Not every inspection turns up a disaster. This Gilbert home was solid, with a flat concrete tile roof, a pool and spa, two AC systems and a Sub-Zero and Wolf kitchen. Most of what I found was maintenance and small tweaks. It’s a good look at what a thorough inspection covers on a well-kept house, and what still needs attention.
Outside
- Roof: two roof planes dump water onto the driveway. A short gutter there would help.
- Stucco and stone: hairline stucco cracks and efflorescence (white mineral staining) from irrigation water. Keep up with paint and keep sprinklers off the walls.
- Utilities: I locate the main water shutoff, the irrigation manifold and the sewer cleanouts so the buyer knows where they are.
- Electrical panel: I test the AFCI breakers and look for the termite pre-treatment marks.
Pool and spa
This setup has a variable-speed pump, a cartridge filter, a blower and a heater. I check the equipment layout, GFCI protection for the pool light, the skimmer and diverter valves, and how the spillways are balanced. I confirm the heater actually heats with my thermal camera instead of just trusting that it turned on.
Attic and AC
- Two HVAC systems totaling 5 tons, with debris in the secondary drain pans and condensate lines that should be rerouted.
- No insulation on the attic hatch, and bathroom vent ducts that sag.
- A tip worth remembering: if you see water dripping from the emergency condensate line outside, the primary drain is clogged. Call your HVAC company right away.
Inside
- A self-closing slider that needs its latch adjusted.
- A stone shower floor that should be sealed.
- A ceiling fan wall switch that does nothing because the fan runs on a remote.
- Garage door sensors mounted too high.
- A tankless water heater set to 120°F, and a water softener low on salt.
- A couple of missing smoke and carbon monoxide detectors.
Why inspect a house in good shape?
Because you don’t know it’s in good shape until someone checks. A clean report lets you move forward with confidence, and the small items become your first-month to-do list instead of surprises. If the home has a pool, make sure your inspector tests the equipment, not just the water level. Here’s what’s included in my pool & spa inspection, a $50 add-on to your home inspection.
Watch the full inspection
See the whole walkthrough in the video above, or watch it on YouTube. Here’s everything included in a residential home inspection in Gilbert and the East Valley. Book 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.
