Flipped House, Not Fixed House, Phoenix Home Inspection

I see many flipped homes while performing home inspections in the Phoenix area.

Most people are looking to buy a house and after seeing bank owned homes that need paint, carpet and everything else including the kitchen sink, they are shown a home that someone flipped.

Flipped, that means they bought it, made it look better, raised the price and put it back on the market. Home Inspections are very important on flipped homes.  If you are getting an FHA loan, a home inspection may be required.

I decided to share a few photos from today’s Home Inspection in Scottsdale on a flipped home.

Inspecting The New ShowerHome Inspection of flipped home finds shower issue

The hall bathroom has a new tile surround, It is pretty and I am sure it looks much better than the old stock fiberglass shower that used to be in this space. However, looking a little closer, I determined that the tile is installed directly on the drywall. There is no moisture barrier or cement board, just drywall. This is important because the grout is not water proof and will allow moisture to pass through it. This results lead to the drywall getting wet, separating from the wall and can develop mold issues. A local contractor quoted $1800 to repair this shower enclosure.


The New Stucco Eaves Inspection

It appears someone has decided to make this 1963 home look a little more modern by covering the bottom of the eaves with stucco.

A few things people should know about stucco:

It is not waterproof, it absorbs moisture about 1/8 inch per hour and in the phoenix area it is frequently a one-coat system that is 3/8 of an inch thick.Opening in stucco

Stucco is made from concrete and concrete cracks, therefore so does stucco. It is installed wet and as it dries it shrinks, then heating and cooling cause thermal expansion and the stucco will crack at the weak areas or the areas that move the most.

These cracks let moisture into the stucco faster than 1/8″ per hour.

This is why stucco, when installed over wood framing, is supposed to be installed with a moisture barrier and flashing’s to direct moisture away from it in addition to any openings in the stucco.

Now, when someone installed stucco on the bottom of the eaves at this house, they did install a drip edge at the roof. However, it actually is behind the edge of the stucco and therefore directs water into the wall.

The local contractor quoted about $1200 for this issue; however, it may be more if he determines there is no moisture barrier installed. (This is another common issue in the Phoenix Metro area.)

Stucco PH issues lead to poor paintOne more thing, stucco takes time to cure. There is lime in the concrete used to make stucco and the stucco needs to cure, allowing the ph to balance before paint is applied.

This is another area where someone jumped the gun. The stucco was painted before the ph had balanced, this is causing the paint to appear blotchy in several areas and it is actually coming off on the other side of the home.

The contractor quoted $2,500 to repaint the exterior.

There are many other issues with this home that I will not go into.  And although this home looked nice, when the contractor got done with his estimate, there was over $18,000 in repairs. This does not include re-plastering the pool $3-5K. The home Inspection was $445 and uncovered over $18,000 in repairs.

If you are looking at purchasing a flipped home, I can not encourage you enough to have a professional home inspection. Check out the inspector before you hire them, find out what their experience is. Click the text to tips on what to look for in a home inspector .


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