2023A-14644-CHC-ROC Notice of Hearing & Packet MAILED 2023-14644.pdf
2023A-14644-CHC-ROC · Registrar of Contractors · 2024-05-30
REGISTRAR OF CONTRACTORS OF THE STATE OF ARIZONA
Tina Presley , Case No. 2023-14644
COMPLAINANT, Docket No. 2023A-14644-CHC-ROC
v. NOTICE OF HEARING ON CONTESTED CASE Abarca & Sons LLC License No. ROC 326687,
RESPONDENT. This Notice of Hearing is issued under A.R.S. § 41-1092.05(D).
HEARING INFORMATION The hearing is set for:
July 8, 2024 9:00 AM Velva Moses-Thompson Google Meet. A link will be provided directly from The Office of Administrative Hearings. Go to www.azoah.com to request to appear in-person.
If you have requested to appear in-person at the hearing, the hearing will be held at 1740 W Adams Street, Phoenix, AZ 85007.
You must attend this hearing. This is an adversarial hearing before an administrative law judge, and is conducted in a similar manner as judicial proceedings. Thus, you must be
prepared to present evidence, including witness testimony and documents, in support of your case.
STATEMENT OF LEGAL AUTHORITY AND JURISDICTION
The State of Arizona has determined that the licensing and regulation of construction contractors is a proper state function, and has vested authority in the Registrar of Contractors to administer Title 32, Chapter 10 of the Arizona Revised Statutes. A.R.S. §§ 32-1101 et seq. All hearings for alleged violations of Title 32, Chapter 10 are conducted under Title 41,
Chapter 6, Article 10. A.R.S. § 32-1156.
The statutes and rules governing the hearing can be found at: Arizona Revised
Statutes §§ 41-1092 to -1092.12, and Arizona Administrative Code R2-19-101 to -122.
PARTICULAR ARIZONA STATUTES AND RULES INVOLVED
The statutes and rules the Respondent is alleged to have violated are cited in the
complaint and citation, which were served on the Respondent on April 18, 2024. SHORT AND PLAIN STATEMENT OF THE MATTERS ASSERTED
The complaint and citation allege that the Respondent committed the following act(s): Charge: 1 A.R.S. § 32-1154(A)(3) - R4-9-108(c) Charge: 2 A.R.S. § 32-1154(A)(12) - A.R.S. § 32-1158
Charge: 3 A.R.S. § 32-1154(A)(22)
THE PARTIES TO THE ADMINISTRATIVE HEARING Because Respondent is a licensee and is charged with an act(s) or omission(s) that is cause for the suspension or revocation of a license, Respondent is a party to this case and will be a party to the hearing. Because Complainant alleged Respondent committed an act(s) or omission(s) that is cause for the suspension or revocation of a license, Complainant is a party to this case and will
be a party to the hearing.
Respondent and Complainant, as the parties to the hearing, will present evidence and
argument to the administrative law judge.
The Registrar’s assigned investigator will appear as a witness at the hearing. RIGHT TO BE REPRESENTED The parties to the administrative hearing may choose to be represented by an attorney.
A.R.S. § 41-1092.07(B). If one of the parties is a company, the company may be represented
by an officer or employee if that person satisfies the conditions set forth in A.R.S. § 32-
1156(B).
CHANGE OF ADDRESS Each party must inform the Registrar and the Office of Administrative Hearings of any change of address within five (5) days of the change. A.R.S. § 41-1092.04.
HEARING PROCEDURES AND RULES The administrative hearing will be conducted in accordance with A.R.S. §§ 41-1092
to -1092.12, and A.A.C. R2-19-101 to -122. The parties should review the statutes, rules, and processes governing the administrative hearing. Copies of the statutes, rules, and articles regarding the administrative hearing process can be found at https://www.azoah.com/.
REGISTRAR’S APPEARANCE BY VIDEO CONFERENCE OR TELEPHONE
The Registrar’s investigators, employees, and attorneys will appear at the hearing via video conference or telephone unless requested by a party to appear in-person. Requests for the Registrar’s investigators, employees, or attorneys to appear in-person must be filed with the Registrar and the Office of Administrative Hearings no later than seven (7) calendar days prior to the hearing date.
HEARING PACKET
In the interests of administrative efficiency, the Registrar compiles and discloses
certain documents to the parties and the Office of Administrative Hearings. These documents are attached to this Notice of Hearing as the “Hearing Packet.” If any party wishes to submit additional evidence, they must do so during the hearing after completing a disclosure statement. See “Disclosure Statement” section below.
SUBPOENAS FOR TESTIMONY FROM A WITNESS OR DOCUMENTS
The parties to the hearing must be prepared to present evidence in support of their
case. If a party wants to obtain testimony from a witness or documents not in the party’s
possession, the party must prepare and file a written subpoena for the Administrative Law Judge to review and sign, if approved. A.R.S. § 41-1092.07(C). Forms for requesting a
subpoena can be found on the Office of Administrative Hearings’ website at www.azoah.com. The party seeking a subpoena must serve notice on all the parties to the hearing, and on the Registrar. A.R.S. § 41-1092.04.
DISCLOSURE STATEMENT
At least seven calendar days before the hearing, each party must prepare and serve a disclosure statement on all other parties, and file it with the Office of Administrative Hearings. A.A.C. R4-9-118; A.A.C. R2-19-108. The disclosure statement must include any exhibit the party will use at the hearing. A party’s failure to timely disclose any witness or exhibit, without good cause, may result in the administrative law judge excluding those witnesses or exhibits from being used at the hearing. A.A.C. R4-9-118(C). A sample disclosure form is available on the Registrar’s website at https://roc.az.gov/forms/RC-L-800A%20- %20Prehearing%20Disclosure%20Statement%2020191007v4.pdf
CHANGING THE HEARING DATE
The date of the hearing may only be advanced or delayed on the agreement of the
parties or on a showing of good cause. A.R.S. § 41-1092.05(C). The date of the hearing may
be changed by filing a written agreement of the parties to change the date of the hearing. The written agreement must be filed with the Office of Administrative Hearings, directed to the assigned Administrative Law Judge, and transmitted to the Registrar and all other parties. The assigned Administrative Law Judge may be found on the Office of Administrative Hearings’ web portal at www.azoah.com
If a party would like to move the date of the hearing without agreement of all parties, the party must file a written motion with the Office of Administrative Hearings, directed to the assigned Administrative Law Judge, and transmit a copy to the Registrar and all other parties. The motion must state in detail good cause for why the date of the hearing should be advanced or delayed, and the position of all other parties regarding the advancement or delay. A party may also file a motion asserting a right to an expedited hearing upon a showing of
extraordinary circumstances or the possibility of irreparable harm. A.R.S. § 41-1092.05(E).
RESOLUTION SHORT OF ADJUDICATION In any case which is resolved or settled by the parties, or which is withdrawn by the Complainant without objection from Respondent after the Notice of Hearing is issued, the parties must notify the Office of Administrative Hearings of the resolution or settlement. Any such cases will be listed on the Registrar’s website and its records under the category: “Closed
Complaints – Resolved/Settled/Withdrawn.”
Dated May 30, 2024.
By: /s/ Erika Hoskin Erika Hoskin Legal Secretary Legal Department Arizona Registrar of Contractors
Copy mailed via USPS First Class mail May 30, 2024 to:
Respondent(s) Abarca & Sons LLC 1103 W Granada St Willcox, AZ 85643
Complainant(s) Tina Presley 5625 Canyonside Rd La Cresenta, CA 91214
Copy sent electronically this same date to: Respondent at email address on record with the Registrar Complainant at email address on record with the Registrar
Case No. 2023-14644 /
Katie Hobbs, Governor Martin Quezada, Director
Hearing Packet FAQ What is the Hearing Packet?
The Hearing Packet is a packet of certain documents collected or issued by the Registrar over the course of its investigation.
Who gets the Hearing Packet?
The Hearing Packet is assembled and distributed to all parties and to the Office of Administrative Hearings (“OAH”) prior to an administrative hearing.
What types of cases does the Registrar prepare a Hearing Packet for?
The Registrar prepares a Hearing Packet for Complainant-Handled Cases and No-Pay Cases. Note: If the Docket Number on the Notice of Hearing contains a “CHC” or “NPC”, your case is a Complainant-Handled Case or a No-Pay Case.
What is in the Hearing Packet?
The Hearing Packet contains essential case-specific documents and at a minimum will include the following documents:
● Original complaint;
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Within AZ 877.692.9762 · Fax 602.542.1599 · roc.az.gov Hearing Packet FAQ
Katie Hobbs, Governor Martin Quezada, Director
● Citation; and ● Answer.
The Hearing Packet will also contain the following documents (if applicable):
● Jobsite inspection notices, notes, and photos; ● Written directives; and ● Compliance inspection notices, notes, and photos.
What if there are documents missing from the Hearing Packet?
If there is any evidence you submitted to the Registrar that are not included in the Hearing Packet it is your responsibility to introduce that evidence at the administrative hearing. Note: The administrative law judge assigned to your case does not have access to the entire Registrar record.
If there is additional evidence you submitted to the Registrar during the investigation that you also want to introduce as evidence during your hearing, it is your responsibility to:
● Properly disclose that evidence to the other party; and ● Introduce the evidence during your hearing.
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Within AZ 877.692.9762 · Fax 602.542.1599 · roc.az.gov Hearing Packet FAQ
Katie Hobbs, Governor Martin Quezada, Director
How do I disclose evidence I intend to use at a Hearing?
You must properly disclose any and all documents and witnesses you intend to use at your hearing according to the Registrar’s Prehearing Disclosure Rules. See Arizona Administrative Code Section R4-9-118.
A sample prehearing disclosure form and instructions are provided to the parties by the Registrar.
How do I obtain documents I previously submitted to the Registrar?
If you previously submitted documents to the Registrar and need a copy of these documents, please contact the Registrar’s Legal Department or submit a public records request at https://roc.force.com/AZRoc/s/roc-public-request.
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Within AZ 877.692.9762 · Fax 602.542.1599 · roc.az.gov Hearing Packet FAQ
Complainant: Tina Presley 5625 Canyonside Rd La Cresenta, CA 91214
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C008 05/21 Respondent: Abarca & Sons LLC 1103 W Granada St Willcox, AZ 85643
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C008 05/21 December 29, 2023
Jobsite Inspection Notice Re: Complaint Number 2023-14644
Dear Complainant and Respondent:
A formal complaint has been filed with the Arizona Registrar of Contractors.
A jobsite inspection is scheduled for March 5, 2024 at 10:00 AM. The Complainant is required to be present. The Respondent’s attendance is requested and encouraged. The Registrar encourages both parties to make a good faith effort to resolve this complaint prior to the jobsite inspection.
COMPLAINANT: 1. Under A.R.S. § 32-1155(D)(1), the Respondent must be allowed, upon request, the opportunity to inspect the work complained of within fifteen (15) days of receiving this notice. If Respondent is not provided an opportunity to inspect the work within the fifteen (15) day time period, the Registrar may be prohibited from taking further action on this complaint. 2. The Registrar may also be precluded from taking further action on this complaint, if the work that is the subject of the complaint is subject to neglect, modification, or abnormal use. A.R.S. § 32-1155(D)(2) 3. You must provide safe access to any area to be inspected. If access to a roof or other elevated area is required, you must provide a means to safely access the area (ladder or manlift as appropriate). Additionally, please secure any animals.
RESPONDENT: 1. Enclosed is a copy of the complaint. Under A.R.S. § 32-1155(D) you must be allowed, upon request, the opportunity to inspect the work complained of within fifteen days of the date of receipt of this notice. 2. To assist the assigned investigator in evaluating the merits of the complaint, please submit a response to the enclosed complaint to the assigned investigator prior to the scheduled inspection. 3. If you do not attend the jobsite inspection, your absence may negatively impact the investigation, and your interests. 4. If a building permit(s) was required for this project, please have the building permit information available at the jobsite inspection. If either party needs to reschedule the jobsite inspection, please notify the assigned investigator at least three business days prior to the inspection date to schedule a new date and time. 1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C008 05/21 If the parties resolve the complaint prior to the inspection, please notify the assigned investigator in writing and by phone as soon as possible.
Sincerely, Mike Springer Mike Springer, Investigator #192 520 5089735 [email redacted] 1700 W Washington St,Suite 105 Phoenix, Arizona 85007-2812
CC: Respondent Choose an item. Choose an item. Choose an item.
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C008 05/21 A Guide to Jobsite Inspections
Purpose of the Jobsite Inspection When the Registrar receives a complaint against a contractor’s license alleging poor workmanship, the Registrar generally schedules a Jobsite Inspection. The Jobsite Inspection serves two purposes: 1. To give the contractor an opportunity to inspect the complaint items; and 2. To give the Registrar an opportunity to determine if the contractor’s work violates Arizona law.
Jobsite Inspection Rights and Responsibilities Access to inspect: The property owner has complete control over who they allow on the property. However, if the Registrar’s investigator or the contractor cannot inspect the work, the Registrar will not move forward with a citation.
Cooperation: Arizona law enables injured parties to seek relief for damages through several paths. When dealing with a licensed contractor, the Registrar of Contractors’ administrative complaint process may serve as one of those possible paths. However, in order to use that path, the Registrar relies on the cooperation of all parties to a complaint.
Minimum workmanship: The Registrar investigates workmanship complaints for compliance with minimum workmanship and professional industry standards. The Registrar does not issue citations for work that meets these standards.
Scope: The scope of the Jobsite Inspection is limited to items listed in the complaint filed with the Registrar’s office. It is the complainant’s responsibility to point out the complaint item(s) and the Investigators role to review the item(s). If the complainant identifies additional workmanship items not listed in the original complaint, they must file an addendum to the complaint. The Registrar’s Investigator may identify additional administrative violations by the contractor (e.g. work performed out of scope of the license and failure to provide a contract that meets requirements set by Arizona law) at the time of the inspection.
The Role of the Investigator At the Jobsite Inspection, the Registrar’s investigator will: ● Only investigate the items listed on the complaint form filed with the Registrar. ● Will gather evidence to make an informed decision about the complaint items.
What to expect after a Jobsite Inspection After doing a Jobsite Inspection, the Registrar’s Investigator will leave the jobsite and review the evidence provided during the inspection. Generally, the investigator does not make any determination at the time of the jobsite inspection regarding whether the allegations listed in the complaint are supported. ● If the allegations are confirmed, the Registrar’s Investigator may issue a Written Directive telling the contractor to correct the poor or incomplete work. ● If the allegations are not confirmed, the Registrar’s Investigator will close the complaint.
Questions? If you have already filed a complaint and it was assigned to an investigator, you are encouraged to contact that investigator directly with the information listed in your jobsite inspection letter. If you have not filed a complaint yet or have not been assigned an investigator, you can reach the Registrar’s compliance department at (877) 692-9762. 1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C008 05/21 A Guide to Written Directives Purpose of the Jobsite Inspection When the Registrar receives a complaint against a contractor’s license, the Registrar generally schedules a Jobsite Inspection. The Jobsite Inspection serves two purposes: 1. To give the contractor an opportunity to inspect the complaint items; and 2. To give the Registrar an opportunity to determine if the contractor’s work violates Arizona law.
What to expect after a Jobsite Inspection After doing a Jobsite Inspection, the Registrar’s Investigator will determine whether the allegations listed in the complaint are supported. ● If the allegations are confirmed, the Registrar’s Investigator may issue a Written Directive telling the contractor to correct the poor or incomplete work. ● If the allegations are not confirmed, the Registrar’s Investigator will close the complaint.
Written Directives Access: In order to use the administrative process offered by the Registrar, a property owner must provide reasonable access to allow the contractor to fix their work as directed by the Registrar in a Written Directive. Complainants may not put any additional, unnecessary restrictions on the Respondent above and beyond the initial contract requirements agreed upon at the beginning of the project. Respondents are required to make repairs on items identified on any Written Directive, not otherwise restricted by local code or HOA limitations. Complainants must make access available to the Respondent to make the required repairs and failure to provide reasonable access may result in the Registrar dismissing the complaint.
Contractor obligations: The Written Directive will set a deadline for compliance. This is the period of time determined by the Investigator as necessary to complete the items listed in the Directive. ● The deadline for compliance assumes the contractor will promptly begin working on the items listed in the Directive. ● Do not wait. Both parties should communicate quickly to schedule the work.
Extensions: If good cause exists to extend this deadline, either party may submit a written request to the Investigator. The Registrar will review requests for extension and determine if the Directive should be extended.
Manner and method of performance: The Registrar does not provide specific instructions for how to correct poor work. A licensed contractor is expected to have the skill and professionalism to complete the work. Moreover, the complainant may not dictate the manner of repair. If the contractor fails to appropriately correct the work according to the contract, the Registrar will issue a citation.
Compliance Inspection: After the Written Directive expires, the Registrar’s Investigator will contact the complainant to determine if the contractor performed any corrective work. ● If the contractor did corrective work, the Investigator may schedule a Compliance Inspection to determine if the poor work is corrected. ● If the contractor did not perform any corrective work, the Registrar’s Investigator will not do a Compliance Inspection and will determine whether to issue a citation based on the administrative record.
Work performed after the directive ends: After the Directive period ends, a property owner may choose to allow the contractor to continue its work. The Registrar encourages parties to work cooperatively, but cannot 1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C008 05/21 require a homeowner to continue to allow a contractor access to the property after the Directive period ends in order for the administrative process to continue. Denying access after the Directive ends is not grounds to close or dismiss a complaint.
Questions? If you have already filed a complaint and it was assigned to an investigator, you are encouraged to contact that investigator directly with the information listed in your jobsite inspection letter. If you have not filed a complaint yet or have not been assigned an investigator, you can reach the Registrar’s compliance department at (877) 692-9762.
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C008 05/21 Complainant: Tina Presley 5625 Canyonside Rd La Cresenta, CA 91214
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C009 12/23 Respondent: Abarca & Sons LLC 1103 W Granada St Willcox, AZ 85643
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C009 12/23 March 7, 2024
License No. ROC 326687
Re:Complaint No. 2023-14644
WRITTEN DIRECTIVE FROM THE REGISTRAR
Dear Respondent:
After investigation, the Registrar determined that you failed to meet the requirements of A.R.S. § 32-1154(A), and now issues this Directive requiring you to take appropriate corrective action. Failure to comply with this Directive constitutes a violation of A.R.S. § 32-1154(A)(22) and may result in the issuance of a citation, discipline of your license, and a civil penalty pursuant to A.R.S. § 32-1154(E) of up to $500.00. You must notify the Registrar’s assigned Investigator of your compliance with this Directive prior to 5:00 p.m. on March 25, 2024.
RESTRICTIONS • You may not perform or hire other contractors to perform work that is outside the scope of your license. • If your license is currently suspended for administrative reasons 1, or is inactive, expired, or cancelled, you may not perform any corrective work nor contract in any manner, which includes hiring other contractors to perform work, until the suspension of your license(s) has been lifted or your license(s) has been reactivated.
DIRECTIVE REQUIREMENTS You are directed to remedy the following violations by the appropriate means:
Compliance Item: 1 - insufficient ventilation in the crawl space Investigator’s Observation: Ventilation screens have been removed, some have foam some are covered with plywood. Ventilation needs to be maintained. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
This means the license is suspended for lack of qualifying party, lack of bond, nonrenewal, Recovery Fund payout, or for any reason listed in A.R.S. § 32-1124(F).
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C009 12/23 Compliance Item: 2 - improperly installed supports in the crawl space Investigator’s Observation: Supports for floor joists and plumbing are poorly done or none existent. Only able to see some areas from crawlspace. Home inspection report provided show poorly done supports. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 3 - Missing floor insulation Investigator’s Observation: Pictures from home inspection show lack of insulation under floor, poor coverage. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 4 - earth to wood contact in the crawl space Investigator’s Observation: From home inspection report, wood has been stacked to support floor joists. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 6 - improperly installed beams holding the home up Investigator’s Observation: Home inspection report states one or more beams are undersized. These should be evaluated by the local jurisdiction and approved. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C009 12/23 Compliance Item: 9 - Missing trim Investigator’s Observation: Trim was cut short around front door and patio door, then a small piece of siding was installed, poor work. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 10 - Siding improperly installed and sealed Investigator’s Observation: Siding boards have gaps, some were poorly caulked. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 15 - Exterior light inoperable Investigator’s Observation: Exterior lights on patio are not operable, lights are also loose and poorly attached, wires showing. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 17 - Patio possible moisture stains undersized material used on the Patio, Patio cover Investigator’s Observation: Patio rafters appear to be sagging, span should be checked and approved by local jurisdiction. Unclear if spots on ceiling are poorly done paint or moisture stains. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C009 12/23 Compliance Item: 19 - Fence is built with material that is not designed for exterior use Investigator’s Observation: Fencing that is installed is failing. Tar paper was used inside fence for privacy and is not rated for direct sunlight. Some of the paper has already torn inside the fence. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 20 - Kick out flashing in not installed Investigator’s Observation: No visible flashing along end walls where wall meets roofline. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 25 - waste pipes improper slope Investigator’s Observation: Waste pipes are not glued together and hanging freely under the home. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 28 - Water Heater not installed Investigator’s Observation: Water heater is not installed. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C009 12/23 Compliance Item: 30 - Bathroom exhaust vent terminates in the attic instead of the exterior of the home Investigator’s Observation: Pics from Home inspection report show bathroom fan vents into attic. Must vent to exterior. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 32 - Floors are wavy throughout the house Investigator’s Observation: Floors have and dips and humps throughout the home. Floors are not level. Area near front door is approx 1.5 inches out of level in 12 feet. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 33 - Floors have soft areas Investigator’s Observation: I verified random areas where the laminate flooring is bowing and can be pushed down. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 34 - No Carbon Monoxide detector Investigator’s Observation: No Carbon Monoxide detector installed. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C009 12/23 Compliance Item: 36 - No Dryer Vent Investigator’s Observation: No dryer vent installed. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 37 - Toilets loose Investigator’s Observation: Both toilets are loose. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 38 - Bathtub is not secured Investigator’s Observation: Bath tub is loose, easily moved. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 40 - Plumbing not fully installed Investigator’s Observation: Waste lines under the home are not installed, no drain installed in island sink. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
ITEMS NOT REQUIRING CORRECTION The following complaint items require no action by the Respondent:
Compliance Item: 5 - Ventilation ports at grad and damaged screens in crawl space
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C009 12/23 Investigator’s Observation: Addresed in item 1. Governing Rule:
Compliance Item: 7 - loose boards on the siding and trim Investigator’s Observation: Did not verify any loose siding. Governing Rule:
Compliance Item: 8 - Holes and damaged areas in the exterior cladding Investigator’s Observation: This was repaired prior to JSI. Governing Rule:
Compliance Item: 11 - Holes and gaps in the eaves Investigator’s Observation: I did not verify and holes in eaves. Governing Rule:
Compliance Item: 12 - Threshold not sealed secured Investigator’s Observation: This had been corrected prior to JSI Governing Rule:
Compliance Item: 13 - Exposed OSB SILL Investigator’s Observation: This had been corrected prior to JSI Governing Rule:
Compliance Item: 14 - outlet inoperable Investigator’s Observation: This had been corrected prior to JSI Governing Rule:
Compliance Item: 16 - exterior plumbing inadequate insulation Investigator’s Observation: This had been corrected prior to JSI Governing Rule:
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C009 12/23 Compliance Item: 18 - Sagging Beams on the patio the patio cover is incorrectly attached to the home Investigator’s Observation: Addressed in item 17. Governing Rule:
Compliance Item: 21 - Roof is not sealed properly Investigator’s Observation: Roofing panels are installed backwards. Pieces used are reversed for top and bottom. Governing Rule:
Compliance Item: 22 - Electrical main and sub panels are not labeled Investigator’s Observation: Main panel is labeled. Governing Rule:
Compliance Item: 23 - exposed sheathing in panel Investigator’s Observation: No visible sheathing was verified. Governing Rule:
Compliance Item: 24 - GFCI\AFCI is missing Investigator’s Observation: This was corrected prior to JSI. Governing Rule:
Compliance Item: 26 - Drain Waste improper support Investigator’s Observation: See item 25 Governing Rule:
Compliance Item: 27 - No waste and waste water disposal system installed Investigator’s Observation: See item 25 Governing Rule:
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C009 12/23 Compliance Item: 29 - Minor defects in the Sewer Line Investigator’s Observation: From the area I could see, drain systems are not glued and hanging freely under the home. Governing Rule:
Compliance Item: 31 - Interior doors don't latch Investigator’s Observation: This was corrected prior to JSI Governing Rule:
Compliance Item: 35 - One or more outlets do not respond Investigator’s Observation: I was not shown or could verify this item. Governing Rule:
Compliance Item: 39 - toilets are not properly installed Investigator’s Observation: See item 37. Governing Rule:
Compliance Item: 41 - Inadequate heat in the furnace Investigator’s Observation: This was not shown to me, I cannot verify this item. Governing Rule:
Compliance Item: 42 - Insulation was damaged or missing in the refrigerant lines Investigator’s Observation: This was corrected prior to JSI. Governing Rule:
Please direct all questions regarding this Directive to the undersigned Investigator.
Sincerely,
Mike Springer Mike Springer,
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C009 12/23 Investigator #192 520 5089735 [email redacted] 1700 W Washington St,Suite 105 Phoenix, Arizona 85007-2812
CC: Complainant Choose an item. Choose an item. Choose an item.
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C009 12/23 Jobsite Inspection Notes
Case No.: 2023-14644 Investigator: Mike Springer Inspection Date: 3-5-24 Inspection Time: 10AM
Complainant: Tina Presley Respondent: Abarca & Sons LLC Not Present: Not Present:
Jobsite General Notes: Photos were taken to document items. The complainants Represenatives Krista Benavides and Jayce DeZonia and I addressed each item of the complaint. Complainant was on speakker phone as well. JSI audio recorded.
Compliance Item: 1 - insufficient ventilation in the crawl space Investigator’s Observation: Ventilation screens have been removed, some have foam some are covered with plywood. Ventilation needs to be maintained. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 2 - improperly installed supports in the crawl space Investigator’s Observation: Supports for floor joists and plumbing are poorly done or none existent. Only able to see some areas from crawlspace. Home inspection report provided show poorly done supports. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C011 12/23
Compliance Item: 3 - Missing floor insulation Investigator’s Observation: Pictures from home inspection show lack of insulation under floor, poor coverage. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 4 - earth to wood contact in the crawl space Investigator’s Observation: From home inspection report, wood has been stacked to support floor joists. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 6 - improperly installed beams holding the home up Investigator’s Observation: Home inspection report states one or more beams are undersized. These should be evaluated by the local jurisdiction and approved. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 9 - Missing trim Investigator’s Observation: Trim was cut short around front door and patio door, then a small piece of siding was installed, poor work. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 10 - Siding improperly installed and sealed Investigator’s Observation: Siding boards have gaps, some were poorly caulked. Governing Rule: Violation of any rule adopted by the 1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C011 12/23
Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 15 - Exterior light inoperable Investigator’s Observation: Exterior lights on patio are not operable, lights are also loose and poorly attached, wires showing. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 17 - Patio possible moisture stains undersized material used on the Patio, Patio cover Investigator’s Observation: Patio rafters appear to be sagging, span should be checked and approved by local jurisdiction. Unclear if spots on ceiling are poorly done paint or moisture stains. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 19 - Fence is built with material that is not designed for exterior use Investigator’s Observation: Fencing that is installed is failing. Tar paper was used inside fence for privacy and is not rated for direct sunlight. Some of the paper has already torn inside the fence. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 20 - Kick out flashing in not installed Investigator’s Observation: No visible flashing along end walls where wall meets roofline. Governing Rule: Violation of any rule adopted by the
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C011 12/23
Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 25 - waste pipes improper slope Investigator’s Observation: Waste pipes are not glued together and hanging freely under the home. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 28 - Water Heater not installed Investigator’s Observation: Water heater is not installed. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 30 - Bathroom exhaust vent terminates in the attic instead of the exterior of the home Investigator’s Observation: Pics from Home inspection report show bathroom fan vents into attic. Must vent to exterior. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 32 - Floors are wavy throughout the house Investigator’s Observation: Floors have and dips and humps throughout the home. Floors are not level. Area near front door is approx 1.5 inches out of level in 12 feet. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C011 12/23
Compliance Item: 33 - Floors have soft areas Investigator’s Observation: I verified random areas where the laminate flooring is bowing and can be pushed down. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 34 - No Carbon Monoxide detector Investigator’s Observation: No Carbon Monoxide detector installed. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 36 - No Dryer Vent Investigator’s Observation: No dryer vent installed. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 37 - Toilets loose Investigator’s Observation: Both toilets are loose. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 38 - Bathtub is not secured Investigator’s Observation: Bath tub is loose, easily moved. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 40 - Plumbing not fully installed Investigator’s Observation: Waste lines under the home are not
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C011 12/23
installed, no drain installed in island sink. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
ITEMS NOT REQUIRING CORRECTION:
Compliance Item: 5 - Ventilation ports at grad and damaged screens in crawl space Investigator’s Observation: Addresed in item 1. Governing Rule:
Compliance Item: 7 - loose boards on the siding and trim Investigator’s Observation: Did not verify any loose siding. Governing Rule:
Compliance Item: 8 - Holes and damaged areas in the exterior cladding Investigator’s Observation: This was repaired prior to JSI. Governing Rule:
Compliance Item: 11 - Holes and gaps in the eaves Investigator’s Observation: I did not verify and holes in eaves. Governing Rule:
Compliance Item: 12 - Threshold not sealed secured Investigator’s Observation: This had been corrected prior to JSI Governing Rule:
Compliance Item: 13 - Exposed OSB SILL Investigator’s Observation: This had been corrected prior to JSI Governing Rule:
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C011 12/23
Compliance Item: 14 - outlet inoperable Investigator’s Observation: This had been corrected prior to JSI Governing Rule:
Compliance Item: 16 - exterior plumbing inadequate insulation Investigator’s Observation: This had been corrected prior to JSI Governing Rule:
Compliance Item: 18 - Sagging Beams on the patio the patio cover is incorrectly attached to the home Investigator’s Observation: Addressed in item 17. Governing Rule:
Compliance Item: 21 - Roof is not sealed properly Investigator’s Observation: Roofing panels are installed backwards. Pieces used are reversed for top and bottom. Governing Rule:
Compliance Item: 22 - Electrical main and sub panels are not labeled Investigator’s Observation: Main panel is labeled. Governing Rule:
Compliance Item: 23 - exposed sheathing in panel Investigator’s Observation: No visible sheathing was verified. Governing Rule:
Compliance Item: 24 - GFCI\AFCI is missing Investigator’s Observation: This was corrected prior to JSI. Governing Rule:
Compliance Item: 26 - Drain Waste improper support Investigator’s Observation: See item 25 Governing Rule:
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C011 12/23
Compliance Item: 27 - No waste and waste water disposal system installed Investigator’s Observation: See item 25 Governing Rule:
Compliance Item: 29 - Minor defects in the Sewer Line Investigator’s Observation: From the area I could see, drain systems are not glued and hanging freely under the home. Governing Rule:
Compliance Item: 31 - Interior doors don't latch Investigator’s Observation: This was corrected prior to JSI Governing Rule:
Compliance Item: 35 - One or more outlets do not respond Investigator’s Observation: I was not shown or could verify this item. Governing Rule:
Compliance Item: 39 - toilets are not properly installed Investigator’s Observation: See item 37. Governing Rule:
Compliance Item: 41 - Inadequate heat in the furnace Investigator’s Observation: This was not shown to me, I cannot verify this item. Governing Rule:
Compliance Item: 42 - Insulation was damaged or missing in the refrigerant lines Investigator’s Observation: This was corrected prior to JSI. Governing Rule:
Mike Springer Mike Springer, 1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C011 12/23
Investigator #192 520 5089735 [email redacted] 1700 W Washington St,Suite 105 Phoenix, Arizona 85007-2812
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C011 12/23
Complainant: Tina Presley 5625 Canyonside Rd La Cresenta, CA 91214
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov
C012 12/23 Respondent: Abarca & Sons LLC 1103 W Granada St Willcox, AZ 85643
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov
C012 12/23 March 26, 2024
Compliance Jobsite Inspection Notice Re: Complaint No. 2023-14644
Dear Complainant and Respondent:
A Compliance Inspection has been scheduled for Tuesday, April 16, 2024 at 09:30 AM to determine the current status of the items listed on the issued Directive.
The Complainant is required to be present for this inspection. The Respondent is encouraged to be present but is not required to attend.
Complainant: SAFE ACCESS IS REQUIRED TO ANY AREA TO BE INSPECTED.
Sincerely,
Mike Springer Mike Springer, Investigator #192 520 5089735 [email redacted] 1700 W Washington St,Suite 105 Phoenix, Arizona 85007-2812
CC: Choose an item. Choose an item. Choose an item. Choose an item.
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov
C012 12/23 Complainant: Tina Presley 5625 Canyonside Rd La Cresenta, CA 91214
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C013 12/23 Respondent: Abarca & Sons LLC 1103 W Granada St Willcox, AZ 85643
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C013 12/23 Case No.: 2023-14644 Investigator: Mike Springer Inspection Date: Tuesday, April 16, 2024 Inspection Time: 09:30 AM
Compliance Jobsite General Notes:
The following items remain uncorrected. Items 15 and 34 were corrected at the time of the Compliance inspection and are removed from the list.
Compliance Item: 1 - insufficient ventilation in the crawl space Investigator’s Observation: Ventilation screens have been removed, some have foam some are covered with plywood. Ventilation needs to be maintained. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 2 - improperly installed supports in the crawl space Investigator’s Observation: Supports for floor joists and plumbing are poorly done or none existent. Only able to see some areas from crawlspace. Home inspection report provided show poorly done supports. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 3 - Missing floor insulation Investigator’s Observation: Pictures from home inspection show lack of insulation under floor, poor coverage. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C013 12/23 Compliance Item: 4 - earth to wood contact in the crawl space Investigator’s Observation: From home inspection report, wood has been stacked to support floor joists. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 6 - improperly installed beams holding the home up Investigator’s Observation: Home inspection report states one or more beams are undersized. These should be evaluated by the local jurisdiction and approved. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 9 - Missing trim Investigator’s Observation: Trim was cut short around front door and patio door, then a small piece of siding was installed, poor work. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 10 - Siding improperly installed and sealed Investigator’s Observation: Siding boards have gaps, some were poorly caulked. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C013 12/23 Compliance Item: 17 - Patio possible moisture stains undersized material used on the Patio, Patio cover Investigator’s Observation: Patio rafters appear to be sagging, span should be checked and approved by local jurisdiction. Unclear if spots on ceiling are poorly done paint or moisture stains. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 19 - Fence is built with material that is not designed for exterior use Investigator’s Observation: Fencing that is installed is failing. Tar paper was used inside fence for privacy and is not rated for direct sunlight. Some of the paper has already torn inside the fence. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 20 - Kick out flashing in not installed Investigator’s Observation: No visible flashing along end walls where wall meets roofline. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 25 - waste pipes improper slope Investigator’s Observation: Waste pipes are not glued together and hanging freely under the home. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner. 1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C013 12/23 Compliance Item: 28 - Water Heater not installed Investigator’s Observation: Water heater is not installed. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 30 - Bathroom exhaust vent terminates in the attic instead of the exterior of the home Investigator’s Observation: Pics from Home inspection report show bathroom fan vents into attic. Must vent to exterior. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 32 - Floors are wavy throughout the house Investigator’s Observation: Floors have and dips and humps throughout the home. Floors are not level. Area near front door is approx 1.5 inches out of level in 12 feet. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 33 - Floors have soft areas Investigator’s Observation: I verified random areas where the laminate flooring is bowing and can be pushed down. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C013 12/23 Compliance Item: 36 - No Dryer Vent Investigator’s Observation: No dryer vent installed. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 37 - Toilets loose Investigator’s Observation: Both toilets are loose. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 38 - Bathtub is not secured Investigator’s Observation: Bath tub is loose, easily moved. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Compliance Item: 40 - Plumbing not fully installed Investigator’s Observation: Waste lines under the home are not installed, no drain installed in island sink. Governing Rule: Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(a): A contractor shall perform all work in a professional and workmanlike manner.
Note:
Please review the complaint items listed above. If any of the items have not been corrected at the time of the compliance inspection this complaint will be forwarded to the Registrar’s legal department and a citation may be issued.
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C013 12/23 If all items are corrected after receipt of this letter, please notify the Registrar’s legal department by sending a notice of compliance signed by the complainant to fax number (602) 364-0416 or by mail to: Arizona Registrar of Contractors, P.O. Box 18244, Phoenix, Arizona 85005-8244. Sincerely,
Mike Springer Mike Springer, Investigator #192 520 5089735 [email redacted] 1700 W Washington St,Suite 105 Phoenix, Arizona 85007-2812
CC: Choose an item. Choose an item. Choose an item. Choose an item.
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C013 12/23 (DELETE THIS ADDRESS/PAGE IF NOT WARRANTED)
Complainant Attorney:
,
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C013 12/23 (DELETE THIS ADDRESS/PAGE IF NOT WARRANTED)
Respondent Attorney:
,
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov C013 12/23 REGISTRAR OF CONTRACTORS OF THE STATE OF ARIZONA
Tina Presley Case No. 2023-14644 COMPLAINANT, v. Abarca & Sons LLC CITATION License No. ROC 326687,
RESPONDENT.
The Registrar issues this Citation to Abarca & Sons LLC (“Respondent”) under A.R.S.
§ 32-1155(A). If Respondent fails to answer this Citation by May 3, 2024, then under A.R.S.
§ 32-1155(C), Respondent’s failure to answer may be deemed an admission of the act or acts
charged in the underlying complaint, and the Registrar may then suspend or revoke
Respondent’s license(s).
THE WRITTEN COMPLAINT
On December 28, 2023, Tina Presley (“Complainant”) filed a written complaint with the
Registrar. A copy of that Complaint is attached to this Citation.
A FORMAL STATEMENT OF THE CHARGES AGAINST RESPONDENT
The Registrar investigated this matter and finds cause to charge Respondent with
violation(s) of Title 32, Chapter 10 of the Arizona Revised Statutes. Respondent is charged
with violating:
Charge 1: A.R.S. § 32-1154(A)(3) - R4-9-108(c)
Violation of any rule adopted by the Registrar; Namely A.A.C. R4-9-108(c): All
work performed by a contractor in a county, city, or town that has not adopted
building codes or where any adopted building codes do not contain specific
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1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov Lg101 8/21 provisions applicable to that aspect of construction work shall be performed in accordance with professional industry standards. Charge 2: A.R.S. § 32-1154(A)(12) - A.R.S. § 32-1158 Failure in any material respect to comply with this chapter; Namely A.R.S. § 32-1158. Charge 3: A.R.S. § 32-1154(A)(22) Failure to take appropriate corrective action to comply with this chapter or with rules adopted pursuant to this chapter without valid justification within a reasonable period of time after receiving a written directive from the Registrar. The written directive shall set forth the time within which the contractor is to complete the remedial action. The time permitted for compliance shall not be less than fifteen days from the date of issuance of the directive. A license shall not be revoked or suspended nor shall any other penalty be imposed for a violation of this paragraph until after a hearing has been held. If the matter proceeds to a hearing and the administrative law judge determines that any of the charges listed above are supported by a preponderance of the evidence, then Respondent’s license(s) may be subject to suspension or revocation, and Respondent may be subject to other penalties provided by law, including civil penalties under A.R.S. §§ 32-1154(E) and (F).
FILING A WRITTEN ANSWER Respondent must appear by filing with the Registrar a written answer to the citation and complaint showing cause, if any, why Respondent’s license(s) should not be suspended or revoked. A.R.S. § 32-1155(A). Respondent’s written answer should contain the heading “Written Answer to Citation and Complaint” and should include the case number, which is Case No. 2023-14644.
of 5
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov Lg101 8/21 How to File a Written Answer: Respondent’s written answer may be submitted in the following ways: In-Person: 1700 W. Washington St., Ste. 105, Phoenix, Arizona, 85007-2812 Mail: P.O. Box 18244, Phoenix, Arizona, 85005-8244 Email: [email redacted]
The Registrar’s normal office hours are 8:00 a.m. to 5:00 p.m., Monday through Friday.
If Respondent submits a written answer by mail, it is not filed with the Registrar until the
Registrar actually receives it.
Deadline for Filing a Written Answer: Respondent must file a written answer with the
Registrar no later than May 3, 2024.
This deadline is calculated under A.R.S. §§ 32-1155(A) and (B), which provides a
deadline ten days after service of the Citation. Service of the Citation and Complaint is
complete five days after the Registrar mails a copy of the Citation and Complaint to
Respondent’s latest address of record in the Registrar’s office.
Consequences for Failing to File a Written Answer: If Respondent fails to answer,
Respondent’s failure may be deemed an admission of the act or acts charged in the written
complaint. A.R.S. § 32-1155(C). The Registrar may then suspend or revoke Respondent’s
license(s).
THE ADMINISTRATIVE HEARING
If Respondent files a timely written answer contesting any charges in the Complaint,
then the Registrar will request the Office of Administrative Hearings set a date for an
administrative hearing and will notify all the parties at least 30 days before that hearing. A.R.S.
§ 41-1092.05(D).
INVESTIGATOR’S APPEARANCE AS A WITNESS
The Registrar’s assigned investigator will appear as a witness at the hearing. If either
party demands the attendance at the hearing of any other person, that party must obtain and
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1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov Lg101 8/21 serve a subpoena in compliance with the rules and processes established by the Office of Administrative Hearings. RESPONDENT’S RIGHT TO REQUEST AN INFORMAL SETTLEMENT CONFERENCE Under A.R.S. § 41-1092.06, if Respondent submits a request to the Registrar for an informal settlement conference, the Registrar must hold a conference within 15 days after receiving the request. Respondent’s request for an informal settlement conference must be in writing and must be filed no later than 20 days before the administrative hearing. A.R.S. § 41- 1092.06(A). The Registrar will not close or settle any case without both parties’ appearance at the Settlement Conference. The parties participating in the settlement conference must have the authority to settle the case and must waive their right to object to the participation of the Registrar’s settlement conference representative in the final administrative decision. A.R.S. § 41-1092.06(B). Any statements, either written or oral, made by the parties at the conference, including a written document, created or expressed solely for the purpose of settlement negotiations, are inadmissible in the administrative hearing. A.R.S. § 41-1092.06(B). RESPONDENT’S PRIOR RECORD Under A.A.C. R4-9-117, in determining the appropriate discipline, the administrative law judge and the Registrar may consider not only facts in the current case, but also facts in prior cases and any documents regarding Respondent on file with the Registrar. Respondent’s prior disciplinary record and current license(s) status may be considered as a mitigating or aggravating factor in determining the appropriate discipline. EVIDENTIARY DISCLAIMER By issuing this Citation, the Registrar is directing Respondent to file a written answer to the Citation and Complaint, showing cause, if any, why Respondent’s license(s) should not be
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1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov Lg101 8/21 suspended or revoked. A.R.S. § 32-1155(A). This Citation does not constitute proof that any charge or allegation in Complainant’s written complaint is in fact true. This Citation does not constitute proof that Respondent violated any statutory provision or rule adopted by the Registrar. Dated April 18, 2024. By: /s/ Madelyn Hayes Madelyn Hayes Legal Assistant II Legal Department Arizona Registrar of Contractors COPY of the foregoing mailed by Certified Mail, Return Receipt Requested, April 18, 2024 to:
Respondent Certified Mail No: [number redacted]
Abarca & Sons LLC 1103 W Granada St Willcox, AZ 85643-2328 Copy mailed by USPS First Class mail this same date to:
Abarca & Sons LLC 1103 W Granada St Willcox, AZ 85643-2328 Complainant Tina Presley 5625 Canyonside Rd La Cresenta, CA 91214 Copy sent electronically this same date to: Respondent at email address on record with the Registrar Complainant at email address on record with the Registrar Case No. 2023-14644 / MTH of 5
1700 W. Washington Street, Suite 105 · Phoenix AZ 85007-2812 602.542.1525 · Toll Free 877.692.9762 · roc.az.gov Lg101 8/21 Licensed Complaint Form Departmental Use Only For Current or Suspended Licensees
Person Filing Complaint Full Name (First Middle Last) Business Name (if a licensed contractor or supplier) ROC License Number(s) (if any)
Tina Presley Mailing Address (Enter jobsite in Contract/Project section) City State Zip
5625 Canyonside Rd La Cresenta California 91214 Phone Number Email
[number redacted] [email redacted] I consent to receive communications electronically in connection with this case Name of Attorney (if any)
Street Address of Attorney City State Zip
Phone Number of Attorney Email of Attorney
Contractor Information Name (as shown on contract/invoice) ROC License Number(s)
Abarca & Sons LLC ROC 326687 Street Address City State Zip
Phone Number Email
[number redacted] Name of Person(s) Representing License
Miguel Abarca Contract/Project Information Contract Date Contract Amount Amount Paid
August 1, 2022 $356,000.00 $269,600.00 Date Work Started Date Work Stopped Date Work Was Completed
August 1, 2022 November 20, 2023 Close of Escrow (New Home) Move-In Date (New-Home)
Jobsite Street Address City State Zip
202 W Patte Rd Willcox AZ 85643 Name of Construction Site Owner Construction Site Name (if applicable)
Phone Number of Construction Site Owner Email of Construction Site Owner
This complaint is for Poor Work;Other I have contacted the contractor by Phone/Text Have you filed a complaint in court? No Has any work been corrected? No
RCC099 12/05/18 Page 1 of 2 Licensed Complaint Form Departmental Use Only For Current or Suspended Licensees
The contract was Both All change orders were Oral This project was Residential This project involved Remodel
A building permit was obtained by Contractor unknown Willcox Cochise county List and briefly describe each complaint item (Please do not write "see attached" or use additional pages unless necessary to further describe issues or list more complaint items) (limited to 100 characters per line)
insufficient ventilation in the crawl space;improperly installed supports in the crawl space ;Missing floor insulation ;earth to wood contact in the crawl space ;Ventilation ports at grad and damaged screens in crawl space;Undersized and improperly installed beams holding the home up;loose boards on the siding and trim;Holes and damaged areas in the exterior cladding;Missing trim;Siding improperly installed and sealed;Holes and gaps in the eaves;Threshold not sealed secured;Exposed OSB SILL;outlet inoperable;Exterior light inoperable;exterior plumbing inadequate insulation;Patio possible moisture stains undersized material used on the Patio, Patio cover;Sagging Beams on the patio the patio cover is incorrectly attached to the home;Fence is built with material that is not designed for exterior use.;Kick out flashing in not installed;Roof is not sealed properly;Electrical main and sub panels are not labeled, exposed sheathing in panel;GFCI\AFCI is missing ;waste pipes improper slope;Drain Waste improper support;No waste and waste water disposal system installed;Water Heater not installed;Minor defects in the Sewer Line;Bathroom exhaust vent terminates in the attic instead of the exterior of the home ;Interior doors don't latch;Floors are wavy throughout the house;Floors have soft areas;No Carbon Monoxide detector ;One or more outlets do not respond ;No Dryer Vent;Toilets loose;Bathtub is not secured ;toilets are not properly installed;Plumbing not fully installed;Inadequate heat in the furnace ;Insulation was damaged or missing in the refrigerant lines;
Signature I declare under penalty of perjury that the information and documents contained on this Complaint Form, included with this complaint, or hereafter submitted in support of this complaint are true and accurate to the best of my knowledge. I will assist in the investigation or in the prosecution of the contractor or other parties, and will, if necessary, attend hearings and testify to facts. Printed Name Signature Date
Tina Presley \complainant1\ \complainantd1\
RCC099 12/05/18 Page 2 of 2 202 W Patte Rd Tina Presley
TRW INSPECTIONS [number redacted] [email redacted] https://www.trwinspections.com
YOUR HOME INSPECTION 202 W Patte Rd Willcox, AZ 85643 Tina Presley DECEMBER 28, 2023
Inspector Inspector Agent Travis Weddle Jaedon Weddle Krista Benavides AZ BTR# 40677 ASHI Certified AZ BTR# 68530 Tierra Antigua Realty Inspector, INTERNACHI Certified [number redacted] (520) 508-4844 Protperty Inspector, Certified [email redacted] [email redacted] Sewer Scope Inspector, Certified m Residential Thermographer, Certified Through the Tile Roofing Institute [number redacted] [email redacted]
TRW Inspections Page 1 of 66 202 W Patte Rd Tina Presley
TABLE OF CONTENTS
1: Inspection Details 5
2: Structural Components 10
3: Grounds 15
4: Exterior 17
5: Roofing 27
6: Electrical 30
7: Plumbing 35
8: General Gas/fuel Components 38
9: Attic 39
10: Interior 41
11: Heating & Cooling 55
12: Appliances 59
13: Garage / Carport 60
Standards of Practice 61
TRW Inspections Page 2 of 66 202 W Patte Rd Tina Presley
SUMMARY 2.2.1 Structural Components - Floor (Structure): Floor Level Below Door Threshold 2.6.1 Structural Components - Crawl Space: Ventilation (Insufficient) 2.6.2 Structural Components - Crawl Space: Improperly Installed Supports 2.6.3 Structural Components - Crawl Space: Insufficient Access to Crawlspace 2.6.4 Structural Components - Crawl Space: Only Some Floor Insulation 2.6.5 Structural Components - Crawl Space: Earth to Wood Contact 2.6.6 Structural Components - Crawl Space: Ventilation Ports At Grade 2.6.7 Structural Components - Crawl Space: Ventilation Ports (Damaged Screens) 2.6.8 Structural Components - Crawl Space: Undersized and aimproperly Installed Beams 3.1.1 Grounds - Grading/Lot Drainage: Drainage (Negative/Neutral) 4.1.1 Exterior - Flashing, Siding & Trim: Loose Boards 4.1.2 Exterior - Flashing, Siding & Trim: Holes or Damaged areas 4.1.3 Exterior - Flashing, Siding & Trim: Missing Trim 4.1.4 Exterior - Flashing, Siding & Trim: Siding (Improperly Installed/Sealed) 4.2.1 Exterior - Eaves, Soffits & Fascia: Holes or Gaps 4.4.1 Exterior - Exterior Doors: Threshold not Sealed/Secured 4.4.2 Exterior - Exterior Doors: Exposed OSB Sill 4.5.1 Exterior - Exterior Electrical: Outlet (Inoperable) 4.5.2 Exterior - Exterior Electrical: Exterior Light (Inoperable) 4.6.1 Exterior - Exterior Plumbing: Inadequate Insulation 4.8.1 Exterior - Patios, Patio Cover, Gazebos & Pergola: Possible Moisture Stains 4.8.2 Exterior - Patios, Patio Cover, Gazebos & Pergola: Undersized Material 4.8.3 Exterior - Patios, Patio Cover, Gazebos & Pergola: Sagging Beams 4.8.4 Exterior - Patios, Patio Cover, Gazebos & Pergola: Patio Cover Construction 4.10.1 Exterior - Yard Walls: Earth to Wood Contact and Improper Material 5.2.1 Roofing - Flashings: Kickout Flashing (None Installed) 5.2.2 Roofing - Flashings: Seal/Service 5.3.1 Roofing - Roof Drainage Systems: Roof Drainage System (No Gutters) 6.3.1 Electrical - Main & Sub Panels: Not Labeled 6.4.1 Electrical - Branch Wiring: Exposed Sheathing (In Panel) 6.5.1 Electrical - Overcurrent Protection: Breaker(s) (Tripped) 6.6.1 Electrical - GFCI/AFCI: Missing Arc Fault Protected Circuit Breakers 7.1.1 Plumbing - General: Water Off 7.2.1 Plumbing - Drain, Waste, & Vent Systems: Waste Pipes (Improper Slope) 7.2.2 Plumbing - Drain, Waste, & Vent Systems: Drain/Waste (Improper Support) 7.2.3 Plumbing - Drain, Waste, & Vent Systems: No Waste and Waste Water Disposal System on Property 7.2.4 Plumbing - Drain, Waste, & Vent Systems: Drain Connections Under the Home Cannot be Verified
TRW Inspections Page 3 of 66 202 W Patte Rd Tina Presley
7.5.1 Plumbing - Water Heater/s: Water Heater (Not Installed) 7.6.1 Plumbing - Sewer Scope: Minor Defects in Sewer Line 9.6.1 Attic - Vent Terminations: Bathroom Exhaust Vent (Terminates) 10.1.1 Interior - Doors: Interior Door (Doesnt Latch) 10.1.2 Interior - Doors: Flush Bolt (Needs Adjustment) 10.1.3 Interior - Doors: Interior Door (Rubs) 10.1.4 Interior - Doors: Door (Difficult/Unable to Lock) 10.1.5 Interior - Doors: Exterior Door (Not Fully Sealed) 10.2.1 Interior - Floors: Floors (Wavy) 10.2.2 Interior - Floors: Floor (Soft Areas) 10.4.1 Interior - Windows: Window (Difficult to Operate) 10.5.1 Interior - Carbon Monoxide Detectors: Permanent Carbon Monoxide Detector (Needed) 10.7.1 Interior - Lights: Light (No Response) 10.7.2 Interior - Lights: Closet Light (No Shroud) 10.8.1 Interior - Ceiling Fans: Ceiling Fan (Did Not Respond) 10.9.1 Interior - Receptacles/Switches: Outlet (No Response) 10.10.1 Interior - Countertops & Cabinets: Cabinet Door (Needs Service) 10.11.1 Interior - Laundry Room/Area: Dryer Vent (Not Present) 10.13.1 Interior - Bathrooms: Toilet (Loose) 10.13.2 Interior - Bathrooms: Bathtub (Needs Securing) 10.13.3 Interior - Bathrooms: Toilet (Doesnt Have Proper Clearances) 10.13.4 Interior - Bathrooms: Switch (Needs GFCI Protection) 10.13.5 Interior - Bathrooms: Toilet (Tank Not Supported Properly) 10.15.1 Interior - Closets and Storage areas: No Closet Hardware Installed 10.16.1 Interior - Interior Observations: Plumbing Not Fully Installed 11.2.1 Heating & Cooling - Furnace/Heat: Inadequate Heat 11.6.1 Heating & Cooling - Condensate Drain: Condensate Drain (Termination Not Visible) 11.9.1 Heating & Cooling - Refrigerant Lines: Insulation (Damaged/Missing) 12.1.1 Appliances - Dishwasher: Dishwasher (Not Tested)
TRW Inspections Page 4 of 66 202 W Patte Rd Tina Presley
1: INSPECTION DETAILS section-MDUzNTc1YzUtMmVhZi00MTIzLTk4MWEtMzllZDVhNDhhZmFk
Information Inspection Start Time Inspection End Time In Attendance 9:00 12:00 Inspector
Occupancy: Temperature (approximate): Weather Conditions Vacant 35 Fahrenheit (F) Clear
Ground Conditions Type of Building Year Built: (Per Listing, Not Dry Single Family Verified) 1953
Approximate Square Footage: Front of Property Was the outbuilding/s inspected (Per Listing, Not Verified) North no we do not inspect 1809 outbuildings as part of our service
Client's Information Tina Presley This report is the exclusive property of the Inspection Company and the client whose name appears herewith, and its use by any unauthorized persons is prohibited.
TRW Inspections Page 5 of 66 202 W Patte Rd Tina Presley
Scope of Work TRW Inspections strives to perform all inspections in substantial compliance with the Standards of Practice as set forth by the State of Arizona and the American Society of Home Inspectors (ASHI). As such, I inspect the readily accessible, visually observable, installed systems and components of the home as designated in these Standards of Practice. When systems or components designated in the Standards of Practice were present but were not inspected, the reason(s) the item was not inspected will be stated. This inspection is neither technically exhaustive or quantitative. This report contains observations of those systems and components that, in my professional judgement, were not functioning properly, significantly deficient, or unsafe. All items in this report that were designated for repair, replacement, maintenance, or further evaluation should be investigated by qualified and licensed tradespeople within the clients inspection period or prior to closing, which is contract applicable, to determine a total cost of said repairs and to learn of any additional problems that may be present during these evaluations that were not visible during a "visual only" Home Inspection. This inspection will not reveal every concern or issue that may be present, but only those significant defects that were visible at the time of inspection. This inspection can not predict future conditions, or determine if latent or concealed defects are present. Once again, the statements made in this report reflect the conditions as existing at the time of Inspection only, and expire at the completion of the inspection. Weather conditions and other changes in conditions may reveal problems that were not present or visible at the time of inspection; including roof leaks, or water infiltration into crawl spaces or basements. This report is only supplemental to the Sellers Disclosure. This inspection is NOT intended to be considered as a GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED, REGARDING THE CONDITIONS OF THE PROPERTY, INCLUDING THE ITEMS AND SYSTEMS INSPECTED, AND IT SHOULD NOT BE RELIED ON AS SUCH. This inspection is a tool to assist you in your buying decision, it should be used alongside the sellers disclosure, pest inspection report, and quotes and advice from the tradespeople recommended in this report to gain a better understanding of the condition of the home. Some risk is always involved when purchasing a property and unexpected repairs should be anticipated, as this is unfortunately, a part of home ownership. Some warranties are available to you for additional fees and are done so by a third party. These warranties do have limitations which can be read in the policies themselves. These warranties should not be viewed as an Inspection warranty provided by TRW Inspections. A comprehensive one year warranty is highly recommended, and sometimes is provided by the seller.
Notice to Third Parties Notice to Third Parties: This report is the property of TRW Inspections and the Client named herein and is non- transferable to any and all third-parties or subsequent buyers. THE INFORMATION IN THIS REPORT SHALL NOT BE RELIED UPON BY ANY ONE OTHER THAN THE CLIENT NAMED HEREIN. This report is governed by an Inspection agreement that contained the scope of the inspection, including limitations and exclusions. Unauthorized recipients are advised to contact a qualified Home Inspector of their choosing to provide them with their own Inspection and Report.
Items Not Inspected and Other Limitations ITEMS NOT INSPECTED - There are items that are not inspected in a home inspection such as, but not limited to; fences and gates, pools and spas, outbuildings or any other detached structure, refrigerators, washers / dryers, storm doors and storm windows, screens, window AC units, central vacuum systems, water softeners, alarm and intercom systems, and any item that is not a permanent attached component of the home. Also drop ceiling tiles are not removed, as they are easily damaged, and this is a non-invasive inspection. Subterranean systems are also excluded, such as but not limited to: sewer lines, septic tanks, water delivery systems, and underground fuel storage tanks. Water and gas shut off valves are not operated under any circumstances. As well, any component or appliance that is unplugged or "shut off" is not turned on or connected for the sake of evaluation. I don't have knowledge of why a component may be shut down, and can't be liable for damages that may result from activating said components / appliances. Also not reported on are the causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; Calculate the strength, adequacy, design or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility. Lastly a home inspection does not address environmental concerns such as, but not limited to: Asbestos, lead, lead based paint, radon, mold, wood destroying organisms (termites, etc), cockroaches, rodents, pesticides, fungus, treated lumber, Chinese drywall, mercury, or carbon monoxide.
Recommended Contractors Information
TRW Inspections Page 6 of 66 202 W Patte Rd Tina Presley
CONTRACTORS / FURTHER EVALUATION: It is recommended that licensed professionals be used for repair issues as it relates to the comments in this report, and copies of receipts are kept for warranty purposes. The use of the term "Specialist" in this report relates to an individual or company whom is either licensed or certified in the field of concern. If I recommend evaluation or repairs by contractors or other licensed professionals, it is possible that they will discover additional problems since they will be invasive with their evaluation and repairs. Any listed items in this report concerning areas reserved for such experts should not be construed as a detailed, comprehensive, and / or exhaustive list of problems, or areas of concern.
CAUSES of DAMAGE / METHODS OF REPAIR: Any suggested causes of damage or defects, and methods of repair mentioned in this report are considered a professional courtesy to assist you in better understanding the condition of the home, and in my opinion only from the standpoint of a visual inspection. The causes of damage/defects and repair methods should not be wholly relied upon. Contractors or other licensed professionals will have the final determination on causes of damage/deficiencies, and the best methods of repairs, due to being invasive with their evaluation. Their evaluation will supersede the information found in this report.
Other Notes - Important Info INACCESSIBLE AREAS: In the report, there may be specific references to areas and items that were inaccessible. I can make no representations regarding conditions that may be present but were concealed or inaccessible for review. With access and an opportunity for inspection, reportable conditions may be found in these areas.
COMPONENT LIFE EXPECTANCY - Components may be listed as having no deficiencies at the time of inspection, but may fail at any time due to their age or lack of maintenance, that couldn't be determined by the inspector. A life expectancy chart can be viewed by visiting InterNACHI (https://www.nachi.org/life-expectancy.htm) PHOTOGRAPHS: Several photos are included in your inspection report. These photos are for informational purposes only and do not attempt to show every instance or occurrence of a defect.
TYPOGRAPHICAL ERRORS: This report is proofread before sending it out, but typographical errors may be present. If any errors are noticed, please feel free to contact me for clarification.
Please acknowledge to me once you have completed reading the report. At that time I will be happy to answer any questions you may have, or provide clarification.
Comment Key - Definitions This report divides deficiencies into three categories; Significant Defects (in red), Recommendations (in orange ), and Maintenance Items/FYI/Minor Defects (in blue ). Safety Hazards or concerns will be listed in the Red or Orange categories depending on their perceived danger, but should always be addressed ASAP.
Significant Defects - Items or components that were not functional and/or may require a major expense to correct. Items categorized in this manner require further evaluation and repairs or replacement as needed by a Specialist and Licensed Contractor in that field. Maintenance/Monitor Service as Needed - Items or components that were found to include a deficiency but were still functional at the time of inspection, although this functionality may be impaired or not ideal. Repairs are recommended to items categorized in this manner for optimal performance and/or to avoid future problems or adverse conditions that may occur due to the defect. Items categorized in this manner typically require repairs from a Qualified Contractor and are considered routine maintenance or DIY repairs. Minor Defects - Items or components that were found to be in need of minor repairs which may improve their functionality. Typically these items are considered to represent a less significant immediate cost than those listed in the previous categories. Also included in this section are items that were at the end of their typical service life or beginning to show signs of wear, but were in the opinion of the inspector, still functional at the time of inspection. Items that are at, or past their typical service life will require subsequent observation to monitor performance with the understanding that replacement or major repairs should be anticipated.
These categorizations are in my professional opinion and based on what I observed at the time of inspection, and this categorization should not be construed as to mean that items designated as "Minor defects" or "Recommendations" do not need repairs or replacement. The recommendation in the text of the comment is more important than it's categorization. Due to your opinions or personal experience you may feel defects belong in a different category, and you should feel free to consider the importance you believe they hold during your purchasing decision. Once again it's the "Recommendations" in the text of the comment pertaining to each defect that is paramount, not it's categorical placement.
TRW Inspections Page 7 of 66 202 W Patte Rd Tina Presley
Location References For the purpose of this report all directions are given as if you are standing facing the front of the house. Items listed as Multiple Locations may not directly reference all effected locations. Examples may be given that should not be construed as the only affected areas. Further evaluation will need to take place to determine every effected location.
Inspection Fee $575 Inspection fee is based off of the square footage and age of the home and if any ancillary services are to be completed with the inspection.
Visible Limitations The inspection is limited to visible and accessible components and areas only. Due to insurance restrictions, we are not permitted to operate any main shutoff valves (water or gas) or switch on any circuit breakers that may be shut off. We also can not move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility. We also cannot allow you, the buyer, to move any items or operate any shutoff valves or breakers in the home. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. Some items or areas may not be inspected if they are blocked by furniture or stored items. Please note that we cannot make phone calls or wait for someone to arrive while on site regarding any items that have not been properly prepared. The property was inspected regardless of limitations or hindrances. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report.
Present Condition The condition of the premises may change after the date of inspection due to many factors such as weather, moisture, leaks, actions taken by the owner or others, or the passage of time. Seasonal changes such as wind-driven rain, ice, and humidity may bring some defects to light that were not noted during your home inspection. Basements and attics that were dry at the time of the inspection can be damp or leak in later weeks or months. This report reflects the condition of the premises at the time of the inspection.
Report Photos Your report includes many photographs. Some pictures are informational and of a general view, to help you understand where the inspector has been, what was looked at and the condition of the item or area at the time of the inspection. Some of the pictures may be of problem areas, these are to help you better understand what is documented in this report and to help you see areas or items that you normally would not see. Not all problem areas or conditions will be supported with photos. Inversely the included photos may not show all problem areas or conditions. A representative example of photos may be used.
TRW Inspections Page 8 of 66 202 W Patte Rd Tina Presley
Notice to Absent Clients We prefer to have our clients present, during, or immediately following the inspection so that we can elaborate on what may well be complicated or technical issues that could be somewhat difficult for the average person to understand. Inasmuch as you were not present, we encourage you to read the whole report and not just the summary report, and to consult with us directly. Also, please verify anything that we may have been purported to have said.
Renovations and Additions The property has been renovated or remodeled. Therefore, you should request documentation that would include contractors, permits and any warranties or guarantees that might be applicable, because we do not approve or tacitly endorse any work done without permits, and latent defects could exist.
Fresh Paint The home or portions of the home have been freshly painted. This condition could cover or make it impossible to see adverse condition that may have been otherwise visible.
TRW Inspections Page 9 of 66 202 W Patte Rd Tina Presley
2: STRUCTURAL COMPONENTS section-MTdhZDdmYTUtNWNhZS00ZTFmLWFhYzMtMTk0NTZjNGMyOWM0
Information Foundation (Structure): Type Foundation (Structure): Floor (Structure): Material Crawlspace Foundation Walls/Slab Visual posts piers girders and joists Condition sheathed with plywood or See Crawlspace Comments diagonal boards
Floor (Structure): Floor Structure Wall (Structure): Type Wall (Structure): Wall Structure Visual Condition Wood Frame Visual Condition See Crawlspace Comments, Wall Structure Had No Visible Needs Service Abnormalities (inter of wall cavities and wall faming is generally not visible)
Roof/Ceiling (Structure): Visual Columns/Piers (Structure): Crawl Space: Foundation Type Condition Condition Wooden Post and Piers See Attic Section See Crawlspace Comments
Crawl Space: General Crawl Space: Floor Framing Crawl Space: Electrical Observations Needs Service Acceptable Needs Service
Crawl Space: Ventilation Crawl Space: Floor Insulation Crawl Space: Floor Insulation Needs Service Material Condition Foam Needs Service
Crawl Space: Crawlspace Plumbing Needs Service, See Plumbing Section
Roof/Ceiling (Structure): Type Conventional Framing Because of interior ceiling coverings, not all structural members were able to be fully inspected. At the time of inspection the ceiling structure and material appeared to be in good condition. Any specific defects will be listed in the report.
Columns/Piers (Structure): Material Cmu blocks bricks rocks Columns may be found on the exterior (at patio cover, entry or other area) of the home and/or in the crawlspace/basement (if present)
TRW Inspections Page 10 of 66 202 W Patte Rd Tina Presley
Crawl Space: General Information This residence has a raised foundation. Such foundations permit access, and provide a convenient area for the distribution of water pipes, drain pipes, vent pipes, electrical conduits, and ducts. However, although raised foundations are far from uniform, most include concrete footings and walls that extend above the ground with anchor bolts that hold the house onto the foundation, but the size and spacing of the bolts vary. In the absence of major defects, most structural engineers agree that the one critical issue with raised foundations is that they should be bolted. Our inspection of these foundations conforms to industry standards, which is that of a generalist and not a specialist, and we do not use any specialized instruments to establish that the structure is level. We typically enter all accessible areas, to confirm that foundations are bolted and to look for any evidence of structural deformation or damage, but we may not comment on minor deficiencies, such as on commonplace settling cracks in the stem walls and slight deviations from plumb and level in the intermediate floor framing, which would have little structural significance. Interestingly, there is no absolute standard for evaluating cracks, but those that are less than " and which do not exhibit any vertical or horizontal displacement are generally not regarded as being structurally relevant. Nevertheless, all others should be evaluated by a specialist. However, in the absence of any major defects, we may not recommend that you consult with a foundation contractor, a structural engineer, or a geologist, but this should not deter you from seeking the opinion of any such expert.
Crawl Space: Condition Needs Service This residence has a raised foundation. Such foundations permit access, and provide a convenient area for the distribution of water pipes, drain pipes, vent pipes, electrical conduits, and ducts. However, although raised foundations are far from uniform, most include concrete footings and walls that extend above the ground with anchor bolts that hold the house onto the foundation, but the size and spacing of the bolts vary. In the absence of major defects, most structural engineers agree that the one critical issue with raised foundations is that they should be bolted. Our inspection of these foundations conforms to industry standards, which is that of a generalist and not a specialist, and we do not use any specialized instruments to establish that the structure is level. We typically enter all accessible areas, to confirm that foundations are bolted and to look for any evidence of structural deformation or damage, but we may not comment on minor deficiencies, such as on commonplace settling cracks in the stem walls and slight deviations from plumb and level in the intermediate floor framing, which would have little structural significance. Interestingly, there is no absolute standard for evaluating cracks, but those that are less than " and which do not exhibit any vertical or horizontal displacement are generally not regarded as being structurally relevant. Nevertheless, all others should be evaluated by a specialist. However, in the absence of any major defects, we may not recommend that you consult with a foundation contractor, a structural engineer, or a geologist, but this should not deter you from seeking the opinion of any such expert.
Crawl Space: Method of Evaluation Crawlspace not accessible due to clearances and no accessible access point We make every attempt to access the crawlspace but in some cases the crawlspace will not be entered if unsafe or improper clearances are present.
Observations
2.2.1 Floor (Structure) Minor Deficiencies FLOOR LEVEL BELOW DOOR THRESHOLD The interior floor level is lower than the door threshold which has created a trip hazard. You may wish to have this condition evaluated a competent and licensed contractor and serviced as needed for optimal safety.
2.6.1 Crawl Space Minor Deficiencies VENTILATION (INSUFFICIENT) There are an insufficient amount of ventilation ports for the crawlspace. More ventilation ports should be added to allow the proper air flow for the crawl space.
TRW Inspections Page 11 of 66 202 W Patte Rd Tina Presley
2.6.2 Crawl Space Needs Service IMPROPERLY INSTALLED SUPPORTS There are improperly installed supports in the crawlspace. You may wish to have this condition further evaluated and repaired or replaced as needed by a competent and licensed contractor. (Installed in Wrong Direction)
2.6.3 Crawl Space Needs Service INSUFFICIENT ACCESS TO CRAWLSPACE There is insufficient access to the crawlspace on the home. Due to this condition, the crawlspace could not be properly evaluated. You may wish to have a contractor further evaluate this condition and service as needed.
2.6.4 Crawl Space Minor Deficiencies ONLY SOME FLOOR INSULATION There is only some floor insulation installed on the home. You may wish to have the floor be better insulated.
TRW Inspections Page 12 of 66 202 W Patte Rd Tina Presley
2.6.5 Crawl Space Needs Service EARTH TO WOOD CONTACT There is earth to wood contact in the crawlspace that should be repaired to prevent moisture damage and damage from wood destroying organisms.
2.6.6 Crawl Space Minor Deficiencies VENTILATION PORTS AT GRADE One or more of the crawlspace ventilations ports are installed at or near grade. This type of installation could allow moisture to enter the crawlspace. This condition should be serviced by a competent and licensed contractor.
TRW Inspections Page 13 of 66 202 W Patte Rd Tina Presley
2.6.7 Crawl Space Minor Deficiencies VENTILATION PORTS (DAMAGED SCREENS) One or more of the ventilation ports have damaged screens that should be repaired to prevent pest from entering the crawlspace area.
2.6.8 Crawl Space Needs Service UNDERSIZED AND AIMPROPERLY INSTALLED BEAMS One or more of the beams under the home are undersized and improperly installed and should be further evaluated by a competent and licensed contract and repaired as needed to properly support the floor structure and prevent bouncing.
TRW Inspections Page 14 of 66 202 W Patte Rd Tina Presley
3: GROUNDS section-ZjVlODY2ZDEtNWUzYy00MzI0LTlhNGEtYTA0ZTBjMWZjYWUz
Information Driveway: Material Sidewalk/Walkway: Material Dirt N/A
Additions Additions have been made to this property. Therefore, you should request documentation that would include permits and any warranties or guarantees that might be applicable, because we do not approve of, or tacitly endorse, any work that was completed without permits, and latent defects could exist.
Renovations The property has been renovated or remodeled. Therefore, you should request documentation that would include permits and any warranties or guarantees that might be applicable, because we do not approve or tacitly endorse any work done without permits, and latent defects could exist.
Grading/Lot Drainage: General Comments Water can be destructive and foster conditions that are deleterious to health. For this reason, the ideal property will have soils that slope away from the residence and the interior floors will be several inches higher than the exterior grade. Also, the residence will have roof gutters and downspouts that discharge into area drains with catch basins that carry water away to hard surfaces. However, we cannot guarantee the condition of any subterranean drainage system, but if a property does not meet this ideal, or if any portion of the interior floor is below the exterior grade, we cannot endorse it and recommend that you consult with a grading and drainage contractor, even though there may not be any evidence of moisture intrusion. Our site visit is limited, and the sellers or occupants will obviously have a more intimate knowledge of the site than we could possible hope to have, but we have confirmed moisture intrusion in residences when it was raining that would not have been apparent otherwise. Also, in conjunction with the cellulose material found in most modern homes, moisture can facilitate the growth of biological organisms that can compromise building materials and produce mold-like substances that are deleterious to health.
Grading/Lot Drainage: Interior/Exterior Elevations Acceptable The elevation of the exterior should be 4 to 6 inches below the interior floor elevation to prevent moisture intrusion into the home or wall system.
Grading/Lot Drainage: Grading/Lot Drainage: Minor Defects Grading is inspected to determine that it allows rainwater to adequately drain away from the structure. The soil is recommended to slope away from the home, with a 6 inch drop in elevation, in the first 10 feet away from the structure (5% grade). Any flat or low areas around the home should be back-filled and sloped away from the foundation, to prevent potential moisture infiltration into areas below grade.
Driveway: Condition Acceptable Condition Driveways and walkways are inspected to determine their effect on the structure of the home. I will also report on any visual deficiencies that may be present such as cracking, displacement, etc.
Sidewalk/Walkway: Condition N/A Driveways and walkways are inspected to determine their effect on the structure of the home. I will also report on any visual deficiencies that may be present such as cracking, displacement, etc. No deficiencies were observed at the time of inspection unless otherwise noted in this report.
TRW Inspections Page 15 of 66 202 W Patte Rd Tina Presley
Vegetation/Landscaping: Condition Acceptable Condition Vegetation was inspected around the home to ensure that it had adequate clearance from the structure, and was not impacting the structure.
Observations
3.1.1 Grading/Lot Drainage Minor Deficiencies DRAINAGE (NEGATIVE/NEUTRAL) The home had areas of neutral or negative drainage at grade which will route runoff from precipitation to the foundation. Excessive moisture content in soil supporting the foundation can cause foundation and other structural damage from undermining, heaving or settling, depending on soil composition, moisture content and other conditions. The ground should slope away from the home for a distance of at least six feet from the foundation. Recommend re-grading these areas to improve drainage near the foundation.
TRW Inspections Page 16 of 66 202 W Patte Rd Tina Presley
4: EXTERIOR section-YjNkNDFhY2MtNzM1Yy00MmQyLThlNmEtMzdiYmY1NDZlYjI2
Information Flashing, Siding & Trim: Exterior Flashing, Siding & Trim: Siding: Flashing, Siding & Trim: Trim: Cladding (Siding) Condition Material Cement Fiber (Hardie Board) Needs Service Fiber Cement
Flashing, Siding & Trim: Trim: Flashing, Siding & Trim: Exterior Eaves, Soffits & Fascia: Soffit, Condition Flashing Condition Eaves Material Needs Service None Wood
Eaves, Soffits & Fascia: Eaves, Soffits & Fascia: Fascia Eaves, Soffits & Fascia: Fascia Soffit/Eave Condition Material Condition Needs Service Wood Acceptable
Exterior Windows: Type Exterior Windows: Condition Exterior Windows: Window Dual Pane Acceptable Condition Awnings Not Present
Exterior Doors: Condition Exterior Doors: Sliding Glass Exterior Electrical: Condition Acceptable Condition Door/s Needs Service N/A
Exterior Electrical: Exterior Lights Exterior Electrical: Exterior Exterior Electrical: Exterior GFCI Needs Service Outlets Reset Location Acceptable Condition and At Outlet Includes GFCI Protection
Exterior Plumbing: Exterior Exterior Plumbing: Exterior Pipe Exterior Plumbing: Anti Siphon Plumbing Condition Insulation Valves Acceptable Condition Needs Service Not Present
Doorbell: Doorbell Patios, Patio Cover, Gazebos & Patios, Patio Cover, Gazebos & Not Present Pergola: Location Pergola: Patio Material Front, Left Side Concrete
Patios, Patio Cover, Gazebos & Patios, Patio Cover, Gazebos & Patios, Patio Cover, Gazebos & Pergola: Condition Pergola: Patio Cover Roof Pergola: Patio Cover Type Acceptable Information Regarding the patio Framed Cover cover roof is provided in the roofing section
Patios, Patio Cover, Gazebos & Exterior Stairs, Steps & Ramps: Exterior Stairs, Steps & Ramps: Pergola: Covering Condition Locations Material Needs Service Front, Left Side Poured Concrete
Exterior Stairs, Steps & Ramps: Exterior Stairs, Steps & Ramps: Yard Walls: Yard Wall Condition Condition Handrail Needs Service Acceptable Condition Not Present
TRW Inspections Page 17 of 66 202 W Patte Rd Tina Presley
What's Inspected Inspection of the exterior walls typically includes the following: - exterior wall structure (material identification and condition); - exterior wall-covering material (material identification and condition); - window and door exterior condition; - penetration integrity; and - vegetation encroachment.
Construction Type Wood Frame It is important to maintain a property, including painting or sealing walkways, decks, and other hard surfaces, and it is particularly important to keep the house walls sealed, which provide the only barrier against deterioration. Unsealed cracks around windows, doors, and thresholds can permit moisture intrusion, which is the principle cause of the deterioration of any surface. Unfortunately, the evidence of such intrusion may only be obvious when it is raining. We have discovered leaking windows while it was raining that may not have been apparent otherwise. Regardless, there are many styles of windows but only two basic types, single and dual-glazed. Dual-glazed windows are superior, because they provide a thermal as well as an acoustical barrier. However, the hermetic seals on these windows can fail at any time, and cause condensation to form between the panes. Unfortunately, this is not always apparent, which is why we disclaim an evaluation of hermetic seals. Nevertheless, in accordance with industry standards, we test a representative number of unobstructed windows, and ensure that at least one window in every bedroom is operable and facilitates an emergency exit.
General Exterior Comments It is important to maintain a property, including painting or sealing walkways, decks, and other hard surfaces, and it is particularly important to keep the house walls sealed, which provide the only barrier against deterioration. Unsealed cracks around windows, doors, and thresholds can permit moisture intrusion, which is the principle cause of the deterioration of any surface. Unfortunately, the evidence of such intrusion may only be obvious when it is raining. We have discovered leaking windows while it was raining that may not have been apparent otherwise. Regardless, there are many styles of windows but only two basic types, single and dual-glazed. Dual-glazed windows are superior, because they provide a thermal as well as an acoustical barrier. However, the hermetic seals on these windows can fail at any time, and cause condensation to form between the panes. Unfortunately, this is not always apparent, which is why we disclaim an evaluation of hermetic seals. Nevertheless, in accordance with industry standards, we test a representative number of unobstructed windows, and ensure that at least one window in every bedroom is operable and facilitates an emergency exit.
Exterior Electrical: Motion Detector Lights Motion detector lights could not be tested to verify they are functional. You may wish to have them demonstrated or tested when dark.
Observations
4.1.1 Flashing, Siding & Trim Needs Service LOOSE BOARDS One or more siding boards were loose, which could result in moisture intrusion. Recommend a qualified siding contractor secure and fasten.
TRW Inspections Page 18 of 66 202 W Patte Rd Tina Presley
4.1.2 Flashing, Siding & Trim Minor Deficiencies HOLES OR DAMAGED AREAS There are one or more holes or damaged areas in the exterior cladding that should be serviced
4.1.3 Flashing, Siding & Trim Needs Service MISSING TRIM There are one or more areas of missing trim that should be replaced
4.1.4 Flashing, Siding & Trim Needs Service SIDING (IMPROPERLY INSTALLED/SEALED) The siding is not properly installed and/or sealed. All joints should be sealed by manufacturer’s specifications to prevent damage to moisture barrier as well as moisture intrusion. several of the end joints are less than the recommended span (which is 2 stud bays or approximately 32” minimum). This condition should be serviced by a competent and licensed contractor.
TRW Inspections Page 19 of 66 202 W Patte Rd Tina Presley
4.2.1 Eaves, Soffits & Fascia Minor Deficiencies HOLES OR GAPS There are one or more holes or gaps in the eaves that should be sealed to prevent pests from entering the attic area.
TRW Inspections Page 20 of 66 202 W Patte Rd Tina Presley
4.4.1 Exterior Doors Minor Deficiencies THRESHOLD NOT SEALED/SECURED Exterior doors thresold is not properly sealed and/or secured and should be serviced to prevent moisture and pest intrusion.
4.4.2 Exterior Doors Minor Deficiencies EXPOSED OSB SILL The sill under the front door has exposed osb board. OSB should not be exposed and should be serviced to prevent decay.
4.5.1 Exterior Electrical Minor Deficiencies OUTLET (INOPERABLE) One or more exterior electrical receptacles were inoperable at the time of the inspection. We made every attempt at locating a switch or reset any GFCI's that may control the outlet. Inspector recommends that an evaluation and any necessary corrections or repairs be performed by a qualified electrical contractor.
TRW Inspections Page 21 of 66 202 W Patte Rd Tina Presley
Left
4.5.2 Exterior Electrical Minor Deficiencies EXTERIOR LIGHT (INOPERABLE) One or more light fixture mounted at the exterior were inoperable at the time of the inspection. This condition can be caused by a burned out bulb, or a problem may exist with the light fixture, wiring or the switch. This light fixture should be re-tested after the bulb is replaced. If after bulb replacement the light still fails to respond to the switch, this condition may be a potential fire hazard, and an inspection and any necessary work should be performed by a qualified electrical contractor.
4.6.1 Exterior Plumbing Minor Deficiencies INADEQUATE INSULATION The water line(s) leading to the spigot(s) on the exterior of the home need to be insulated to prevent the freezing of the water line(s).
4.8.1 Patios, Patio Cover, Gazebos & Pergola Minor Deficiencies POSSIBLE MOISTURE STAINS
TRW Inspections Page 22 of 66 202 W Patte Rd Tina Presley
There are possible moisture stains atthe patio cover that should be monitored and serviced as needed if an active leak is present.
4.8.2 Patios, Patio Cover, Gazebos & Pergola Needs Service UNDERSIZED MATERIAL Portions of the patio cover have been built with undersized material. You may wish to have a competent and licensed contractor further evaluate and service as needed.
4.8.3 Patios, Patio Cover, Gazebos & Pergola Needs Service SAGGING BEAMS
TRW Inspections Page 23 of 66 202 W Patte Rd Tina Presley
One or more of the “Beams” at the exterior patio covers are undersized and sagging due to the weight the are carrying. This condition should be further evaluated by a competent and licensed contractor and repaired as needed to prevent additional movement and/or damage.
4.8.4 Patios, Patio Cover, Gazebos & Pergola Needs Service PATIO COVER CONSTRUCTION The patio cover ledger board is incorrectly attached to the home and appears to use decks screws instead of proper lag bolts and washers. Also, joist hangs have the improper fasteners and are not secured to the joist. This condition should be further evaluated by a competent and licensed contractor and repaired as needed for optimal safety.
TRW Inspections Page 24 of 66 202 W Patte Rd Tina Presley
4.10.1 Yard Walls Minor Deficiencies EARTH TO WOOD CONTACT AND IMPROPER MATERIAL The yard wall/fence includes earth to wood contact, it not built with material designed for exterior use and is loose. The fence should be further evaluated by a competent and licensed contractor to prevent premature failure.
TRW Inspections Page 25 of 66 202 W Patte Rd Tina Presley
TRW Inspections Page 26 of 66 202 W Patte Rd Tina Presley
5: ROOFING section-YWI4ZDVjN2MtYmUyMC00Mzk5LTlhN2MtYWUxZDdlOWZiMjY5
Information Roof Type Coverings: Material Coverings: Approx. Age Pitched, With Flat or Low Slope Metal Panel 1 Years Old Sections
Coverings: Layers Coverings: Condition Roof Drainage Systems: Type Amount of Layers is unknown Acceptable Condition No Gutters (full Gutter System is due to not being visible recommended)
Roof Drainage Systems: Drainage Skylights: Skylight/s Condition Condition N/A Monitor and Service as Needed (No Gutters)
What's Inspected The roof inspection portion of the General Home Inspection will not be as comprehensive as an inspection performed by a qualified roofing contractor. Because of variations in installation requirements of the huge number of different roof-covering materials installed over the years, the General Home Inspection does not include confirmation of proper installation. Home Inspectors are trained to identify common deficiencies and to recognize conditions that require evaluation by a specialist. Inspection of the roof typically includes visual evaluation of the roof structure, roof-covering materials, flashing, and roof penetrations like chimneys, mounting hardware for roof-mounted equipment, attic ventilation devices, ducts for evaporative coolers, and combustion and plumbing vents. The roof inspection does not include leak-testing and will not certify or warranty the roof against future leakage. Other limitations may apply and will be included in the comments as necessary.
Inspection Method Ladder The roof inspection portion of the General Home Inspection will not be as comprehensive as an inspection performed by a qualified roofing contractor. Because of variations in installation requirements of the huge number of different roof-covering materials installed over the years, the General Home Inspection does not include confirmation of proper installation. Home Inspectors are trained to identify common deficiencies and to recognize conditions that require evaluation by a specialist. Inspection of the roof typically includes visual evaluation of the roof structure, roof-covering materials, flashing, and roof penetrations like chimneys, mounting hardware for roof-mounted equipment, attic ventilation devices, ducts for evaporative coolers, and combustion and plumbing vents. The roof inspection does not include leak-testing and will not certify or warranty the roof against future leakage. Other limitations may apply and will be included in the comments as necessary.
Metal Roof Comments A metal roof is a roofing system featuring metal pieces or tiles exhibiting corrosion resistance, impermeability to water, and long life. It is a component of the building envelope. The metal pieces may be a covering on a structural, non- waterproof roof, or they could be self-supporting sheets.
Flashings: Material Metal, Rubber Visible portions of the flashing's were inspected looking for installation related deficiencies or damage (drip edge, sidewall, head-wall, counter, etc - if applicable). Typically most areas of flashing's are not visible as they are covered by the roof covering material, and therefore functionality has to be determined by looking for moisture intrusion on the sheathing in the attic or ceilings where the flashing was presumed to be in place. No deficiencies were observed at visible portions, at the time of inspection, unless otherwise noted in this report.
TRW Inspections Page 27 of 66 202 W Patte Rd Tina Presley
Flashings: Condition Needs Service Flashing is a general term used to describe sheet metal fabricated into shapes and used to protect areas of the roof from moisture intrusion. Inspection typically includes inspection for condition and proper installation of flashing in the following locations: - roof penetrations such as vents, electrical masts, chimneys, mechanical equipment, patio cover attachment points, and around skylights; - junctions at which roofs meet walls; - roof edges; - areas at which roofs change slope; - areas at which roof-covering materials change; and - areas at which different roof planes meet (such as valleys).
Roof Drainage Systems: No/Partial Gutters There are no gutters on the residence, which are reccomended for the general wellfare of the residence and its foundation, in as much as moisture is a perennial problem.
Limitations
Coverings DISCLAIMER: COMPLETELY HIDDEN The underlayment was hidden beneath the roof-covering material. It was not inspected and the Inspector disclaims responsibility for evaluating its condition or confirming its presence.
Observations
5.2.1 Flashings Minor Deficiencies KICKOUT FLASHING (NONE INSTALLED) The home had no kick-out flashing installed where walls extended past roof edges. Kick-out flashing is designed and installed to divert water from behind the exterior wall covering at areas of the home where a sidewall extends out past a connecting roof eve. This condition may allow moisture intrusion of the exterior wall covering. Moisture intrusion of the wall structure can damage home materials and encourage the growth of mold. Long term moisture intrusion can cause structural damage from wood decay. The Inspector recommends that before the expiration of your Inspection Objection Deadline, you consult with a qualified roofing contractor to discuss options and costs for replacement.
TRW Inspections Page 28 of 66 202 W Patte Rd Tina Presley
5.2.2 Flashings Needs Service SEAL/SERVICE The roof flashings needs to be sealed at one or more of the roof penetrations by a roofing specialist.
5.3.1 Roof Drainage Systems Maintenance/Monitor Items ROOF DRAINAGE SYSTEM (NO GUTTERS) The home had no roof drainage system to channel roof drainage away from the foundation. Elevated moisture levels in soil near the foundation can affect the ability of the soil to support the weight of the structure above and can cause problems related to soil/foundation movement. This condition should be monitored and gutters added as needed.
TRW Inspections Page 29 of 66 202 W Patte Rd Tina Presley
6: ELECTRICAL section-YWVlNDE3ODEtNDhhYi00MTIxLThmMjEtNGJiMWFhYzM5M2E0
Information Service Information: Service Type Service Information: Service Entry Service Information: Service Entry 120/240 Volt, 200 Amp Conductors Underground Inspected At Panel, Copper
Residential Electrical Distribution
Service Entrance & Drop: Main Service Entrance & Drop: Service Main & Sub Panels: Panel Disconnect Location Wires Location/s At Panel Acceptable Condition Left Side of Home
Branch Wiring: Branch Circuit Branch Wiring: Wiring Method Overcurrent Protection: Conductor Condition Romex Overcurrent Protection Type Needs Service Circuit Breakers
TRW Inspections Page 30 of 66 202 W Patte Rd Tina Presley
Overcurrent Protection: Overcurrent Protection Condition Needs Service
Service Information: General Information National safety standards require electrical panels to be weatherproof, readily accessible, and have a minimum of thirty-six inches of clear space in front of them for service. Also, they should have a main disconnect, and each circuit within the panel should be clearly labeled. Industry standards only require us to test a representative number of accessible switches, receptacles, and light fixtures. However, we attempt to test every one that is unobstructed, but if a residence is furnished we will obviously not be able to test each one.
Service Information: Service Ground Not Visible/Confirmed The grounding electrode is the item that actually makes contact with the earth. There are several options for this, but really only two main ones used in modern wiring. In most newer homes, when you foundation is framed and the re- bar installed, ther will be a piece of re-bar stubbed up at or near the service location. This piece of re-bar is called a "concrete encased electrode" or informally a "ufer" ground. This type of ground is typically not visible at the time of your inspection. Many homes also use a driven rod which is typically a 8 foot copper rod that is installed at or near the service panel. New homes may have 2 rods installed approx 6 feet apart. Older homes also used copper or steel water lines as the grounding electrode.
Main & Sub Panels: Condition of Electrical Panel/s Needs Service An electrical panel is also called a load center. It is a metal electrical service box that accepts the main power to the home and distributes electrical current to the various circuits within the home.
The distribution of power to the various circuits are protected from over-current by the use of circuit breakers or fuses.
Once you open the door to the panel you can access all the circuit breakers or fuses. Usually one of these panels feeds all the circuits in the home but there may be a situation where there is another "sub-panel" serving a dedicated area like a new kitchen.
You will find the circuit breakers stacked in the panel and controlled with a lever that places it in the "On" or "Off" position. You will also see a double pole circuit breaker at the top of the panel called the "Main". That breaker controls all the power to panel in the circuit breakers. The main breaker is used to power all the circuits on or off at one time. At the main circuit breaker you can also see the amperage capacity of the electrical panel. The main breaker will have a number on it identifying its ampere capacity, for example, "100" or "150". Today, 100 amp service is the minimum allowed by code in residential construction so 150 amp is very common. Electrical panels also come in 200 amp and 400 amp configurations.
To identify a circuit you should find stickers placed next to each breaker or a sheet adhered to the inside of the panel door that identifies the circuit served by a particular fuse or circuit breaker.
Branch Wiring: Branch Circuit Conductors Copper Branch Circuits: The portion of the wiring system extending past the final over-current device. These circuits usually originate at a panel and transfer power to load devices. Any circuit that extends beyond the final over-current protective device is called a branch circuit.
Overcurrent Protection: Compatibility Acceptable Condition Compatibility is referring to circuit breakers with the correct wire size connected to it and breaker properly fits in the electrical panel.
TRW Inspections Page 31 of 66 202 W Patte Rd Tina Presley
GFCI/AFCI: GFCI Protection None in Panel (may be located in several locations in the home) A ground-fault circuit interrupter (GFCI) is the only protection device designed to protect people against electric shock from an electrical system. A GFCI protection device operates on the principle of monitoring the imbalance of current between the circuit's ungrounded (hot) and grounded (neutral) conductor. It does not monitor the grounding conductor, and so it will still operate in a circuit without a ground.
GFCI/AFCI: AFCI Protection Present, Needs Service Most people are familiar with the term arcing. Arcing may be intended, such as with an arc welder or unintended, such as when a tree falls on a power line during a storm creating a current discharge between conductors or to the ground. An arc fault is an unintended arc created by current flowing through an unplanned path. Arcing creates high intensity heating at the point of the arc resulting in burning particles that may easily ignite surrounding material, such as wood framing or insulation. The temperatures of these arcs can exceed 10,000 degrees Fahrenheit. Smoke alarms, fire extinguishers and escape ladders are all examples of emergency equipment used in homes to take action when a fire occurs. An AFCI is a product that is designed to detect a wide range of arcing electrical faults to help reduce the electrical system from being an ignition source of a fire. Conventional overcurrent protective devices do not detect low level hazardous arcing currents that have the potential to initiate electrical fires. It is well known that electrical fires do exist and take many lives and damage or destroy significant amounts of property. Electrical fires can be a silent killer occurring in areas of the home that are hidden from view and early detection. The objective is to protect the circuit in a manner that will reduce its chances of being a source of an electrical fire.
Limitations
Service Information UFER GROUNDS Ufer Grounds are typically not visible during the inspection process due to being connected within a wall with no access to the connection point.
Observations
6.3.1 Main & Sub Panels Minor Deficiencies NOT LABELED Electrical panel does not have labels. Recommend a qualified electrician test and properly label all switches.
TRW Inspections Page 32 of 66 202 W Patte Rd Tina Presley
6.4.1 Branch Wiring Minor Deficiencies EXPOSED SHEATHING (IN PANEL) There are one or more wires in the panel with exposed exterior sheathing. The outer sheathing on the Romes is typically required to be stripped when it enters the panel. You may wish to have this condition further evaluated and serviced as needed by an electrical specialist.
6.5.1 Overcurrent Protection Minor Deficiencies BREAKER(S) (TRIPPED) One or more circuit breakers in the panel were tripped. This condition should be further evalauted and serviced as needed by an electrical specialist.
6.6.1 GFCI/AFCI Needs Service MISSING ARC FAULT PROTECTED CIRCUIT BREAKERS There are not as many Arc Fault protected circuits in the home that is generally required. Typically arc fault protected circuits are required in several areas of the home. This condition should be further evalauted and serviced as needed by an electrical specialist. (3 arch faults installed panel, does not appear that all circuits that are typically required to be protected are actually protected and should be further comment on by an electrical specialist or city/county building official)
TRW Inspections Page 33 of 66 202 W Patte Rd Tina Presley
TRW Inspections Page 34 of 66 202 W Patte Rd Tina Presley
7: PLUMBING section-OTMzNGZjMmUtNWEwZi00YjU2LTkxMjQtOTlmYTBhZDBhNjJj
Information General: Visible Main Water Drain, Waste, & Vent Systems: Drain, Waste, & Vent Systems: Supply Material Waste and Vent Piping Condition Functional Drainage Copper Needs Service Needs Service
Insulation & Supports: Insulation Distribution Pipes (potable Water Water Heater/s: Energy Source & Supports Condition Supply Lines): Visible Distribution No Water Heater Installed at Acceptable Condition Piping Condition Time of Inspection Acceptable Condition
Sewer Scope: Sewer Scope Sewer Scope: Sewer Accessed Sewer Scope: Sewer Scope Completed From Finding Pipe Sticking Out of Crawlspace Minor Defects on Right of Home
General: Main Water Shut-Off Device (Location) At Street, Right Side of Home
General: Main Water Shut-Off (Condition) Main Valve OK, Needs Service Although the main water supply shut-off valve was not operated at the time of the inspection it was visually inspected and appeared to be in serviceable condition.
TRW Inspections Page 35 of 66 202 W Patte Rd Tina Presley
Drain, Waste, & Vent Systems: Material ABS We attempt to evaluate drain pipes by flushing every drain that has an active fixture while observing its draw and watching for blockages or slow drains, but this is not a conclusive test and only a video-scan of the main line would confirm its actual condition. However, you can be sure that blockages will occur, usually relative in severity to the age of the system, and will range from minor ones in the branch lines, or at the traps beneath sinks, tubs, and showers, to major blockages in the main line. The minor ones are easily cleared, either by chemical means or by removing and cleaning the traps. However, if tree roots grow into the main drain that connects the house to the public sewer, repairs could become expensive and might include replacing the entire main line. For these reasons, we recommend that you ask the sellers if they have ever experienced any drainage problems, or you may wish to have the main waste line video-scanned before the close of escrow. Failing this, you should obtain an insurance policy that covers blockages and damage to the main line. However, most policies only cover plumbing repairs within the house, or the cost of rooter service, most of which are relatively inexpensive.
Distribution Pipes (potable Water Supply Lines): Material (Visible Water Lines) PEX Water Lines within the walls may be a different material than what is visible. For example, there may be PEX water lines in the attic but then stubbed out with copper for the shut off valve to be installed on. In this case the visible water lines are cooper.
Distribution Pipes (potable Water Supply Lines): Functional Flow (Volume, not pressure) Acceptable Condition Functional flow is tested by turning on several fixtures at once in the house and observing the flow. The flow (volume) should not decrease to any of the fixtures. A decrease in flow could be caused by several reasons ranging from a failing pressure regulator, undersized material or restricted lines.
Water Heater/s: General Water Heater Comments There are a wide variety of residential water heaters that range in capacity from fifteen to one hundred gallons. They can be expected to last at least as long as their warranty, or from five to eight years, but they will generally last longer. However, few of them last longer than fifteen or twenty years and many eventually leak. So it is always wise to have them installed over a drain pan plumbed to the exterior. Also, it is prudent to flush them annually to remove minerals that include the calcium chloride bi-product of many water softening systems. The water temperature should be set at a minimum of 110 degrees fahrenheit to kill microbes and a maximum of 140 degrees to prevent scalding. Also, water heaters can be dangerous if they are not seismically secured and equipped with either a pressure/temperature relief valve and discharge pipe plumbed to the exterior, or a Watts 210 gas shut-off valve.
Sewer Scope: Sewer Scope Video Link https://youtu.be/1cIQ65A9FIg At your request the sewer line was scoped. The included link will take you to an unlisted youtube video that contains the video of the sewer scope. The video can be accessed here.
Observations
7.1.1 General Needs Service WATER OFF The water was off at the time of the inspection and therefore none of the water lines, water fixtures, drains and other water components were tested. A visual examination of the different components is all that could be completed at the time of the inspection. It is recommended that a competent and licensed plumber properly turn water to the home and all fixtures and verify proper function of the water and drainage system.
TRW Inspections Page 36 of 66 202 W Patte Rd Tina Presley
7.2.1 Drain, Waste, & Vent Systems Needs Service WASTE PIPES (IMPROPER SLOPE) CRAWLSPACE Waste pipes visible in the crawlspace were improperly sloped uphill. This condition may result in improper drainage, pipe blockage or damage and should be further evaluated and repaired or replaced as needed by a competent and licensed plumbing specialist.
7.2.2 Drain, Waste, & Vent Systems Minor Deficiencies DRAIN/WASTE (IMPROPER SUPPORT) CRAWLSPACE Plastic waste or drain pipes visible in the crawlspace were not properly supported. The Inspector recommends correction by a qualified plumbing contractor.
7.2.3 Drain, Waste, & Vent Systems Needs Service NO WASTE AND WASTE WATER DISPOSAL SYSTEM ON PROPERTY The home appears to not be connected to a waste and waste water disposal system. It is unknown if one is present on the property, however, the sewer lines coming out of the crawlspace on the right of the home are cut off and do not go further away from the house. Scoping the sewer through these pipes showed us that these pipes are indeed connected to the plumbing fixtures in the home including toilets, showers/bathtubs, and sinks. This condition should be further evaluated by a competent and licensed plumbing specialist and a proper sewage system (such as a septic tank or tapping into the city sewer if it is accessible) installed for the property's waste and waste water disposal.
7.2.4 Drain, Waste, & Vent Systems Needs Service DRAIN CONNECTIONS UNDER THE HOME CANNOT BE VERIFIED The drain connections from the fixtures in the home that are in the crawlspace could not be verified as connected to the main drainage system. This condition should be further evaluated by a competent and licensed plumbing specialist to confirm or deny the attachment of the various fixtures to the main drain line of the home.
7.5.1 Water Heater/s Needs Service WATER HEATER (NOT INSTALLED) The water heater was not installed at the time of the inspection. The water heater should be installed and tested.
7.6.1 Sewer Scope Minor Deficiencies MINOR DEFECTS IN SEWER LINE The sewer line has one or more minor defects that although does not appear to be affecting the performance of the drainage system you should monitor the condition and service as needed. These defects include but are not limited to: holding a significant amount of water in areas of the pipe.
TRW Inspections Page 37 of 66 202 W Patte Rd Tina Presley
8: GENERAL GAS/FUEL COMPONENTS section-NTQzNjgzOWEtZjk3ZS00OGFiLTk4NTYtZmU1NWQwYWFlYWUw
Information General: General Condition General: Type Gas Supply Lines: Fuel Acceptable Condition Natural Gas Distribution Material Black Steel
Gas Supply Lines: Gas Line Condition Significant Portions Are Not Visible
Main Gas Shut-off: Main Fuel Shut-Off (Location) Front of the home, Left Side of the Home
Main Gas Shut-off: Main Fuel Shut-Off (Condition) Satisfactory Although the main water supply shut-off valve was not operated at the time of the inspection it was visually inspected and appeared to be in serviceable condition.
TRW Inspections Page 38 of 66 202 W Patte Rd Tina Presley
9: ATTIC section-MTEzOTgzZmEtZDAyMi00MGYzLTlmODUtZWU1NDM1NjYzNjE2
Information Attic Entry Location/s Inspection Method Attic Not Access due to Rear right bedroom closet From Entry inadequate Clearances Attic Condition Attic: Attic Condition Framing: Condition Acceptable Condition Acceptable Condition Much of the framing is not visible due to spray foam insulation
Attic Ventilation Attic Ventilation Electrical: Attic Electrical Fans/Thermostatic Controls: Fans/Thermostatic Controls: Attic Acceptable Condition Ventilation Type Ventilation None Found Acceptable Condition
Water LInes: Attic Water Lines Vent Terminations: Vent Visible Insulation: Insulation Type Acceptable Condition Teriminations Sprayed Foam Needs Service
Visible Insulation: Thickness Visible Insulation: Insulation Approx 9 to 12 inches Condition Acceptable Condition, Not all areas are visible
Not All Areas Are Accessible Not all areas of the attic are accessible due to vaulted Ceilings and/roof framing/sheathing.
Framing: Framed The visible portions of the conventionally stacked roof framing are in acceptable condition, and would conform to the standards of the year in which they were installed.
Vapor Diffusion Retarders/ Barrier: Vapor Barrier (Diffusion Retarder) None In most U.S. climates, vapor barriers, or -- more accurately -- vapor diffusion retarders, should be part of a moisture control strategy for a home. A vapor barrier or vapor diffusion retarder is a material that reduces the rate at which water vapor can move through a material. The older term "vapor barrier" is still used even though "vapor diffusion retarder" is more accurate. The ability of a material to retard the diffusion of water vapor is measured in units known as "perms" or permeability. The International Residential Code describes three classes of water vapor retarders:
Observations
9.6.1 Vent Terminations Minor Deficiencies BATHROOM EXHAUST VENT (TERMINATES)
TRW Inspections Page 39 of 66 202 W Patte Rd Tina Presley
A bathroom exhaust vent terminated in the attic instead of at the home exterior. This condition can raise moisture vapor levels in the attic to the point at which home materials are damaged or unhealthy conditions related to mold develop. The Inspector recommends correction by a qualified contractor.
TRW Inspections Page 40 of 66 202 W Patte Rd Tina Presley
10: INTERIOR section-ZWZjNDlhYWUtYjZlNi00ZmM1LThkZTUtMTFlMWNiZGQ1MDZm
Information Doors: Interior Doors Condition Floors: Interior Floor Condition/s Walls/Ceilings: Walls/Ceiling Needs Minor or Maintenance Needing Service Condition Type Service, Monitor and Acceptable Condition Service as Needed
Windows: Window Condition Carbon Monoxide Detectors: Lights: Interior Light/s Minor Defect Condition Minor Defect Not Present, Needing Service
Ceiling Fans: Condition Receptacles/Switches: Outlets & Laundry Room/Area: Dryer Vent Present, Needing Service Switches Condition Needs Service Needs Service .
Laundry Room/Area: Vent Laundry Room/Area: Exhaust Fan Laundry Room/Area: Gas Valve Material Acceptable Not Present None
Laundry Room/Area: Laundry Laundry Room/Area: Laundry Bedroom Locations: Master Room Drain Observations Room Valves Bedroom Not Visible, Capped Acceptable Condition Front Left of the home
Bedroom Locations: 1st Guest Bedroom Locations: 2nd Guest Bathrooms: Shower Stall Bedroom Bedroom Not Tested Rear Right of the home Front Right of the home
Bathrooms: Bathtub Bathrooms: Was Hot Water Kitchen: Kitchen Water Fixtures Not Tested, Needing Service Received At All Fixtures Condition Not Tested Not Tested
Kitchen: Was Hot Water Received Kitchen: Sink Kitchen: Undersink At All Water Fixtures Not Tested Acceptable Not Tested
Kitchen: Visible Plumbing Closets and Storage areas: Interior Observations: Interior Condition (Drains, Water Lines, Condition Observations Shut Off Valves) Needs Service Needing Service Not Tested
TRW Inspections Page 41 of 66 202 W Patte Rd Tina Presley
What's Inspected Inspection of the home interior does not include testing for radon, mold, asbestos, lead paint, or other environmental hazards unless specifically requested as an ancillary inspection. Inspection of the home interior typically includes:
ROOMS - interior wall, floor and ceiling coverings and surfaces; - doors: condition, hardware, and operation; - windows: condition, hardware, and operation; - permanently-installed furniture, countertops, shelving, and cabinets; and - light fixtures.
ELECTRICAL - switches; - receptacles; and - light fixtures.
INTERIOR TRIM - door casing; - window casing, sash, and sills; - baseboard; and - Molding (crown, wainscot, chair rail, etc.)
Disclaimer: Interior Inspection The General Home Inspection includes inspection of the home structural elements that were readily visible at the time of the inspection. This typically includes the foundation, exterior walls, floor structures and roof structure. Much of the home structure is hidden behind exterior and interior roof, floor, wall, and ceiling coverings, or is buried underground. Because the General Home Inspection is limited to visual and non-invasive methods, this report may not identify all structural deficiencies. Upon observing indications that structural problems may exist that are not readily visible, the inspector may recommend inspection, testing, or evaluation by a specialist that may include invasive measures.
TRW Inspections Page 42 of 66 202 W Patte Rd Tina Presley
Smoke Detectors: Condition Present, Acceptable Installing your smoke alarms correctly - and making sure they are in working order - is an important step to making your home and family safer from fire. Its important to have enough smoke alarms in your home. Fire research has demonstrated that with todays modern furnishings, fires can spread much more rapidly than in the past when more natural materials were used. Because of this, having a sufficient number of properly located smoke alarms is essential to maximize the amount of available escape time. For many years NFPA 72, National Fire Alarm and Signaling Code, has required as a minimum that smoke alarms be installed inside every sleep room (even for existing homes) in addition to requiring them outside each sleeping area and on every level of the home. (Additional smoke alarms are required for larger homes.) Homes built to earlier standards often dont meet these minimum requirements. Homeowners and enforcement authorities should recognize that detection needs have changed over the years and take proactive steps make sure that every home has a sufficient complement of smoke alarms.
Installation guide
Planning and Implementing a Successful Smoke Alarm Installation Program A smoke alarm installation program in your community can make a measurable difference in reducing deaths and injuries from fire. The updated Planning and Implementing a Successful Smoke Alarm Installation Program (PDF) is a comprehensive guide including everything youll need to get started, from tips on how to select volunteers, to pointers on soliciting donations and publicizing your program. Download the program. Installing smoke alarms
Choose smoke alarms that have the label of a recognized testing laboratory. Install smoke alarms inside each bedroom, outside each sleeping area and on every level of the home, including the basement. On levels without bedrooms, install alarms in the living room (or den or family room) or near the stairway to the upper level, or in both locations. Smoke alarms installed in the basement should be installed on the ceiling at the bottom of the stairs leading to the next level. Smoke alarms should be installed at least 10 feet (3 meters) from a cooking appliance to minimize false alarms when cooking. Mount smoke alarms high on walls or ceilings (remember, smoke rises). Wall-mounted alarms should be installed not more than 12 inches away from the ceiling (to the top of the alarm). If you have ceilings that are pitched, install the alarm within 3 feet of the peak but not within the apex of the peak (four inches down from the peak).
TRW Inspections Page 43 of 66 202 W Patte Rd Tina Presley
Figure A.29.8.3.1 from NFPA 72, National Fire Alarm and Signaling Code (2013 edition). Don't install smoke alarms near windows, doors, or ducts where drafts might interfere with their operation. Never paint smoke alarms. Paint, stickers, or other decorations could keep the alarms from working. For the best protection, interconnect all smoke alarms. When one smoke alarm sounds they all sound. Interconnection can be done using hard-wiring or wireless technology. When interconnected smoke alarms are installed, it is important that all of the alarms are from the same manufacturer. If the alarms are not compatible, they may not sound. There are two types of smoke alarms ionization and photoelectric. An ionization smoke alarm is generally more responsive to flaming fires, and a photoelectric smoke alarm is generally more responsive to smoldering fires. For the best protection, both types of alarms or combination ionization-photoelectric alarms, also known as dual sensor smoke alarms, are recommended. Keep manufacturers instructions for reference.
Testing smoke alarms
Smoke alarms should be maintained according to manufacturers instructions. Test smoke alarms at least once a month using the test button. Make sure everyone in the home understands the sound of the smoke alarm and knows how to respond. Follow manufacturers instructions for cleaning to keep smoke alarms working well. The instructions are included in the package or can be found on the internet. Smoke alarms with non-replaceable 10-year batteries are designed to remain effective for up to 10 years. If the alarm chirps, warning that the battery is low, replace the entire smoke alarm right away. Smoke alarms with any other type of battery need a new battery at least once a year. If that alarm chirps, warning the battery is low, replace the battery right away. When replacing a battery, follow manufacturers list of batteries on the back of the alarm or manufacturers instructions. Manufacturers instructions are specific to the batteries (brand and model) that must be used. The smoke alarm may not work properly if a different kind of battery is used.
Interconnected smoke alarms increase safety In a Consumer Product Safety Commission (CPSC) survey of households with any fires, including fires in which the fire department was not called, interconnected smoke alarms were more likely to operate and alert occupants to a fire.1 People may know about a fire without hearing a smoke alarm.
When smoke alarms (interconnected or not) were on all floors, they sounded in 37% of fires and alerted occupants in 15%. When smoke alarms were not on all floors, they sounded in only 4% of the fires and alerted occupants in only 2%. In homes that had interconnected smoke alarms, the alarms sounded in half (53%) of the fires and alerted people in one-quarter (26%) of the fires.
TRW Inspections Page 44 of 66 202 W Patte Rd Tina Presley
Countertops & Cabinets: Countertops and Cabinets Condition Needs Minor or Maintenance Type Service The cabinets and counter-tops were inspected looking for damage and by testing a representative number of doors and drawers evaluating their operation
Laundry Room/Area: Dryer Vent Termination Point No Dryer Vent The U.S. Fire Administration reports that every year more than 2,900 home fires are started by clothes dryers, and the leading cause of these fires is a buildup of lint due to lack of simple maintenance on the part of the owner. Each load of laundry that passes through your washing machine and makes its way to your clothes dryer contains lintmostly small particles of cloth and fiber that are loosened from clothing by the action of agitating water. Plenty of lint makes it past the filter and gets trapped in crevices deep inside the lint filter trap and all along the dryer vent hose or duct as it makes its way to the outside vent opening. When the collections build up, they restrict airflow and lead to overheating, which can ignite the lint itself. There are several warning signs that dangerous lint buildup has occurred in your dryer and venting system, indicating that it needs a thorough cleaning:
Clothes take longer to dry or don't dry fully Clothes are hotter than normal at the end of the drying cycle Outside of dryer gets very hot Outside exhaust vent flapper does not open very much, indicating low exhaust velocity Laundry room becomes more humid than usual Burnt smell is evident in the laundry room
Bathrooms: Exhaust Fans & Vents Acceptable The bath ventilation fan(s) were tested by operating the switch and listening for proper air flow. Ventilation fans are recommended for all bathrooms containing a shower or tub. A window in a bathroom can substitute for a fan, but a fan is still recommended due to not utilizing fans in colder winter months. No deficiencies were observed at the time of inspection unless otherwise noted in this report.
Bathrooms: Shower/Bathtub Wall(s) Acceptable The shower walls were inspected looking for any significant damage or areas that could allow for water infiltration behind the walls. No reportable conditions were present at the time of inspection unless otherwise noted in this report.
Bathrooms: Sink(s) Acceptable The sink(s) were inspected by operating the faucet valves and checking for proper flow and drainage, looking for leaks, operating pop-ups, etc. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.
Bathrooms: Toilet(s) Minor Defect The toilets were inspected by flushing them to ensure they were flushing adequately and to determine no leaks were present at the water supply line or tank location. Toilets will also be checked for an adequate connection at the floor. No deficiencies were observed at the time of inspection unless otherwise noted in this report.
Bathrooms: Visible Plumbing Not Installed Visible portions of sink plumbing is inspected by running water through the drain pipe for over one minute and looking for leaks from the drain pipe / trap assembly, water supply lines, and areas underneath of the sink area (ceiling below/basement/crawl space). Other significant defects are also looked for with the plumbing. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.
TRW Inspections Page 45 of 66 202 W Patte Rd Tina Presley
Bathrooms: Undersink Condition Acceptable At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of under-sink plumbing in this bathroom.
Bathrooms: Bathroom Outlets GFCI Protected All Bathroom outlets should be GFCI protected. Regardless of the age of home this important safety feature should be installed for optimal safety.
Kitchen: Kitchen Outlets Acceptable Condition and include GFCI Protection All Kitchen countertop outlets should include GFCI protection. Recently GFCI protection requirements have been modified to include the dishwasher and garbage disposal. Regardless of he age of home this important safety feature should be installed for optimal safety.
Observations
10.1.1 Doors Minor Deficiencies INTERIOR DOOR (DOESNT LATCH) 2ND GUEST BEDROOM CLOSET, LAUNDRY ROOM, 1ST GUEST BEDROOM CLOSET One or more interior doors do not latch and the door can be pulled back open when it is closed. This condition should be serviced as needed to function properly.
2nd Guest Bedroom Closet Laundry Room 1st Guest Bedroom Closet
10.1.2 Doors Minor Deficiencies FLUSH BOLT (NEEDS ADJUSTMENT) SITTING ROOM One or more flush bolts in the home need adjustment so that they may function properly. This condition should be repaired as needed.
TRW Inspections Page 46 of 66 202 W Patte Rd Tina Presley
Sitting Room
10.1.3 Doors Maintenance/Monitor Items INTERIOR DOOR (RUBS) THROUGHOUT An interior door rubs when it is closed and should be serviced as needed by a competent and licensed contractor.
10.1.4 Doors Minor Deficiencies DOOR (DIFFICULT/UNABLE TO LOCK) FRONT DOOR There are one or more doors in the home that are difficult or unable to lock and should be repaired as needed to function properly.
Front Door
10.1.5 Doors Minor Deficiencies EXTERIOR DOOR (NOT FULLY SEALED) FRONT DOOR
TRW Inspections Page 47 of 66 202 W Patte Rd Tina Presley
An exterior door is not fully sealed and should be sealed to prevent moisture intrusion and pest intrusion.
Front Door
10.2.1 Floors Needs Service FLOORS (WAVY) THROUGHOUT The floors of the home are wavy and you may wish to have the home releveled at some point.
10.2.2 Floors Needs Service FLOOR (SOFT AREAS) THROUGHOUT There is one or more soft areas in the floor that should be further evaluated and repaired or replaced as needed by a competent and licensed contractor.
10.4.1 Windows Minor Deficiencies WINDOW (DIFFICULT TO OPERATE) KITCHEN,, 2ND GUEST BEDROOM A window was difficult to operate and should be further evaluated and repaired or replaced as needed by a competent and licensed contractor.
TRW Inspections Page 48 of 66 202 W Patte Rd Tina Presley
Kitchen 2nd Guest Bedroom
10.5.1 Carbon Monoxide Detectors Needs Service PERMANENT CARBON MONOXIDE DETECTOR (NEEDED) The Inspector recommends installing a permanently installed carbon monoxide detector to protect the home. Carbon monoxide is an odorless, colorless, tasteless, toxic gas that is a product of the combustion process. Combustion appliances such as gas furnaces and heaters can introduce dangerously high levels of carbon monoxide onto the indoor air if combustion components need adjustment. Carbon monoxide detectors monitor indoor air and sound an alarm if dangerously high levels of carbon monoxide are detected. They are inexpensive and available at most hardware and home improvement stores. The Inspector recommends installation by a qualified contractor. Carbon monoxide detectors are typically required when there are gas appliances in the home or if there is an attached garage. Carbon Monoxide Link
10.7.1 Lights Minor Deficiencies LIGHT (NO RESPONSE) THROUGHOUT One or more light fixtures did not respond to the switch. If the seller cannot explain where the switch is for this light, the bulb may need to be replaced or there may be a problem with the switch, wiring or light fixture. If after the bulb is replaced this light still fails to respond to the switch, this condition may represent a potential fire hazard and should be further evaluated and repaired or replaced as needed by a competent and licensed electrical specialist.
TRW Inspections Page 49 of 66 202 W Patte Rd Tina Presley
Laundry Room Master Bathroom Powder Room
1st Guest Bathroom
10.7.2 Lights Minor Deficiencies CLOSET LIGHT (NO SHROUD) 2ND GUEST BEDROOM, 1ST GUEST BEDROOM There is a light in a closet in the home that has no shroud to protect the bulb from damage. This condition should be further evaluated and repaired or replaced as needed by a competent and licensed contractor.
TRW Inspections Page 50 of 66 202 W Patte Rd Tina Presley
2nd Guest Bedroom 1st Guest Bedroom
10.8.1 Ceiling Fans Minor Deficiencies CEILING FAN (DID NOT RESPOND) THROUGHOUT A ceiling fan in the home did not respond and should be repaired or replaced as needed by a competent and licensed contractor. (Remotes have no batteries)
10.9.1 Receptacles/Switches Needs Service OUTLET (NO RESPONSE) MASTER BEDROOM There one or more outlets that do not appear to have power. This condition should be evaluated and repaired as needed by a licensed electrical specialist. (It appears that there is a tripped arc fault breaker for the outlets in the master bedroom)
10.10.1 Countertops & Cabinets Minor Deficiencies CABINET DOOR (NEEDS SERVICE) KITCHEN A cabinet door in the home needs service to function smoothly and should be further evaluated and repaired or replaced as needed by a competent and licensed contractor. (The space for the microwave appears to be improperly installed and the cabinet door next to the stove doesn’t open all the way due to the stove being too close)
10.11.1 Laundry Room/Area Needs Service DRYER VENT (NOT PRESENT) There is no dryer vent provided for the dryer. This condition should be further evaluated and one installed for the proper functionality of a dryer.
TRW Inspections Page 51 of 66 202 W Patte Rd Tina Presley
10.13.1 Bathrooms Minor Deficiencies TOILET (LOOSE) MASTER BATHROOM, 1ST GUEST BATHROOM The toilet is loose and should be serviced to function properly.
10.13.2 Bathrooms Needs Service BATHTUB (NEEDS SECURING) MASTER BATHROOM One or more of the bathtubs in the home need securing and should be serviced as needed by a competent and licensed contractor.
Master Bathroom
10.13.3 Bathrooms Minor Deficiencies TOILET (DOESNT HAVE PROPER CLEARANCES) POWDER ROOM One or more toilets in the home did not have proper clearances and should be serviced to have the proper clearances. This condition should be repaired as needed by a competent and licensed plumbing specialist.
10.13.4 Bathrooms Needs Service SWITCH (NEEDS GFCI PROTECTION) MASTER BATHROOM There is a switch within reach of the shower, therefore, the switch should be GFCI protected. This condition should be further evaluated and repaired as needed by a competent and licensed electrical specialist.
TRW Inspections Page 52 of 66 202 W Patte Rd Tina Presley
Master Bathroom
10.13.5 Bathrooms Minor Deficiencies TOILET (TANK NOT SUPPORTED PROPERLY) 1ST GUEST BATHROOM A toilet in the home is further from the wall than it should be and this can cause the tank to not be supported properly and could cause leaks after a period of time of continuous use. You may wish to have this condition further evaluated and repaired or replaced as needed by a competent and licensed plumbing specialist.
1st Guest Bathroom
10.15.1 Closets and Storage areas Minor Deficiencies NO CLOSET HARDWARE INSTALLED 1ST GUEST BEDROOM, 2ND GUEST BEDROOM There was no closet hardware such as shelving or clothes bars installed in several closets of the home. This condition should be further evaluated and installed as needed by a competent and licensed contractor.
10.16.1 Interior Observations Needs Service PLUMBING NOT FULLY INSTALLED THROUGHOUT
TRW Inspections Page 53 of 66 202 W Patte Rd Tina Presley
The plumbing in the home was not fully installed (stubbed out of wall only) due to this condition none of the plumbing or water fixtures could be tested. The plumbing should be fully installed and then tested for functionality and leaks.
TRW Inspections Page 54 of 66 202 W Patte Rd Tina Presley
11: HEATING & COOLING section-NzM1ODkwOWItZTQwZi00N2Q0LWI1NjEtZmY1NzUwYmFkNDE0
Information Heating/Cooling System: Heating Heating/Cooling System: System Heating/Cooling System: and Cooling Type Location/s Approximate System Age Split Heat Pump Hall Closet, Right of the Home 1 Years Old
Heating/Cooling System: Heat Heating/Cooling System: Were All Heating/Cooling System: System Pump Condition Readily Openable Panels Opened Condition Acceptable Condition No (due to possible active Acceptable Condition warranties)
Furnace/Heat: Furnace/Heater Furnace/Heat: Heat Energy Furnace/Heat: Electrical Condition Source Acceptable Condition Functional Electric
Heat
Furnace/Heat: Furnace Closet Furnace/Heat: Were All Readily Blower/Circulating Fan: Blower Condition Openable Panels Opened Motor Condition Acceptable Condition No (due to possible active Not Visible/sealed unit warranties)
Return Air Compartment: Return Return Air Compartment: Air Evaporator Coil: Evaporator Coil Air compartment Condition Filter Condition Not Visible, Not Tested Due to Not Visible Acceptable Ambient Air Temperature
Evaporator Coil: Evaporator Coil Condensate Drain: Type Condensing Coil: Condensing Coil Condition Not Visible Condition Not Visible, Not Tested Due to Functional Ambient Air Temperature
TRW Inspections Page 55 of 66 202 W Patte Rd Tina Presley
Condensing Coil Disconnect: Refrigerant Lines: Refridgerant Thermostat: Thermostat Condensing Coil Disconnect Line Condition Condition Location/Condition Needs Service Acceptable Condition Located at the unit
Registers: Registers Distribution System: Type Distribution System: Condition Acceptable Condition Flexible Significant Portions Not Visible
Distribution System: Heating and Cooling Source to Each Room Yes
Heating/Cooling System: HVAC Introduction The general home inspection does not include any type of HVAC system warranty or guaranty. Inspection of heating and Cooling systems is limited to basic evaluation based on visual examination and operation using normal controls. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified heating, ventilating, and air-conditioning (HVAC) contractor. Inspection of heating systems typically includes: - system operation: confirmation of adequate response to the thermostat; - location; - component condition - exterior cabinet condition; - fuel supply configuration and condition; - combustion exhaust venting; - air distribution components; - proper condensation discharge; and - temperature/pressure relief valve and discharge pipe: presence, condition, and configuration.
Heating/Cooling System: The system is newer The system is newer. Such systems are designed to last approximately 20 years, but they should be serviced bi- annually and filters changed regularly.
Heating/Cooling System: Data Plates Data Plates of the HVAC system with the model number and serial numbers.
Heat Pump Condensing Coil
TRW Inspections Page 56 of 66 202 W Patte Rd Tina Presley
Furnace/Heat: Automatic Safety Controls Acceptable Automatic safety controls include limit switches, thermocouples, blower door fan switches and over current protection on electric units.
Furnace/Heat: Heat Exchanger Not Fully Visible If the home is equipped with a gas furnace, the heat exchanger on the furnace was not fully visible due to the configuration of the furnace. This is a common condition and we attempt to see as much as possible of this component, however, full visual examination is not possible.
Return Air Compartment: Filter Location Front Hallway, Rear Hallway
Front Hallway Rear Hallway
Condensate Drain: Condition Needs Service This is the condensate drain, which plays an important role in removing condensation produced by your air conditioner's evaporator coil. If the line isn't properly cleaned, algae and mold can grow inside and clog the drain, causing elevated humidity, musty odors and water damage inside your home.
Temperature Differential (Delta T): Temperature Differential Not tested due to current ambeint air temp It is the difference between the temperature of the air going into an air conditioner and the temperature of the air coming out, and is also called the delta T by HVAC professionals. A temperature split is usually determined using a probe thermometer inserted in the main return air duct just before the air handler and then at the main supply air duct at the other end of the unit. If the air temperature going in is 78 F, for example, and the air coming out is 60 F, then the temperature split is 18 F. In some systems it is difficult to test directly at the air handler and the split can be tested at a nearby air vent (register) and compared to the ambient room temperature. We consider the acceptable range to be between 18 F and 22 F, with 18 F to 20 F being ideal. Below 18 F means the system is performing poorly and above 22 F indicates that it is actually cooling too well, which can cause condensation at the air vents and eventual mold growth. A dirty air filter and the first stage of a refrigerant leak are two of several different problems that can cause a high temperature split.
Heating and Cooling Source to rooms: Heating and Cooling Heating and Cooling is provided to each room with the use of the described Heating and Cooling system using Ducts and registers to each room in the home.
Observations
TRW Inspections Page 57 of 66 202 W Patte Rd Tina Presley
11.2.1 Furnace/Heat Needs Service INADEQUATE HEAT A furnace in the home produced inadequate heat and should be further evaluated and repaired or replaced as needed by a competent and licensed HVAC specialist.
11.6.1 Condensate Drain Minor Deficiencies CONDENSATE DRAIN (TERMINATION NOT VISIBLE) The condensate drain has no visible termination. The termination should be verified or the condensate drain should be traced to locate it. This condition should be further evaluated and repaired as needed by a competent and licensed HVAC specialist.
11.9.1 Refrigerant Lines Minor Deficiencies INSULATION (DAMAGED/MISSING) Insulation on the air-conditioning suction (large, insulated) line was damaged or missing at areas and should be replaced by a qualified HVAC contractor.
TRW Inspections Page 58 of 66 202 W Patte Rd Tina Presley
12: APPLIANCES section-MzE0NWJmN2UtODA2NC00MTAwLTkwODgtNDQ2OTUxNjVkNTRi
Information Dishwasher: Condition Range/Oven/Cooktop: Range/Oven/Cooktop: Range Present, Not Tested Due to No Range/Oven Type Hood: Mounting Activation Gas-Fired Over the Range
Range/Oven/Cooktop: Range Hood: Condition Present, Acceptable
About Conveyance Some appliances may not "convey" or be included with the home. This should be spelled out in your contract. Typically appliances that are permanently installed and directly wired to the electrical or plumbing system may be considered as "fixtures". Your home inspector doesn't determine what should be included with the sale of the home. If you are not certain about what is include or "conveys" check the contract or ask your agent.
Owner's Manuals An owner's manual is very useful for learning how to operate an appliance, order parts and for general maintenance. If the owner's manual isn't provided by the seller it may be available online at the manufacturer's website. You would need the model number to select the correct manual.
Range/Oven/Cooktop: Range/Oven Condition Present, Not Tested Due to No Gas The oven was operated by placing into "Bake" mode, and heat was produced from the element(s). Temperature calibration, "clean" options, and other functions are not tested for. You are recommended to seek further evaluation of additional functions if desired/needed. No indications of deficiencies were observed at the time of inspection, unless otherwise noted in this report.
Range/Oven/Cooktop: Anti-Tip Device We do not pull out range/oven/cooktops as part of our service. Therefore, the anti-tip device was not verified. This condition should be further evaluated to determine if this device is present.
Observations
12.1.1 Dishwasher Minor Deficiencies DISHWASHER (NOT TESTED) The dishwasher was not tested because it was not plugged in nor was the drain hose hooked up due to there being no plumbing installed under the kitchen sink. Seller should fully install dishwasher and verify that it functions as intended.
TRW Inspections Page 59 of 66 202 W Patte Rd Tina Presley
13: GARAGE / CARPORT section-NGY2YmU2ZWQtODdmMy00NTk3LTk2YjMtMThkYTc1NmFjMGMw
Information Type No Garage or Carport Whats inspected? Inspection of the garage typically includes examination of the following: - general structure; - floor, wall and ceiling surfaces; - operation of all accessible conventional doors and door hardware; - overhead door condition and operation including manual and automatic safety component operation and switch placement; - proper electrical condition including Ground Fault Circuit Interrupter (GFCI) protection; - interior and exterior lighting; - stairs and stairways - proper firewall separation from living space; and - proper floor drainage
TRW Inspections Page 60 of 66 202 W Patte Rd Tina Presley
section-sop
STANDARDS OF PRACTICE Inspection Details 1. Definitions and Scope
1.1. A general home inspection is a non-invasive, visual examination of the accessible areas of a residential property (as delineated below), performed for a fee, which is designed to identify defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. The scope of work may be modified by the Client and Inspector prior to the inspection process. I. The general home inspection is based on the observations made on the date of the inspection, and not a prediction of future conditions. II. The general home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed on the date of the inspection. 1.2. A material defect is a specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people. The fact that a system or component is near, at, or beyond the end of its normal, useful life is not, in itself, a material defect. 1.3. A general home inspection report shall identify, in written format, defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. Inspection reports may include additional comments and recommendations.
2. Limitations, Exceptions & Exclusions
2.1. Limitations: I. An inspection is not technically exhaustive. II. An inspection will not identify concealed or latent defects. III. An inspection will not deal with aesthetic concerns or what could be deemed matters of taste, cosmetic defects, etc. IV. An inspection will not determine the suitability of the property for any use. V. An inspection does not determine the market value of the property or its marketability. VI. An inspection does not determine the insurability of the property. VII. An inspection does not determine the advisability or inadvisability of the purchase of the inspected property. VIII. An inspection does not determine the life expectancy of the property or any components or systems therein. IX. An inspection does not include items not permanently installed. X. This Standards of Practice applies only to properties with four or fewer residential units and their attached garages and carports.
2.2. Exclusions:
I. The inspector is not required to determine: A. property boundary lines or encroachments. B. the condition of any component or system that is not readily accessible. C. the service life expectancy of any component or system. D. the size, capacity, BTU, performance or efficiency of any component or system. E. the cause or reason of any condition. F. the cause for the need of correction, repair or replacement of any system or component. G. future conditions. H. compliance with codes or regulations.I. the presence of evidence of rodents, birds, bats, animals, insects, or other pests. J. the presence of mold, mildew or fungus. K. the presence of airborne hazards, including radon. L. the air quality. M. the existence of environmental hazards, including lead paint, asbestos or toxic drywall. N. the existence of electromagnetic fields. O. any hazardous waste conditions. P. any manufacturers' recalls or conformance with manufacturer installation, or any information included for consumer protection purposes. Q. acoustical properties. R. correction, replacement or repair cost estimates. S. estimates of the cost to operate any given system. II. The inspector is not required to operate: A. any system that is shut down. B. any system that does not function properly. C. or evaluate low-voltage electrical systems, such as, but not limited to:
1. phone lines; 2. cable lines; 3. satellite dishes; 4. antennae; 5. lights; or 6. remote controls.
D. any system that does not turn on with the use of normal operating controls. E. any shut-off valves or manual stop valves. F. any electrical disconnect or over-current protection devices. G. any alarm systems. H. moisture meters, gas detectors or similar equipment. III. The inspector is not required to: A. move any personal items or other obstructions, such as, but not limited to: throw rugs, carpeting, wall coverings, furniture, ceiling tiles, window coverings, equipment, plants, ice, debris, snow, water, dirt, pets, or anything else that might restrict the visual inspection.
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B. dismantle, open or uncover any system or component. C. enter or access any area that may, in the inspectors opinion, be unsafe. D. enter crawlspaces or other areas that may be unsafe or not readily accessible. E. inspect underground items, such as, but not limited to: lawn-irrigation systems, or underground storage tanks (or indications of their presence), whether abandoned or actively used. F. do anything that may, in the inspector's opinion, be unsafe or dangerous to him/herself or others, or damage property, such as, but not limited to: walking on roof surfaces, climbing ladders, entering attic spaces, or negotiating with pets. G. inspect decorative items. H. inspect common elements or areas in multi-unit housing. I. inspect intercoms, speaker systems or security systems. J. offer guarantees or warranties. K. offer or perform any engineering services. L. offer or perform any trade or professional service other than general home inspection. M. research the history of the property, or report on its potential for alteration, modification, extendibility or suitability for a specific or proposed use for occupancy. N. determine the age of construction or installation of any system, structure or component of a building, or differentiate between original construction and subsequent additions, improvements, renovations or replacements. O. determine the insurability of a property. P. perform or offer Phase 1 or environmental audits.
Q. inspect any system or component that is not included in these Standards.
Structural Components 3.3. Basement, Foundation, Crawlspace & Structure I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern.
IV. The inspector is not required to:
A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.
Exterior 3.2. Exterior
I. The inspector shall inspect: A. the exterior wall-covering materials; B. the eaves, soffits and fascia; C. a representative number of windows; D. all exterior doors; E. flashing and trim; F. adjacent walkways and driveways; G. stairs, steps, stoops, stairways and ramps; H. porches, patios, decks, balconies and carports; I. railings, guards and handrails; and J. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion.
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II. The inspector shall describe :
A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions.
D. inspect recreational facilities or playground equipment.
E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.
Roofing 3.1. Roof I. The inspector shall inspect from ground level or the eaves: A. the roof-covering materials; B. the gutters; C. the downspouts; D. the vents, flashing, skylights, chimney, and other roof penetrations; and E. the general structure of the roof from the readily accessible panels, doors or stairs. II. The inspector shall describe: A. the type of roof-covering materials. III. The inspector shall report as in need of correction: A. observed indications of active roof leaks. IV. The inspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C. inspect underground downspout diverter drainage pipes. D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments. G. walk on any roof areas that appear, in the inspectors opinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspectors opinion, cause damage.
I. perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-covering material.
Electrical 3.7. Electrical
I. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. the service head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter and base; F. service-entrance conductors;
G. the main service disconnect; H. panelboards and over-current protection devices (circuit breakers and fuses); I. service grounding and bonding; J. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible;
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K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. for the presence of smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled; and B. the type of wiring observed.
III. The inspector shall report as in need of correction:
A. deficiencies in the integrity of the service entrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B. any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence of smoke and/or carbon monoxide detectors.
IV. The inspector is not required to:
A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms. F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems. G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any timecontrolled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting.
Plumbing 3.6. Plumbing
I. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; D. the interior water supply, including all fixtures and faucets, by running the water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and vent system; and H. drainage sump pumps with accessible floats.
II. The inspector shall describe:
A. whether the water supply is public or private based upon observed evidence; B. the location of the main water supply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; andE. the capacity of the water heating equipment, if labeled.
III. The inspector shall report as in need of correction:
A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously;
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B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate.
IV. The inspector is not required to:
A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuel storage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems or water filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. U. determine the existence or condition of polybutylene, polyethylene, or similar plastic plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.
Interior 3.10. Doors, Windows & Interior
I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls.
II. The inspector shall describe:
A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals.
IV. The inspector is not required to:
A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted.
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K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.
Heating & Cooling 3.4. Heating
I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and make-up air, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible.
IV. The inspector is not required to:
A. inspect, measure or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes,make-up air, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks. I. measure or calculate the air for combustion, ventilation or dilution of flue gases for appliances.
Appliances 10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance.
TRW Inspections Page 66 of 66 DocuSign Envelope ID: 3076F65B-2F08-412F-9B6B-0398799AF74C
Purchase + Remodel Budget Date: 7/18/2022 Customer Name: Tina Presley Address: 202 W Patte Rd. Phone Number: 907-952-1914
Job Payment Terms Due Date
Purchase + Remodel Due on receipt
Qty Description Unit Price Line Total Property— acres, 20’x40’ Shop, 16’x20’ shop, House 3 bedroom, 2 bath, office, laundry room, plus $130,000.00 bonus room
Interior— Frame work 5,000 Plumbing 6,000 Insulation Spray foam 6,000 Drywall 12,500 Flooring Tile 22,000 Kitchen Cabinets and countertops Custom built Including sink and hardware “Not 25,000 including appliances” Laundry room 1,500 Fire place 3,500 trim work 5,000 Paint 4,500 Doors interior Includes hardware 5,500 Bathrooms Includes Toilets, sinks, vanities, tubs 14,000 Total 110,500.00
Exterior— Frame work 6,000 Metal Roof “Copper” 15,000 Siding 10,000 Rock veneer 6,000 Windows 4,000 Doors Includes hardware 9,000 Paint 3,500 Total 53,500
Porch— Wrap around deck 22,000 Extend front door roof area over deck 15,000 DocuSign Envelope ID: 3076F65B-2F08-412F-9B6B-0398799AF74C Total 37,000
Fencing— Cinder block with metal decorative fencing 28,000
Pool— Fiberglass pool with cleaning and heating system 40,000
Backyard living area — Frame and finish work 10,000 Seating area with fire pit 8,000 Outdoor kitchen area Not including appliances 9,000 Concrete 15,000 Artificial grass area 6,000 Screened in area 3,000 Total 51,000
Systems Electrical Includes fixtures, switches, outlets 11,000 Sewer system 9,000 Hvac system 16,000 Total 36,000
Subtotal N/A Total $486,000.00
7/19/2022 Approved by: ________________________________________________ Date: __________________________
Make all checks payable to Abarca and Sons LLC
Thank you for your business! 2687 N Joe Hines Rd. Willcox, AZ ROC# 326687 Office 520-800-9636 Email: [email redacted] Miguel Abarca V. Phone: 575-777-1838
7/19/2022 Miguel Abarca Purchase + Remodel Budget Updated Date:10/20/2023 Customer Name: Tina Presley Address: 202 W Patte Rd. Phone Number: 907-952-1914
Job Payment Terms Due Date
Purchase + Remodel Due on receipt
Description Updated prices Line Total Property— acres, 20’x40’ Shop, 16’x20’ shop, House 3 bedroom, 2 bath, office, laundry $130,000.00 room, plus bonus room
Interior— Framework Reframe entire back of house 10,000 5,000 Plumbing including upgrading lines and additional bathroom 9,000 6,000 Insulation Spray foam 5,900 6,000 Drywall 12,500 12,500 Flooring 22,000 22,000 Kitchen Cabinets and countertops Custom built Including sink and 21,900 25,000 hardware “Not including appliances” Granite upgrade $1800 Laundry room 1,500 1,500 Fire place 3,500 3,500 trim work 5,000 5,000 Paint 4,500 4,500 Doors interior Includes hardware 5,500 5,500 Bathrooms Includes Toilets, sinks, vanities, tubs Additional bathroom and 16000 14,000 vanity cost Master closet customized 7,500 Total 123,200 110,500.00 Exterior— Frame work 8,000 6,000 Metal Roof “Copper” 15,000 15,000 Siding 10,000 10,000 Rock veneer 000 6,000 Windows 4,000 4,000 Doors Includes hardware 9,000 9,000 Paint 3,500 3,500 Total 49,500 53,500
Porch— Wrap around deck Convert to larger back concrete pad and larger front 22,000 22,000 door slab Extend front door roof area over deck 15,000 15,000 Total 37,000 37,000
Fencing— Cinder block with metal decorative fencing Shorten fence and make out of 18,000 28,000 wood
Pool— Fiberglass pool with cleaning and heating system with tarp no tarp add 57,000 40,000 structure with netting
Backyard living area — Frame and finish work replace with back porch cover full length of house 21,000 10,000 with copper roof Seating area with fire pit “Ran gas line only” 1,000 8,000 Outdoor kitchen area Not including appliances “ Ran gas and water lines 1,750 9,000 only” Concrete around pool and sidewalks from porch 10,000 15,000 Artificial grass area 6,000 6,000 Screened in porch with automatic screens 2 4,750 3,000 Total 39,750 51,000
Systems Electrical Includes fixtures, switches, outlets 11,000 11,000 Sewer system 9,000 9,000 Hvac system 16,000 16,000 Total 36,000 36,000
366,800 356,000 N/A Different 10,800
Approved by: ________________________________________________ Date: __________________________
Make all checks payable to Abarca and Sons LLC
Thank you for your business! 2687 N Joe Hines Rd. Willcox, AZ ROC# 326687 Office 520-800-9636 Email: [email redacted] Miguel Abarca V. Phone: 575-777-1838 DocuSign Envelope ID: 5529BC43-A80C-44B7-866F-DB1B3451FC4E
*Funding amount at this time will be $56,000
4/11/2023
5/6/24, 8:17 AM State of Arizona Mail - Written Answer to Citation and Complaint
Answers - AZROC <[email redacted]>
Written Answer to Citation and Complaint message
MIguel Abarca <[email redacted]> Fri, May 3, 2024 at 8:35 PM To: [email redacted], [email redacted]
Written Answer to Citation and Complaint
Case No. 2023-14644
I have had every intention on fixing all of the issues that were brought forth by this case. I was unfortunately unable to get everything I needed to complete the tasks that were requested of me in the short allotted time frame. At the time, I did not have the support staff on my team or the subcontractors available to complete the work. Specifically, I struggled with getting a plumber for reasons beyond my control and resources in the area are very scarce because we live in a rural, small community. I have verbalized my intent on completing project in previous emails. But, since the owner of the home has requested that I not partake in completing her project and has asked me not to step foot on her property on two occasions in the past and presently, I don’t know where to go from here. I am requesting that this case proceed to trial in order to resolve the complaint and come to an agreement that will satisfy everyone involved. For any questions please call me at 520-800-9636.
Respectfully Miguel Abarca V
https://mail.google.com/mail/b/AEoRXRS_JuIHqyeoMTSYSM1cMCO6iYpvwGcZUN2Igqrs-5zjv2I7/u/0/?ik=581c53cf5c&view=pt&search=all&permthid… 1/1 3/14/24, 3:55 PM State of Arizona Mail - Fwd: Complainant- Directive
Michael Springer <[email redacted]>
Fwd: Complainant- Directive message
Tina Presley <[email redacted]> Wed, Mar 13, 2024 at 1:37 PM To: Mike Springer <[email redacted]>
Hello, Here is Miguel’s response. I am concerned about the foundation and flooring.
Please advise,
Tina
Begin forwarded message:
From: MIguel Abarca <[email redacted]> Date: March 13, 2024 at 1:34:33 PM PDT To: Tina Presley <[email redacted]> Subject: Re: Complainant- Directive
I will have a crew working on the items i can fix next monday the 18th. if you agree with all my responses. the items that are plumbing and electrical i will have to call and schedule these items. the electrician should be able to get on it farly soon. The plumber im not sure of hes schedule with hime being fro out of town and me having to cancel on him when you told me to stop work on property it might be a little further out. but i will get on phone and let you know soon. Please let me know if you agree with my response and want me to move forward and get my crew over next week.
On Wed, Mar 13, 2024 at 1:28 PM MIguel Abarca <[email redacted]> wrote: Compliance Item: 1 - insufficient ventilation in the crawl space Response: Will replace plywood with metal vents that were previously installed
Compliance Item: 2 - improperly installed supports in the crawl space Response: Will add concrete support blocks and will strap plumbing
This is a remodel of a very old home and has some concrete areas and some wood areas will not be able to make all floors perfectly level like a new building.
Compliance Item: 3 - Missing floor insulation Response: when installing insulation to walls and roof were the only two areas that were to be sprayed. Spraying company included spraying the floor where they could access.
Compliance Item: 4 - earth to wood contact in the crawl space Response: Will add concrete support blocks
This is a remodeled, very old home and has some concrete areas and some wood areas will not be able to make all floors perfectly level like a new build.
Compliance Item: 6 - improperly installed beams holding the home up Response: Will add concrete support blocks
This is a remodel of a very old home and has some concrete areas and some wood areas will not be able to make all floors perfectly level like a new build.
Compliance Item: 9 - Missing trim Response: Will install new piece of siding
https://mail.google.com/mail/u/0/?ik=6fc03499a2&view=pt&search=all&permthid=thread-f:[number redacted]&simpl=msg-f:[number redacted] 1/5 3/14/24, 3:55 PM State of Arizona Mail - Fwd: Complainant- Directive
Compliance Item: 10 - Siding improperly installed and sealed Response: siding can not be extremely tight to expansion there is no loose siding.
Compliance Item: 15 - Exterior light inoperable Response: Will schedul electrician look at light
Compliance Item: 17 - Patio possible moisture stains undersized material Response: Will repaint no moisture damage to be found
Compliance Item: 19 - Fence is built with material that is not designed for exterior use Response: All material used was for exterior use and got approval on the fence before installing.
Compliance Item: 20 - Kick out flashing in not installed Response: Will install metal kick out flashing
Compliance Item: 25 - waste pipes improper slope Response: Will schedule plumber to look into this
Compliance Item: 28 - Water Heater not installed Response: Will schedule plumber to install
Compliance Item: 30 - Bathroom exhaust vent terminates in the attic instead of the exterior of the home Response: Will install vent through roof
Compliance Item: 32 - Floors are wavy throughout the house Response: Will add concrete support blocks were possible
This is a remodel of a very old home and has some concrete areas and some wood areas will not be able to make all floors perfectly level like a new build.
Compliance Item: 33 - Floors have soft areas Response: Flooring is expanding and contracting due to no heater or AC regulating temperature of the interior of home.
Compliance Item: 34 - No Carbon Monoxide detector Response: Will schedule electrician to install
Compliance Item: 36 - No Dryer Vent Response: Will schedule plumber to install
Compliance Item: 37 - Toilets loose Response: Will have schedule plumber to tighten
Compliance Item: 38 - Bathtub is not secured Response: Will schedule plumbers to install
Compliance Item: 40 - Plumbing not fully installed Response: Will Scheduled plumber
On Wed, Mar 13, 2024 at 12:23 PM Tina Presley <[email redacted]> wrote: I believe it is 2210 https://mail.google.com/mail/u/0/?ik=6fc03499a2&view=pt&search=all&permthid=thread-f:[number redacted]&simpl=msg-f:[number redacted] 2/5 3/14/24, 3:55 PM State of Arizona Mail - Fwd: Complainant- Directive
On Mar 13, 2024, at 12:17 PM, MIguel Abarca <[email redacted]> wrote:
Good afternoon Tina I Stopped by the house to look over everything but it looks like the lockbox has been changed. Do you know the new combination for this lockbox? I had left all the keys that I had inside the house.
On Mon, Mar 11, 2024 at 4:32 PM Tina Presley <[email redacted]> wrote: Miguel, No One has done work in the house.
Tina
On Mar 11, 2024, at 4:29 PM, MIguel Abarca <[email redacted]> wrote:
Good afternoon Tina
Can you please send me a list of people, contractors, handyman that have been in the house Since the last time we have gone through the house together, I want to have a good understanding of what has been done. That way I can make my list of responses from the ROC complaint and get it back to you. Thank you.
On Fri, Mar 8, 2024 at 8:56 AM Tina Presley <[email redacted]> wrote: Good morning, When can I expect to hear from you on the requests below?
Thank you,
Tina
On Mar 7, 2024, at 3:06 PM, Tina Presley <[email redacted]> wrote:
Yes that’s fine
Sent from my iPhone
On Mar 7, 2024, at 2:08 PM, MIguel Abarca <[email redacted]> wrote:
I will work on list. Can I go to the property and check on things that are on list?
On Thu, Mar 7, 2024 at 2:24 PM Tina Presley <[email redacted]> wrote: Miguel, I have included the findings of the ROC, I will need in writing how you will correct the issues enclosed, and the timeline it will take. I am also requesting a copy of license and bonds of all subs that worked on the house, and a copy of all city inspections. You have stated you want to make things right, here is your opportunity. I will await your response.
Tina Presley
https://mail.google.com/mail/u/0/?ik=6fc03499a2&view=pt&search=all&permthid=thread-f:[number redacted]&simpl=msg-f:[number redacted] 3/5 3/14/24, 3:55 PM State of Arizona Mail - Fwd: Complainant- Directive Begin forwarded message:
From: Mike Springer <[email redacted]> Date: March 7, 2024 at 8:59:18 AM PST To: Tina Presley <[email redacted]> Subject: Complainant- Directive
A written Directive has been issued in your case, please see attached documents. You will also receive these documents via USPS mail.
Additional Information:
Once a written directive has been issued, the Respondent should schedule corrections (Email is recommended) The ROC Considers regular working hours to be Mon-Fri 8AM to 5PM. If the Complainant refuses access to the Respondent after making reasonable requests to correct the complaint items, the case may be closed due to denial of access.
Mike Springer
Investigator #192
Arizona Registrar of Contractors
1700 west Washington, Ste, 105
Phoenix, AZ 85007
520-508-9735 – Mobile
520-628-6588 – Fax
Email: [email redacted]
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https://mail.google.com/mail/u/0/?ik=6fc03499a2&view=pt&search=all&permthid=thread-f:[number redacted]&simpl=msg-f:[number redacted] 4/5 3/14/24, 3:55 PM State of Arizona Mail - Fwd: Complainant- Directive CONFIDENTIALITY NOTICE: This e- mail message, including any attachments, is for the sole use of the intended recipient(s) and may contain confidential and privileged information. Any unauthorized review, use, disclosure or distribution is prohibited. If you are not the intended recipient, please contact the sender by reply e-mail and destroy all copies of the original message.
https://mail.google.com/mail/u/0/?ik=6fc03499a2&view=pt&search=all&permthid=thread-f:[number redacted]&simpl=msg-f:[number redacted] 5/5 Complaint # 2023- 10644 P 1 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 2 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 3 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS
Sealed ventilation Complaint # 2023- 10644 P 4 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 5 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 6 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS
Unsupported plumbing/joists Complaint # 2023- 10644 P 7 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 8 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 9 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 10 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS
Spliced siding under trim. Complaint # 2023- 10644 P 11 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 12 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 13 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS
Gaps in siding Complaint # 2023- 10644 P 14 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 15 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 16 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 17 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 18 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 19 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS
All porch lights are loose Complaint # 2023- 10644 P 20 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 21 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS
Rafters are sagging. Complaint # 2023- 10644 P 22 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS
Fencing Complaint # 2023- 10644 P 23 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 24 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 25 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS
No flashing at sidewall. Complaint # 2023- 10644 P 26 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS
Valley flashing does not extend past overhang. Complaint # 2023- 10644 P 27 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 28 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 29 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS
Metal roof sheets not installed correctly. Reverse order. Complaint # 2023- 10644 P 30 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 31 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS
Roof sheets are reversed, bottom piece should be on top. Complaint # 2023- 10644 P 32 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 33 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 34 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS
Plumbing not connected or supported. Complaint # 2023- 10644 P 35 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 36 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 37 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Water heater missing Complaint # 2023- 10644 P 38 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 39 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 40 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 41 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 42 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 43 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 44 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 45 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 46 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 47 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 48 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS
Toilet loose Complaint # 2023- 10644 P 49 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS
Loose toilet Complaint # 2023- 10644 P 50 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS
Tub is not secure, easily moved Complaint # 2023- 10644 P 51 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS
No plumbing to sink Complaint # 2023- 10644 P 52 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 53 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS
Floor out of level. Complaint # 2023- 10644 P 54 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 55 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 56 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 57 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Floor in family room approximately 1 ½ inches out of level. Complaint # 2023- 10644 P 58 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 59 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Complaint # 2023- 10644 P 60 JSI address: 202 W Patte Rd Date: 3-5-24 JSI PHOTOS Travis Weddle SUMMARY AZ BTR# 40677 ASHI Certified Inspector, 202 W Patte Rd, Willcox, AZ 85643 INTERNACHI Certified Protperty Tina Presley Inspector, Certified Sewer Scope December 28, 2023 Inspector, Certified Residential Thermographer, Certified Through the Tile Roofing Institute TRW Inspections [number redacted] [email redacted]
2.2.1 Floor (Structure) Minor Deficiencies FLOOR LEVEL BELOW DOOR THRESHOLD The interior floor level is lower than the door threshold which has created a trip hazard. You may wish to have this condition evaluated a competent and licensed contractor and serviced as needed for optimal safety.
2.6.1 Crawl Space Minor Deficiencies VENTILATION (INSUFFICIENT) There are an insufficient amount of ventilation ports for the crawlspace. More ventilation ports should be added to allow the proper air flow for the crawl space.
2.6.2 Crawl Space Needs Service IMPROPERLY INSTALLED SUPPORTS There are improperly installed supports in the crawlspace. You may wish to have this condition further evaluated and repaired or replaced as needed by a competent and licensed contractor. (Installed in Wrong Direction)
TRW Inspections Page 1 of 25 2.6.3 Crawl Space Needs Service INSUFFICIENT ACCESS TO CRAWLSPACE There is insufficient access to the crawlspace on the home. Due to this condition, the crawlspace could not be properly evaluated. You may wish to have a contractor further evaluate this condition and service as needed.
2.6.4 Crawl Space Minor Deficiencies ONLY SOME FLOOR INSULATION There is only some floor insulation installed on the home. You may wish to have the floor be better insulated.
2.6.5 Crawl Space Needs Service EARTH TO WOOD CONTACT There is earth to wood contact in the crawlspace that should be repaired to prevent moisture damage and damage from wood destroying organisms.
TRW Inspections Page 2 of 25 2.6.6 Crawl Space Minor Deficiencies VENTILATION PORTS AT GRADE One or more of the crawlspace ventilations ports are installed at or near grade. This type of installation could allow moisture to enter the crawlspace. This condition should be serviced by a competent and licensed contractor.
2.6.7 Crawl Space Minor Deficiencies VENTILATION PORTS (DAMAGED SCREENS) One or more of the ventilation ports have damaged screens that should be repaired to prevent pest from entering the crawlspace area.
2.6.8 Crawl Space Needs Service UNDERSIZED AND AIMPROPERLY INSTALLED BEAMS One or more of the beams under the home are undersized and improperly installed and should be further evaluated by a competent and licensed contract and repaired as needed to properly support the floor structure and prevent bouncing.
TRW Inspections Page 3 of 25 3.1.1 Grading/Lot Drainage Minor Deficiencies DRAINAGE (NEGATIVE/NEUTRAL) The home had areas of neutral or negative drainage at grade which will route runoff from precipitation to the foundation. Excessive moisture content in soil supporting the foundation can cause foundation and other structural damage from undermining, heaving or settling, depending on soil composition, moisture content and other conditions. The ground should slope away from the home for a distance of at least six feet from the foundation. Recommend re-grading these areas to improve drainage near the foundation.
4.1.1 Flashing, Siding & Trim Needs Service LOOSE BOARDS One or more siding boards were loose, which could result in moisture intrusion. Recommend a qualified siding contractor secure and fasten.
4.1.2 Flashing, Siding & Trim Minor Deficiencies HOLES OR DAMAGED AREAS There are one or more holes or damaged areas in the exterior cladding that should be serviced
TRW Inspections Page 4 of 25 4.1.3 Flashing, Siding & Trim Needs Service MISSING TRIM There are one or more areas of missing trim that should be replaced
4.1.4 Flashing, Siding & Trim Needs Service SIDING (IMPROPERLY INSTALLED/SEALED) The siding is not properly installed and/or sealed. All joints should be sealed by manufacturer’s specifications to prevent damage to moisture barrier as well as moisture intrusion. several of the end joints are less than the recommended span (which is 2 stud bays or approximately 32” minimum). This condition should be serviced by a competent and licensed contractor.
TRW Inspections Page 5 of 25 4.2.1 Eaves, Soffits & Fascia Minor Deficiencies HOLES OR GAPS There are one or more holes or gaps in the eaves that should be sealed to prevent pests from entering the attic area.
TRW Inspections Page 6 of 25 4.4.1 Exterior Doors Minor Deficiencies THRESHOLD NOT SEALED/SECURED Exterior doors thresold is not properly sealed and/or secured and should be serviced to prevent moisture and pest intrusion.
4.4.2 Exterior Doors Minor Deficiencies EXPOSED OSB SILL The sill under the front door has exposed osb board. OSB should not be exposed and should be serviced to prevent decay.
4.5.1 Exterior Electrical Minor Deficiencies OUTLET (INOPERABLE) One or more exterior electrical receptacles were inoperable at the time of the inspection. We made every attempt at locating a switch or reset any GFCI's that may control the outlet. Inspector recommends that an evaluation and any necessary corrections or repairs be performed by a qualified electrical contractor.
TRW Inspections Page 7 of 25 Left
4.5.2 Exterior Electrical Minor Deficiencies EXTERIOR LIGHT (INOPERABLE) One or more light fixture mounted at the exterior were inoperable at the time of the inspection. This condition can be caused by a burned out bulb, or a problem may exist with the light fixture, wiring or the switch. This light fixture should be re-tested after the bulb is replaced. If after bulb replacement the light still fails to respond to the switch, this condition may be a potential fire hazard, and an inspection and any necessary work should be performed by a qualified electrical contractor.
4.6.1 Exterior Plumbing Minor Deficiencies INADEQUATE INSULATION The water line(s) leading to the spigot(s) on the exterior of the home need to be insulated to prevent the freezing of the water line(s).
4.8.1 Patios, Patio Cover, Gazebos & Pergola Minor Deficiencies POSSIBLE MOISTURE STAINS
TRW Inspections Page 8 of 25 There are possible moisture stains atthe patio cover that should be monitored and serviced as needed if an active leak is present.
4.8.2 Patios, Patio Cover, Gazebos & Pergola Needs Service UNDERSIZED MATERIAL Portions of the patio cover have been built with undersized material. You may wish to have a competent and licensed contractor further evaluate and service as needed.
4.8.3 Patios, Patio Cover, Gazebos & Pergola Needs Service SAGGING BEAMS One or more of the “Beams” at the exterior patio covers are undersized and sagging due to the weight the are carrying. This condition should be further evaluated by a competent and licensed contractor and repaired as needed to prevent additional movement and/or damage.
TRW Inspections Page 9 of 25 4.8.4 Patios, Patio Cover, Gazebos & Pergola Needs Service PATIO COVER CONSTRUCTION The patio cover ledger board is incorrectly attached to the home and appears to use decks screws instead of proper lag bolts and washers. Also, joist hangs have the improper fasteners and are not secured to the joist. This condition should be further evaluated by a competent and licensed contractor and repaired as needed for optimal safety.
TRW Inspections Page 10 of 25 4.10.1 Yard Walls Minor Deficiencies EARTH TO WOOD CONTACT AND IMPROPER MATERIAL The yard wall/fence includes earth to wood contact, it not built with material designed for exterior use and is loose. The fence should be further evaluated by a competent and licensed contractor to prevent premature failure.
TRW Inspections Page 11 of 25 5.2.1 Flashings Minor Deficiencies KICKOUT FLASHING (NONE INSTALLED) The home had no kick-out flashing installed where walls extended past roof edges. Kick-out flashing is designed and installed to divert water from behind the exterior wall covering at areas of the home where a sidewall extends out past a connecting roof eve. This condition may allow moisture intrusion of the exterior wall covering. Moisture intrusion of the wall structure can damage home materials and encourage the growth of mold. Long term moisture intrusion can cause structural damage from wood decay. The Inspector recommends that before the expiration of your Inspection Objection Deadline, you consult with a qualified roofing contractor to discuss options and costs for replacement.
5.2.2 Flashings Needs Service SEAL/SERVICE The roof flashings needs to be sealed at one or more of the roof penetrations by a roofing specialist.
TRW Inspections Page 12 of 25 6.3.1 Main & Sub Panels Minor Deficiencies NOT LABELED Electrical panel does not have labels. Recommend a qualified electrician test and properly label all switches.
6.4.1 Branch Wiring Minor Deficiencies EXPOSED SHEATHING (IN PANEL) There are one or more wires in the panel with exposed exterior sheathing. The outer sheathing on the Romes is typically required to be stripped when it enters the panel. You may wish to have this condition further evaluated and serviced as needed by an electrical specialist.
TRW Inspections Page 13 of 25 6.5.1 Overcurrent Protection Minor Deficiencies BREAKER(S) (TRIPPED) One or more circuit breakers in the panel were tripped. This condition should be further evalauted and serviced as needed by an electrical specialist.
6.6.1 GFCI/AFCI Needs Service MISSING ARC FAULT PROTECTED CIRCUIT BREAKERS There are not as many Arc Fault protected circuits in the home that is generally required. Typically arc fault protected circuits are required in several areas of the home. This condition should be further evalauted and serviced as needed by an electrical specialist. (3 arch faults installed panel, does not appear that all circuits that are typically required to be protected are actually protected and should be further comment on by an electrical specialist or city/county building official)
TRW Inspections Page 14 of 25 7.1.1 General Needs Service WATER OFF The water was off at the time of the inspection and therefore none of the water lines, water fixtures, drains and other water components were tested. A visual examination of the different components is all that could be completed at the time of the inspection. It is recommended that a competent and licensed plumber properly turn water to the home and all fixtures and verify proper function of the water and drainage system.
7.2.1 Drain, Waste, & Vent Systems Needs Service WASTE PIPES (IMPROPER SLOPE) CRAWLSPACE Waste pipes visible in the crawlspace were improperly sloped uphill. This condition may result in improper drainage, pipe blockage or damage and should be further evaluated and repaired or replaced as needed by a competent and licensed plumbing specialist.
7.2.2 Drain, Waste, & Vent Systems Minor Deficiencies DRAIN/WASTE (IMPROPER SUPPORT) CRAWLSPACE Plastic waste or drain pipes visible in the crawlspace were not properly supported. The Inspector recommends correction by a qualified plumbing contractor.
7.2.3 Drain, Waste, & Vent Systems Needs Service NO WASTE AND WASTE WATER DISPOSAL SYSTEM ON PROPERTY
TRW Inspections Page 15 of 25 The home appears to not be connected to a waste and waste water disposal system. It is unknown if one is present on the property, however, the sewer lines coming out of the crawlspace on the right of the home are cut off and do not go further away from the house. Scoping the sewer through these pipes showed us that these pipes are indeed connected to the plumbing fixtures in the home including toilets, showers/bathtubs, and sinks. This condition should be further evaluated by a competent and licensed plumbing specialist and a proper sewage system (such as a septic tank or tapping into the city sewer if it is accessible) installed for the property's waste and waste water disposal.
7.2.4 Drain, Waste, & Vent Systems Needs Service DRAIN CONNECTIONS UNDER THE HOME CANNOT BE VERIFIED The drain connections from the fixtures in the home that are in the crawlspace could not be verified as connected to the main drainage system. This condition should be further evaluated by a competent and licensed plumbing specialist to confirm or deny the attachment of the various fixtures to the main drain line of the home.
7.5.1 Water Heater/s Needs Service WATER HEATER (NOT INSTALLED) The water heater was not installed at the time of the inspection. The water heater should be installed and tested.
7.6.1 Sewer Scope Minor Deficiencies MINOR DEFECTS IN SEWER LINE The sewer line has one or more minor defects that although does not appear to be affecting the performance of the drainage system you should monitor the condition and service as needed. These defects include but are not limited to: holding a significant amount of water in areas of the pipe.
9.6.1 Vent Terminations Minor Deficiencies BATHROOM EXHAUST VENT (TERMINATES) A bathroom exhaust vent terminated in the attic instead of at the home exterior. This condition can raise moisture vapor levels in the attic to the point at which home materials are damaged or unhealthy conditions related to mold develop. The Inspector recommends correction by a qualified contractor.
TRW Inspections Page 16 of 25 10.1.1 Doors Minor Deficiencies INTERIOR DOOR (DOESNT LATCH) 2ND GUEST BEDROOM CLOSET, LAUNDRY ROOM, 1ST GUEST BEDROOM CLOSET One or more interior doors do not latch and the door can be pulled back open when it is closed. This condition should be serviced as needed to function properly.
2nd Guest Bedroom Closet Laundry Room 1st Guest Bedroom Closet
10.1.2 Doors Minor Deficiencies FLUSH BOLT (NEEDS ADJUSTMENT) SITTING ROOM One or more flush bolts in the home need adjustment so that they may function properly. This condition should be repaired as needed.
TRW Inspections Page 17 of 25 Sitting Room
10.1.4 Doors Minor Deficiencies DOOR (DIFFICULT/UNABLE TO LOCK) FRONT DOOR There are one or more doors in the home that are difficult or unable to lock and should be repaired as needed to function properly.
Front Door
10.1.5 Doors Minor Deficiencies EXTERIOR DOOR (NOT FULLY SEALED) FRONT DOOR An exterior door is not fully sealed and should be sealed to prevent moisture intrusion and pest intrusion.
TRW Inspections Page 18 of 25 Front Door
10.2.1 Floors Needs Service FLOORS (WAVY) THROUGHOUT The floors of the home are wavy and you may wish to have the home releveled at some point.
10.2.2 Floors Needs Service FLOOR (SOFT AREAS) THROUGHOUT There is one or more soft areas in the floor that should be further evaluated and repaired or replaced as needed by a competent and licensed contractor.
10.4.1 Windows Minor Deficiencies WINDOW (DIFFICULT TO OPERATE) KITCHEN,, 2ND GUEST BEDROOM A window was difficult to operate and should be further evaluated and repaired or replaced as needed by a competent and licensed contractor.
TRW Inspections Page 19 of 25 Kitchen 2nd Guest Bedroom
10.5.1 Carbon Monoxide Detectors Needs Service PERMANENT CARBON MONOXIDE DETECTOR (NEEDED) The Inspector recommends installing a permanently installed carbon monoxide detector to protect the home. Carbon monoxide is an odorless, colorless, tasteless, toxic gas that is a product of the combustion process. Combustion appliances such as gas furnaces and heaters can introduce dangerously high levels of carbon monoxide onto the indoor air if combustion components need adjustment. Carbon monoxide detectors monitor indoor air and sound an alarm if dangerously high levels of carbon monoxide are detected. They are inexpensive and available at most hardware and home improvement stores. The Inspector recommends installation by a qualified contractor. Carbon monoxide detectors are typically required when there are gas appliances in the home or if there is an attached garage. Carbon Monoxide Link
10.7.1 Lights Minor Deficiencies LIGHT (NO RESPONSE) THROUGHOUT One or more light fixtures did not respond to the switch. If the seller cannot explain where the switch is for this light, the bulb may need to be replaced or there may be a problem with the switch, wiring or light fixture. If after the bulb is replaced this light still fails to respond to the switch, this condition may represent a potential fire hazard and should be further evaluated and repaired or replaced as needed by a competent and licensed electrical specialist.
TRW Inspections Page 20 of 25 Laundry Room Master Bathroom Powder Room
1st Guest Bathroom
10.7.2 Lights Minor Deficiencies CLOSET LIGHT (NO SHROUD) 2ND GUEST BEDROOM, 1ST GUEST BEDROOM There is a light in a closet in the home that has no shroud to protect the bulb from damage. This condition should be further evaluated and repaired or replaced as needed by a competent and licensed contractor.
TRW Inspections Page 21 of 25 2nd Guest Bedroom 1st Guest Bedroom
10.8.1 Ceiling Fans Minor Deficiencies CEILING FAN (DID NOT RESPOND) THROUGHOUT A ceiling fan in the home did not respond and should be repaired or replaced as needed by a competent and licensed contractor. (Remotes have no batteries)
10.9.1 Receptacles/Switches Needs Service OUTLET (NO RESPONSE) MASTER BEDROOM There one or more outlets that do not appear to have power. This condition should be evaluated and repaired as needed by a licensed electrical specialist. (It appears that there is a tripped arc fault breaker for the outlets in the master bedroom)
10.10.1 Countertops & Cabinets Minor Deficiencies CABINET DOOR (NEEDS SERVICE) KITCHEN A cabinet door in the home needs service to function smoothly and should be further evaluated and repaired or replaced as needed by a competent and licensed contractor. (The space for the microwave appears to be improperly installed and the cabinet door next to the stove doesn’t open all the way due to the stove being too close)
10.11.1 Laundry Room/Area Needs Service DRYER VENT (NOT PRESENT) There is no dryer vent provided for the dryer. This condition should be further evaluated and one installed for the proper functionality of a dryer.
TRW Inspections Page 22 of 25 10.13.1 Bathrooms Minor Deficiencies TOILET (LOOSE) MASTER BATHROOM, 1ST GUEST BATHROOM The toilet is loose and should be serviced to function properly.
10.13.2 Bathrooms Needs Service BATHTUB (NEEDS SECURING) MASTER BATHROOM One or more of the bathtubs in the home need securing and should be serviced as needed by a competent and licensed contractor.
Master Bathroom
10.13.3 Bathrooms Minor Deficiencies TOILET (DOESNT HAVE PROPER CLEARANCES) POWDER ROOM One or more toilets in the home did not have proper clearances and should be serviced to have the proper clearances. This condition should be repaired as needed by a competent and licensed plumbing specialist.
10.13.4 Bathrooms Needs Service SWITCH (NEEDS GFCI PROTECTION) MASTER BATHROOM There is a switch within reach of the shower, therefore, the switch should be GFCI protected. This condition should be further evaluated and repaired as needed by a competent and licensed electrical specialist.
Master Bathroom
TRW Inspections Page 23 of 25 10.13.5 Bathrooms Minor Deficiencies TOILET (TANK NOT SUPPORTED PROPERLY) 1ST GUEST BATHROOM A toilet in the home is further from the wall than it should be and this can cause the tank to not be supported properly and could cause leaks after a period of time of continuous use. You may wish to have this condition further evaluated and repaired or replaced as needed by a competent and licensed plumbing specialist.
1st Guest Bathroom
10.15.1 Closets and Storage areas Minor Deficiencies NO CLOSET HARDWARE INSTALLED 1ST GUEST BEDROOM, 2ND GUEST BEDROOM There was no closet hardware such as shelving or clothes bars installed in several closets of the home. This condition should be further evaluated and installed as needed by a competent and licensed contractor.
10.16.1 Interior Observations Needs Service PLUMBING NOT FULLY INSTALLED THROUGHOUT The plumbing in the home was not fully installed (stubbed out of wall only) due to this condition none of the plumbing or water fixtures could be tested. The plumbing should be fully installed and then tested for functionality and leaks.
11.2.1 Furnace/Heat Needs Service INADEQUATE HEAT A furnace in the home produced inadequate heat and should be further evaluated and repaired or replaced as needed by a competent and licensed HVAC specialist.
11.6.1 Condensate Drain Minor Deficiencies CONDENSATE DRAIN (TERMINATION NOT VISIBLE) The condensate drain has no visible termination. The termination should be verified or the condensate drain should be traced to locate it. This condition should be further evaluated and repaired as needed by a competent and licensed HVAC specialist.
TRW Inspections Page 24 of 25 11.9.1 Refrigerant Lines Minor Deficiencies INSULATION (DAMAGED/MISSING) Insulation on the air-conditioning suction (large, insulated) line was damaged or missing at areas and should be replaced by a qualified HVAC contractor.
12.1.1 Dishwasher Minor Deficiencies DISHWASHER (NOT TESTED) The dishwasher was not tested because it was not plugged in nor was the drain hose hooked up due to there being no plumbing installed under the kitchen sink. Seller should fully install dishwasher and verify that it functions as intended.
TRW Inspections Page 25 of 25 Mediation Notice
Mediation Services Mediation services are available to the parties. What is Mediation? Mediation is a method of resolving disputes where the parties can end conflict without the expense and time associated with the full administrative process. Who Participates in During mediation, a mediator will attempt to help the Mediation? parties find an optimal solution to the conflict. Both parties must agree to participate in mediation, and both parties must bring a representative to mediation that has full authority to settle the entire matter. Mediation Is Not Neither the Registrar nor the Office of Administrative Mandatory Hearings will penalize a party for not agreeing to mediation. Where do the Parties The parties will meet at the Office of Administrative Meet for Mediation? Hearings to participate in mediation.
The Office of Administrative Hearings is located at 1400 West Washington, Suite 101, Phoenix, Arizona 85007. When does Mediation can occur after the Registrar issues a citation, but Mediation Occur? before the administrative hearing. Why Should Parties Mediation can be an alternative to the full administrative Consider Mediation? process. Mediation is beneficial because it is (1) time- efficient, (2) cost-effective, (3) confidential, and (4) capable of providing flexible solutions to complex problems. How to Request If the parties wish to mediate this case, they must file a Joint Mediation Request for Mediation with the Office of Administrative Hearings. A Joint Request for Mediation is included with this Mediation Notice. REGISTRAR OF CONTRACTORS OF THE STATE OF ARIZONA _________________________ Case No. _______________ COMPLAINANT,
v. JOINT REQUEST FOR MEDIATION _________________________ RESPONDENT.
REQUEST
The parties jointly request that this matter be referred to mediation in the Office of Administrative Hearings (OAH). ☐ This matter is set for hearing on __________________(date). ☐ This matter is not currently set for hearing. MEDIATION AGREEMENT By requesting this mediation and signing below, the parties understand, represent, and agree: 1. The parties are prepared to commence mediation and will be ready for mediation on _____________________(date); 2. The parties will participate in the mediation process in good faith; 3. This request for mediation is not intended to hinder or delay administrative proceedings; 4. No party will contend that the mediation limits the power of OAH and its administrative law judges to conduct an administrative hearing and issue decisions under A.R.S. §§ 41-1092 – 1092.12; 5. The parties will be courteous and respectful throughout the mediation process to all participants; 6. The mediation is completely voluntary and the principal purpose is to allow the parties a full and fair opportunity to discuss settlement; of 3 REGISTRAR OF CONTRACTORS 1700 W. Washington St. Suite 105 – PHOENIX, AZ 85007-2812 Telephone (602)542-1525 1-877-692-9762 7. The mediator may conduct joint and separate meetings with the parties and may suggest resolutions to the parties’ dispute, but the mediator has no authority to impose a settlement upon the parties; 8. The mediation process is confidential. Communications made, material created for or used during, and acts occurring during mediation are confidential and may not be discovered or admitted into evidence in any proceeding except as provided by A.R.S. § 12-2238; 9. The mediator is not subject to service of process or a subpoena to produce evidence or to testify regarding any evidence or occurrence relating to the mediation except as provided in A.R.S. § 12-2238(C); 10. Neither the mediator, nor the Registrar of Contractors, nor the Office of Administrative Hearings is subject to civil liability for any act or omission in connection with any mediation service or activity except for acts involving
intentional misconduct or reckless disregard of a substantial risk of injury to the rights of others; 11. Throughout the mediation process, each party must have a representative present who will have full settlement authority to settle all claims at issue in the administrative
proceeding. 12. The mediation process will terminate when: a. The parties reach settlement; b. The mediator determines that further efforts at mediation are no longer likely
to achieve a settlement; or c. One of the parties withdraws from mediation. _____________________________________ _______________________ Complainant (or representative) Date
_____________________________________ _______________________ Respondent (or representative) Date
of 3 REGISTRAR OF CONTRACTORS 1700 W. Washington St. Suite 105 – PHOENIX, AZ 85007-2812 Telephone (602)542-1525 1-877-692-9762 PREHEARING DISCLOSURE STATEMENT INSTRUCTIONS ***DO NOT SUBMIT THESE INSTRUCTIONS WITH THE PREHEARING DISCLOSURE FORM***
ADMINISTRATIVE RULES A copy of the Arizona Administrative Code’s Rules for the Registrar of Contractors can be located on the Registrar’s Website.
PREHEARING DISCLOSURE REQUIREMENT Under A.A.C. R4-9-118(A), before a hearing, the parties must prepare a disclosure statement. The disclosure statement must contain: • A list of all the witnesses the party will call to testify, including the witnesses’ contact information and a brief description of the subject matter of the witnesses’ expected testimony; and • A list of all the exhibits that the party will use at the hearing.
FILE PREHEARING DISCLOSURE STATEMENTS • The Prehearing Disclosure Statements and Exhibits may be submitted to the Arizona Office of Administrative Hearings using any of the following: • Electronically: https://portal.azoah.com/submission/ • In-Person or by Mail: 1740 West Adams Street, Lower Level, Phoenix, Arizona 85007
EXCHANGING DISCLOSURE STATEMENTS AND EXHIBITS Under A.A.C. R4-9-118(B) (effective November 5, 2017), a party to the hearing must serve on every other party and file with the Office of Administrative Hearings a copy of: • The disclosure statement; and, • Any exhibit that the party will use at the hearing. Service: The disclosure statement and exhibits must be served on all parties in accordance with Arizona Administrative Code R2-19-108 Filing Documents. Under A.A.C. R2-19-108, service is completed by: • Personal delivery; • 1st class, certified or express mail; or • Facsimile. Timing: The disclosure statement and the exhibits must be served and filed not less than seven calendar days before the date of the hearing. Under A.A.C. R2-19-108, a document is served on a party: • On the date it is personally served; • Five days after it is mailed by express or 1st class mail; • On the date of the return receipt if it is mailed by certified mail; or • On the date indicated on the facsimile transmission.
CONSEQUENCES FOR FAILING TO DISCLOSE Under A.A.C. R4-9-108(C), if a witness or an exhibit is not timely disclosed as required the rules, and good cause for the failure to disclose is not shown, then the administrative law judge may: • Order that certain witnesses or exhibits not be used at the hearing; • Order that a particular fact is or is not established for the record; or, • Order that a charge, a defense, a claim, or some portion thereof, be dismissed.
Form RC-L-800A Prehearing Disclosure Statement Rev. 10/08/2019 Instructions Form PREHEARING DISCLOSURE STATEMENT FORM RC-L-800A
PART 1: WITNESS LIST DOCKET NO. Under A.A.C. R4-9-118(A), before a hearing, a party must prepare a disclosure statement containing a list of all the witnesses the party will call to testify, including the witnesses’ contact information and a brief description of the subject matter of the witnesses’ expected testimony. If you need additional space to list all witnesses, complete and attach additional Witness Lists. Example 1. Name 2. Telephone Number 3. Email Address
John Doe (123) 456-7890 [email redacted] 4. Subject Matter of Expected Testimony
John Doe will testify regarding the poor workmanship and poor installation of the Garage Door. Mr. Doe will also testify regarding the invoices and change orders for the project.
Witness 1. Name 2. Telephone Number 3. Email Address
4. Subject Matter of Expected Testimony
Witness 1. Name 2. Telephone Number 3. Email Address
4. Subject Matter of Expected Testimony
Witness 1. Name 2. Telephone Number 3. Email Address
4. Subject Matter of Expected Testimony
Witness 1. Name 2. Telephone Number 3. Email Address
4. Subject Matter of Expected Testimony
Form RC-L-800A Prehearing Disclosure Statement Rev. 1/15/2019 Page 1 of 3 PART 2: EXHIBIT LIST DOCKET NO. Under A.A.C. R4-9-118(A), before a hearing, a party must prepare a disclosure statement containing a list of all the exhibits that the party will use at the hearing. Note: All exhibits listed below must be provided to all parties to the hearing. See A.A.C. R4-9-118(B). If you need additional space to list all witnesses, complete and attach additional Exhibit Lists. Example Contract for new garage door. Invoice #10001 – Cost for garage door replacement.
Exhibit Exhibit Name
Form RC-L-800A Prehearing Disclosure Statement Rev. 1/15/2019 Page 2 of 3 PART 3: ACKNOWLEDGEMENT & SIGNATURE I certify that the above information is true and correct and that I will serve a copy of this disclosure statement and any exhibits listed in Part 2 to all parties to the hearing in accordance with A.A.C. R4-9-118. I acknowledge and understand that if I fail to properly disclose a witness or exhibit, the administrative law judge may: • Order that certain witnesses or exhibits not be used at the hearing; • Order that a particular fact is or is not established for the record; or, • Order that a charge, a defense, a claim, or some portion thereof, be dismissed.
I am the (check one): Complainant Respondent Docket No.
Print Name Signature Date
Form RC-L-800A Prehearing Disclosure Statement Rev. 1/15/2019 Page 3 of 3