This property was unoccupied at the time of inspection, presenting unique challenges. Many systems such as HVAC, Electrical, and Plumbing may not have been in regular use before the inspection. While we can test these systems during inspection, this singular test differs from regular usage, making it difficult to predict how they will perform afterwards. For instance, shower pans might only reveal leaks when in use, and root-invaded sewer lines may allow water flow initially but fail under heavier loads, such as flushing waste and tissue. Identifying past or existing issues during our relatively short inspection period is our priority, but please be aware of the limitations inherent in this process.

PERSONAL PROPERTY NOTE

The client is reminded that this is a "Real Property" inspection. Real property components are those fixtures or appurtenances physically attached to the property that cannot be removed without causing significant disturbance or damage. Personal property components are not included in the scope of this inspection. Several specific examples are cited in our Agreement such as washer, dryer and refrigerator.

The client is advised the inspector did not traverse the roof. Any time there is foot traffic on the roof the potential for damaged exists. Robotic drones significantly increase the viewable area and the potential for damage is negated. The level of detail is increased significantly and the potential for damage is negated. Only the pertinent photographs are included in this report.

Roof fully viewed from roof level, which allowed full view of the roof and all roof penetrations whether traversed or not.

Concrete tiles can last 50 years or more. However, the roof is not maintenance free. Repairing slipped or damaged or tiles is a recurring preventive maintenance issue. Roof underlayment typically lasts from 10 to 25 years depending on the materials, weather, and other conditions. Roofs should be inspected annually and after major weather events.

Roof flashings are used to keep a roofing system waterproof where the roofing material starts, stops, changes direction, or is penetrated. During the inspection, we look for standard flashing techniques that could be considered normal or standard in our region. Damaged, incomplete or non-standard flashings can be a sign of an older or less reliable roofing system and may require repair. Any apparent non-standard flashings noted during the inspection will be reported below, if observed.

Metal chimneys are constructed from materials such as stainless steel or galvanized steel, known for their durability and resistance to weathering. They provide efficient venting for fireplaces, stoves, or heating appliances, offering a sleek and modern appearance compared to traditional masonry chimneys. Regular maintenance is essential to ensure proper function and prevent issues like corrosion or blockages. Below are examples of proper installations:

CLAY SOIL NOTE

Clay is a predominant soil type in the Las Vegas Valley, alongside sand and caliche, known for its hardness and poor nutrient content. It often exhibits high pH levels or alkalinity. Clay-rich soils undergo shrink-swell cycles due to moisture changes, leading to potential heaving and lifting of structures from swelling pressures, as well as settlement or subsidence from shrinkage, which can vary across different areas.

MASONRY FENCE / WALL NOTE

Water-soluble salts may be deposited on stucco, masonry fences or concrete materials as efflorescence. Practically any building materials in direct contact with the earth are potential sources for water-soluble salts. This may be due to high pH in the soil or excessive moisture due to poor drainage. The white residue can be cleaned off with white vinegar and a stiff bristle brush. Stucco coated fences and/or walls may need to be repeatedly patched.

FENCING NOTE

The property has a fencing system in place. Inspection and evaluation of fencing is beyond the scope of a home inspection. If the fencing system is important for your use of this property, I recommended a self-examination to see how it will meet your needs. I may make cursory comments about fencing as a courtesy.

MASONRY FENCE / WALL NOTE

Water-soluble salts may be deposited on stucco, masonry fences or concrete materials as efflorescence. Practically any building materials in direct contact with the earth are potential sources for water-soluble salts. This may be due to high pH in the soil or excessive moisture due to poor drainage. The white residue can be cleaned off with white vinegar and a stiff bristle brush. Stucco coated fences and/or walls may need to be repeatedly patched.

This building has a hardcoat stucco siding system. When installed over a wood building, stucco should be installed with two layers of underlayment below the plaster and a weep screed system which allows air to dry any accumulated moisture behind the plaster. Stucco is one of the nicest and lowest-maintenance siding systems but it is installation-sensitive. Poor installation can lead to expensive moisture control problems. The critical weather barrier, which is installed beneath the plaster is not visible to inspection, limiting the inspectors' ability to see how the system is performing. During our visual inspection, we look for clues to help make an educated guess about the future reliability of this system. More detailed information can be gained through destructive testing. This involves drilling holes in the plaster and using a moisture probe to determine if any sections of the building have moisture control problems. Destructive testing such as this is the only way to get reliable information on how the system is performing and it is beyond the scope of this inspection. Please also note that destructive testing is also limited and should be scheduled for times of year with the most precipitation: if it has been dry for an extended period, moisture probe testing may be worthless as building materials would be dry.

NFPA 101 Life Safety Code states that all ways out must be opened easily from inside. Tools, keys, or special effort should not be needed to escape.

In 2015, the federal government updated minimum standards for the energy efficiency of water heaters. This can impact replacing water heaters that are greater than 55 gallons. This article will help you understand how this could impact your next water heater purchase. https://getscribeware.com/blog/federal-government-changed-next-water-heater/

HEAT PUMP NOTE

A heat pump HVAC system operates by transferring heat between the indoors and outdoors using a reversing valve, which allows it to switch between heating and cooling modes. During warmer months, it absorbs heat from the outdoor air and releases it inside, while in colder months, it extracts heat from the outdoor air and transfers it indoors.

DISPOSABLE FILTER NOTE

The heating and cooling system has disposable air filters installed. These should be changed quarterly or more to ensure proper airflow at the furnace. Be sure to install the filters with the arrows pointing in the same direction as the airflow in the air handler.

This shows the data plate for the air conditioner.

HVAC SERVICING CHECKLIST

The following list is a minimum set of requirements to be expected of heat pump or air conditioning servicing. I provide this as a courtesy to show the types of check-ups that should be expected from a professional servicing, which should be done annually at minimum.

• Check compressor efficiency
• Check refrigerant level
• Clean the condenser coil
• Change or clean air filters
• Inspect contactors and wiring
• Inspect drive-sheaves, pulleys and belts
• Check and adjust for proper air flow
• Clean the blower motor as needed
• Lubricate all motors and shaft bearings
• Check, calibrate and program the thermostats and be sure the thermostat has adequate batteries as needed
• Check unit smoke detector, clean filter if applicable
• Check safety disconnect, laser-temp -- check across contacts

HVAC SYSTEM NOTE

My assessment of the air conditioning system is based on visual examination and operational testing at the time of inspection. We do not verify if the system components are matched. This evaluation does not guarantee future performance or uncover hidden defects. For a complete understanding of the system's condition and longevity, we recommend regular maintenance and additional evaluation by a licensed HVAC professional.

R-407C remains a commonly used hydrofluorocarbon (HFC) refrigerant in many air conditioning and refrigeration systems. However, it's essential to note that R-407C, like other HFCs, is subject to global efforts aimed at reducing its usage due to its high global warming potential (GWP). Alternative refrigerants include hydrofluoroolefins (HFOs), hydrocarbons (HCs), and blends like R-32 and R-454B. Starting as soon as January 1, 2025, restrictions will take effect on the use of higher-GWP HFCs in new 1) aerosols, 2) foams, and 3) refrigeration, air conditioning, and heat pump equipment. As regulations evolve and R-407C, and R-410A become less common, maintaining and servicing systems that use this refrigerant may become more challenging. Depending on future regulations and market trends, retrofitting existing systems or transitioning to alternative refrigerants may become necessary.

This shows the data plate for the air conditioner.

HVAC SERVICING CHECKLIST

The following list is a minimum set of requirements to be expected of heat pump or air conditioning servicing. I provide this as a courtesy to show the types of check-ups that should be expected from a professional servicing, which should be done annually at minimum.

• Check compressor efficiency
• Check refrigerant level
• Clean the condenser coil
• Change or clean air filters
• Inspect contactors and wiring
• Inspect drive-sheaves, pulleys and belts
• Check and adjust for proper air flow
• Clean the blower motor as needed
• Lubricate all motors and shaft bearings
• Check, calibrate and program the thermostats and be sure the thermostat has adequate batteries as needed
• Check unit smoke detector, clean filter if applicable
• Check safety disconnect, laser-temp -- check across contacts

HVAC SYSTEM NOTE

My assessment of the air conditioning system is based on visual examination and operational testing at the time of inspection. We do not verify if the system components are matched. This evaluation does not guarantee future performance or uncover hidden defects. For a complete understanding of the system's condition and longevity, we recommend regular maintenance and additional evaluation by a licensed HVAC professional.

R-407C remains a commonly used hydrofluorocarbon (HFC) refrigerant in many air conditioning and refrigeration systems. However, it's essential to note that R-407C, like other HFCs, is subject to global efforts aimed at reducing its usage due to its high global warming potential (GWP). Alternative refrigerants include hydrofluoroolefins (HFOs), hydrocarbons (HCs), and blends like R-32 and R-454B. Starting as soon as January 1, 2025, restrictions will take effect on the use of higher-GWP HFCs in new 1) aerosols, 2) foams, and 3) refrigeration, air conditioning, and heat pump equipment. As regulations evolve and R-407C, and R-410A become less common, maintaining and servicing systems that use this refrigerant may become more challenging. Depending on future regulations and market trends, retrofitting existing systems or transitioning to alternative refrigerants may become necessary.

This shows the data plate for the heat pump.

HVAC SYSTEM NOTE

My assessment of the air conditioning system is based on visual examination and operational testing at the time of inspection. We do not verify if the system components are matched. This evaluation does not guarantee future performance or uncover hidden defects. For a complete understanding of the system's condition and longevity, we recommend regular maintenance and additional evaluation by a licensed HVAC professional.

Determining proper ventilation to the exterior from kitchen, bath, and laundry fans can be tricky as exhaust fan ductwork is often concealed behind finishes and fan terminations can be all over the house from the roof to the foundation, presenting difficulties for systematically checking every fan termination. During inspection, every effort is made to verify proper terminations of fan vents to the exterior, but it is possible to miss something here that is latent or concealed.

MARCITE PLASTER NOTE

Marcite plaster is a durable and cost-effective pool finish made from white Portland cement and marble dust. It creates a smooth, classic white surface that enhances water clarity with a light blue hue. Known for its resistance to stains, algae, and chemical imbalances, Marcite can last 8-10 years with proper maintenance like brushing and chemical balancing. Installation involves applying layers of the plaster mix and smoothing it out, typically done by professional pool plasterers. Overall, Marcite plaster remains a popular choice for its longevity, aesthetic appeal, and practicality in both residential and commercial pools. Maintaining proper pool chemistry is essential to longevity of the finish.

GAS POOL HEATER NOTE

Gas pool heaters are known for their rapid heating capabilities by burning natural gas or propane, making them ideal for quickly raising water temperatures. However, they can be less energy-efficient compared to heat pumps or solar heaters, and operating costs will vary depending on fuel prices. Regular maintenance and proper sizing are important to ensure efficient operation and longevity.

POOL BONDING NOTE

All metallic parts of the pool structure, including reinforcing metal, must be bonded using solid copper conductors of at least 8 AWG, or rigid metal conduit made of corrosion-resistant metals like brass. This bonding ensures compliance with current building standards, providing a safe path for electrical currents. Underwater metal-formed lighting shells, metal fittings within or attached to the pool, and electrical equipment such as pumps, motors, and pool covers must also be bonded. Additionally, fixed metal parts like metal-sheathed cables, piping, awnings, fences, doors, and window frames must be bonded. Bonding to the conductive pool shells is required. All concrete materials must be considered conductive, with structural reinforcing steel either tied together with tie wires or installed in a copper conductor grid conforming to the pool's shape, secured within 6 inches of the pool's outer contour. Perimeter surfaces extending 3 feet beyond the pool walls must be bonded to the reinforcing steel or copper grid at least every 4 points around the pool. Much of this is not visible; however, I will comment on apparently improper bonding and advise further evaluation.

CARTRIDGE FILTER NOTE

The filter system for this pool is a cartridge filter system. Cartridge filters are an excellent filtration system being the most effective method of filtration. The cartridges need to be removed, on average, 2-4 times a year for cleaning They can be cleaned by a high-pressure nozzle on a water hose. Speak with a qualified pool technician to learn how to properly open the housing and remove the cartridges for cleaning. Most filter systems are designed to operate in the 5-15 psi or 10-20 psi range with empty pump and skimmer baskets.

AUTOMATIC IN-FLOOR CLEANING SYSTEM NOTE

An in-floor pool cleaning system uses pop-up cleaners to help clean the pool floor of debris and dirt. There are small heads that sit flush with the pool floor, recessed in their pocket. They are automatic and will pop up as scheduled to spray water under pressure to help move the debris toward the drain or stir it up so it can be picked by the other cleaning systems and components. Some are controlled by an automatic valve, but most have a small actuator housing that cycles the heads in groups or sections. You speak with your local pool professional to learn how to set and control your cycle speed duration, as this may need to be changed during times of storms and seasons. The system should be routinely inspected to be sure that all the heads of the system are properly functioning. One head failing can affect the rest of the system. A section that appears unusually dirty can be a sign of repair/maintenance needed.

POOL BONDING NOTE

All metallic parts of the pool structure, including reinforcing metal, must be bonded using solid copper conductors of at least 8 AWG, or rigid metal conduit made of corrosion-resistant metals like brass. This bonding ensures compliance with current building standards, providing a safe path for electrical currents. Underwater metal-formed lighting shells, metal fittings within or attached to the pool, and electrical equipment such as pumps, motors, and pool covers must also be bonded. Additionally, fixed metal parts like metal-sheathed cables, piping, awnings, fences, doors, and window frames must be bonded. Bonding to the conductive pool shells is required. All concrete materials must be considered conductive, with structural reinforcing steel either tied together with tie wires or installed in a copper conductor grid conforming to the pool's shape, secured within 6 inches of the pool's outer contour. Perimeter surfaces extending 3 feet beyond the pool walls must be bonded to the reinforcing steel or copper grid at least every 4 points around the pool. Much of this is not visible; however, I will comment on apparent improper bonding and advise further evaluation.

This house has a pressure-reducing valve to control the water pressure. This typically turns the piping system for the building into a closed system. Closed systems require some type of thermal expansion device, typically provided by an expansion tank at the water heater. Though other options exist, such as a Governor 80.

This building has PEX tubing used for supply piping. Crimp ring connections on PEX pipe have very specific installation guidelines and most of these connections will not be visible at the time of inspection (just like any other type of pipe fitting). It is beyond the scope of this inspection to evaluate a significant number of these connections.. Any leaking noted at fittings should result in more careful inspection of all of the plumbing system by a licensed plumber that is experienced in the installation of these types of connections

During the inspection, I attempt to visually document electrical system bonding. There is no way in the context of a home inspection to verify the "effectiveness" of system bonding. All metallic systems in the building are required to be "bonded" (connected) to the the building's electrical grounding system. Bonding creates a pathway to shunt static charges (that would otherwise build up on the system) to earth, and to provide a pathway to trip a breaker in the event that these bonded metallic components became energized. There are many things that can lead me to recommend further evaluation of this system by a licensed electrical contractor and they will be documented as repair items in the observations below if discovered.

During a home or property inspection, every effort is made to inspect the visible components of the electrical system grounding. The grounding system is critical for safely discharging electrical surges, especially in the case of lightning strikes. There is no way in the context of a home inspection to verify the "effectiveness" of the grounding system as much of the system is not visible, and there are no practical tests one can perform in the way we can test a furnace or a plumbing fixture. However, many things can lead me to recommend further evaluation of the grounding system by a licensed electrical contractor, and they will be documented in the observations below if discovered.

During inspection I make an effort to test and inspect all accessible electric receptacles and switches. In general, the scope of testing is directly related to access; where personal belonging and furniture obstruct access to receptacles and fixtures, fewer of them can be reasonably tested during inspection. All defects found during inspection today will be listed in this report. Inspection/testing of the electrical system can be challenging. It should be anticipated that not all defects will be discovered and that some issues found may actually not be defects at all. Tools used to verify proper wiring and function can vary wildly in reliability/consistency. The kinds of tools that could be used to confidently analyze the system and its function cannot typically be done in the context of a Standard Home Inspection. I look for indications of issues, based on the age of the home, types of wiring systems used etc, as well as personal experience and by testing with a variety of common tools. Issues identified, will be further discussed with recommendations in the electrical section below.

CEILING FAN NOTE

The ceiling fans that operate without a remote-control were tested during the inspection. If remote-controlled ceiling fans are present and important for your use of this property, you should evaluate them to determine if they suit your needs. I may make cursory assessments of remote-controlled ceiling fans as a courtesy but not all functions or settings are evaluated, potentially leading to discrepancies in performance across various settings. I do not inspect the ceiling fan mounting as this is inaccessible to inspection. It is important that ceiling fans are installed per manufacturer requirements with proper ceiling fan electrical boxes.

IGU SEAL NOTE

Windows offer thermal and acoustical benefits, but seals can fail unexpectedly and lead to condensation formation between the panes. A distorted seal does not always indicate seal failure. Due to the potential hidden nature of seal failure, INSPECT LV does not assess seal condition.

Evaluation of smoke alarms and carbon monoxide alarms is beyond the scope of our services. The installation of carbon monoxide alarms is recommended for all homes that have fuel burning appliances such as gas or oil furnaces, gas water heaters, gas ovens and cooktops, gas fireplaces and wood stoves. Carbon monoxide is a colorless, odorless gas that can cause sickness, nausea and even death. Alarms have a useful service life of roughly 6 years, so changing them more frequently than smoke alarms is recommended. CO alarms should be installed in accordance with NFPA recommendations and in other locations required by applicable laws or building standards.

Evaluation of smoke alarms and carbon monoxide alarms is beyond the scope of our services. Pushing the "test" button on smoke alarms is NOT an accurate test of the sensor, just a test to see if the unit is powered. Smoke alarms should be replaced with combination smoke and carbon monoxide (CO) alarms upon taking possession of title. These devices must be powered by electrical wiring if provisions are present. If smoke alarms were removed or not original to construction, combination alarms should be installed in accordance with NFPA recommendations and in other locations required by applicable laws or building standards.

CENTRAL VACUUM SYSTEM

The inspector will note the presence of a central vacuum system and associated components in the report, and physically operate the central unit if possible. However, this is a limited review, and testing of all the system wall connection points is not provided in the scope of this inspection service.

This is a great document From the Natural Stone Institute that covers maintenance and installation recommendations for slab surface stone countertops.

CARBON MONOXIDE NOTE

This building has a gas oven. Gas ovens often produce some carbon monoxide on startup. For improved safety and indoor air quality I recommended running the cooktop exhaust fan when using the oven. Never, under any circumstances use this oven to heat your home; this is a safety hazard and can result in carbon monoxide poisoning. Avoid being right on top of the range when you first get the oven up to temperature; this is the time when the burners are running the most. Once the oven reaches the desired temperature, the burners only come on intermittently to keep the oven at the correct temperature, so less carbon monoxide is produced.

BENZENE NOTE

Gas ranges and ovens can produce benzene and other harmful compounds, primarily through incomplete combustion or the presence of VOCs in the gas. Benzene is a known carcinogen, and exposure can lead to serious health issues, including cancer and respiratory problems. To mitigate these risks, ensure proper ventilation with range hoods or exhaust fans, perform regular maintenance on gas appliances, and consider using air quality monitors to detect elevated VOC levels. These measures help maintain safer indoor air quality and reduce potential health hazards.