# Property Inspections Plus

Certified Master Inspector | Home Inspections in Gilbert, AZ

- Site: https://propertyinspectionsplus.com/

## Tile Roof Underlayment: The Hidden Bill on 20-Year-Old Arizona Roofs

- Link: https://propertyinspectionsplus.com/tile-roof-underlayment-arizona/
- Published: 2026-10-28T16:26:47+00:00
- Author: homeinspectordan

On a tile roof, the tile is not what keeps the rain out. The underlayment under 
the tile does that, and on a lot of Valley homes that are 20 years old or more, 
the tile still looks fine while the layer underneath is wearing out. If you are 
buying a home with a concrete or clay tile roof, the question to ask is not “how
old is the roof?” It’s “how old is the underlayment, and what shape is it in?”

I’ve written before about [how long a concrete tile roof really lasts in Arizona](https://propertyinspectionsplus.com/how-long-does-a-concrete-tile-roof-really-last-in-arizona/).
Short version: the tiles usually outlive the paper under them. This post is about
that paper, how I look for trouble with it, and what to do when the inspection points
at it.

## What the underlayment actually does

Tiles shed most of the water and take the sun. But tiles overlap, they crack, and
wind-driven monsoon rain gets under them. The underlayment is the waterproofing 
barrier. Whatever gets past the tile runs down the underlayment, out to the edge
of the roof, and off. If the underlayment is torn, brittle or missing, that water
goes into the roof deck instead. Then it’s the same chain I talk about on almost
every inspection: water gets in, wood rots, termites come.

On older Arizona roofs that underlayment is usually asphalt-saturated felt. Newer
roofs often have a synthetic. For comparison, the University of Arizona’s own construction
standards call for a [minimum 30-lb asphalt-saturated felt or a synthetic underlayment](https://dc.ufs.arizona.edu/sites/default/files/2025-05/Section-07320-Clay-Tile-Roofing-03.25.pdf)
under clay tile on campus buildings. Slope matters too. InterNACHI’s tile roof training
notes that low-slope tile roofs, between 2:12 and 4:12, need a [“double layer of underlayment beneath all of the tile”](https://nachi.org/tile-roofs-part2-141.htm).
Low-pitched patio covers and back roof sections are worth a closer look for that
reason.

## Why Arizona is hard on it

Heat and sun. That’s most of it. Felt is basically paper soaked in asphalt, and 
years of summer attic and roof-deck temperatures dry it out until it cracks when
you bend it. Anywhere a tile has slipped or broken, the sun hits the underlayment
directly and it goes even faster. Even the high-temp synthetics have limits. One
manufacturer’s self-adhered tile underlayment, for example, is rated [“UV resistant for up to 6 months of exposure”](https://www.westlakeroyalbuildingproducts.com/roofing/westlake-royal-roofing-components/westlake-royal-tileseal-ht-underlayment).
It’s built to sit under tile, not to be the roof.

Then there’s debris. Bird droppings, leaves and dust pile up in valleys and behind
flashing. If those channels aren’t wide open, water backs up, sits there wet, and
finds its way past the tile. I had a leak at the front of my own house a few years
ago from exactly this, so I pay attention to it.

## What I look for from the roof and the attic

I can’t peel back the whole roof during a home inspection, and I’m not going to 
tell you the underlayment has a set number of years left. What I can do is look 
for the signs that point one way or the other. Here’s what goes in my notes:

 * **Exposed underlayment.** Where a tile is broken or slipped, I look at what’s
   underneath. Brittle, cracked or torn felt tells me a lot about the rest of the
   roof.
 * **Cracks that matter versus cracks that don’t.** Cracked tile corners are pretty
   typical out here. Not the end of the world, because the part protecting the roof
   is still covered. Once a crack runs up past the section where the tiles overlap,
   about 3 inches, that’s when I start worrying.
 * **Valleys and flashing.** Packed with debris, covered over with roofing tar, 
   or a cap sheet laid over the flashing so water can’t get down the channel. Water
   needs a clear path off the roof.
 * **Painted tiles and patchwork.** Painted-over tiles and mismatched replacements
   usually mean somebody worked on the roof. I wrote up one of these in [a roof repair second opinion where the tiles were painted](https://propertyinspectionsplus.com/roof-repair-second-opinion-painted-tiles/).
   Painting tiles doesn’t do anything for the underlayment.
 * **Stains in the attic.** Dark water stains on the roof sheathing or rafters, 
   especially below valleys, around vent pipes and along the low edge of the roof.
   I check these with a moisture meter and a thermal camera when I can.
 * **Ceiling stains inside.** A stain under a valley or a roof penetration is the
   house telling you where to look first.

One more thing. Not every tile roof should be walked. Old tile breaks underfoot,
and every tile I break is a new hole for water. So some of my roof evaluation comes
from the edges, from a ladder, from the attic, and from what’s going on inside the
house.

## What a lift and relay involves

When the underlayment is done, the usual fix on a sound tile roof is called a lift
and relay, or an underlayment replacement. The roofer:

 * Pulls the tiles and stacks them on the roof or the ground.
 * Tears off the old underlayment down to the roof deck.
 * Checks the sheathing and replaces any wood that’s rotted or soft.
 * Installs new underlayment, plus new flashing at valleys, walls and vents where
   it’s needed.
 * Puts the original tiles back and swaps out the broken ones.

It isn’t cheap, because it’s a lot of labor. But you’re keeping the tile, which 
is the part that lasts. The catch is matching. If enough tiles break and the profile
or color isn’t made anymore, the replacements may not match. That ties into insurance,
below.

Ask the roofer to put in writing what they’re replacing: underlayment type, flashing,
how they’ll handle broken tile and wood repair. And check their license with the
[Arizona Registrar of Contractors](https://roc.az.gov/) before you sign anything.

## Age and insurance questions to ask

Tile roofs get called “lifetime roofs” a lot. The tile might be. The underlayment
isn’t. So during your inspection period, get answers to these:

 * **When was the underlayment last replaced?** Not the tile repairs. The underlayment.
   If the answer is “never” on an older home, plan for it.
 * **Is there paperwork?** Invoices, a permit, a written roof warranty, and the 
   roofer’s name and license number.
 * **What did the seller disclose?** Read what they wrote about leaks and roof repairs,
   and compare it to what the inspection found.
 * **What will your insurance do?** Call your insurance agent before your inspection
   period ends, tell them the roof type and age, and ask how they handle it. Ask
   about matching too. ABC15 reported that in Arizona a standard policy [“is only required to repair the damage, not to make it match”](https://www.abc15.com/news/let-joe-know/its-absurd-valley-man-surprised-by-roof-repair-insurance-coverage),
   and that normal wear and tear is on the homeowner. Worn-out underlayment is wear
   and tear.

## What to do if the inspection flags it

Don’t panic, and don’t walk away over a few cracked corners. Do take it seriously
when the signs point to the underlayment, because this is a water item. Here’s how
I’d handle it:

 * **Get a licensed roofer out during your inspection period** for an evaluation
   and an estimate. Ask them to lift a few tiles in the areas I flagged and photograph
   what’s under them.
 * **Get a real number.** Not a guess and not “take a few thousand off.” An estimate
   in writing.
 * **Use it in your repair request.** You can ask for the work or for a credit. 
   If it were me, on a job this size I’d lean toward the credit so I can pick the
   roofer. Here’s [how the BINSR works in Arizona](https://propertyinspectionsplus.com/binsr-arizona-home-inspection-repair-request/).
 * **Keep the roof maintained after you move in.** Clear valleys and flashing before
   monsoon season, replace broken tiles quickly, and keep people who don’t know 
   tile off the roof.

At the end of the day it’s your call. I just want you to know what you’re buying
so you can budget for it instead of finding out during the first big storm.

## Tile roof inspections in Gilbert and across the Valley

The roof, the attic and the ceilings below are all part of every [residential home inspection](https://propertyinspectionsplus.com/residential-home-inspection/)
I do, whether the house is in Gilbert or out in [Mesa](https://propertyinspectionsplus.com/home-inspector-mesa-az/)
and [Chandler](https://propertyinspectionsplus.com/home-inspector-chandler-az/).
Every home inspection includes a [termite (WDO) inspection](https://propertyinspectionsplus.com/termite-inspection/)
at no extra charge, plus a 1-year termite warranty through [Firehouse Pest Control in Gilbert](https://firehousepest.com/services/termite-treatment/)
if no active termites are found.

**Buying a home?** [Book your inspection online](https://app.spectora.com/home-inspectors/my-inspection-company-f8d6dbae4e/schedule)
or call [623-399-0079](https://propertyinspectionsplus.com/tile-roof-underlayment-arizona/6233990079).

Property Inspections Plus is a [Gilbert, AZ home inspection](https://propertyinspectionsplus.com/)
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](https://propertyinspectionsplus.com/service-areas/).

## The BINSR Explained: How Arizona Buyers Ask for Repairs After an Inspection

- Link: https://propertyinspectionsplus.com/binsr-arizona-home-inspection-repair-request/
- Published: 2026-10-27T16:24:59+00:00
- Author: homeinspectordan

The BINSR is the form Arizona buyers use to ask for repairs or a credit after the
home inspection. You send it before your inspection period ends, the seller has 
five days to answer, and then you decide whether to move forward or cancel. What
you put on that form, and how you word it, matters a lot more than most buyers think.

I hand my clients a big report. The BINSR is where that report turns into a negotiation.
Here is how it works, and how I’d use it if it were my house.

## What the BINSR is and when it’s due

BINSR stands for Buyer’s Inspection Notice and Seller’s Response. It’s an Arizona
REALTORS form that goes with the standard resale purchase contract. Under that contract,
[all inspections must be completed within 10 days](https://www.aaronline.com/?p=77877)
unless you and the seller agree on a different period. Before that period runs out,
you deliver a signed notice listing every item you disapprove of.

The form gives you three choices. You accept the house with no corrections, you 
reject it and cancel, or you give the seller a chance to [correct or address the items](https://aaronline.com/wp-content/uploads/2022/07/14/BINSR-Loop-Draft.R3.pdf)
you list. Pick carefully. Arizona REALTORS guidance points out that [a buyer can’t change that election](https://www.aaronline.com/?p=79064)
once it’s made. The same article notes that the form itself asks you to confirm 
your inspections are done, so get the sewer scope, termite inspection and any specialist
visits finished before you send it.

## What belongs on the repair request

Not everything in the report belongs on the BINSR. If we called out every hairline
crack and loose cabinet hinge, nobody would ever sell a house. I tell my clients
not to stress about anything under 100 bucks. Note it and move on. Spend your leverage
on the items that cost real money or affect safety.

Here’s how I’d sort it:

 * **Safety items.** Missing GFCI protection near water, exposed wiring, double 
   taps in the panel, a leaking gas connection, a pool gate that won’t self-close.
   These go on the list.
 * **Water and termites.** Active leaks, roof problems, a broken sewer line, active
   termites. Water is the root of most damage I find in Arizona, and termites follow
   the water.
 * **Systems that don’t work.** An AC that won’t cool, a water heater that leaks,
   a dishwasher with no water supply.
 * **Big-ticket items that need a specialist.** Structural concerns, an aging roof,
   a sewer belly. Get the specialist out during your inspection period so you have
   a real number to ask for.
 * **Leave off the small stuff.** Cosmetic cracks, worn caulk, a missing door stop.
   Those are your first weekend in the house.

Then be specific. On one reinspection, the request said “fix all leaks,” and one
leak got skipped because nobody tied it to a report item. Reference the report item
number and say exactly what you want done. “Have a licensed plumber repair the leak
at the water heater supply line, item 8.2” leaves a lot less room for argument than“
fix plumbing.” I wrote more about that in [what I find when I go back to check seller repairs](https://propertyinspectionsplus.com/home-reinspection-after-repairs-arizona/).

## The seller’s five days, and yours

Once the seller gets your BINSR, the clock starts. The form says the seller [“shall respond within five (5) days”](https://aaronline.com/wp-content/uploads/2022/07/14/BINSR-Loop-Draft.R3.pdf)
unless another time is written in. The seller can agree, refuse, or counter with
different terms on an addendum. If the seller says nothing, Arizona REALTORS explains
that [silence is treated as a refusal](https://www.aaronline.com/?p=79064).

If the seller refuses some or all of your items, you have five days after their 
response to cancel, or you can close without those corrections. Do nothing and you’re
treated as choosing to close without them. Mark those dates on your calendar the
day you send the form.

One more thing buyers sometimes miss. The seller doesn’t have to agree to anything.
A broken AC on your list is a request, not a requirement. That’s why your negotiation
starts with good information from the inspection and real estimates from the trades.

## Repairs or a credit

For years the form steered buyers toward asking the seller to fix things. That changed
with the October 2022 contract and BINSR. Arizona REALTORS explains that the revision
[removed the old limit to seller repairs](https://aaronline.com/?p=75875), so asking
for a credit instead keeps your inspection contingency intact.

Here’s my take. Sometimes it’s easier to just take a credit. When the seller does
the work, the seller picks who does it, and the seller’s goal is usually to get 
to closing. I’ve been back to check repairs where a structural truss fix was done
by the seller’s dad with no engineer’s sign-off. Was it repaired? Yes. Was it repaired
right? I don’t know. With a credit, you hire your own licensed contractor after 
you own the house, and you know who did the work.

A few rules on credits from the Arizona REALTORS guidance:

 * **Keep the wording plain.** They suggest stating the term simply, like [“Seller to credit Buyer $5,000 in closing costs”](https://aaronline.com/?p=75078),
   without explaining what it’s for.
 * **Talk to your lender first.** Your lender may limit total credits, and the addendum
   has to go to the lender.
 * **Base the number on bids.** Get estimates from the right trade before you name
   a figure. A guess is easy for the seller to push back on.

## If the seller makes the repairs

Sometimes repairs make more sense, like a safety item you want handled before you
move in. If the seller agrees to do the work, the contract has guardrails, and you
should hold them to it.

 * **Licensed contractor when the law requires it.** The BINSR cites [A.R.S. 32-1121](https://www.tucsonaz.gov/files/sharedassets/public/pdsd/documents/permits/residential-permits/a.r.s.%C2%A7-32-1121.a.pdf).
   Under that statute, the handyman exemption only covers casual or minor work under
   $1,000 in total, and never work that needs a local building permit.
 * **Workmanlike work.** Agreed repairs must be done in a workmanlike manner, whoever
   does them.
 * **Paid receipts.** The contract calls for [paid receipts for the repairs](https://www.aaronline.com/?p=79064)
   to be delivered to you before closing. Ask for them, and ask for the name of 
   whoever did the work.
 * **Check the license.** Look up the contractor on the [Arizona Registrar of Contractors](https://roc.az.gov/before-hire)
   and make sure the license class matches the work. My post on [checking a contractor’s ROC license](https://propertyinspectionsplus.com/check-arizona-contractor-license-roc/)
   walks through it.

Then get a reinspection before your final walkthrough. If you’re asking for work
to get done, it’s good to get a third party to come back and look at it. Things 
aren’t always perfect, and at least you know what you’re getting before you sign.

## What to do after your inspection report arrives

 * **Read the report the day it comes in.** My reports are delivered within 24 hours,
   which leaves you most of your inspection period to act.
 * **Call me with questions.** I’d rather walk you through an item than have you
   guess at it.
 * **Book specialists right away.** Roofer, licensed plumber, electrician, HVAC 
   tech or structural engineer, for an estimate on anything big.
 * **Sit down with your agent.** Pick the items that matter, decide between repairs
   and a credit, and reference report item numbers.
 * **Send the BINSR before the period ends.** Then track the seller’s five days 
   and your five days after their answer.

For more on the next steps, see [what to do after the inspection](https://propertyinspectionsplus.com/what-to-do-after-the-inspection/).
In the end it’s your house and your call. The inspection just makes sure you’re 
negotiating with the facts.

## Home inspections for Arizona buyers in Gilbert and across the Valley

A [residential home inspection](https://propertyinspectionsplus.com/residential-home-inspection/)
gives you the report your BINSR is built on, and a [sewer camera inspection](https://propertyinspectionsplus.com/sewer-camera-inspection/)
covers the line nobody can see. We inspect homes in Gilbert, [Mesa](https://propertyinspectionsplus.com/home-inspector-mesa-az/),
[Chandler](https://propertyinspectionsplus.com/home-inspector-chandler-az/) and 
beyond. Every home inspection includes a [termite (WDO) inspection](https://propertyinspectionsplus.com/termite-inspection/)
at no extra charge, plus a 1-year termite warranty through [Firehouse Pest Control in Gilbert](https://firehousepest.com/services/termite-treatment/)
if no active termites are found.

**Buying a home?** [Book your inspection online](https://app.spectora.com/home-inspectors/my-inspection-company-f8d6dbae4e/schedule)
or call [623-399-0079](https://propertyinspectionsplus.com/binsr-arizona-home-inspection-repair-request/6233990079).

Property Inspections Plus is a [Gilbert, AZ home inspection](https://propertyinspectionsplus.com/)
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](https://propertyinspectionsplus.com/service-areas/).

## A Beautiful Mesa Flip and the Small Details It Missed

- Link: https://propertyinspectionsplus.com/mesa-flipped-house-missed-details/
- Published: 2026-10-26T04:39:34+00:00
- Author: homeinspectordan

A flipped house can look beautiful and still miss a lot of small details. This 1986
single-story flip in Mesa had new white shaker cabinets, black fixtures, fresh paint
and a recently replaced tile roof. My report still listed 49 action items and 9 
safety items. Months later I stayed in the house for a while and spent the time 
fixing the small stuff the flipper skipped. That’s the video above. If you’re buying
a flipped house, here’s what to look for.

## Why a flip can look great and still miss the details

Most flips put the money where buyers look. Cabinets, counters, flooring, fixtures
and paint all show up in the listing photos. Sanding, caulking, securing and testing
don’t, and they take time. On a fast flip, time is the first thing that gets cut.

That’s not a knock on every investor. Some do careful work. But when I walk into
a freshly remodeled house, I assume the finishes are new and I go looking for the
steps behind them. I saw the same pattern in a [Peoria flip](https://propertyinspectionsplus.com/flipped-home-defects-peoria-az/)
and in the [worst flip I inspected in 2024](https://propertyinspectionsplus.com/worst-home-flip-inspection/).

## The kitchen and bathrooms: new finishes, old shortcuts

The house was vacant and unfurnished on inspection day, which made it easy to test
everything. The kitchen and baths were the prettiest rooms in the house, and they
had plenty of findings.

![New kitchen sink and black faucet where the hot and cold lines were reversed](
https://propertyinspectionsplus.com/wp-content/uploads/2026/10/Mesa-flip-kitchen-
sink-hot-and-cold-reversed.jpg)

The new kitchen faucet had its hot and cold lines reversed.

 * **Hot and cold reversed.** The new kitchen faucet had the hot and cold lines 
   swapped. It’s a small thing until a kid or a guest turns the wrong way expecting
   cold water.
 * **Cabinets hung with the wrong screws.** The new cabinets were attached to the
   wall with screws that weren’t right for the job, and some doors weren’t level
   or rubbed when they closed.
 * **Tile run over the window frame.** In the remodeled bathroom, the wall tile 
   was installed over the edge of the window frame. That left a gap right where 
   shower water hits, so moisture can get behind the tile and into the wall.
 * **A leaking shower and loose trim.** The shower enclosure leaked during testing,
   and the escutcheon plates around the pipes were loose.
 * **A miswired GFCI.** A bathroom GFCI outlet tested as improperly wired, so it
   may not protect anyone from a shock.

![Screw holding a new kitchen cabinet to the wall](https://propertyinspectionsplus.
com/wp-content/uploads/2026/10/Mesa-flip-cabinet-mounting-screw.jpg)

The new cabinets were hung with screws that weren’t right for the job.

![Bathroom wall tile installed over the edge of a window frame](https://propertyinspectionsplus.
com/wp-content/uploads/2026/10/Mesa-flip-tile-over-window-frame.jpg)

Tile run over the window frame leaves a gap where shower water hits.

![Remodeled bathroom vanity with an outlet tester plugged into the GFCI](https://
propertyinspectionsplus.com/wp-content/uploads/2026/10/Mesa-flip-bathroom-GFCI-miswired.
jpg)

A good-looking bathroom, but the outlet tester shows the GFCI was wired wrong.

## Roof, electrical and fireplace

A new roof is a big selling point on a flip. This one had been recently replaced,
but the bird stops were never installed along the eaves. Those inserts close the
gap under the curve of each tile. Without them, birds, rodents and wind-driven rain
can get under the tile and work on the new underlayment. The concrete tiles themselves
were worn rough and pitted.

![Concrete roof tiles at the eave with open gaps and no bird stops](https://propertyinspectionsplus.
com/wp-content/uploads/2026/10/Mesa-flip-roof-missing-bird-stops.jpg)

The roof was recently replaced, but no bird stops were installed at the eaves.

In the electrical panel, white wires were being used as hot wires, and the tape 
marking them was falling off. Too much sheathing had been stripped from the wires
coming into the panel, and the panel itself was outdated. There was also no carbon
monoxide alarm anywhere in the house. The [CPSC recommends a CO alarm on every level of the home and outside sleeping areas](https://www.cpsc.gov/Safety-Education/Safety-Education-Centers/Carbon-Monoxide-Information-Center/CO-Alarms).

![White wires used as hot wires at the breakers, marked with arrows](https://propertyinspectionsplus.
com/wp-content/uploads/2026/10/Mesa-flip-white-wires-used-as-hots.jpg)

White wires used as hots, with the marking tape falling off.

The fireplace got a new surround, but the firebox was made for gas logs and someone
had been burning wood in it. A gas-rated firebox isn’t built for that heat, and 
the panels were cracked. My report said to stop using it until a chimney professional
replaces the damaged unit.

![Gas-rated firebox with wood logs on a grate](https://propertyinspectionsplus.com/
wp-content/uploads/2026/10/Mesa-flip-gas-firebox-used-for-wood.jpg)

A firebox made for gas logs was being used to burn wood.

## The systems nobody sees

Flips rarely touch the parts of a house that don’t show up in listing photos. On
this one:

 * **Water heater.** The house has a pressure regulator but no expansion tank on
   the water heater, and there was no drip pan under the tank.
 * **Heating and cooling.** The system still runs on R-22, it was at the end of 
   its service life, and the heat pump didn’t put out enough heat in heating mode.
   [U.S. production and import of R-22 ended January 1, 2020](https://www.epa.gov/sites/production/files/2018-08/documents/residential_air_conditioning_and_the_phaseout_of_hcfc-22_what_you_need_to_know.pdf).
   You can keep running an existing system, but the EPA expects supply to keep shrinking
   and prices may rise, so budget for a replacement.
 * **Sewer line.** The camera found a significant belly, and high water marks in
   the line showed it had already backed up at some point.
 * **Foundation and drainage.** There was major cracking at the foundation, saturated
   ground and poor drainage around the house, and a heaving garage floor.

![Electric water heater with no expansion tank or drip pan](https://propertyinspectionsplus.
com/wp-content/uploads/2026/10/Mesa-flip-water-heater-no-expansion-tank.jpg)

No expansion tank and no drip pan at the water heater.

![Sewer camera view of standing water in a sagging section of pipe](https://propertyinspectionsplus.
com/wp-content/uploads/2026/10/Mesa-flip-sewer-line-belly.jpg)

The sewer camera found a belly in the line.

## Living in it: the small stuff I fixed

Living in a house shows you things an inspection can’t, so during my stay I worked
through what the flipper skipped. Here’s what that looked like in the video.

 * **Paint over the hinges.** The doors and trim were painted after the hinges went
   on. The hinges were covered in paint and the wood behind them never got any. 
   A lot of the trim was never sanded either. I took the hinges off one at a time,
   cleaned them, sanded and painted behind them, then put them back. Sanding a little
   damp keeps the dust down.
 * **Open gaps behind the outlet covers.** With the cover plates off, many outlets
   had big gaps open to the wall cavity, and one box was barely held in place. I
   filled what I could with caulk and added foam insulating pads behind the plates
   to stop drafts and bugs.
 * **Attic air leaking in.** At one of the biggest gaps I could feel air moving,
   and my thermal camera showed cooler air coming down from the attic into the room.
   Every door also had an open gap along the top of the trim. Sealing just the door
   tops took about two tubes of caulk.
 * **Loose cabinets.** One cabinet moved when you pushed on it, and the pull-out
   trash cabinet had a screw that popped out. I filled the gaps with adhesive caulk,
   packed the stripped hole with wood filler and added screws on each side.
 * **Paint where it doesn’t belong.** There was paint along the marble fireplace
   surround and spots on the floors and fixtures. Fine sandpaper took it off the
   marble, and a little Goof Off handled most of the rest.

One tip from the video: an ’80s house leaks a lot of air. The more of these gaps
you seal, the more you need to run your bathroom fans so the house still gets fresh
air.

Two bigger items showed up during my stay. After a rain there was a wet spot in 
the fireplace. I dried it out with a fan. A day later it was still raining and the
firebox stayed dry, so my best guess is wind-driven rain getting past the chimney
cap. That area needs sealing. I also found a section of wall that bulges out, which
lines up with the cracking in the garage and at the front of the house. It looks
like moisture pushed the slab up in that area. The irrigation, the lack of any yard
drains and plants set right against the house all keep that soil wet.

My suggestions for the owner: add a drain in the backyard, swap the thirsty shrubs
at that corner for low-water plants like aloe, move plants farther from the foundation,
and build up the grade so water runs away from the house instead of pooling next
to it.

## Buying a flipped house? What to check first

You don’t need tools to spot a rushed flip. On your next showing, try these:

 * **Open the cabinets.** Look for paint on the hinges, push on the boxes to see
   if they’re tight to the wall, and close every door.
 * **Run every faucet hot and cold.** Reversed lines are easy to catch if you check.
 * **Shine a flashlight across the trim.** Hold it low and at an angle. Unsanded
   trim, drips and rough patches show right up.
 * **Ask for permits, receipts and license numbers.** Ask what was done, by whom,
   and whether it was permitted. Look up each contractor with the [Arizona Registrar of Contractors](https://roc.az.gov/).
   In Mesa, the [city’s online permit search covers records from 2017 on](https://mesaaz.gov/home/showpublisheddocument/43376),
   and older records take a document retrieval request. Here’s more on [how to check a contractor’s license](https://propertyinspectionsplus.com/check-arizona-contractor-license-roc/).
 * **Scope the sewer line.** A new kitchen tells you nothing about the pipe under
   the slab. This one had a belly and signs of past backups.
 * **Watch where the water goes.** Look at irrigation and plants next to the foundation
   and at grading that slopes toward the house. That’s where the cracks start.

Then get the full inspection, read the safety and action items first, and use them
for your repair request. Plan some time and money for the small stuff after closing
too. On this house, that’s what I spent my whole stay on.

## Flipped home inspections in Mesa and across the Valley

If you’re buying a flip, a [full home inspection](https://propertyinspectionsplus.com/residential-home-inspection/)
and a [sewer camera inspection](https://propertyinspectionsplus.com/sewer-camera-inspection/)
are the two I’d never skip. I inspect homes all over [Mesa](https://propertyinspectionsplus.com/home-inspector-mesa-az/)
and the rest of the East Valley. Every home inspection includes a [termite (WDO) inspection](https://propertyinspectionsplus.com/termite-inspection/)
at no extra charge, plus a 1-year termite warranty through [Firehouse Pest Control in Gilbert](https://firehousepest.com/services/termite-treatment/).

**Buying a home?** [Book your inspection online](https://app.spectora.com/home-inspectors/my-inspection-company-f8d6dbae4e/schedule)
or call [623-399-0079](https://propertyinspectionsplus.com/mesa-flipped-house-missed-details/6233990079).

Property Inspections Plus is a [Gilbert, AZ home inspection](https://propertyinspectionsplus.com/)
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](https://propertyinspectionsplus.com/service-areas/).

## Major Home Inspection Fails and Hidden Damage in Arizona Homes

- Link: https://propertyinspectionsplus.com/home-inspection-fails-hidden-damage-arizona/
- Published: 2026-10-25T04:24:31+00:00
- Author: homeinspectordan

This video is a compilation of real defects I have found in Arizona homes. Some 
are small, some are serious and some are just funny. What they have in common is
that the buyer would not have known about them without an inspection. Here they 
are by category.

## Leaks, leaks and more leaks

Plumbing leaks were the biggest category by far:

 * A shower valve leaking behind the trim plate into the wall, and another spraying
   out of the handle.
 * Kitchen and bathroom sink leaks: a rotted sink base, a P-trap slip joint, a drain
   stopper connection and a faucet stem.
 * A leaking air admittance valve at a kitchen sink.
 * A toilet tank leaking onto the floor, and a whirlpool tub pump leaking at a joint.
 * An open gap at a tub spout letting water behind the tile.
 * A shower pan with no slope, so water just sat on the tile.
 * Unsealed grout soaking up water.

## Safety hazards

 * **A garbage disposal drain leaking directly onto live electrical wiring** under
   the sink. That one is a shock and fire hazard.
 * **A furnace or water heater flue leaking into the attic,** with water evaporating
   in the open flue. Flue gases belong outside.
 * **Black growth on the drywall** inside a water heater closet.

## Roof leaks and water damage

 * A roof leak that stained the ceiling and cracked the drywall around a window.
 * Water getting behind the stucco along a tile roofline.
 * A rooftop AC condensate line leaking into the attic.
 * Water and termite damage destroying eave framing.

## Foundation and drainage

 * Doors that swing open on their own and a vertical crack through the stem wall,
   both signs of foundation movement.
 * Tiles tenting up off the floor in a hallway.
 * Overwatering and poor grading ponding water against the foundation.
 * A downspout dumping water across the front entry.

## HVAC, appliances and the odd stuff

 * A dirty condenser coil, a noisy condenser fan motor and AC lines vibrating inside
   a wall.
 * Sediment popping in a water heater, a dishwasher with a failing pump, a toilet
   that would not flush and low water flow at faucets.
 * An irrigation controller box pulled off the wall, stretching its wires.
 * Indoor ceiling fan blades on a patio fan, warped by the heat.
 * A light fixture so close to a cabinet door that the door nearly hit it.

## Pools

Arizona pools add a whole list: leaking PVC fittings, a leaking backwash valve and
filter bulkhead, a pump with a screeching bearing, a sand filter with broken laterals
and low sand, low water, low chlorine output, a missing aerator nozzle, an in-floor
cleaning system pulling in air and a water feature overspraying onto the deck. See
[what I check on a home with a pool and spa](https://propertyinspectionsplus.com/gilbert-home-inspection-pool-spa/).

## Find the problems before you buy

Every one of these was found during a regular home inspection. We are based in Gilbert
and inspect homes across the Valley, including [Mesa](https://propertyinspectionsplus.com/home-inspector-mesa-az/),
[Chandler](https://propertyinspectionsplus.com/home-inspector-chandler-az/), [Phoenix](https://propertyinspectionsplus.com/home-inspector-phoenix-az/)
and [Scottsdale](https://propertyinspectionsplus.com/home-inspector-scottsdale-az/).
Every home inspection includes a [termite (WDO) inspection](https://propertyinspectionsplus.com/termite-inspection/)
at no extra charge, plus a 1-year termite warranty through [Firehouse Pest Control in Gilbert](https://firehousepest.com/services/termite-treatment/)
if no active termites are found. Want the full picture? Watch [a full Arizona home inspection walkthrough](https://propertyinspectionsplus.com/full-arizona-home-inspection-walkthrough/).

**Buying a home?** [Book your inspection online](https://app.spectora.com/home-inspectors/my-inspection-company-f8d6dbae4e/schedule)
or call [623-399-0079](https://propertyinspectionsplus.com/home-inspection-fails-hidden-damage-arizona/6233990079).

Property Inspections Plus is a [Gilbert, AZ home inspection](https://propertyinspectionsplus.com/)
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](https://propertyinspectionsplus.com/service-areas/).

## Taking a 1971 Arizona Home Into the Future: An Inspection Full of Deferred Maintenance

- Link: https://propertyinspectionsplus.com/1971-arizona-home-inspection-deferred-maintenance/
- Published: 2026-10-25T04:24:01+00:00
- Author: homeinspectordan

This inspection was a little different. A family had taken over a 1971 home up north
on a big piece of land, after a loved one passed, and they were planning a full 
remodel. They were not buying it. They wanted to know what they had and what to 
tackle first. Their words: “There are a thousand mysteries and zero answers.” Here
is what we found.

## Electrical: a Federal Pacific panel and a rat nest

The main panel in the garage was a Federal Pacific. Those panels have a long history
of breakers that may not trip when they should, and most inspectors recommend replacing
them. A rat had nested inside it and urinated on the bus, which blew out the power
until the owner cleaned it out. There were also subpanels scattered around the property,
outdoor outlets with no covers or GFCI protection, loose grounds and a homemade 
network of cables running through the walls. The electrical system needs a licensed
electrician from top to bottom.

## Two roofs stacked on each other

The previous owner put a new roof right on top of the old one. Walking on it, you
could hear the top layer tapping on the one below. Two layers adds a lot of weight
to the framing. The roof itself was in decent shape, but the rubber pipe boots were
already the weak point, and some wood trim needed to be sealed or flashed.

## Cut beams and rotted framing

Under the hangar and in the garage, main support beams had been cut, and some framing
was rotted or shimmed. I told the owner not to walk on the hangar roof at all. Water
stains and bowed walls inside the house also point to past leaks.

## Plumbing, septic and the well

 * **Galvanized water pipe** rusts from the inside out and will need to be replaced.
 * **A septic system** that had likely never been pumped. Get it pumped and inspected
   by a septic company.
 * **A working well** with condensation inside the pump house and room for updates.
 * Cracked tile and open gaps in the bathrooms.

## No central air

There was no central heating and cooling, just old baseboard heaters and what was
likely a swamp cooler in a small attic space. Mini-splits or a new ducted system
will be a big part of the remodel. Living in Arizona without air conditioning is
not an option.

## Outside

 * A section of slab that had pulled down and cracked, likely from roof water draining
   right next to the house.
 * Grading that slopes toward the house in spots. Grading and drainage is where 
   I always start.
 * Clay-lined chimneys that looked good, but they need caps and spark arresters 
   before anyone lights a fire.
 * Mold to remove and rat droppings to clean up professionally before the family
   moves in.

A home inspector is not there to write a repair list. We are there to show you what
needs a closer look by licensed professionals and help you decide what comes first.
For this family, that was electrical, then the roof structure, then air conditioning.

## Inspections for inherited and older homes

If you inherited a home or are taking on an older property anywhere in Arizona, 
I would be glad to walk through it with you. We are based in Gilbert and inspect
homes across the state, from [Apache Junction](https://propertyinspectionsplus.com/home-inspector-apache-junction-az/)
and [Gold Canyon](https://propertyinspectionsplus.com/home-inspector-gold-canyon-az/)
to [Globe](https://propertyinspectionsplus.com/home-inspector-globe-az/). See our
[residential home inspections](https://propertyinspectionsplus.com/residential-home-inspection/)
and [mold and air quality testing](https://propertyinspectionsplus.com/mold-air-quality-testing/).
Every home inspection includes a [termite (WDO) inspection](https://propertyinspectionsplus.com/termite-inspection/)
at no extra charge, plus a 1-year termite warranty through [Firehouse Pest Control in Gilbert](https://firehousepest.com/services/termite-treatment/)
if no active termites are found.

**Buying a home?** [Book your inspection online](https://app.spectora.com/home-inspectors/my-inspection-company-f8d6dbae4e/schedule)
or call [623-399-0079](https://propertyinspectionsplus.com/1971-arizona-home-inspection-deferred-maintenance/6233990079).

Property Inspections Plus is a [Gilbert, AZ home inspection](https://propertyinspectionsplus.com/)
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](https://propertyinspectionsplus.com/service-areas/).

## Inspecting a 100-Year-Old Victorian in Prescott, Arizona

- Link: https://propertyinspectionsplus.com/historic-victorian-home-inspection-prescott/
- Published: 2026-10-25T04:23:34+00:00
- Author: homeinspectordan

I got to head up out of the Valley to Prescott for this one: a Victorian built around
1924 on a street full of historic homes. I grew up in an 1895 Victorian in North
Dakota, so houses like this feel like home to me. They have more character than 
anything we build today, and more surprises.

## Three units, one water heater

The house had been converted into three rental suites, each with its own kitchen,
bathroom and HVAC, and each with its own electrical service. But they all shared
one instant water heater, tucked into a hidden nook up near the ceiling. The upstairs
had been converted into living space, so there was no attic to inspect.

## Settlement on a pier-and-block foundation

Like a lot of homes from that era, this one sits on concrete blocks and piers, not
a slab. When those blocks settle or water softens the soil around them, the whole
house moves with them. I found cracked door frames, doors that would not close right,
cracks running through the ceiling and an exterior wall that was visibly bowing 
out. Poor drainage between the houses is a likely cause. Wood framing that reaches
down close to the ground also raises termite concerns, even at Prescott’s elevation.

## A roof leak hiding above a window

Inside one unit, a small brown stain led me to bubbling paint above a window. My
moisture meter was off the charts. The water was coming in at the roof above that
window, running down beside it and spreading across the wall. The roof had been 
redone a few years earlier and looked good overall, but there was a gutter right
above that spot, and the leak needed to be found and fixed.

## No sewer cleanouts

A local plumber joined us to scope the sewer line, and we could not find a usable
cleanout anywhere. The vent stacks were on a steep roof, and some pipes were too
small for a camera. In the crawl space, most of the drain piping had been updated
to ABS, but there was still cast iron in places, including a cracked section that
had been patched. With no cleanout, any future clog may mean pulling a toilet to
get a camera or a snake in. I recommended having a cleanout installed.

## Other things I found

 * An air admittance valve mounted too low under a sink. It needs to sit above the
   flood rim.
 * An HVAC unit gurgling, likely low on refrigerant, and no air filter in the return.
 * Missing shingles and an abandoned chimney on the roof.
 * Gutters full of leaves.

## Older and historic home inspections in Arizona

Historic homes need an inspector who knows what to look for in old foundations, 
plumbing and wiring. We are based in Gilbert and inspect homes all over Arizona,
from Prescott to [Globe](https://propertyinspectionsplus.com/home-inspector-globe-az/)
and [Florence](https://propertyinspectionsplus.com/home-inspector-florence-az/),
and the historic neighborhoods of [Phoenix](https://propertyinspectionsplus.com/home-inspector-phoenix-az/)
and [Mesa](https://propertyinspectionsplus.com/home-inspector-mesa-az/). Add a [sewer camera scan](https://propertyinspectionsplus.com/sewer-camera-inspection/)
on any older home. Every home inspection includes a [termite (WDO) inspection](https://propertyinspectionsplus.com/termite-inspection/)
at no extra charge, plus a 1-year termite warranty through [Firehouse Pest Control in Gilbert](https://firehousepest.com/services/termite-treatment/)
if no active termites are found.

**Buying a home?** [Book your inspection online](https://app.spectora.com/home-inspectors/my-inspection-company-f8d6dbae4e/schedule)
or call [623-399-0079](https://propertyinspectionsplus.com/historic-victorian-home-inspection-prescott/6233990079).

Property Inspections Plus is a [Gilbert, AZ home inspection](https://propertyinspectionsplus.com/)
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](https://propertyinspectionsplus.com/service-areas/).

## What Do Home Inspectors Really Check in Arizona? The Standards of Practice Explained

- Link: https://propertyinspectionsplus.com/what-do-home-inspectors-check-arizona/
- Published: 2026-10-25T04:23:10+00:00
- Author: homeinspectordan

Arizona home inspectors are certified by the Arizona State Board of Technical Registration
and follow written standards of professional practice. In this video I read through
them. Here is the plain-English version, so you know what to expect at your inspection.

## The basics

 * A home inspection is **visual and not technically exhaustive.** We look at readily
   accessible, installed systems. We do not open walls.
 * You sign a **written agreement** before the inspection that covers the scope,
   the fee and any limitations.
 * The report has to describe the systems, say what was and was not inspected and
   why, and call out items that need repair or further evaluation by the right professional.
 * The standards apply to homes with four or fewer units.

## What gets inspected

 * **Structure:** foundation, floors, walls, columns, ceilings and roof framing,
   plus attics and crawl spaces we can safely enter.
 * **Exterior:** siding and stucco, trim, doors, a representative number of windows,
   garage door openers and their auto-reverse, decks, eaves, grading and drainage
   as they affect the house.
 * **Roof:** coverings, drainage, flashings, skylights, chimneys and penetrations,
   and signs of leaks.
 * **Plumbing:** supply and drain piping, fixtures and faucets, functional flow 
   and drainage, water heaters, fuel piping and leaks.
 * **Electrical:** the service, panels, breakers and wiring compatibility, a representative
   number of fixtures, switches and outlets, outlets near water and in garages and
   outside, and GFCIs.
 * **Heating and cooling:** the equipment, controls, ducts, filters and the presence
   of a heat and cooling source in each room.
 * **Interior:** walls, ceilings, floors, stairs, railings, counters and a representative
   number of cabinets, doors and windows, and the garage fire separation.
 * **Insulation and ventilation:** attic insulation and ventilation, and kitchen,
   bath and laundry venting.

## What the standards do not require

This is where buyers get surprised. Under the standards, inspectors are not required
to predict how long something will last, give repair costs, determine code compliance,
test for mold or other hazardous substances, move furniture or stored items, walk
a roof that is unsafe, operate systems that are shut off, evaluate cosmetic items
or check for pests like termites. There are separate standards for pools and spas,
which cover the equipment, barriers, bonding and entrapment protection, but not 
water chemistry or leaks in the shell.

## Where I go beyond the standards

The standards are the minimum. On new homes I test every outlet I can reach, not
one per room. I am a licensed Arizona termite (WDO) inspector, so a [termite inspection](https://propertyinspectionsplus.com/termite-inspection/)
is included with every home inspection at no extra charge. I use a thermal camera,
and I offer [sewer camera scans](https://propertyinspectionsplus.com/sewer-camera-inspection/),
[thermal imaging](https://propertyinspectionsplus.com/thermal-imaging-inspection/)
and [mold and air quality testing](https://propertyinspectionsplus.com/mold-air-quality-testing/)
when you need a closer look. And I am always happy to walk you through what I found.

## Your inspection, explained

Want to see a real inspection start to finish? Watch [a full Arizona home inspection walkthrough](https://propertyinspectionsplus.com/full-arizona-home-inspection-walkthrough/),
or see what is included in a [residential home inspection](https://propertyinspectionsplus.com/residential-home-inspection/).
We are based in Gilbert and inspect homes across the Valley and the state. Every
home inspection includes a [termite (WDO) inspection](https://propertyinspectionsplus.com/termite-inspection/)
at no extra charge, plus a 1-year termite warranty through [Firehouse Pest Control in Gilbert](https://firehousepest.com/services/termite-treatment/)
if no active termites are found.

**Buying a home?** [Book your inspection online](https://app.spectora.com/home-inspectors/my-inspection-company-f8d6dbae4e/schedule)
or call [623-399-0079](https://propertyinspectionsplus.com/what-do-home-inspectors-check-arizona/6233990079).

Property Inspections Plus is a [Gilbert, AZ home inspection](https://propertyinspectionsplus.com/)
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](https://propertyinspectionsplus.com/service-areas/).

## Home Reinspections: Did the Seller Really Finish the Repairs?

- Link: https://propertyinspectionsplus.com/home-reinspection-after-repairs-arizona/
- Published: 2026-10-25T03:44:53+00:00
- Author: homeinspectordan

After your inspection, you ask the seller to fix certain items, and they agree. 
A reinspection is when your inspector goes back before closing to check that the
work was done, and done right. Here are three reinspections I did around the Valley.
In every one, something was not finished.

## 1. A truss repair with no engineer and a breaker behind the cover

The buyer asked for a structural engineer to repair a damaged attic truss. A board
was sistered over the cut, but there was no engineer’s sticker or approval, and 
many of the nails did not fully penetrate. It may hold, but I could not say it was
repaired properly. It turned out the seller’s dad did the work.

 * A double-tapped breaker was fixed by adding a new breaker, but it was installed
   behind the panel cover without breaking out the knockout, and it was not labeled.
 * The dishwasher was finally installed, but the hot and cold lines were backwards
   at the faucet.
 * The GFCI outlets were fixed, and the water heater was no longer leaking.
 * The attic insulation still was not secured. With the thermal camera, I could 
   see a missing section above the fireplace.

## 2. Following up on another inspector’s report

I covered this reinspection for another inspector. The roof replacement the buyer
asked for was not happening until weeks later, and the termite tubes in the garage
were still there. Removing tubes does not remove termites, so ask for the treatment
paperwork and warranty. Some items were done, like replaced conduit, recalled breakers
swapped out and a new water heater with a drain pan. Others were not:

 * Holes under windows and doors were only partly sealed.
 * The washer valve was still leaking. The request said “fix known leaks,” and this
   one was not listed by number, so it was skipped. Wording matters on your repair
   request.
 * A pressure reducing valve was installed, but one hose bib upstream of it still
   had about 100 PSI.

## 3. A dishwasher with no water line

This one looked good at first: loose wiring removed, smoke detectors added, a cracked
patio column replaced and bracketed. But the water heater pan still had water in
it, the shower re-grout left pinholes and an open gap at the top, the AC condensate
was dripping into an open edge of the flat roof and the new dishwasher had a drain
line but no water supply at all. It could never have run.

## How to get the most out of a reinspection

 * **List items by report number** in your repair request, not “fix all leaks.”
 * **Ask for invoices and who did the work.** Licensed contractors and engineers
   leave paperwork.
 * **Consider a credit instead.** Sometimes it is easier to take money off the price
   and hire your own licensed contractor.
 * **Schedule the reinspection with time to spare** before your closing date.

## Reinspections in Gilbert and the Phoenix area

If I inspected your home, I can come back and check the repairs before you close.
Based in Gilbert, we do inspections and reinspections across [Phoenix](https://propertyinspectionsplus.com/home-inspector-phoenix-az/),
[Mesa](https://propertyinspectionsplus.com/home-inspector-mesa-az/), [Chandler](https://propertyinspectionsplus.com/home-inspector-chandler-az/)
and the rest of the Valley. Before you hire anyone for repairs, [check their contractor license](https://propertyinspectionsplus.com/check-arizona-contractor-license-roc/).
Every home inspection includes a [termite (WDO) inspection](https://propertyinspectionsplus.com/termite-inspection/)
at no extra charge, plus a 1-year termite warranty through [Firehouse Pest Control in Gilbert](https://firehousepest.com/services/termite-treatment/)
if no active termites are found.

**Buying a home?** [Book your inspection online](https://app.spectora.com/home-inspectors/my-inspection-company-f8d6dbae4e/schedule)
or call [623-399-0079](https://propertyinspectionsplus.com/home-reinspection-after-repairs-arizona/6233990079).

Property Inspections Plus is a [Gilbert, AZ home inspection](https://propertyinspectionsplus.com/)
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](https://propertyinspectionsplus.com/service-areas/).

## How Arizona’s Most Wanted Contractor Got Caught, and How to Check Any Contractor Before You Hire

- Link: https://propertyinspectionsplus.com/check-arizona-contractor-license-roc/
- Published: 2026-10-25T03:44:52+00:00
- Author: homeinspectordan

This one is not a home inspection, but it is a story I have to tell, and it comes
with a lesson for every homeowner.

## What happened

I was driving home on the interstate one night when a pickup truck slammed into 
the back of another car, which spun into me. The pickup did a loop in the gravel,
got back on the freeway and took off. Thankfully a witness chased him down, and 
the Highway Patrol caught up with him near Mesa. The other driver was shaken up.
I was able to drive home.

When we looked up the driver’s name afterward, it matched a contractor on the Arizona
Registrar of Contractors most wanted list, someone who had reportedly taken more
than $400,000 from clients. A random crash ended up helping bring him in.

## How to check a contractor in Arizona

Most contractors are honest and do good work. But before you hand anyone a deposit
for a roof, remodel, pool or repair, take five minutes:

 * **Look up the license.** The [Arizona Registrar of Contractors (ROC)](https://roc.az.gov/)
   has a free license search. Confirm the license is active and covers the type 
   of work you are hiring for.
 * **Check complaints and discipline.** The ROC lookup shows complaint history and
   any license actions.
 * **Get it in writing.** A written contract with the scope of work, price, payment
   schedule and the license number.
 * **Do not pay big money up front.** Pay as work is completed, not before it starts.
 * **Be careful with “handyman” pricing on big jobs.** In Arizona, there are limits
   on the jobs an unlicensed handyman can legally take on. Homeowners who hire licensed
   residential contractors may also be able to file a claim with the ROC’s Residential
   Contractors’ Recovery Fund if the work goes bad. That protection does not exist
   with an unlicensed worker.

## Where a home inspector fits in

I see the results of bad contractors every week: roofs that were “repaired” with
paint, unpermitted additions and flips with hidden problems. If a seller tells you
something was repaired, ask who did it and get the invoice. Then have your inspector
look. See [a roof repair that was really just paint](https://propertyinspectionsplus.com/roof-repair-second-opinion-painted-tiles/)
and [the worst home flip I have inspected](https://propertyinspectionsplus.com/worst-home-flip-inspection/).

## Honest inspections in Gilbert and across Arizona

Property Inspections Plus works for you, the buyer. I do not sell repairs, so there
is no reason to find problems that are not there or skip the ones that are. If a
seller makes repairs after your inspection, a [reinspection](https://propertyinspectionsplus.com/home-reinspection-after-repairs-arizona/)
confirms the work was done. Every home inspection includes a [termite (WDO) inspection](https://propertyinspectionsplus.com/termite-inspection/)
at no extra charge, plus a 1-year termite warranty through [Firehouse Pest Control in Gilbert](https://firehousepest.com/services/termite-treatment/)
if no active termites are found.

**Buying a home?** [Book your inspection online](https://app.spectora.com/home-inspectors/my-inspection-company-f8d6dbae4e/schedule)
or call [623-399-0079](https://propertyinspectionsplus.com/check-arizona-contractor-license-roc/6233990079).

Property Inspections Plus is a [Gilbert, AZ home inspection](https://propertyinspectionsplus.com/)
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](https://propertyinspectionsplus.com/service-areas/).

## Sewer Scopes in Gilbert, AZ: What I Found at Four Homes

- Link: https://propertyinspectionsplus.com/sewer-scope-gilbert-az-four-homes/
- Published: 2026-10-25T03:44:49+00:00
- Author: homeinspectordan

Every house in Gilbert looks about the same from the street, but the sewer lines
under them do not. Here are four sewer scopes I did around Gilbert, from a perfect
line to one with tree roots. Each one shows why a camera is worth adding to your
inspection.

## 1. Roots in the line where a tree used to be

This home had dual ABS cleanouts in front. Under the house, the line had the usual
soap scum and gunk at the joints, which hydrojet maintenance takes care of. Then,
about 17 feet out toward the street, the camera hit tree roots growing right into
the pipe. The tree had been removed, but the roots were still in the line. A hydrojet
may not clear that. A plumber may need to cut the roots or dig up that section, 
and there was more pipe past the roots I could not see. The buyer’s agent said it
best: not everyone buying this house would have scoped it.

## 2. A water softener drain in the cleanout

This roughly 30-year-old home had two ABS cleanouts, and someone had run the water
softener drain from the garage straight into one of them. That blocks a plumber 
from using the cleanout, and it is a cross-connection. If the sewer ever backed 
up into the cleanouts, that drain line could pull sewage back toward the water softener.
A softener needs to drain into a proper drain with an air gap. The rest of the line
was typical for its age, with buildup on the walls and a small belly holding water
right before the city connection. The belly was not collecting debris, so hydrojet
maintenance was my recommendation.

## 3. No cleanouts in sight

There were no visible cleanouts in the front yard, and it was too hot to safely 
get on the roof to use a vent stack. So I ran the camera through the primary bathroom
drain. About 68 feet out, I used a locator to find the buried cleanouts in the front
yard and marked them for the owner. The line continued nearly 100 feet to the city
connection. The pipes were clean with good flow. The only problem was access, and
now the owner knows where to dig.

## 4. A clean line to the city

And sometimes it is just good news. This line had cleanouts at the front and back
and a cap tied into a check valve. The ABS pipe was smooth and clean all the way
to the city connection about 25 feet out. A clean sewer scope is great news for 
a buyer.

## What to take away

 * ABS pipe, which most Gilbert homes have, does not corrode, but it does build 
   up gunk at the joints. Hydrojet maintenance every few years keeps it flowing.
 * Trees near the sewer line are the biggest risk, even after the tree is gone.
 * Know where your cleanouts are, and keep them raised and uncovered.
 * Never tie a water softener or other drain into a cleanout.

## Sewer camera inspections in Gilbert, AZ

Add a [sewer camera inspection](https://propertyinspectionsplus.com/sewer-camera-inspection/)
to any home inspection in Gilbert, [Chandler](https://propertyinspectionsplus.com/home-inspector-chandler-az/),
[Mesa](https://propertyinspectionsplus.com/home-inspector-mesa-az/) or [Queen Creek](https://propertyinspectionsplus.com/home-inspector-queen-creek-az/).
Read more: [are sewer camera inspections worth it?](https://propertyinspectionsplus.com/are-sewer-camera-inspections-worth-it/),
[a downtown Gilbert remodel sewer scan](https://propertyinspectionsplus.com/downtown-gilbert-remodel-sewer-camera/)
and [a water softener drain run into a roof vent](https://propertyinspectionsplus.com/water-softener-drain-roof-vent-problem/).

**Buying a home?** [Book your inspection online](https://app.spectora.com/home-inspectors/my-inspection-company-f8d6dbae4e/schedule)
or call [623-399-0079](https://propertyinspectionsplus.com/sewer-scope-gilbert-az-four-homes/6233990079).

Property Inspections Plus is a [Gilbert, AZ home inspection](https://propertyinspectionsplus.com/)
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](https://propertyinspectionsplus.com/service-areas/).