This 2007 custom home in Phoenix sits on a big lot with corrals, a shed, citrus trees and a septic system. It’s been well cared for, but it’s almost all original, and at 19 years old a lot of those original parts are reaching the end of their life.
What I found
- AC units: both 2007 York systems (3-ton and 5-ton) still run, but peeling paint on the outdoor units is a good sign replacement is coming.
- Condensate drains: I couldn’t find a primary drain for the attic unit. If both systems share one line and it clogs, both back up into the attic.
- Water pressure: low, around 45 to 50 PSI. There’s a pressure regulator but no expansion tank at the water heater.
- Water heater: the 50-gallon gas unit works, but its unpainted metal drain pan is already rusting, and that rust can spread to the tank.
- Drainage: water from the flat-roof scupper pools at the garage and is staining the closet doors.
- Exterior: the stucco columns don’t have a sealed base, which gives pests an easy way in. There are popping nails from recent roof repairs and a bent valley flashing routing water under the tiles.
- Termites: old termite tubes with no record of how they were treated, so I recommended a new treatment.
- Smaller items: broken window balance springs, a dishwasher with no high loop, rubber washer hoses that should be stainless, and a cooktop burner that wouldn’t shut off properly.
Buying a home on septic
This house has city water but a septic system for waste. I’m careful not to overload the tank while I test the sinks and tubs, especially big jetted tubs like the one in this primary bath. The more water you send down the drains, the sooner the tank needs pumping. In Arizona, the septic system gets its own inspection from a qualified septic inspector when a home sells, so plan for that alongside your home inspection.
How long does an inspection take?
My rule of thumb is about an hour for every 1,000 square feet. This 3,000 sq ft home took about three hours, so that’s what I tell buyers and agents when we schedule.
Watch the full inspection
See the whole walkthrough in the video above, or watch it on YouTube. Buying a home in the Phoenix area? 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.
