I think, at one time, there was a hot tub in the patio area where the benches are. There's a circuit box and timer in the garage with a breaker marked 'hot tub'. Glad it's gone now. Those things are massive bacteria breeders.

Inspection took 5 hours and cost me $379. Found some minor problems and 2 iIwant fixed before closing. The air handler/evaporator for the central unit is in the attic above the garage, with the usual drain for the unit itself. I went up the folddown ladder with him and looked it over. That drain is open and working but it drains into a big pan that is piped with a drain that is supposed to drain to the outside ofthe house. That drain is plugged somewhere and the pan is over 1/2 full. That needs to be addressed asap before it overflows onto the ceiling of the garage. Once we close, I'll put a float and switch up there so if the pan gets full, it cuts the circuit from the thermostat to the cooling mode of the ac unit.
The minor stuff is
1 ceiling fan doesn't work.
Debris (leaves sticks) against side of house.
Plants (hedges) growing against the actual exterior wall of the house (wild fire hazard)
Window fascia damage from what looked like a dog orcat scratching the paint off the window sill inside the house at 1 window.
Holes in wall where pictures were hung and not repaired before painting was done.
2 double pane windows had lost their gas fill integrity.
Oven filthy and tripped a smoke detector when I opened the oven door.
1 of the bathroom lavatories drained slower than the other (hair clog in the trap most likely)
Water pressure over 80psi (local code calls for 40min -80max pressure. (city water so I will put a pressure regulator on the main line.
1 toilet a little loose on it's mount.
1 security light with a broken motion detector.
just little crap.

The other issue is a safety/local code issue. Local code calls for 2 ground rods at the main disconnect. It is currently grounded to the piping which counts as 1 ground but needs a ground rod below the disconnect. I 'could' do it, but the ground/bonding wire will have to go into the neutral buss and I don't want to do it myself. (I know from wiring outbuildings like shops and barns that NEC allows neutral/ground to share the same buss but only at the "first means of disconnect". which the main disconnect for the 200amp service is. I try not to mess with the main neutral lug as it is never supposed to see any voltage but I've run across a few that had a few millivolts on them and that's all it takes to kill you. Besides, Driving 5ft of ground rod into rocky ground my be a chore here. Other than that, everything else was minor stuff. Roof, pool, appliances and foundation all checked out good as did the termite inspection. We're all done except for waiting for closing date and me writing the check.

[This message has been edited by maryjane (edited 05-20-2022).]

[This message has been edited by maryjane (edited 06-10-2022).]