I inspected this home when it was new, and the owners called me back before their one-year builder warranty ran out. That is the whole point of an 11-month warranty inspection: find what has shown up after a year of living in the house, and get it on the builder’s list while they still have to fix it.
On the roof
- Thin stucco on the parapet walls with metal lath showing through. That is a water entry point, and you will not see it until it leaks below.
- Cracked and broken tiles around the solar panels. Many were broken all the way through. My guess is they were stepped on during the solar install. Walk on the lower edge of a concrete tile where it is supported, not the middle.
- Upward-facing electrical junction boxes on the roof for the solar. They are weather-rated, but they are still a possible leak point.
- A spare tile left on the roof. In a monsoon wind it can slide and break others.
- A few mismatched tile colors and a gutter caulk joint that needs maintenance every few years.
Rust bleeding through the stucco
All around the house, small orange spots were showing through the paint. That is the metal lath behind the stucco rusting, which tells me the stucco or paint is too thin in those spots. It is a warranty item worth documenting now.
Windows, weeps and a gas regulator
- Window weep holes let water drain out of the window track. One was missing its flap and one was packed full of stucco. They need to be cleared.
- A gas regulator close to the electrical and solar equipment. Regulators vent small amounts of gas. A vent extension can carry it away from electrical parts.
- A missing cable entry cap, open gaps around exterior light fixtures and gaps in garage door trim that let pests in.
A foundation cover that can hide termites
Around the patios, a hard cover was installed over the foundation. My concern is that termites can tunnel between that cover and the concrete, and you would never see the tubes until they are in the walls. I called it out. Removing it may not be worth it, but keep your termite treatments current.
Drainage and irrigation
Efflorescence along the driveway and sidewalk showed they are staying wet, likely from irrigation. Overwatering next to concrete will break it down over time. The gutters would also do better discharging about 6 feet from the foundation.
Sewer camera scan
Since this was a new neighborhood, I ran a sewer camera both ways from the cleanouts, about 80 to 90 feet in each direction. Heavy equipment drives over new sewer lines during construction, so it is worth a look before the warranty ends. The ABS lines looked good, with only normal buildup. Hydrojet maintenance helps, but nothing needed immediate repair.
11-month warranty inspections in Gilbert and the Valley
If you bought new in Gilbert, Queen Creek, San Tan Valley, Scottsdale or anywhere in the Valley, schedule your 11-month warranty inspection about a month before your builder warranty ends so the builder has time to make repairs. Add a sewer camera scan while you are at it. 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.
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.
