Is the condition of the home killing your deals?
To comply with the Arizona Home Inspection Standards of Professional Practice, Arizona Licensed Home Inspectors are required to report on, and identify the condition of over 80 items/components in the inspection report.
Common Items/defects that I find on 90% of the homes I inspect, and that I am required to report, that can often be corrected or repaired prior to the inspection, at little to no cost.
*** Dirty AC/Heating fitlers
*** Burnt out light bulbs
*** Tub and sink stoppers missing
*** Slow draining sinks and tubs
*** Interior doors that need adjustment to latch
*** Dishwasher Hi –Loop missing
*** Anti-tip devices missing on free standing ranges
*** Loose toilets
*** Moldy caulking in the showers
*** Noisy exhaust fans
*** Missing outlet and switch covers
*** Windows that need adjustment to slide or lock properly
*** Anti-siphon devices missing on the exterior faucets
*** Bushes or trees that need trimming to prevent contact with the homes exterior walls
*** Minor adjustments of the grading to provide proper water drainage away from the foundation
About me…
I have over 30 years building construction experience, been a full time Arizona licensed Inspector for the past 12 years, and have personally completed over 5,000 full home inspections in Mesa, Tempe, Chandler, Phoenix, Scottsdale, Queen Creek, Sun Lakes, Gilbert AZ
ASHI Certified Inspector #206929 http://www.ashi.org/
Central District chairman for the local Arizona ASHI chapter 2006-2012 . http://www.azashi.org/
Arizona Board of Technical Registration Enforcement and Advisory Committee Member.
http://www.azbtr.gov/
For additional information about me, my services, my inspection fees, and to view my sample report. Visit my website …. http://www.inspectaz.com/
If you have any questions about a questionable item on a property that you have listed, or if your client has a question on a home they are considering purchasing, your call or email is always welcome for a no obligatiion, same day, free phone or email consult.
Email dan@inspectaz.com Phone 480-756-9064
Angies List Super Service Award 2010-2011- 2012 www.angieslist.com
Mesa / Phoenix AZ Certified Home Inspector # 38440
Sunday, May 29, 2011
Sunday, May 8, 2011
. Water Softener Drain Line Cross- Connections
 |
| The water softener drain pipe is connected directly into a sewer drain pipe in the attic. |
CROSS CONNECTION: As identified in the standards of professional practice glossary.. Any physical connection or arrangement between potable water and any source of contamination.
 |
| In this photo the water softener drain line is draining directly in the washing machine sewer stand pipe. |
There are several ways a cross connection can exist in your plumbing system.
One common source of cross contamination is in your water softener drain line installation.
When water softeners recharge, they often discharge the waste water through a ¾-inch diameter tube that is supposed to empty through a 1-½-inch air gap into a receptor such as a sink, a floor drain or a standpipe.Water softener drain lines connected directly into a sewer line in the attic, and in the washer drain line, with out an air-gap, is a very common problem with water softener installations in the Phoenix area. Most of these water softeners were installed by a sub-contractor hired by the water softener sales company.
Why is this a serious problem?? #1- If this improper installation is not corrected, sewer water can enter/mix with your drinking water.
#2- On the first photo, In two to three years the tape used to hold the drain line will deteriorate and the water softener drain water, and sewer water, if there is a sewer back- up will drain into the attic.
The Fix..***On newer homes there is often a stand pipe/ drain pipe, behind the washer hook-up, next to the washing machine drain hose, designed to allow proper water softener drainage.
*** A proper air gap, or an air gap device can be installed on the pipe, where the water line connects to the sewer pipe...
Additional information on this serious heath concern, and information about a proper air gap device can be found at http://www.abetterairgap.com/article.htm
TIP.. If your water softener installer did not install your drain line properlym, call the company immediately and ask them to install it properly.
If they state this installation is OK, and refuse to correct it, inform them you are going to call your local water company to confirm your installation meets current building code requirements.
.Why contact your water company for assistance? This is a serious heath concern, if not corrected this can contaminate your, and your neighbors drinking water over-nite. Over the past 10 years I've recommended this to several customers, after they either called the water company, or informed the water softener contractor/ installer they were going to call the water company, every one of them were properly corrected, at no charge, by the contractor with-in 1-2 days
Saturday, May 7, 2011
Restricted AC Condensate Drain Lines
The way your air conditioner dries your house is by removing moisture from the home. That moisture must go some where. The moisture is removed by condensing it on the cold refrigeration coils and letting it run to the exterior thru a condensate drain line.
As an Inspector I see a lot of homes with water leaking from the upper AC condensate drain line.. This is a very common problem on homes that are 5-10 plus years old.
On a vacant home, where the AC unit has not been run, this can be identified by observing rust stains on the upper drain line, and often on the exterior wall. In the attic there will be excessive rust or standing water in the drain pan under the air handler.
Homes that have the AC unit /air handler in the attic have two condensate drain lines extended to the exterior. The upper line is commonly installed on the upper side of the home and often above a window.
The lower line [primary line] will be installed apx. 2-3 ft. off the ground, usually on one of the ends on the home. If you home has two or more AC units there will be two drain lines for every unit.
The role of your AC drain lines
. Primary Drain Line. This line is connected to the unit in the attic.
In the humid part of the summer several gallons of water will drain through this line every day.. To help prevent standing water, and a breeding ground for termites and bugs at your foundation, installing a splash block to drain water away from the foundation is often recommended.
A splash block, [a piece of tapered plastic apx. 8"wide and 12-16" long] can be purchased at your local hardware store or at one the the big box buildiing supply stores.
Upper Line. The upper drain line [ I consider this line a back up line] is connected to a drain pan installed under your AC unit/air hander. This line is only used if the lower / primary drain line becomes plugged or restricted. When this back up drain line plugs up, all of the water will drain in the home and cause water damage to the insulation, wood framing and ceilings.
Good rule of thumb.... Check your drain lines every couple weeks in the summer, if the water is leaking from the upper drain line, or if you don't see water leaking from the lower or upper lines, call an AZ Lic. AC contractor to service your unit and clean the drain lines.
*** Correcting restricted drain lines is not very costly if corrected as soon as you see it.
. *** Correcting water damage and possible mold damage can be very expensive.
As an Inspector I see a lot of homes with water leaking from the upper AC condensate drain line.. This is a very common problem on homes that are 5-10 plus years old.
On a vacant home, where the AC unit has not been run, this can be identified by observing rust stains on the upper drain line, and often on the exterior wall. In the attic there will be excessive rust or standing water in the drain pan under the air handler.
Homes that have the AC unit /air handler in the attic have two condensate drain lines extended to the exterior. The upper line is commonly installed on the upper side of the home and often above a window.
The lower line [primary line] will be installed apx. 2-3 ft. off the ground, usually on one of the ends on the home. If you home has two or more AC units there will be two drain lines for every unit.
The role of your AC drain lines
. Primary Drain Line. This line is connected to the unit in the attic.
In the humid part of the summer several gallons of water will drain through this line every day.. To help prevent standing water, and a breeding ground for termites and bugs at your foundation, installing a splash block to drain water away from the foundation is often recommended.
A splash block, [a piece of tapered plastic apx. 8"wide and 12-16" long] can be purchased at your local hardware store or at one the the big box buildiing supply stores.
Upper Line. The upper drain line [ I consider this line a back up line] is connected to a drain pan installed under your AC unit/air hander. This line is only used if the lower / primary drain line becomes plugged or restricted. When this back up drain line plugs up, all of the water will drain in the home and cause water damage to the insulation, wood framing and ceilings.
Good rule of thumb.... Check your drain lines every couple weeks in the summer, if the water is leaking from the upper drain line, or if you don't see water leaking from the lower or upper lines, call an AZ Lic. AC contractor to service your unit and clean the drain lines.
*** Correcting restricted drain lines is not very costly if corrected as soon as you see it.
. *** Correcting water damage and possible mold damage can be very expensive.
Saturday, March 21, 2009
Is the Repo home sold as is, really a bargain?
Everywhere we look there are bank repos being offered AS IS for pennies on the dollar.
AS IS is far too often a great alternitave word for buyer beware.
Far too often a buyers thought is , if it's being sold AS IS why spend additional dollars on hiring a Professional Home Inspector.
Truth is that AS IS home that's been recently painted, had new carpeting installed, and all detailed to look like a new home may have hidden defects that can cost the new buyer thousands of more dollars to correct than the asking price of the home.
For less than $300.00, [ the low 1 time fee for an average sized home inspection] you can hire an unbiased State Lic. Certified Home Inspector, when you hire a Home Inspector your hiring the only person involved in the home sale that is required by state law to look beyond the new paint carpeting , excellent location etc.
Bottom Line:
An AZ Certified Home Inspector is the only person involved in the sale that has nothing to gain, and everything to lose, by not disclosing defects.
An Arizona Certified Home Inspector is only person required by state law to identify and disclose defects, as identified in the Standards of Professional Practice for Arizona Home Inspectors.
The majority of repo bank owned homes are less than 10 years old. For common defects not corrected, identified, or disclosed by builders on new homes, visit my webste www.inspectaz.com Sample Report.
AS IS is far too often a great alternitave word for buyer beware.
Far too often a buyers thought is , if it's being sold AS IS why spend additional dollars on hiring a Professional Home Inspector.
Truth is that AS IS home that's been recently painted, had new carpeting installed, and all detailed to look like a new home may have hidden defects that can cost the new buyer thousands of more dollars to correct than the asking price of the home.
For less than $300.00, [ the low 1 time fee for an average sized home inspection] you can hire an unbiased State Lic. Certified Home Inspector, when you hire a Home Inspector your hiring the only person involved in the home sale that is required by state law to look beyond the new paint carpeting , excellent location etc.
Bottom Line:
An AZ Certified Home Inspector is the only person involved in the sale that has nothing to gain, and everything to lose, by not disclosing defects.
An Arizona Certified Home Inspector is only person required by state law to identify and disclose defects, as identified in the Standards of Professional Practice for Arizona Home Inspectors.
The majority of repo bank owned homes are less than 10 years old. For common defects not corrected, identified, or disclosed by builders on new homes, visit my webste www.inspectaz.com Sample Report.
Friday, February 20, 2009
Considering Home Inspection Profession as a carrer?
Don't be fooled by newspaper or web ads that claim you can make $1000 a day by simply paying someone X amount of dollars to get the training you need, or believe paying an owner of a Web based Home Inspection $289.00 dollars to become a Certified Home Inspector will be your key to success.
In reality starting a Home Inspection business is no different that starting any other type of business.
Like any other business the chance of making it in the Home Inspection Profession 1-2 years is less than 50%.
Apx. costs to get started for proper training, tools, computer, other office equipment, inspection report soft ware, insurance and other business start up expenses will be apx. $12,000-$20,000.
Apx time it takes to get proper training, and your 1st paying job will be 6-12 months.
In Arizona there are several things to consider prior to making the leap.
All Arizona Home Inspectors [ employees of a large firm, or independent inspectors] Are required to be State Certified.
Details can be found at www.btr.state.az.us
Tips prior to taking the leap and quitting your daytime job.
***In addition to having the $12-20,000 you will need for start up costs, plan on having enough money in the bank to pay all you bills for at least 1 year.
***Call several established Arizona Certified Inspectors, {pick our brains } and ask all the questions you can.
*** Don't try to cut costs on Professional Home Inspection training, good training from established home inspectors will cost a few dollars more in the beginning, the return for that additional expense will be 10 fold.
*** Wait till after you completed all your training, and received your Arizona State Certification before paying for additional Home Inspector Certifications.
VALUABLE "FREE" HOME INSPECTOR WEBSITES TO GET ADDITIONAL INFORMATION
Inspection News www.inspectionnews.net
The Inspectors Journal www.inspectorsjournal.com
Meet Arizona Home Inspectors at Free, or Low cost Arizona Home Inspection Meetings, Seminars, or for additional information visit AZ ASHI www.azashi.org.
In reality starting a Home Inspection business is no different that starting any other type of business.
Like any other business the chance of making it in the Home Inspection Profession 1-2 years is less than 50%.
Apx. costs to get started for proper training, tools, computer, other office equipment, inspection report soft ware, insurance and other business start up expenses will be apx. $12,000-$20,000.
Apx time it takes to get proper training, and your 1st paying job will be 6-12 months.
In Arizona there are several things to consider prior to making the leap.
All Arizona Home Inspectors [ employees of a large firm, or independent inspectors] Are required to be State Certified.
Details can be found at www.btr.state.az.us
Tips prior to taking the leap and quitting your daytime job.
***In addition to having the $12-20,000 you will need for start up costs, plan on having enough money in the bank to pay all you bills for at least 1 year.
***Call several established Arizona Certified Inspectors, {pick our brains } and ask all the questions you can.
*** Don't try to cut costs on Professional Home Inspection training, good training from established home inspectors will cost a few dollars more in the beginning, the return for that additional expense will be 10 fold.
*** Wait till after you completed all your training, and received your Arizona State Certification before paying for additional Home Inspector Certifications.
VALUABLE "FREE" HOME INSPECTOR WEBSITES TO GET ADDITIONAL INFORMATION
Inspection News www.inspectionnews.net
The Inspectors Journal www.inspectorsjournal.com
Meet Arizona Home Inspectors at Free, or Low cost Arizona Home Inspection Meetings, Seminars, or for additional information visit AZ ASHI www.azashi.org.
Thursday, February 19, 2009
IS YOUR INSPECTOR QUALIFIED TO INSPECT YOUR HOME?
Effective 01-01-2003 All Arizona Home Inspectors were required to be Arizona Certified/ Licensed prior to performing a Home Inspection.
To meet the States minimum requirements a Home Inspector must complete a State approved ***80 Hr. Home Inspection Training Course.
***Complete 30 inspections with an Arizona State Certified Inspector
***Pass a Proctored Exam
***Show proof of Insurance or Post a Bond.
***Pass a FBI Background check
*** Provide One Inspection Report to State Standards
To check how long an inspector was certified, verify if an inspector is currently AZ State Certified check us out at http://www.btr.state.az.us/listings/professional_registrant2.asp
ADDITIONAL HOME INSPECTOR CERTIFICATION'S
Buyer Beware, Some Additional Home Inspector Certifications can be Bought..
In addition to being State Certified there are additional ways to acquire Home Inspector Certifications. One National Website based Home Inspector Association will Instantly Market a Person to the Public as A Certified Home Inspector for $289.00, with absolutely no verification of Home Inspector Training or Experience.
To qualify for this Home Inspector Certification all a person has to do is take an open book on-line quiz, promise to take the same on-line open book quiz every year, promise to complete 25 Hrs of HI continued education, and promise to complete a list non verified items.
ASHI CERTIFIED INSPECTORS
[American Society of Home Inspectors]
www.ashi.org www.azashi.org
Qualifications for an ASHI Certified Inspector .
In addition to Arizona Certification requirements a Home Inspector
****Must prove proof of completing a minimum of 250 Full Home Inspections to Arizona and ASHI Standards of Professional Practice
****Summit 5 Inspection Reports for peer review to verify the reports are completed to ASHI Standards of Professional Practice.
***Pass an Ethics Exam
***Complete a minimum of 20 Hrs. of Approved Home Inspector Continued Education every year.
To meet the States minimum requirements a Home Inspector must complete a State approved ***80 Hr. Home Inspection Training Course.
***Complete 30 inspections with an Arizona State Certified Inspector
***Pass a Proctored Exam
***Show proof of Insurance or Post a Bond.
***Pass a FBI Background check
*** Provide One Inspection Report to State Standards
To check how long an inspector was certified, verify if an inspector is currently AZ State Certified check us out at http://www.btr.state.az.us/listings/professional_registrant2.asp
ADDITIONAL HOME INSPECTOR CERTIFICATION'S
Buyer Beware, Some Additional Home Inspector Certifications can be Bought..
In addition to being State Certified there are additional ways to acquire Home Inspector Certifications. One National Website based Home Inspector Association will Instantly Market a Person to the Public as A Certified Home Inspector for $289.00, with absolutely no verification of Home Inspector Training or Experience.
To qualify for this Home Inspector Certification all a person has to do is take an open book on-line quiz, promise to take the same on-line open book quiz every year, promise to complete 25 Hrs of HI continued education, and promise to complete a list non verified items.
ASHI CERTIFIED INSPECTORS
[American Society of Home Inspectors]
www.ashi.org www.azashi.org
Qualifications for an ASHI Certified Inspector .
In addition to Arizona Certification requirements a Home Inspector
****Must prove proof of completing a minimum of 250 Full Home Inspections to Arizona and ASHI Standards of Professional Practice
****Summit 5 Inspection Reports for peer review to verify the reports are completed to ASHI Standards of Professional Practice.
***Pass an Ethics Exam
***Complete a minimum of 20 Hrs. of Approved Home Inspector Continued Education every year.
Sunday, January 18, 2009
Arizona New Home Warranty Inspections
FREE INSPECTION BY YOUR BUILDER OR AN
INSPECTION BY AN IMPARTIAL ARIZONA LIC. HOME INSPECTOR.
Who do you want to trust to inspect and disclose defects present in your new home?
An Arizona State lic Home Inspector, or an employee of your builder?
ARIZONA REQUIREMENTS FOR A STATE CERTIFIED HOME INSPECTOR
All inspectors must be licensed by the state, including employees of multi inspector company's.
State Certified Home Inspectors are required, by state law to disclose defects, at time of your New Home Warranty Inspection, and or when you sell your home [as identified in the Standards of Professional Practice for Arizona Home Inspectors] copy can be viewed at http://www.azashi.org/
AZ Home Inspectors must complete a min. of 80 hrs approved training related to the profession,
complete a min. of 30 supervised inspections, pass a state approved exam, pass an FBI back ground check, carry insurance or post a bond, and more, prior to inspecting your home.
View my website http://www.inspectaz.com/ "sample report" to view what I inspect, and a sample of an Inspect AZ inspection report.
STATE LIC. AND TRAINING REQUIREMENTS, AND STATE ENFORCEMENT FOR AN EMPLOYEE OF YOUR BUILDER.
I've been searching for the past 8 years, been involved in the const. trades in AZ for over 30 years, I haven't found anything yet, as soon as I find something I'll be sure to post it here 1st.
To check on complaints against your builder, and your rights as an Arizona New Home Owner
visit http://www.azroc.gov/
Additional info why you should have an un-biased State Licensed Home Inspector Inspect your home before your builders warranty expires visit http://www.eckleylaw.com/
For additional information on Arizona New Home Warranty- Re-Sale - Home & Mfg, Home Inspections -Thermal Imaging Inspections. visit my website http://www.inspectaz.com/
Service area includes the following cities in Maricopa, and Pinal Counties
Mesa, Tempe, Chandler, Gilbert, Queen Creek, Apache Junction, Phoenix, Scottsdale, Laveen, Fountain Hills, Casa Grande, Maricopa, Eloy, Florence, Cooledge, Arizona City.
All inspections are performed by the inspection owner.
Personally performed over 3000 New Home, and Re-Sale Inspections, since 2000
Liability and E@O insured
Dan Harris
AZ Lic/ Certified Inspector 38440 http://www.btr.state.az.us/
ASHI Certified Inspector 206929 http://www.ashi.org/ http://www.azashi.org/
AZ ASHI Central District Director 2009-2010 www.azashi.org
AZ ASHI Membership Chair 2008-2010
ICC Member # 5277206
Member Central/ Northern AZ BBB
Member Independent Home Inspectors of North America http://www.independentinspectors.org/
INSPECTION BY AN IMPARTIAL ARIZONA LIC. HOME INSPECTOR.
Who do you want to trust to inspect and disclose defects present in your new home?
An Arizona State lic Home Inspector, or an employee of your builder?
ARIZONA REQUIREMENTS FOR A STATE CERTIFIED HOME INSPECTOR
All inspectors must be licensed by the state, including employees of multi inspector company's.
State Certified Home Inspectors are required, by state law to disclose defects, at time of your New Home Warranty Inspection, and or when you sell your home [as identified in the Standards of Professional Practice for Arizona Home Inspectors] copy can be viewed at http://www.azashi.org/
AZ Home Inspectors must complete a min. of 80 hrs approved training related to the profession,
complete a min. of 30 supervised inspections, pass a state approved exam, pass an FBI back ground check, carry insurance or post a bond, and more, prior to inspecting your home.
View my website http://www.inspectaz.com/ "sample report" to view what I inspect, and a sample of an Inspect AZ inspection report.
STATE LIC. AND TRAINING REQUIREMENTS, AND STATE ENFORCEMENT FOR AN EMPLOYEE OF YOUR BUILDER.
I've been searching for the past 8 years, been involved in the const. trades in AZ for over 30 years, I haven't found anything yet, as soon as I find something I'll be sure to post it here 1st.
To check on complaints against your builder, and your rights as an Arizona New Home Owner
visit http://www.azroc.gov/
Additional info why you should have an un-biased State Licensed Home Inspector Inspect your home before your builders warranty expires visit http://www.eckleylaw.com/
For additional information on Arizona New Home Warranty- Re-Sale - Home & Mfg, Home Inspections -Thermal Imaging Inspections. visit my website http://www.inspectaz.com/
Service area includes the following cities in Maricopa, and Pinal Counties
Mesa, Tempe, Chandler, Gilbert, Queen Creek, Apache Junction, Phoenix, Scottsdale, Laveen, Fountain Hills, Casa Grande, Maricopa, Eloy, Florence, Cooledge, Arizona City.
All inspections are performed by the inspection owner.
Personally performed over 3000 New Home, and Re-Sale Inspections, since 2000
Liability and E@O insured
Dan Harris
AZ Lic/ Certified Inspector 38440 http://www.btr.state.az.us/
ASHI Certified Inspector 206929 http://www.ashi.org/ http://www.azashi.org/
AZ ASHI Central District Director 2009-2010 www.azashi.org
AZ ASHI Membership Chair 2008-2010
ICC Member # 5277206
Member Central/ Northern AZ BBB
Member Independent Home Inspectors of North America http://www.independentinspectors.org/
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