rickywells

The anti-siphon hose bibs are required in many jurisdicitions around the Phoenix area on all newly constructed homes since 2005. They are famous for leaking after a short time and most home owners end up taking them off within a few months. It is so common to have them missing that it is an automatic statement in my reports to warn people of the dangers associated of not having them in place. As far as the frost free devices go, they are unheard of around the Phoenix Metro area. Imagine that !!!!

That flashing is a real piece of work. I can not believe that the couple would be complaining about that job. They have something on their house that they should be proud of. Im just kidding !!!! One would think that would be a one of a kind job but unfortunately poor workmanship like that shows up more than it should atleast in the Phoenix area. As far as that pipe coming from the flue, if the same guy did the plumbing too, its probably a plumbing vent.

I walk every roof that my ladder will reach unless it is a tile roof 5 years old or less. Builders seem to want to blame home inspectors for damaged tiles when the home inspector reports them and it gets into a battle of pointing fingers at each other and I do not need that. There are more tile roofs here in Arizona than composite shingle roofs and it does take a little practice to walk tile roofs but after you get the hang of it.....its just as easy as walking on any other surface. That and most roofs here are also low pitched roofs which makes it much easier. Before anyone comments.....my ladder is not a 4' step niether....lol, I know its coming from someone So the answer to the original post is more than 90%

That is very true Jim When I took this picture it was 110 degrees ambient.

Just found this on an inspection this afternoon and I thought you guys should see it. I cant explain its purpose other than to cook hamburgers while one is working on the roof. The little rack is made of rebar that some one welded together to hold logs and if you look close they use masonary nails in the sides to hold a rack. Click to Enlarge 36.19 KB This picture was taken while standing on the roof Click to Enlarge 21.87 KB This picture was taken from the ground

The items listed below is what I tell my clients: 1) First and foremost if there is no fence around the pool, have one installed. 2) Fences and gates should be a minimum of 5' tall with spacing no more than 4" 3) Gates should always open away from the pool and should have a latch atleast 54" from the ground 4) Planters, benches, in any lawn ornaments that kids could use to climb over fence should be removed 5) Diving boards should be removed because of the danger they impose 6) Metal Fencing within 5 ft of the waters edge should be grounded 7) All gates should be self closing and self latching with latches atleast 54" from the ground Including RV Gates Any door that has access to the pool area should be self closing and self latching with child proof safety latches. This includes sliding glass doors, french doors, and garage side entry doors 9) No pet doors should give access to the pool area 10) Any windows that have access to the pool area and there is no fence around the pool should have a permanent stop mounted so they can not open more than 4 inches. 11) Door alarms so if the door exiting the house is opened an alarm sounds 12) Gate alarms so if the pool gate is opened, an alarm sounds 13) Pool net installed over pool so a small child would be caught by the netting. ( They have some pretty elaborate nets these days) Remind Homebuyers never to run their pool pump while swimming. That may sound like something most people do however it doesnt always happen and let me explain why. The older pools were built with one main drain in the bottom of the pool. This drain is where pool water is pulled from the pool and into the filter system and has enouph suction to hold a child to it if the filter system is running. Most pool features such as aerators and waterfalls on older pools also used the same filter system to pump water through those features which means that drain has a suction on it. In todays world pool builders are required to put 2 drains in the pool at a minimum of 18" apart with raised covers on them. This way if a child were to cover one, the suction pressure would be diverted to the other drain so the danger has been greatly reduced but not eliminated. Also most pool builders these days put water features such as waterfalls on seperate pumps so their beauty can be enjoyed while swimming. It sounds like alot and it is if you were to do all of them but you have to take into account the age and size of your children. The few things mentioned above are to protect the little people that are not aware of the dangers that could harm them. One more before I go SUPERVISION by an adult the entire time the pool is being occupied. Do not leave children unattended for a second and if you are having a party, assign the adults a certain time to be watching the pool area so it is never unattended.

Here in the Phoenix area which is made up of many different municipalities, each city has their own codes for swimming pool enclosure requirements. Homebuyers are given a Buyer Aware booklet by their Real Estate Agents in which they can find where to find the requirements for pool safety for their particular city. Home buyers are required to sign each page of that booklet which is proof that they were aware of the requirements. Safety requirements have become very strict in the Phoenix Metro area because of the number of drownings each year. However, they have not proved to be enough yet so I always recommend the strictest of all requirements no matter what city they live in. Home buyers need to understand that they are not only responsible for their children but they can also be held liable if a neighborhood child was to enter their yard and drown or become injured in their pool. To sum it up, each municipality has their own code requirement but in my opinion your recommendations to buyers of a property with a pool should always be the strictest and let them be the deciding factor of which ones they want to carry out.

Talking about HOT!!! Inspecting Attics in the deserts of Arizona are just that "HOT" In the summer months of July and August when ambient temps are 110-115 degrees, Attic spaces are always 140-150 degrees. The attic spaces that have Thermal Shield or Solar Shield on the underside of the decking are much cooler than the normal attic space so that stuff does work as far as keeping the attic space cooler (approx 30-40 degrees difference).