COMMON PHYSICAL CONDITIONS OF THE PROPERTY A BUYER SHOULD INVESTIGATE

Every buyer and every home is different, so the physical conditions requiring investigation will vary.

Repairs and New Construction:  The seller may have made repairs or added a room to the property.  For example, the property may have an obvious improvement, covered patio, or garage, or may have been remodeled.  The buyer should feel comfortable that the work was properly done or have an expert evaluate the work.  Request copies of any invoices or other documentation regarding the work performed.  The Registrar of Contractor's publication, Hiring a Licensed Contractor, is available online at   http://www.re.state.az.us/Consumer_menu.html.  The Registrar of Contractors may be contacted at  http://www.re.state.az.us/.  For information regarding permits, contact the city or county building department.

Roof:  The inspector might recommend that you have the roof further inspected by a licensed roofer.  If the roof is 10 years old or older, a roof inspection by a licensed roofer is highly recommended.  See the Registrar of Contractors information on hiring a licensed contractor or online at  http://www.re.state.az.us/Acrobat/Misc/Hiring%20Contractor.pdf. 

Swimming Pool and Spas:  If the home has a pool or a spa, the home inspector might determine that the cleaning system is not working properly or may exclude the pool and spa from the general inspection.  It would then be necessary to have a pool or spa company inspect the pool or spa and/or evaluate any problems.  Arizona has specific laws regarding pool barriers.  For a partial list of Arizona pool and spa contractors, see  http://www.builderszone.com/swimming.htm  and  http://www.arizona-contractors.com/directory/poolspa/poolspa.htm . 

Swimming Pool Barriers:  Each city and county has its own swimming pool barrier ordinance.  Pool barrier contact information for each Arizona city and county may be found at  http://www.aaronline.com/docs/pool_contacts.asp.  The Arizona Department of Health Services, Private Pool Safety Notice, may be found at  http://www.hs.state.az.us/diro/admin_rules/pool_rules.htm.   The state law on swimming pools is located at  http://www.azleg.state.az.us/ars/36/01681.htm. 

Square Footage:  Square footage on the MLS printout or as listed by the county assessor's records is often only an estimate and generally should not be relied upon for the exact square footage in a home.  An appraiser or architect can measure the home's size to verify the square footage.  A list of appraisers may be found at the Arizona Board of Appraisal at  http://www.appraisal.state.az.us/Directory/directory.html.  A list of architects may be found at the Board of Technical Registration at  http://www.btr.state.az.us/.

Sewer:  Even if the listing or SPDS indicated that the home is connected to the city sewer, it should be verified by a plumber, home inspector, or other professional.  Some cities can perform this test as well.

Septic Systems and Other On-Site Wastewater Treatment Facilities:  If the property has a septic tank or other on-site wastewater treatment facility, that was approved by a certain date, it must be inspected by a qualified inspector prior to transfer.  Contact the Arizona Department of Environmental Quality ("ADEQ") for more information see  http://www.adeq.state.az.us/.  For specific information on the pre-transfer inspection requirements, see  http://www.adeq.state.az.us/environ/water/permits/new. 

Expansive Soil:  The soil in some areas of Arizona has "clay-like" tendencies, sometimes referred to as "expansive soil."  Although it is not very common for homes built on expansive soils to experience significant movement, it can be a major problem if it does occur.  If has been disclosed that the home has expansive soil or if the buyer has any concerns about evidence of cracking, the buyer should secure an independent assessment of the home and its structural integrity by a licensed, bonded, and insured professional engineer.  To investigate areas in Arizona where expansive soils exist, go to  http://www.az.nrcs.usda.gov/soils/shrinkswell.html.  A list of state certified professional engineers and firms can be found at  http://www.btr.state.az.us. 

Previous Fire/Flood:  If it is disclosed there has been a fire or flood in the property, a qualified inspector should be hired to advise you regarding any possible future problems as a result of the fire or flood damage and/or any subsequent repairs.  For example, if the property was not properly cleaned after a flood, mold issues may result.  Your homeowner's insurance agent may be able to assist you in obtaining information regarding fire, flood, or other damage to the property.

Pests:  Cockroaches, rattlesnakes, black widow spiders, scorpions, termites and other pests are common in parts of Arizona.  Fortunately, most pests can be controlled with pesticides.  Scorpions, on the other hand, may be difficult to eliminate.  If the buyer has any concerns or if the SPDS indicated that the seller has seen scorpions or other pests on the property, you should seek the advise of a pest control company.  A source of information on scorpions may be found at  http://www/desertusa.com/oct96/du_scorpions.html.   For information on rats, which have been reported in some areas, search "roof rats" at  http://www.maricopa.gov/envsvc  For information on termites, see  http://www.sb.state.az.us/. 

Deaths and Felonies on the Property:  An Arizona law states that sellers and real estate licensees have no liability for failure to disclose to a buyer that the property was ever the site of a natural death, suicide, murder or felony.  Please see,  http://www.azleg.state.az.us/ars/32/02156.htm.  This information is often difficult to uncover; however, the local law enforcement agency may be able to identify calls made to the property address.

Mold:  Mold has always been with us, and it is a rare home that does not have some mold.  However, over the past few years a certain kind of mold has been identified as a possible contributor to illness.  Allergic individuals may experience symptoms related to mold.  Mold growth is found underneath materials where water has damaged surfaces, or behind walls.  A pamphlet, Mold in my Home: What Do I Do?, prepared by the Arizona Department of Health Services, Office of Environmental Health, at http://www.hs.state.az.us/edc/oeh/invsurv/air_qual/moldinfo.htm. The EPA website also contains valuable information at  http://www.epa.gov/iaq/pubs/moldresources,html.  Additional sources may be found on the ADRE website at  http://www.re.state.az.us/consumer.html.  Good information about mold, the problems it may cause, and how it may be removed can be found at  http://www.cdc.gov/nceh/airpollution/mold/moldfacts.htm. 

Other Indoor Air Quality Concerns:  There are many concerns with indoor air quality ("IAQ").  Radon gas and carbon monoxide poisoning are two of the more common and potentially serious IAQ concerns.  Both of these concerns can be addressed by the home inspector, usually for an additional fee.  As for the many other IAQ concerns, the EPA has a host of resource materials and pamphlets available at  http://www.epa.gov/iaq/pubs/index.html.

Property Boundaries:  If the property boundaries are of concern, a survey may be warranted.  For example, a survey may be advisable if there is an obvious use of property by others (i.e., a well-worn path across a property and/or parked cars on the property) or fences or structures of adjacent property owners that appear to be built on the property.  A list of surveyors may be obtained from the Board of Technical Registration at  http://www.btr.state.az.us.

Flood Plain Status:  If the property is in a flood zone, an additional annual insurance premium of several hundred dollars may be required.  If the property is in an area deemed to high risk, the buyer may be required by the lender to obtain flood hazard insurance through the National Flood Insurance Program.  To find additional details on flood plain status in Maricopa County, call the Maricopa Flood Control District at 602-506-1501 or visit FEMA's Flood Map Service Center at  http://www.fema.gov/maps.