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.

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

Clay tiles can last up to 100 years; however, no roof is maintenance free. INSPECT LV will not walk a clay tile roof. 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.

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.

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.

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.

POOL WATER FEATURE NOTE

Please note that plumbing for pool water features is often not visible during routine inspections, and our ability to conduct a comprehensive review may be limited. Hidden components such as underground pipes or concealed fittings may not be fully assessable without specialized equipment or additional inspection methods.

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.

SKIMMER NOTE

This pool, like most pools, has one or more skimmer cleaning systems. A skimmer helps to clean the pool by using suction to create a current that pulls the surface water towards to skimmer opening, capturing floating debris such as leaves, flower petals, dirt, twigs, dead insects, oil (sunblock), etc., before the waste can sink to the pool's bottom. The debris is collected in the basket in the well accessed from the deck's surface. This basket should be routinely checked and emptied to maintain optimal results.

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.

To see a prescriptive guide for residential wood deck construction click this link:

HIGH-EFFICIENCY FURNACE NOTE

A High-Efficiency (HE) furnace extracts more heat from combustion gases than standard models, achieving an Annual Fuel Utilization Efficiency (AFUE) of 90% or higher with a secondary heat exchanger that captures additional heat from exhaust gases, causing them to cool significantly. Condensation of water vapor into acidic liquid due to combustion byproducts occurs as these gases cool below their dew point. High-efficiency furnaces manage this condensate with a drainage system that safely directs acidic water away to prevent damage and maintain efficiency. Venting systems vary: while some use PVC or CPVC plastic pipes, others use stainless steel or aluminum based on furnace design, local codes, and installation needs, ensuring safe and efficient removal of gases and condensate per manufacturer and regulatory standards.

The heating and cooling system has an electrostatic air filter installed. This are specialty filtration systems that can be cleaned. Be sure to clean the filter at least quarterly to ensure reliable air flow. Most of these filters have 4 pieces: 2 pre-filters and 2 main filters. Be sure to disconnect the power to the unit prior to cleaning.

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-410A is currently one of the most commonly used refrigerants in air conditioning systems. It gained popularity as a replacement for ozone-depleting refrigerants like R-22 due to its ozone-friendly properties. However, R-410A has a high global warming potential (GWP), leading to increasing scrutiny and calls for its phase-down or replacement with lower-GWP alternatives, such as 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 becomes 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.

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-410A is currently one of the most commonly used refrigerants in air conditioning systems. It gained popularity as a replacement for ozone-depleting refrigerants like R-22 due to its ozone-friendly properties. However, R-410A has a high global warming potential (GWP), leading to increasing scrutiny and calls for its phase-down or replacement with lower-GWP alternatives, such as 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 becomes 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.

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-410A is currently one of the most commonly used refrigerants in air conditioning systems. It gained popularity as a replacement for ozone-depleting refrigerants like R-22 due to its ozone-friendly properties. However, R-410A has a high global warming potential (GWP), leading to increasing scrutiny and calls for its phase-down or replacement with lower-GWP alternatives, such as 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 becomes 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.

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.

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-410A is currently one of the most commonly used refrigerants in air conditioning systems. It gained popularity as a replacement for ozone-depleting refrigerants like R-22 due to its ozone-friendly properties. However, R-410A has a high global warming potential (GWP), leading to increasing scrutiny and calls for its phase-down or replacement with lower-GWP alternatives, such as 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 becomes 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.

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-410A is currently one of the most commonly used refrigerants in air conditioning systems. It gained popularity as a replacement for ozone-depleting refrigerants like R-22 due to its ozone-friendly properties. However, R-410A has a high global warming potential (GWP), leading to increasing scrutiny and calls for its phase-down or replacement with lower-GWP alternatives, such as 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 becomes 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.

An HVAC zoning system divides your home into multiple zones, each controlled by its own thermostat. This allows you to set each room to the ideal temperature for you, instead of having to heat or cool the entire home to just one temperature. This type of system also has the added benefit of only using one condenser and one forced air unit, reducing maintenance costs. However, the damper controls can and do fail. An indication of a failed damper motor is improper cooling or heating at one of the zones. Damper motors can fail to open, close or remain partially opened or closed.

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.

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

Copper water supply pipes were installed. Copper pipes installed prior to the late 1980's may be joined with solder that contains lead, which is a known health hazard especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained approximately 50% lead. Note that testing for toxic materials such as lead, is beyond the scope of this inspection. Consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions include:

• Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than 6 hours
• Install appropriate filters at points of use
• Use only cold water for cooking and drinking, as hot water dissolves lead more quickly than cold water
• Treat well water to make it less corrosive
• Have a qualified plumber replace supply pipes and/or plumbing components as necessary

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 the inspection, I aim to test and inspect all accessible electrical receptacles and switches. The extent of this testing is influenced by access limitations, such as personal belongings and furniture that may obstruct certain areas. Any defects identified during the inspection will be documented in this report. Given the complexities of electrical systems, not all issues may be detected, and some findings might not indicate actual defects. The tools used to verify wiring and functionality vary in reliability and consistency, and thorough analysis typically requires specialized equipment beyond the scope of a standard home inspection. My evaluation considers the home's age, wiring types, and personal experience, using a range of common tools. Identified issues will be discussed in detail with recommendations in the electrical section.

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.