In Arizona, irrigation is one of the biggest sources of water against a house. On this inspection, a poorly maintained irrigation system was already causing problems, and it led to a long list of other issues around the home.
The irrigation system
- No backflow preventer where the irrigation ties into the main water line. A backflow preventer keeps yard water from being pulled back into your drinking water. It’s a code and safety issue.
- Leaking sprinkler heads and zones flooding the soil.
- A leaking manifold in the backyard and a PVC pipe that was completely disconnected.
- Step cracks in the walls from foundation movement, which is what happens when soil gets soaked over and over.
The roof
Three layers of asphalt shingles, trapping heat and moisture. The shingles are curling and cracking, and the vinyl gutters have warped in the sun. There’s also an unsecured fireplace vent.
A patio turned bedroom
The old patio was converted into a bedroom without being done right. There’s no egress window, no closet and a hollow-core interior door where a real exterior door should be. Buyers should ask whether conversions like this were permitted.
Other findings
- Broken garage door rollers and foundation cracks in the garage that are getting worse.
- A poorly installed sliding door latch.
- Poor caulking and debris clogging plumbing vents.
- Minor pipe bellies and no clear access to the sewer cleanouts in the front yard.
Irrigation tips for Arizona homeowners
- Run each zone and walk the yard a couple of times a year to look for leaks and broken heads.
- Aim spray heads away from the walls, and keep drip emitters a couple of feet from the foundation.
- Make sure there’s a working backflow preventer or anti-siphon valves.
- Watch for wet soil, white mineral staining on stucco and new cracks near planted areas.
Wet soil against a foundation also attracts termites, so fixing irrigation leaks protects your home in more ways than one.
How to fix an irrigation leak
Found a leak in your yard? In this video I show how to fix an irrigation leak so the water stops before it reaches your foundation.
Watch the inspection
See every finding from this inspection in the first 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.
