How do I read the plumbing section of an inspection report?

It follows a fixed list of systems. In Arizona, the Arizona ASHI standards say they "define the practice of Home Inspection in the State of Arizona." Your inspector may follow a different standard, so ask which one the report uses. Here is what the Arizona standards have the plumbing section cover.

### The water supply side

This is everything that brings water in and delivers it to fixtures. The inspector observes the interior water supply and distribution system: the piping materials (with supports and insulation), fixtures and faucets, functional flow, leaks and cross connections. The inspector also describes the visible piping materials and reports where the main water shutoff is.

### The drain, waste and vent side

This is everything that carries used water out. The inspector observes traps, drain, waste and vent piping, along with supports and pipe insulation. The report also covers leaks and functional drainage.

### The hot water system

The inspector observes the water heating equipment, its normal operating controls, its automatic safety controls, and any chimneys, flues and vents. The report should describe the equipment and the energy source, such as gas or electric.

### Fuel and pumps

Interior fuel storage equipment, supply piping, venting and supports are on the list. So are drainage sump pumps and waste ejector pumps. Not every house has these, and a report should say when something wasn't present.

### What every report must include

The standards require a written report that describes the systems inspected. It must state which systems were present but not inspected, and why. It must state the condition of what was inspected in specifically descriptive or defined terminology. It must also name anything found to be in need of immediate major repair, along with recommendations to correct, monitor, or have the item evaluated by an appropriate person.

That last piece matters most to you. Every flagged item should come with one of those three words: correct, monitor, or evaluate.

The glossary in the Arizona standards defines the terms that show up most. Here are the ones that trip people up.

### Functional flow

The standards define it as a reasonable flow at the highest fixture in a dwelling when another fixture is operated at the same time. If the report says flow was poor, the upstairs shower probably dropped when someone ran another tap. Low pressure or a partly closed valve can be behind that. The City of Phoenix lists causes of reduced pressure, including mineral buildup in galvanized plumbing, a water softener in need of maintenance, a partially closed house valve, and debris in aerator screens.

### Functional drainage

A drain is functional when it empties in a reasonable amount of time and does not overflow when another fixture is drained at the same time. A note about slow drainage can mean a partial clog or a problem further down the line. It is worth a plumber's look before closing.

### Cross connection

The glossary calls it a physical connection or arrangement between potable water and any source of contamination. If the report lists one, treat it as a health item, not a cosmetic one. Our page on what a cross connection is explains how they happen.

### Immediate major repair

The standards define it as a major defect that, if not quickly addressed, will likely do any of three things: worsen appreciably, cause further damage, or be a serious hazard to health or personal safety. This is the label to take seriously. Get it evaluated before the deadline in your contract, not after.

### Readily accessible, and why it limits the report

This means available for visual inspection without moving personal property, dismantling, or any destructive measure or risky action. If a panel is sealed or a cabinet is packed full, that area can show up as not inspected. That is not the same as passed.

### Observe

The glossary says it means a visual examination of the primary function of a system or component. The inspector looks and reports. The inspector does not take pipes apart.

The gaps are the point of this page. The Arizona standards say inspections are visual, not technically exhaustive, and will not identify concealed conditions or latent defects. They also list things an inspector is not required to do.

Inspectors are not required to:

• report on the life expectancy of a component or system
• report on compliance with applicable codes
• report on underground items
• predict future conditions, including failure of components
• operate any system or component that is shut down or does not respond to normal controls

For plumbing in particular, they are not required to operate automatic safety controls, or any valve except toilet flush valves, fixture faucets and hose faucets. They are also not required to state the effectiveness of anti-siphon devices, or to observe water conditioning systems, fire and lawn sprinkler systems, on-site water supply quantity and quality, or on-site waste disposal systems.

### What does that mean for you?

A clean plumbing section means no visible problems on the day, in the parts the inspector could reach. It does not mean the pipes are in good shape. Here are three examples.

• Pipe material. The inspector describes visible piping materials. InterNACHI says polybutylene pipe was made between 1978 and mid-1995, is usually stamped PB2110, and is most commonly gray. It also says home inspectors are not required to note it, and that any deterioration happens from within and cannot be detected without turning off the water and dismantling the pipe. If your report lists gray plastic pipe, read our page on whether to replace polybutylene pipes, and on insuring and getting a mortgage on a home that has it.
• Galvanized pipe. Phoenix names mineral buildup in galvanized plumbing as a cause of reduced water pressure. If the report lists galvanized pipe, see our page on galvanized pipe problems.
• The sewer line. Underground items are outside what the inspector must report. A camera inspection fills that gap. See whether to get a sewer scope before buying.

### What about the water heater's safety valve?

The standards list automatic safety controls as something the inspector observes, but not something the inspector must operate. So the report may note the valve is present and still not say it works. EPA says to check the temperature and pressure valve at least once a year to make sure it functions correctly. Ask a plumber to test it on a water heater you're about to own.

Sort them, then act before your contract deadline. The Consumer Financial Protection Bureau says you want to know as soon as possible if there are major problems so you can decide whether you still want to buy, and that if additional inspections are needed you'll want plenty of time to get them done.

### How do I sort the plumbing findings?

Use three buckets.

1. 1Fix now. Active leaks, anything the report calls an immediate major repair or a safety issue, cross connections, and water heater problems. EPA notes that common leaks like worn toilet flappers and dripping faucets are often easy to fix.
2. 2Get evaluated. Anything the report says to evaluate, plus poor flow, slow drainage, unusual pipe material, or an item marked not inspected. This is where a plumber's second look pays off, and it's the step for anything that could change your decision.
3. 3Monitor. Small drips at fixtures, aging but working parts, and cosmetic wear. Put them on a list for the first year.

### What can I ask the seller for?

The CFPB says that if repairs are needed, you may want to negotiate with the seller about who should make or pay for them. It adds that, depending on your purchase contract and local market conditions, the seller may or may not agree. If your contract is contingent on a satisfactory inspection, the CFPB says you have the right to cancel the sale without penalty if you are not satisfied with the results. Check your own contract for its exact terms and dates.

The CFPB also warns that if an inspection or appraisal turns up major repairs, closing could get more complicated. A lender can require repairs before closing as a condition of the loan.

### What questions should I ask the inspector?

The CFPB says being present during the inspection makes it easier to interpret the report and ask questions. If you couldn't attend, call. Ask:

• Which plumbing items were present but not inspected, and why?
• Which findings are safety issues, and which are maintenance?
• What is the pipe material, and how old is the water heater?
• Which items need a licensed plumber to evaluate?

Our page on how to tell the age and condition of home plumbing helps with the last two.

### Can I check a few things myself?

Yes. Run the EPA checks. Read the water meter, use no water for two hours, and read it again. A change means a probable leak. Put food coloring in a toilet tank and see if color reaches the bowl in 10 minutes. For more, see what first-time homeowners should know about plumbing.

Call a licensed plumber for anything the report marks as an immediate major repair, any active leak, a gas or fuel line note, a water heater safety concern, or an item marked not inspected that could affect your decision. Do it before your inspection deadline, so you have facts when you talk to the seller.

We're licensed and insured, give free estimates and upfront pricing before work starts, and offer 24/7 emergency service. If you want a plumber's read on the plumbing findings, start with our residential plumbing services. Simple as that.