Some houses tell you right away it’s going to be a long day. This vacant home in Phoenix was one of them. From the curb it looked like a remodel in progress. Inside, I found leaks, dead circuits, old termite activity and a kitchen full of gas appliances in a house that has no gas service at all.
What I found
- Roof: the shingles look new, but they were laid over an old layer. Two layers lift together in a storm, and a missing kickout flashing can send water straight into the stucco.
- Cooling: the rooftop AC unit is in rough shape, and there were no filters in the return. I didn’t even want to run the system.
- Plumbing: the shower valve leaks behind the wall and has soaked the closet on the other side. Under the kitchen sink, the middle drain is disconnected and the cabinet base is water damaged.
- Electrical: much of the house has no power, there’s a waterlogged outlet with no GFCI protection, and the panel has breakers from four different brands. This one needs a licensed electrician.
- No gas service: the cooktop and oven are both gas, but there’s no gas meter, no stub and no propane hookup anywhere on the property.
- Termites: 20 to 30 old mud tubes in the garage. Nothing active and bait stations are in the yard, but the moisture staining on that wall still needs an answer.
- Garage: the door into the house is wood, not fire rated and not self-latching, and a garage door spring looks bent.
- Attic: old, compressed insulation, a disconnected duct, debris, one gable vent and no soffit vents. That traps heat and pushes it down into the house.
What it means for buyers
A home like this can still be a good buy, but only if you know what you’re getting into. Signs of squatters, water damage and dead circuits usually mean there’s more hiding behind the walls. Get repair estimates from a roofer, plumber, electrician and HVAC contractor before your inspection period ends. I’d also add a sewer camera scan to the list for a house like this.
Watch the full inspection
I walk through every room, the roof and the attic in the video above, or you can 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.
