This one was a big one: about 6,500 square feet on a large lot just a few miles south of downtown Gilbert, with a fully finished basement, a third-floor bonus space, four air conditioners and a pool with a waterfall. The house was vacant, so I could run every system. Beautiful home, but size means more systems, more water and more places for small problems to hide.
Driveway and brick cracking from irrigation
Before I even got to the front door, the driveway was cracking along an expansion joint, and the gap got wider farther up. Sprinkler overspray was soaking that area. When water gets under a slab, the soil softens, the slab settles and the crack keeps opening. Nearby brick showed white efflorescence and stair-step cracks in the mortar, which is what years of wetting and drying does. The fix starts with the irrigation: pull the water away from the concrete and brick, then have a concrete company lift or fill the joint so water stays out of it.
Electrical: two 200 amp panels
The home had a 200 amp main panel and a 200 amp subpanel. The wiring was copper and clean, with anti-oxidant paste on the feeder connections to the subpanel, which is exactly where you want it. One panel had been painted over. Please do not paint your electrical panels. It looks fine until someone has to open it, and then the paint tears and the cover never sits right again.
Basement egress and AC details
Basements are rare in Arizona, and this one was huge, with 10-foot ceilings, bedrooms and a big family room. Every basement bedroom needs a way out in a fire, so I checked each egress window and window well. A few things I wrote up:
- A hollow-sounding stair landing that should be looked at.
- An air handler inside a kid’s closet, with a sump pump to lift the condensate. That is normal for a basement, but the old filter slot whistled. Since the filter is now at a return grille, that slot should just be taped off.
- A very dirty supply vent upstairs, which can point to a duct problem worth checking.
Water heaters, attics and a pull-down ladder
Big houses usually have more than one water heater. This one had a newer 50-gallon and an original 75-gallon gas unit, both with recirculation pumps so you are not waiting for hot water. They had combustion air vents, which is good, but no sediment traps on the gas lines. The pull-down attic ladder in the garage was thin plywood, not fire rated, so I recommend upgrading it to keep the garage-to-house fire separation intact.
The attics had silver reflective paint on the underside of the roof deck and a maze of gas, water and electrical lines. Attics like this are why I watch every step. Trip on a line and you can pop a water pipe or put a foot through the ceiling.
A microwave that arced
The sellers mentioned the built-in microwave had an issue, so I tested it. Sure enough, it was arcing inside. That goes in the report as a safety item. Do not keep using a microwave that sparks.
Pool, drainage and the roof
- Pool equipment with no labels. One pump runs several valves and water features. Label every valve so you can troubleshoot it yourself later.
- Lights over the pool. I never like light fixtures hanging over water. If glass breaks into the pool, good luck finding it.
- Settling pool steps starting to drop.
- A low spot at a downspout. Water was ponding against the house where a flip-down extension was never used. That needs to be built up so water drains away before it soaks the basement wall.
- Birds and droppings on the roof. Pigeons were nesting on ledges. Bird deterrents would help.
- Hidden plumbing cleanouts. We needed the seller to show us where they were. Raise them so they are easy to find.
The roof itself was in good shape, with no real repairs needed. From up there you could see all the way across Gilbert.
Home inspections for every size of Gilbert home
From starter homes to custom estates, we inspect homes all over Gilbert, from the Heritage District to Val Vista Lakes, Power Ranch, Seville and Morrison Ranch. Large homes take more time, and I take the time. 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. Add a sewer camera scan or thermal imaging for a closer look. Not in Gilbert? See our pages for Chandler, Mesa and Queen Creek.
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.
