This inspection was a little different. A family had taken over a 1971 home up north on a big piece of land, after a loved one passed, and they were planning a full remodel. They were not buying it. They wanted to know what they had and what to tackle first. Their words: “There are a thousand mysteries and zero answers.” Here is what we found.
Electrical: a Federal Pacific panel and a rat nest
The main panel in the garage was a Federal Pacific. Those panels have a long history of breakers that may not trip when they should, and most inspectors recommend replacing them. A rat had nested inside it and urinated on the bus, which blew out the power until the owner cleaned it out. There were also subpanels scattered around the property, outdoor outlets with no covers or GFCI protection, loose grounds and a homemade network of cables running through the walls. The electrical system needs a licensed electrician from top to bottom.
Two roofs stacked on each other
The previous owner put a new roof right on top of the old one. Walking on it, you could hear the top layer tapping on the one below. Two layers adds a lot of weight to the framing. The roof itself was in decent shape, but the rubber pipe boots were already the weak point, and some wood trim needed to be sealed or flashed.
Cut beams and rotted framing
Under the hangar and in the garage, main support beams had been cut, and some framing was rotted or shimmed. I told the owner not to walk on the hangar roof at all. Water stains and bowed walls inside the house also point to past leaks.
Plumbing, septic and the well
- Galvanized water pipe rusts from the inside out and will need to be replaced.
- A septic system that had likely never been pumped. Get it pumped and inspected by a septic company.
- A working well with condensation inside the pump house and room for updates.
- Cracked tile and open gaps in the bathrooms.
No central air
There was no central heating and cooling, just old baseboard heaters and what was likely a swamp cooler in a small attic space. Mini-splits or a new ducted system will be a big part of the remodel. Living in Arizona without air conditioning is not an option.
Outside
- A section of slab that had pulled down and cracked, likely from roof water draining right next to the house.
- Grading that slopes toward the house in spots. Grading and drainage is where I always start.
- Clay-lined chimneys that looked good, but they need caps and spark arresters before anyone lights a fire.
- Mold to remove and rat droppings to clean up professionally before the family moves in.
A home inspector is not there to write a repair list. We are there to show you what needs a closer look by licensed professionals and help you decide what comes first. For this family, that was electrical, then the roof structure, then air conditioning.
Inspections for inherited and older homes
If you inherited a home or are taking on an older property anywhere in Arizona, I would be glad to walk through it with you. We are based in Gilbert and inspect homes across the state, from Apache Junction and Gold Canyon to Globe. See our residential home inspections and mold and air quality testing. Every home inspection includes a termite (WDO) inspection at no extra charge, plus a 1-year termite warranty through Firehouse Pest Control in Gilbert if no active termites are found.
Buying a home? Book your inspection online or call 623-399-0079.
Property Inspections Plus is a Gilbert, AZ home inspection company led by Certified Master Inspector Dan Pierce. We inspect homes across the East Valley, the Phoenix metro and the rest of Arizona. See all of our service areas.
