Inspections

Home Inspections in Show Low, Pinetop/Lakeside and Surrounding Areas

Start Here!

A ramp along a curved wall in the Kiasma Museu, Helsinki, Finland

Over 2,700 Inspections with written reports for various home buyers and sellers.

About Our Home Inspections

My name is Robert Crum and I have been a Certified Code Inspector since 2003. I have 10 International Code Council certifications including both residential and commercial: Building Envelope, Electrical, Mechanical (AC) and Plumbing. I was most recently the Building Official for a large County in the White Mountains.

I have an AZ contractor license (#324538). Starting in 2006, I have built numerous homes and small commercial projects with no complaints to the Registrar of Contractors. I have performed over 2,700 inspections with written reports for various home buyers and sellers.

What is Inspected?

Grounds
Structure
Kitchen
Windows, Doors and Wood Trim
Exterior Surfaces
Attic
Interior Rooms
Roof
Bathrooms
Heating/Cooling
Basement or Mechanical Room
Crawl Space
Plumbing
Electrical
Miscellaneous

Grounds

Proper grading drainage away from house
No evidence of standing water
No leaks from septic tank or leech field
Yard, landscaping, trees and walkways in good condition
No branches or bushes touching house or overhanging the roof
Exterior structures (fences, sheds, decks, retaining walls, detached garages) in good condition, no rotted wood
Railings on stairs and decks are adequate and secure
Driveways, sidewalks, patios, entrance landings in good condition, and pitched away from structure
Downspout drainage directed away from structure

Kitchen

Working exhaust fan that is vented to the exterior of the building
Ground Fault Circuit Interrupter (“GFCI”) protection for electrical outlets within 6 feet of the sink(s)
Dishwasher: drains properly, no leaks, baskets, door spring operates properly
No leaks in pipes under sinks
Floor in cabinet under sink solid, no stains or decay
Water flow in sink adequate
No excessive rust or deterioration on garbage disposal or waste pipes
Built-in appliances operate properly
Cabinets in good condition: doors and drawers operate properly

Structure

Ridge and fascia board lines appear straight and level
Sides of house appear straight, not bowed or sagging
Window and doorframes appear square (especially bowed windows)
Visible foundation in good condition – appears straight, plumb, with no significant cracks

Windows, Doors and Wood Trim

Wood frames and trim pieces are secure, no cracks, rot or decay
Joints around frames are caulked
No broken glass (window or storm panes) or damaged screens, no broken doublepaned, insulated window seals.
Storm windows or thermal glass used
Drip caps installed over windows

Exterior Surfaces

Adequate clearance between ground and wood siding materials (6″ minimum); no wood-to-earth contact
Siding: no cracking, curling, loose, rot or decay
Masonry veneers: no cracks in joints, no broken, spalling or flaking components
Stucco: no large cracks (discuss all stucco cracks with a professional inspector)
Vinyl or aluminum siding: no dents, damage, no bowing or loose siding
No vines on surface of structure
Exterior paint or stain: no flaking or blisters
No stains on exterior surfaces

Attic

No stains on underside of roofing, especially around roof penetrations
No evidence of decay or damage to structure
Sufficient insulation and properly installed insulation (moisture barrier installed closest to the heated area of the house)
Adequate ventilation, clear path into attic for air entering through soffit vents, adequately sized gable end louvers, all mechanical ventilation operational
No plumbing, exhaust or appliance vents terminating in attic
No open electrical splices

Interior Rooms

Floors, walls and ceilings appear straight and plumb and level
No stains on floors, walls or ceilings
Flooring materials in good condition
No significant cracks in walls or ceilings
Windows and exterior doors operate easily and latch properly, no broken glass, no sashes painted shut, no decay; windows and doors have weather-stripping, “weep holes” installed
Interior doors operate easily and latch properly, no damage or decay, no broken hardware
Paint, wall covering, and paneling in good condition
Wood trim installed well and in good condition
Lights and switches operate properly
Adequate number of three pronged electrical outlets in each room
Electrical outlets test properly (spot check)
Heating/cooling source in each habitable room
Evidence of adequate insulation in walls
Fireplace: no cracking or damaged masonry, no evidence of back-drafting (staining on fireplace façade), damper operates properly, flue has been cleaned, flue is lined

Bathrooms

Working exhaust fan that doesn’t terminate in the attic space
Adequate flow and pressure at all fixtures
Sink, tub and shower drain properly
Plumbing and cabinet floor under sink in good condition
If sink is metal, it shows no signs of rust, overflow drain doesn’t leak
Toilet operates properly
Toilet stable, no rocking, no stains around base
Caulking in good condition inside and outside of the tub and shower area
Tub or shower tiles secure, wall surface solid
No stains or evidence of past leaking around base of bath or shower

Heating/Cooling System

Appears to operate well throughout (good air flow on forced hot air systems)
Flues: no open seams, slopes up to chimney connection
No rust around cooling unit
No combustion gas odor
Air filter(s) clean
Ductwork in good condition
No asbestos on heating pipes, water pipes or air ducts
Separate flues for gas/oil/propane and wood/coalBookmark/Search this post with

Miscellaneous

Smoke and carbon monoxide detectors where required by local ordinances
Stairway treads and risers solid
Stair handrails where needed and in good condition
Automatic garage door opener operates properly, stops properly for obstacles

Basement or Mechanical Room

No evidence of moisture
Exposed foundation; no stains no major cracks, no flaking, no efflorescence
Visible structural wood: no sagging, no damage, no decay, no stains, no damage from insects, sills attached to foundation with anchor bolts
Insulation at rim/band joists

Crawl Space

Adequately vented to exterior
Insulation on exposed water supply, waste and vent pipes
Insulation between crawl space and heated areas, installed with vapor barrier towards heated area
No evidence of insect damage
No evidence of moisture damage

Plumbing

Visible pipes: no damage, no evidence of leaks, no signs of stains on materials near pipes; drain pipes slope slightly down towards outlet to septic/sewage system
Water heater: no signs of rust, vented properly, sized to produce adequate quantities of hot water for the number of bedrooms in the house.
Water pump: does not short cycle
Galvanized pipes do not restrict water flow
Well water test is acceptable
Hot water temperature between 118 – 125 degrees Fahrenheit

Electrical

Visible wiring: in good condition, no “knob-and-tube” wiring, no exposed splices, cables secured and protected
Service panel: adequate capacity, all cables attached to panel with cable connectors; fuses or breakers are not overheating
No aluminum cable for branch circuits

Roof

Composition shingles: no curling, no cupping, no loss of granulation particulate, no broken, damaged or missing shingles, no more than two layers of roofing
Wood shingles or shakes: no mold, rot or decay, no cracked/broken/missing shingles, no curling
Flat roofs: no obvious patches, no cracks or splits, minimal blisters/”alligatoring” and wrinkles, no silt deposits (indicates improper drainage), sealed tar at flashings
Flashing around roof penetrations
No evidence of excess roofing cement/tar/caulk
Soffits and fascia: no decay, no stains
Exterior venting for eave areas: vents are clean and not painted over
Gutters: no decay or rust, joints sealed, attached securely to structure, no bending or sagging, no sections of gutter or downspout missing, gutters clean, no mud deposits
Chimneys: straight, properly flashed, no evidence of damaged bricks or cracked joints, mortar/cement cap in good condition Attic

Authorization Form

Inspection Authorization and Terms, dated:

The day this document is considered complete.

between this inspector and:

to inspect the following address:

TERMS AND CONDITIONS
THIS CONTRACT LIMITS LIABILITY

It is agreed by all that this inspection is to be performed according to the following terms and conditions:

White Mountain Inspections will provide the Client a limited-time visual inspection of the following readily accessible and visible pertinent, major elements existing in the structure on the date of inspection: central air conditioning, central heating, interior electric, interior plumbing, foundation, basement, roofing, siding, walls, floors, ceilings, and built-in kitchen appliances. White Mountain Inspections shall have no obligation to repair or replace any items found to be defective, whether or not discussed in the White Mountain Inspections written report. Conditions that may exist relating to any legal and/or public records are outside the scope of this inspection. White Mountain Inspections cannot determine during the inspection that the roof leaks or is watertight; the rating is on material condition only. Further, this inspection does not cover code compliance, soil or groundwater contamination, geological, design, adequacy evaluation, or any low voltage wiring. White Mountain Inspections reserves a 5% margin or tolerance. This inspection will include the above elements unless otherwise restricted by the client. At times, conditions may exist and may not have any visible signs to indicate its existence. Such items must be disclosed by the seller of the property. White Mountain Inspections recommends that Client seek the advice of his legal counsel and/or real estate agent to identify items subject to disclosure in addition to those set forth in White Mountain Inspections written inspection report. White Mountain Inspections, inspections are performed with consideration given to the age of the structure, items marked good must in all cases be considered good for the age of the item. Also, items in less than good condition must be marked as such, even though the condition may be normal for the age. Opinions vary from person to person and the report is the opinion of the inspector and must be considered as such. This report is not a mold or hazardous materials inspection. The inspector is not a mold or hazardous materials expert. The inspectors will not get on top of any roof they deem unsafe but will attempt to get on any roof safely, as part of the inspection.
Payment of the fee entitles the client to one original of the written inspection report including photographs. Payment, in check, cash, or credit card, is due prior to the start of the visual inspection. The liability of White Mountain Inspections is limited to the terms and conditions as set forth in this contract between White Mountain Inspections and the Client. Client expressly releases White Mountain Inspections from any and all claims arising out of the contract.
Client represents and assures White Mountain Inspections that Client has secured all approvals necessary for entry onto the premises to be inspected. Client further agrees to defend, indemnify and hold harmless White Mountain Inspections from demands or claims alleging a trespass upon the premises to be inspected. It is the responsibility of the Client or Agent to ensure the utilities are on at the time of inspection. White Mountain Inspections recommends checking for permits on all additional construction performed on the property after the original construction.
This Order Form, with its terms, conditions and disclosures, constitutes the entire agreement between White Mountain Inspections and Client. Both parties agree that there is no representation, statement or agreement not set forth herein or incorporated by reference. No waiver, alteration of modification of this contract shall be valid unless it is in writing and signed by an authorized representative of both parties. This contract shall be construed and governed by the laws of the State of Arizona. For all areas marked outside of good condition, White Mountain Inspections recommends proper attention by the appropriate licensed contractor.
White Mountain Inspections has no liability for occupied/unoccupied homes and structures, and the inspection is only good until the inspector leaves the property. Disgruntled sellers/squatters often change the condition of the property and no guarantees will be made by White Mountain Inspections.
I have read the Terms and Conditions of this inspection and accept them, and also accept the Waiver Conditions.
I have full authority to execute this contract. I fully understand the fact that only the original buyer on this contract shall be entitled to the information contained in the inspection report/contract.
Client shall be liable for White Mountain Inspections attorney’s fees in the event of litigation. Any negative comments/actions reflected on/towards White Mountain Inspections shall be grounds for a slander-suit for defamation of character in Superior Court. The defamation of character suit shall be filed against the instigator of said comments/actions.
I have read and understand the terms and conditions of this contract as set forth on the front of this form. I fully understand that if there is no signature on the line below, this inspection report shall be null and void.

Client Has Carefully Read The Above, Agrees To It, And Acknowledges Receipt Of A Copy Of This Agreement:
Click To Endorse

Check the box to signify that you have read the contract terms.

Inspection fee is payable PRIOR to report delivery:
Inspection fee is payable PRIOR to report delivery. If you will not be present at the inspection, mail checks to: Robert Crum PO Box 3149 Show Low, AZ 85902 or call us to make other payment arrangements.

Enter the e-mail address we can contact you at.

Client Signature – Typing your name here is a legal signature: