A home cannot fail an inspection. A professional home inspection gives you an independent, unbiased view of problems and their solutions, so that you will have the facts you need to make a sound, informed decision.
A home inspection is a visual examination of the observable structure of a home and all of the associated systems that make up the home. An inspection is essentially a non-invasive “visual snapshot” of a home’s condition as it exists at the time of the inspection. We are limited to what we can visualy see. A home inspection is not intended to identify every little blemish or minute surface imperfection. There are limitations as to what a home inspection will cover. Your report will have a complete list of these exclusions.
Depending on the size and condition of the home, a thorough home inspection will usually take between an three and four hours. Ideally, you will accompany your inspector during the consultation, so that you will have visual reinforcement of your written report.
We take our inspection reports seriously. Every inspection is a complete and thorough analysis of the major systems and components in the home. The report includes a clear description of what We've found with any problem areas noted, so you can easily identify them. Our inspectors also provide a free telephone consultation after your inspection at your request.
A thorough home inspection will include the following:
~ Roof (shingles, flashings, chimneys, vents, trim and gutters, drip edges, skylights, downspouts, and other visible roof related items)
~ Attics (insulation, ventilation, rafters, joists and collar ties, trusses, wiring attachments, and other visible related items)
~ Plumbing and Fixtures (water pressure, water distribution system, hose bibs, sinks and faucets, bath/showers and toilets, sanitary system, and other plumbing system components)
~ Interior (floors and ceilings, walls, stairs (if applicable) and banisters, finishes, sinks, cabinets, shelving, built-in appliances, smoke detectors and safety-related items, and other visible interior-related components)
~ Heating and Cooling Systems (furnace, air cleaning parts, ductwork, air conditioner and lines, temperature differential and other visible related HVAC components) can only safely be tested over 65 degrees. We do not test if temperature falls below 65 degrees.
~ Electrical Systems (service entry and clearances, service panel, switches and outlets, visible wiring and junction boxes, grounding system, and other related electrical components)
~ Basements, Crawl Spaces, and Foundation (visable areas only, insulation, ventilation, posts, vapor barriers, utility attachment, structural items, floors and walls, and columns)
~ Exterior (siding materials, attachments, windows, doors, sashes and lintels, vents, entryways, and other visible exterior related components)
~ Decks and Porches
~ Overall Structure
We do not inspect appliances such as, refrigerators, water softeners, washer and dryers etc.
Pools and Spas
Weevaluate the current condition of all accessible pool components
Pool, SpasPool / spa placement and protection. This includes fencing, gates, screen enclosure, proximity to electrical wires, location of electrical outlets and placement to the home.
Pool / spa equipment. This includes inspection of pool/spa lights, the presence of GFCI devices, junction box condition and location, pumps, filters, piping, timers, disconnects, heaters, controls, accessories, skimmers, and the appropriate electrical bonding is in place.
Pool / spa equipment operation. This includes operation of the pump, inspection for leakage, proper skimming and filtration, heater activation, filter pressure and the operation of the spa blower.
Pool / spa vessel and coping. This includes the pool and deck surface condition (cracks, discoloration, and pitting) and the coping surrounding the pool (open joints, cracking). Drains are inspected for the presence of anti-vortex covers for safety reasons.
A home inspection is not a guarantee or warranty that no defects exist. You may need to live in the home to uncover some items and are not covered by a home inspection. We cannot see inside walls and under the flooring. Areas to be inspected must be readily accessible free of personal property and debris and must be observable and not hidden. We will not inspect areas deemed to be hazardous or if the inspector believes damage may occur from the inspection. Your inspector will not do destructive testing nor will he disassemble systems' components. Areas blocked with personal property and debris will not be inspected. Your inspector cannot speculate what he thinks he might find. He must be able to actually observe the condition at the time of the inspection. We are limited to what we can visually see. For example, we do not inspect roofing under lament, piping and drains behind the walls our underground. Please see below, the standards and practices tab and our report for a complete list of exclusions. Other exclusions are clearly stated in State of Arizona Home Inspection Standards.
We Do Not Cover-Any area which is not exposed to view, is concealed, or is inaccessible because of soil, walls, floors, carpets, ceilings, furnishings, Roof/floor tiles or any other thing is not included in this inspection. We do not inspect roofing under lament. We do not inspect septic systems. The inspection does not include any destructive testing or dismantling. Client agrees to assume all the risk for all conditions which are concealed from view at the time of the inspection. This is not a home warranty, guarantee, insurance policy or substitute for real estate transfer disclosures which may be required by law. A home inspection is not a guarantee or warranty that no defects exist.
Whether or not they are concealed, the following ARE OUTSIDE THE SCOPE OF THIS INSPECTION:
Specific components noted as being excluded on the individual systems inspection forms
Appliances, Refrigerators, Water Softeners, Washer and Dryers, RO Systems, fireplace inserts. (considered personal property)
We do not move items or furniture as a part of the inspection and cannot inspect items which are concealed from our view when inspecting homes that are occupied.
Certain items are considered personal property and are not inspected, like blinds, water softeners, RO systems, refrigerators, washer and dryers, security systems etc
We always recommend a more in depth inspection from a licensed professional on air conditioners since we cannot dismantle it and see inside to uncover freon leaks, oil leaks, proper size ductwork and measure air flow.
Water testing for quality
Roofing under lament
Blinds/window coverings (considered personal property)
Private water or private sewage systems
Washer, dryer's, plumbing lines and drains
Saunas, steam baths, or fixtures and equipment
Fire pits or gas fire pits or BBQ's
We do not inspect landscaping or plants
Radio-controlled devices, automatic gates, elevators, lifts, dumbwaiters and thermostatic or time clock controls
Water softener / purifier systems or solar heating systems
Furnace heat exchangers, freestanding appliances, security alarms or personal property
Adequacy or efficiency of any system or component
Prediction of life expectancy of any item
Building code or zoning ordinance violations
Geological stability or soils condition
Structural stability or engineering analysis
Termites, pests or other wood destroying organisms
Asbestos, radon, formaldehyde, lead, water or air quality, electromagnetic radiation or any environmental hazards
Mold or other Microbial Analysis
Building value appraisal or cost estimates
Condition of detached buildings
Pool or spas bodies and underground piping
Some of the above items may be included in this inspection for additional fees - check with your inspector.
Please see our report for a complete list.
Your inspector is a home inspection generalist and is not acting as a licensed engineer or expert in any craft or trade.
If your inspector recommends consulting other specialized experts, client must do so at client's expense.
OUTSIDE SCOPE OF INSPECTION
A home inspection has it's limitations. It is a visual only inspections according to industry standards. You need to know what these limitations are so you can plan accordingly on your home. It is important for you to be informed on this issue.
We Do Not Cover-Any area which is not exposed to view, is concealed, or is inaccessible because of soil, walls, floors, carpets, ceilings, furnishings, roof/floor tiles, or any other such things are not included in this inspection. We do not inspect roofing underlayment. We do not inspect landscaping or plants. The inspection does not include any destructive testing or dismantling. It is a visual inspection only. We cannot inspect those items that are hidden from our view. We do not move items or furniture as a part of the inspection and cannot inspect items which are concealed from our view when inspecting homes that are occupied. We are not mold inspectors and we do not inspect for mold. Certain items are considered personal property and are not inspected, like blinds, water softeners, RO systems, refrigerators, washer and dryers, security systems etc. We always recommend a more in depth inspection licensed professional on air conditioners since we cannot dismantle it and see inside to uncover freon leaks, oil leaks, proper size ductwork and measure air flow. We also recommend a roofing certification since we cannot see under the tiles to the roofing under underlayment, a roofing water test for leaks and video scan of the drains. Client agrees to assume all the risk for all conditions which are concealed from view at the time of the inspection. This is not a home warranty, guarantee, insurance policy or substitute for real estate transfer disclosures which may be required by law. A home inspection is not a guarantee or warranty that no defects exist. Please read entire report for findings, not all information will be in the summary. The summary is saved for critical/safety hazards only. The main body of the report will hold the majority of our findings. Please read the home inspection overview tab and the standards and practice tab for a full review of the home inspection process and limitations. Please see the report we provide you will have a complete list of limitations.
Our Home Inspector Specialize's In
Gilbert, Mesa, Queen Creek, Chandler, Tempe, Sun City, Higley, Apache Junction, Gold Canyon, San Tan Valley, Florence, Maricopa, Scottsdale, Cave Creek, Fountain Hills, Entire Phoenix valley