On this inspection, a poorly installed $5,000 rooftop HVAC unit is on track to cause tens of thousands of dollars in roof damage. It’s a good example of how one shortcut on the roof spreads into the attic, the ducts and the rest of the house.
On the roof
The unit is sitting on soft, damaged sheathing that has been exposed to moisture for too long. The weight and vibration of the HVAC have made the roof surface uneven and unstable. That’s not safe to walk on, and it’s not going to hold up.
In the attic
- The sheathing under the unit is rotting and warped, which confirmed what I saw from above.
- The ductwork is poorly routed, patched together with mismatched materials and holding moisture.
- Exposed wiring and outdoor outlets that weren’t installed correctly.
Plumbing and remodel shortcuts
- Clogged hot water lines. Parts of the house don’t get hot water at all.
- Flex drain traps under the sinks.
- Vanity drawers cut up to fit around plumbing.
- Sloppy shower tile work.
Rooftop units in Arizona
Rooftop package units are common on older Phoenix-area homes. They work fine when they sit on a proper curb or stand and the roof around them is sealed and maintained. When a unit is set straight onto a tired roof, every rain and every AC cycle makes it worse. If the house you’re buying has a rooftop unit, have your inspector check the roof under it and the attic directly below it.
Buying a flipped house? Don’t skip the inspection. These hidden issues add up fast. Here’s what’s included in a residential home inspection.
Watch the inspection
See the roof and attic in the video above, or watch it on YouTube. 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.
