Arizona home inspectors are certified by the Arizona State Board of Technical Registration and follow written standards of professional practice. In this video I read through them. Here is the plain-English version, so you know what to expect at your inspection.
The basics
- A home inspection is visual and not technically exhaustive. We look at readily accessible, installed systems. We do not open walls.
- You sign a written agreement before the inspection that covers the scope, the fee and any limitations.
- The report has to describe the systems, say what was and was not inspected and why, and call out items that need repair or further evaluation by the right professional.
- The standards apply to homes with four or fewer units.
What gets inspected
- Structure: foundation, floors, walls, columns, ceilings and roof framing, plus attics and crawl spaces we can safely enter.
- Exterior: siding and stucco, trim, doors, a representative number of windows, garage door openers and their auto-reverse, decks, eaves, grading and drainage as they affect the house.
- Roof: coverings, drainage, flashings, skylights, chimneys and penetrations, and signs of leaks.
- Plumbing: supply and drain piping, fixtures and faucets, functional flow and drainage, water heaters, fuel piping and leaks.
- Electrical: the service, panels, breakers and wiring compatibility, a representative number of fixtures, switches and outlets, outlets near water and in garages and outside, and GFCIs.
- Heating and cooling: the equipment, controls, ducts, filters and the presence of a heat and cooling source in each room.
- Interior: walls, ceilings, floors, stairs, railings, counters and a representative number of cabinets, doors and windows, and the garage fire separation.
- Insulation and ventilation: attic insulation and ventilation, and kitchen, bath and laundry venting.
What the standards do not require
This is where buyers get surprised. Under the standards, inspectors are not required to predict how long something will last, give repair costs, determine code compliance, test for mold or other hazardous substances, move furniture or stored items, walk a roof that is unsafe, operate systems that are shut off, evaluate cosmetic items or check for pests like termites. There are separate standards for pools and spas, which cover the equipment, barriers, bonding and entrapment protection, but not water chemistry or leaks in the shell.
Where I go beyond the standards
The standards are the minimum. On new homes I test every outlet I can reach, not one per room. I am a licensed Arizona termite (WDO) inspector, so a termite inspection is included with every home inspection at no extra charge. I use a thermal camera, and I offer sewer camera scans, thermal imaging and mold and air quality testing when you need a closer look. And I am always happy to walk you through what I found.
Your inspection, explained
Want to see a real inspection start to finish? Watch a full Arizona home inspection walkthrough, or see what is included in a residential home inspection. We are based in Gilbert and inspect homes across the Valley and the state. Every home inspection includes a termite (WDO) inspection at no extra charge, plus a 1-year termite warranty through Firehouse Pest Control in Gilbert if no active termites are found.
Buying a home? Book your inspection online or call 623-399-0079.
Property Inspections Plus is a Gilbert, AZ home inspection company led by Certified Master Inspector Dan Pierce. We inspect homes across the East Valley, the Phoenix metro and the rest of Arizona. See all of our service areas.
