# Inspecting a Gilbert Home with a Pool and Spa: What I Check

- Link: https://propertyinspectionsplus.com/gilbert-home-inspection-pool-spa/
- Published: 2026-10-24T09:21:08+00:00
- Author: homeinspectordan

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](https://propertyinspectionsplus.com/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](https://www.youtube.com/watch?v=NkewJ9xee2E).
Here’s everything included in a [residential home inspection](https://propertyinspectionsplus.com/residential-home-inspection/)
in Gilbert and the East Valley. [Book online](https://app.spectora.com/home-inspectors/my-inspection-company-f8d6dbae4e/schedule)
or call [623-399-0079](https://propertyinspectionsplus.com/gilbert-home-inspection-pool-spa/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/).