Frequently Asked Questions

DO I NEED A MOLD TEST?

Mold must have hired a public relations firm based on the amount of attention it receives in the press. Our
position on mold testing in the Phoenix area is that, in most cases, it is not necessary. If there is no visible
evidence of a moisture or mold problem in the home, the probability of a mold problem is low. If there is visible
evidence of a moisture or mold problem, mold testing will not provide the information you need to develop a
mold remediation plan. Developing a mold remediation plan and remediation cost estimates requires determining
the extent of the mold coverage, the extent of the damage to the home's components, and the source of the
moisture.

The most current expert opinions on the mold, as we understand them, are as follows:

1. Mold in quantities found in almost all homes presents little risk to most people. People who are allergic to
mold and those with impaired immune systems are at the greatest risk. Consult your doctor if you have questions
about your personal health situation regarding mold.

2. Mold is usually a symptom of a moisture control problem in the home. Mold cannot grow without a source
of food, a source of water, and the correct temperature. Take any one of these away and mold cannot start
growing and if it has begun to grow, it will cease to grow.

3. There are no generally accepted standards and procedures for mold testing, and for certifying who is
qualified to conduct mold tests, and for determining what level of mold exposure is harmful. Some organizations
claim to set standards and certify inspectors, but most of these orgainzations have close ties to those who sell
mold testing equipment and services.

If you wish to have a mold test, we recommend using a qualified industrial hygienist to conduct the mold
sampling and using a qualified laboratory to analyze the results.

DO I NEED A RADON TEST?

Our position on Radon testing in the Phoenix area is that, in most cases, it is not necessary. Phoenix is not
considered a high Radon risk area. That said, it is possible but unlikely that any given home can have a Radon
level that exceeds the current EPA recommended standard where mitigation is recommended.

The problem with Radon testing is that the short term tests usually performed for real estate transactions can be
unreliable. The condtions for a reliable Radon test include that the test area be sealed for at least several days.
This is unrealistic in an occupied home. In addition, the time of year, pressure changes within the home, and
other factors can affect the results.

The equipment required to conduct a reasonably reliable Radon test is expensive to acquire and maintain. We do
not conduct Radon tests. If you believe the a Radon test is necessary or if your relocation company requires
one, we suggest that you contact an inspection company that conducts these tests.

DO I NEED A WATER QUALITY TEST?

Our position on water quality testing in the Phoenix area is that if the home is connected to a municipal water
system, such tests are usually not necessary unless you are considering an older home that has lead water supply
pipes or may have pipes that used lead solder for fittings. If the home is connected to a privately owned water
system or to a well, a water quality test may be a good idea if: (1) there is a history of problems with the private
water system or with the well, or (2) you have an allergy or health condition that may be affected by water-borne
contaminants, or (3) the well is near an agricultural or commercial site or near a vehicle fuel or service station.

DO I NEED A SEPTIC SYSTEM INSPECTION?

Septic system inspection is required in some areas of Phoenix and by some lenders. A septic system inspection
may be a good idea if: (1) the system is more than 20 years old, or (2) the installation and service records are not
available, or (3) there is a garbage disposal in the plumbing system, or (4) if bedrooms or bathrooms have been
added to the home after the septic system was installed, or (5) if there are known problems with the home's
system or with systems in nearby homes.

We do not inspect septic systems. We recommend that you contact a qualified septic system contractor.

DO I NEED A SEPARATE FURNACE (HVAC SYSTEM ) INSPECTION?

We usually suggest that you consider a separate HVAC system inspection if our inspection indicates that one is
needed or if any part of the system is more than 15 years old. Roof mounted systems and external condensers
that are more than 15 years old are at or near the end of their design life. Older systems can function during the
inspection then fail at any time thereafter. A qualified HVAC contractor can perform a more detailed inspection
of the HVAC system.

DO I NEED ASBESTOS OR LEAD PAINT INSPECTIONS?

Our position on asbestos and lead paint testing in the Phoenix area is that, in most cases, it is unnecessary. If the
home was built before 1978, it may contain lead paint. If the home was built before the middle 1970's,
components such as popcorn ceilings, floor tiles, insulation, and pipe and vent coverings may contain asbestos.
The older the home, the more likely it is to contain lead paint and/or asbestos.

Lead paint and asbestos are not usually harmful unless they are damaged such that chips or fibers can be
ingested or inhaled. If paint in an older home is damaged or chipping or if it appears that the paint is very old and
has not been painted over since 1978, then testing may be a good idea. If possible asbestos containing material is
damaged, then testing may be a good idea. Reasonably reliable lead paint tests are available at many hardware
stores. Asbestos testing should be performed by a qualified laboratory.

With both lead paint and asbestos, encapsulation is usually the best and least expensive means of avoiding
exposure. Encapsulation means covering the material with other material that prevents contact with the lead paint
and asbestos. Disturbing or removing lead paint and asbestos is a hazardous procedure that produces hazardous
wastes. Only licensed abatement contractors should perform such procedures. Abatement can be expensive.

STUCCO CRACKS

Stucco cracks are usually the result of minor, normal movement of the home's structure and/or improper
application or curing of the stucco. In most cases, stucco cracks are not a concern and do not indicate a
structural problem.

The builder should repair "excessive" stucco cracks and cracks that exceed 1/16 inch. Many production builders
in the Phoenix area repair and repaint stucco cracks as part of the one year warranty repairs. You may have to
ask the builder for this repair.

CONCRETE CRACKS

Concrete cracks are usually the result of adding too much water to the concrete mix during placement and/or
improper placement or curing of the concrete. In most cases, concrete cracks less than 1/4 inch wide and
without vertical displacement are not a concern and do not indicate a structural problem.

The builder should fill cracks between 1/8 and 1/4 inch wide in "poured-in-place" stem walls. A qualified
engineer should evaluate cracks in stem walls greater than 1/4 inch wide or that show out-of-plane displacement.

The builder should replace concrete flatwork in garages, carports, patios, stoops, and driveways that have
cracks exceeding 3/32 inch wide, or that exceed 1/8 inch vertical displacement, or cracks that are connected to
other cracks (compound cracks). The builder should replace sidewalks that have cracks exceeding 3/16 inch
wide, or that exceed 1/8 inch vertical displacement or that have compound cracks. The builder may fill cracks
smaller than these sizes.

TILE AND GROUT ISSUES

Cracks in the grout between tiles laid on concrete are usually caused by improper grout mixing and/or curing or
by minor variations in the concrete slab. Cracks between tile and walls and cabinets may be the the result of
improper grout mixing and/or curing, but such cracks are more often caused by the small grout joint at wall or
cabinet. In most cases minor grout cracks are a cosmetic concern and do not indicate a structural problem.

The contractor should replace loose and cracked tiles and grout one time during the first year, usually at the end
of the year. The contractor should repair or replace "hollow" sounding tiles if the number of tiles is "excessive"
or if the tiles are loose.

EXCESSIVELY WARM ROOMS

Wide variations between the temperature in different rooms can have many causes. Common causes include
improperly designed and/or installed ductwork and lack of a return air duct in the room. Sometimes the HVAC
contractor can solve the problem with simple fixes such as opening the register cover louvers or by directing the
air flow from one room to another. If these simple fixes do not solve the problem, the contractor must continue
working until the Arizona Registrar of Contractors (ROC) standard is met.

The ROC standard is that the temperature in every room controlled by a thermostat should be at least the
thermostat temperature setting. A slight variance (one or two degrees) is usually considered reasonable. The
temperature is measured in the room at the center of the room and five feet above the floor. The contractor is
required to meet this standard regardless of the direction the room is facing and regardless of any excuse other
than homeowner changes to the system.

The following are design life estimates for some common residential components used in the Phoenix area. The
estimates are in years. As with all things, some components may last longer than the estimate and some may not
last as long. Components will usually last longer with regular preventative maintenance.

Air conditioning & heat pump
external condenser....................10-15
Air handler-heat pump................18-22
Circuit breaker (electrical panel)..35-40
Dishwasher................................10-12
Disposal....................................10-12
Exhaust fan................................15-20
Furnace-gas...............................18-22
Garage door opener...................10-15
Irrigation system........................10-15
Micowave oven.........................10-15
Paint-exterior.............................. 5-10
Range-electric............................15-20
Range-gas..................................18-22
Refrigerator................................15-20
Roof-mounted gas pack
or heat pump.............................12-15
Roof covering-typical Phoenix
patio roll roofing material...........10-15
Septic system drain field.............15-25
Shingles-asphalt standard............13-18
Shingles-asphalt dimensional.......15-20
Smoke detector..........................10-12
Swimming pool-plaster................15-20
Tile-roofing material....................40-50+
Tile-roof underlayment................30-50
Water heater-electric....................12-14
Water heater-gas..........................11-13