location: Laundry Room..........Overcurrent Protection Type: Breakers

SUB PANEL CONDITION 118: - The sub panel(s) were Operational.

GENERAL OBSERVATIONS

119: - There are circuits within the sub panel(s) that are not clearly labeled. Labeling is required to identify circuits and also to expedite emergency shutdown of circuits -Attention.

120: - Panel mounted over standard height. Review

OVERCURRENT PROTECTION CONDITION121: - The overcurrent protection devices at the sub-panel(s) were Operational.


COMPATIBILITY

122: - There are breakers installed in the sub-panel(s) that do not match the panel box manufacturer. Some breakers are interchangeable with other manufacturers, however, we are unable to determine the compatibility of the installed breakers with the panel box -Review.

PANEL ENCLOSURE & COVER

123: - The interior cover panel at the sub-panel(s) was not removed for safety (inspection limited) -Review.

Distribution System

DISTRIBUTION WIRING TYPE124: - Wiring is copper at the 120 volt circuits and aluminum at the 240 volt circuits (OK).

DISTRIBUTION WIRING CONDITION 125: - The wiring appears Operational.

OUTLETS126: - The representative number of electrical outlets tested were Operational (polarity and ground correct).

127: - We observed loose, missing and damaged outlets at the property (check all) -Attention. (e.g.- various locations)

SWITCHES & LIGHTING128: - The electrical switches and lighting were Operational.

129: - Unidentified switches exist at the property, this is a common condition that the occupant can often help identify -Review.

130: - Light bulbs at the property are missing/not responding (possibly burned out)not listed or verified. -Review.

131: - Light globes are missing, repair or replace as needed -Attention. (e.g.- exterior.)

GFCI OUTLETS132: - The GFCI outlets tested were Operational.


133: - GFCI protection is not installed at some currently required locations -Review. (e.g.-exterior. Check all locations,)

Interior

Our inspection includes the visually accessible areas of walls, floors, cabinets and counters, including the testing of a representative number of windows and doors. We do not evaluate window treatments, move furniture, lift carpets or rugs, empty closets or cabinets, and we do not comment on cosmetic deficiencies or wear and tear that is consistent with the age of the materials (cracks, chips, nail pops, stains, etc.). A number of environmental pollutants can exist in a building such as asbestos, carbon monoxide, radon, gases emitted by Chinese drywall and a variety of molds and fungi that require specialized equipment to detect, which is beyond our expertise and the scope of our service. It is also recommended that the age of smoke and carbon monoxide detectors are reviewed, these items do have industry standard life span requirements. Smoke detectors generally have a ten year and carbon monoxide detectors a five year life expectancy. Normally the manufactured date is located on the back side of the detector, checking these dates is not performed during the inspection and beyond the scope of the inspection. WE SPECIFICALLY ADVISE THAT IF YOU HAVE ENVIRONMENTAL, AIR QUALITY, CHINESE DRYWALL OR MOLD CONCERNS THAT YOU HAVE TESTING PERFORMED BY EXPERTS PRIOR TO THE END OF YOUR INSPECTION PERIOD. Ancillary systems that are not listed herein are outside the scope of this inspection and therefore not inspected unless stated otherwise. The items listed herein are the only items inspected.

Exterior Doors

EXTERIOR DOOR CONDITION134: - The exterior doors were Operational.

OBSERVATIONS

135: - Exterior door threshold/seal and weather stripping is missing and damaged -Attention. (e.g.-check all) Click here to watch a repair video.

136: - Laundry exterior door drags floor. Review

Interior Doors

INTERIOR DOOR CONDITION137: - The interior doors were Operational.

OBSERVATIONS

138: - Hardware service is needed at interior doors (knobs, Latching, Binding, hinges, etc.) -Attention. (e.g.-various locations)

Windows

PREDOMINANT WINDOW TYPE

139: - The windows are single pane which are less energy efficient than the multi-pane type (upgrading should be considered if energy efficiency is a concern) -Review.

https://www.youtube.com/watch?v=l6_rAzw4wao


WINDOW CONDITION140: - The windows inspected were Satisfactory.

OBSERVATIONS

141: - Window screens at the property are missing and damaged. Not listed. -Review.

Walls & Ceilings

OBSERVATIONS

142: - Open holes under sinks. Review

143: - Ceilings have deflection at areas. Review


Floors

FLOOR OBSERVATIONS

144: - There are hollow-sounding floor tiles at the property, this is a common condition but it may lead to future repair needs and/or tile cracking -Review. (e.g.-various locations)

145: - Floor grout is damaged and missing at areas, service as needed -Review. (e.g.-various locations)

146: - Uneven flooring areas were observed -Review. (e.g.-various locations)

147: - Floor soft at bath. Water damage. Hidden damage. Review

Safety Matters

SAFETY MATTER OBSERVATIONS

148: - Carbon monoxide detector(s) are not installed and we suggest they be installed at the property. New standards require them at properties with fuel fired appliances and in dwellings with attached garages -Review.

149: - The smoke detectors at the property appear to be old. Fire departments and insurance professionals recommend that any smoke detectors over 10 years old be replaced -Review.

Restrictions


150: - Screens/window treatments are installed and/or the windows are dirty which restricts our evaluation of the window assemblies, perimeters, and glass -Review.


151: - There were an excessive amount of possessions at the property. This condition severely limits the inspection -Review.

Kitchen

Our evaluation of the kitchen consists of a visual inspection of the cabinets, counters, and sinks as well as a cursory review of the standard built-in appliances listed herein. Free standing appliances as well as any ancillary systems not listed herein are not inspected unless stated otherwise. The items listed herein are the only items inspected.

General

REFERENCE PHOTOS152: - Kitchen Reference Photos:

Cabinets & Counters

CABINET CONDITION

153: - Maintenance needed. Review


COUNTERTOP CONDITION154: - The kitchen countertops were in overall Satisfactory condition.

Sink

SINK CONDITION155: - The kitchen sink was Operational (fixtures & faucets).

Bathrooms

Our evaluation of the bathrooms consists of a visual inspection of the cabinets, counters, sinks, tubs, showers, bidets and toilets. We do not leak test shower pans or operate steam showers and saunas. If the property has tub/shower assemblies over 25 years old BUDGET FOR IMMINENT REPLACEMENT. The items listed herein are the only items inspected.

Cabinets & Counters

BATHROOM CABINET CONDITION

156: - The cabinets are in overall acceptable condition, however, adverse conditions exist that may require corrective action to prevent future issues, or return them to a fully satisfactory condition (refer to the notes/photos below for examples) -Review.

BATHROOM COUNTERTOP CONDITION 157: - The bathroom countertops were in overall Satisfactory condition.

Sinks

SINK CONDITION158: - The bathroom sinks were Operational.

DRAINS

159: - The bathroom sink(s) have an unapproved flexible drainpipe that could contribute to blockages and may not comply with local building standards -Review. (e.g.- hall bathroom)

Tubs & Showers

TUB & SHOWER CONDITION160: - The tubs and showers were Operational.

Toilets

TOILET CONDITION161: - The toilets were Operational.

OBSERVATIONS

162: - The toilet is loose to the floor and should be secured (wax ring replacement or other repairs may also be necessary) -Attention. (e.g.-hall bath)


Ventilation

BATHROOM VENTILATION CONDITION

163: - Hall bath fan dumps to attic. Review

General

Notations

PROPERTY COMMENTS ON ISSUES

164: - The structure is older and may require higher levels of ongoing repair than a newer property. We point this out to encourage you to have an "old property mentality" having an expectation for repair needs -Review.

165: - Evidence of non-professional workmanship was observed at the property and latent defects may exist. You should obtain any documentation (permits, construction/repair documents, warranty/guarantee information, etc.) that may be applicable. If these documents cannot be obtained you should consult specialist(s) to evaluate the work and make corrections as needed -Consult Records.

166: - The property has multiple/numerous apparent deficiencies and we specifically suggest that you get exhaustive evaluation(s) and obtain improvement cost estimates from a general contractor prior to close of escrow -Review.

RENOVATED PROPERTY COMMENTS

167: - It appears that addition(s) have been installed at the property that may have required review by local jurisdictions. Therefore, you should obtain documentation that would include permits and any warranties/guarantees that might be applicable. We do not approve or endorse work completed without permits -Consult Records.

Advisories

General Advisories

MOISTURE/FUNGI ADVISORY

168: - This property has evidence of moisture staining/damage/possible fungal growth present. According to industry experts, you should be aware of the possibility of fungal growth in areas that have been saturated. If you have concerns, get testing performed at the property during your inspection period or before closing escrow.

At this time, even the experts disagree on a number of issues regarding molds/mildew (fungi). Not all varieties of fungi are thought to be hazardous. Laboratory analysis is required to make a determination if fungi exists, the quantity present inside versus the local outdoor level, and if it is likely to be of a hazardous variety. Some people are sensitive to fungi exposure and they may have significant allergic reactions. Since the mid-1970's we have been building buildings tighter, with less ventilation, which contributes to higher exposure levels.

The issue of fungi is similar to the other environmental issues, get more information and if you have concerns, obtain an environmental evaluation on the property. You can go to the internet to gather more information. The governmental web site here also has a wealth of information. If you choose to have testing performed, be sure to get all pricing details up front and carefully check the credentials of anyone performing these services.

http://www.cdc.gov/


Inspection Report Summary

This Summary is intended to provide a convenient and cursory preview of the conditions and components that we have identified within our report as some of the important items. It is not comprehensive and reading the entire report is absolutely essential. An endorsement of the condition of components or features that do not appear in this summary is not to be implied. Also, the service or further review recommendations that we make in this summary and throughout the report should be completed well before the end of the inspection period by licensed specialists, who may identify additional defects or recommend upgrades that could affect a purchasers evaluation of the property. Note: See main report section for important additional Information/Photographs specific to this property.

CRITICAL KEY TO TERMS AND SYMBOLS USED IN THE REPORT:

"Functional", "Satisfactory" or "Operational" - The system or component was functional on the day of the inspection. Evidence of past or present defects or additional notations may be present, however, the item functioned on the day of the inspection within the limits of its age.

"Attention" - Corrections are needed to bring the system or component to a fully satisfactory and/or safe condition. Consult a qualified professional for a complete evaluation of the system or component prior to the end of the inspection period or close of escrow and make corrections as needed.

"Review" - Condition confirmation was not made during our visual observation and/or a notable condition or safety issue exists that you should be aware of. Complete evaluation is needed prior to the end of the inspection period or close of escrow.

"Monitor" - Item or condition should be monitored or corrected as required. Consult a qualified expert prior to the end of the inspection period or close of escrow to identify possible upcoming repair or replacement options and costs.

"Consult Records" - Obtain past written history and performance details and/or other general information. If you are unable to locate adequate information, then consult an expert for complete evaluation prior to the end of your inspection period or close of escrow.

= THIS NOTATION IS IMPORTANT - DO NOT IGNORE (CAREFULLY READ THE ENTIRE REPORT).

E.G. - This is the abbreviation "example given". Normally used in report comments to identify the location of a noted discrepancy or observation. Do not interpret that the "e.g." locations are the only areas in which an issue exists, it is only used to identify example(s) of the reported condition.

*** TAKE THE TIME TO REVIEW THE ENTIRE REPORT - DO NOT ONLY READ THE SUMMARY, IMPORTANT NOTATIONS EXIST IN THE BODY OF THE FULL REPORT***

Site

Grading,Drainage & Vegetation

SITE GRADING & DRAINAGE OBSERVATIONS

s-9: - Earth-to-wood contact was observed at the property. This condition is conducive to termites and decay, correction is recommended -Review.

s-10: - Grade allows water to enter crawlspace. Review


ELEVATION DIFFERENTIAL

s-11: - There are similar elevations between the interior floors and exterior grade. This condition is not desirable and may increase the chance for moisture intrusion -Review.

Exterior Elements

DRIVEWAY

s-13: - The driveway exhibits signs of significant deterioration and is in overall poor condition. Consult a qualified professional to make corrections as needed -Review.

ENTRY-PORCH

s-15: - Entry porch cracked. Review

FENCES & GATES

s-16: - Review all fencing and gates for maintenance as needed. Review


Pest Concerns

TERMITES

s-17: - Evidence of possible termite activity was observed at the property -Review. (e.g.-laundry)

Structure

Raised Foundation or Basement

METHOD OF EVALUATION

s-19: - We were unable to access the raised foundation due to clearance restrictions -Review.

FOUNDATION CONDITION

s-21: - Foundation not verified. No access. Older type structure that does not meet current standards. Review


FOUNDATION WALL CONDITION

s-22: - Significant/numerous defects were observed at foundation walls (refer to the notes/photos below for examples). We recommend having a specialist perform a complete evaluation of the foundation walls to determine the extent and cost of repairs needed -Review.

FLOOR STRUCTURE CONDITION

s-24: - There are deviations from plumb/level in the floor structure -Review.

s-25: - Portions of the floor framing are in contact with soil -Attention.

s-26: - A complete evaluation of crawlspace a structure by qualified personnel recommended due conditions observed. Review

VENTILATION

s-29: - The crawlspace is not adequately ventilated, this condition can lead to moisture related issues -Review.

s-30: - Foundation screen cover(s) are missing and should be repaired or replaced -Attention.


Exterior Walls

WALL CLADDING CONDITION

s-36: - Caulk/seal/repair all cracks, gaps and openings at walls (often found at perimeters of windows, doors, light fixtures, electrical outlets, various penetrations and transition areas) -Attention.

EAVES, FASCIA, SOFFITS & TRIM

s-37: - Normal aging and maintenance needed at areas. Review

Attic & Roof

Attic

VENTILATION

s-50: - The screens covering the ventilation ports are missing and damaged, which may allow rodents or other pests to enter -Attention.


Flashing-Penetrations

FLASHING CONDITION

s-57: - The roof flashings are in need of maintenance/repairs (refer to the notes/photos below for examples). Consult a licensed roofer to evaluate all flashings/penetrations and make corrections as needed -Review.

s-58: - No flashings installed. Corrections need. Check all. Review

Drainage System

DRAINAGE SYSTEM CONDITION

s-59: - Vinyl guttering used. Correction needed. Review

Plumbing

Distribution Piping

HOSE BIBS

s-75: - Hose bib(s) at the property are dripping and need to be repaired -Attention. (e.g.-front.)

Waste and Vent Piping

TYPE OF MATERIAL

s-79: - The building is predominantly served by galvanized steel/cast iron waste and vent pipes. This type of piping is more susceptible to corrosion and blockages which we are often unable to detect as part of a visual inspection, therefore, we recommend having the waste lines video scanned (especially if the system is more than 20 years old) -Review.


WASTE & VENT PIPE CONDITION

s-80: - Given the age of this residence, it is possible that the drain pipes are nearing or at the end of their intended service life. The waste lines are predominantly concealed, therefore, our inspection is mostly limited to a check of functional drainage. We recommend asking the most recent occupant to disclose any repairs, modifications, upgrades or issues associated with the system and/or have the waste lines video scanned -Review.

s-81: - Significant/numerous defects were observed at the waste and vent system (refer to the notes/photos below for examples). We recommend having a specialist perform a complete evaluation of the system to determine the extent and cost of repairs needed -Review.

WASTE & VENT PIPE OBSERVATIONS

s-82: - A plumbing vent terminates within the attic where it will discharge sewer gases (it should be extended to the exterior) -Attention.

s-83: - A cleanout cover is missing, system video scanning is advised -Attention. (e.g.-bath)


Gas Water Heater

WATER HEATER CONDITION

s-90: - Significant/numerous defects were observed at the water heater(s)(refer to the notes/photos below for examples). We recommend having a licensed plumber perform a complete evaluation of the unit(s) to determine the extent and cost of repairs needed -Review.

VENT PIPE & CAP

s-92: - Vent installation not approved. Review

COMBUSTION VENTING

s-93: - There are no combustion-air vents at the water heater area. These vents are essential to support combustion, and without them carbon monoxide can be produced posing a threat to the occupants of the residence -Attention.

s-94: - The upper combustion air vent for the water heater is missing -Attention.

Heating & Cooling

Distribution/Duct System

SYSTEM OBSERVATIONS

s-103: - Ducting added over roof. Not recommended. Review

HEATING & COOLING PRESENCE

s-105: - No supply ducts are installed at living areas -Review. (e.g.-Laundry)


REGISTERS

s-106: - Register(s) at the structure are loose, correction is needed -Attention. (e.g.- check all)

Electrical

Sub Panel(s)

GENERAL OBSERVATIONS

s-119: - There are circuits within the sub panel(s) that are not clearly labeled. Labeling is required to identify circuits and also to expedite emergency shutdown of circuits -Attention.

s-120: - Panel mounted over standard height. Review

COMPATIBILITY

s-122: - There are breakers installed in the sub-panel(s) that do not match the panel box manufacturer. Some breakers are interchangeable with other manufacturers, however, we are unable to determine the compatibility of the installed breakers with the panel box -Review.

Distribution System

OUTLETS

s-127: - We observed loose, missing and damaged outlets at the property (check all) -Attention. (e.g.- various locations)

SWITCHES & LIGHTING

s-130: - Light bulbs at the property are missing/not responding (possibly burned out)not listed or verified. -Review.


s-131: - Light globes are missing, repair or replace as needed -Attention. (e.g.- exterior.)

GFCI OUTLETS

s-133: - GFCI protection is not installed at some currently required locations -Review. (e.g.-exterior. Check all locations,)

Interior

Exterior Doors

OBSERVATIONS

s-135: - Exterior door threshold/seal and weather stripping is missing and damaged -Attention. (e.g.-check all) Click here to watch a repair video.

s-136: - Laundry exterior door drags floor. Review

Interior Doors

OBSERVATIONS

s-138: - Hardware service is needed at interior doors (knobs, Latching, Binding, hinges, etc.) -Attention. (e.g.-various locations)

https://www.youtube.com/watch?v=l6_rAzw4wao


Walls & Ceilings

OBSERVATIONS

s-142: - Open holes under sinks. Review

s-143: - Ceilings have deflection at areas. Review

Floors

FLOOR OBSERVATIONS

s-144: - There are hollow-sounding floor tiles at the property, this is a common condition but it may lead to future repair needs and/or tile cracking -Review. (e.g.-various locations)

s-145: - Floor grout is damaged and missing at areas, service as needed -Review. (e.g.-various locations)

s-146: - Uneven flooring areas were observed -Review. (e.g.-various locations)


s-147: - Floor soft at bath. Water damage. Hidden damage. Review

Safety Matters

SAFETY MATTER OBSERVATIONS

s-148: - Carbon monoxide detector(s) are not installed and we suggest they be installed at the property. New standards require them at properties with fuel fired appliances and in dwellings with attached garages -Review.

s-149: - The smoke detectors at the property appear to be old. Fire departments and insurance professionals recommend that any smoke detectors over 10 years old be replaced -Review.

Restrictions


s-151: - There were an excessive amount of possessions at the property. This condition severely limits the inspection -Review.


Kitchen

Cabinets & Counters

CABINET CONDITION

s-153: - Maintenance needed. Review

Bathrooms

Sinks

DRAINS

s-159: - The bathroom sink(s) have an unapproved flexible drainpipe that could contribute to blockages and may not comply with local building standards -Review. (e.g.- hall bathroom)

Toilets

OBSERVATIONS

s-162: - The toilet is loose to the floor and should be secured (wax ring replacement or other repairs may also be necessary) -Attention. (e.g.-hall bath)

Ventilation

BATHROOM VENTILATION CONDITION

s-163: - Hall bath fan dumps to attic. Review

General

Notations

PROPERTY COMMENTS ON ISSUES

s-165: - Evidence of non-professional workmanship was observed at the property and latent defects may exist. You should obtain any documentation (permits, construction/repair documents, warranty/guarantee information, etc.) that may be applicable. If these documents cannot be obtained you should consult specialist(s) to evaluate the work and make corrections as needed -Consult Records.

s-166: - The property has multiple/numerous apparent deficiencies and we specifically suggest that you get exhaustive evaluation(s) and obtain improvement cost estimates from a general contractor prior to close of escrow -Review.

FAIRA TRANSPARENCY REPORTS 1514 W Polk St, Phoenix, AZ … · Phoenix, AZ 85007 Inspected On:...

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Transcript of FAIRA TRANSPARENCY REPORTS 1514 W Polk St, Phoenix, AZ … · Phoenix, AZ 85007 Inspected On:...