What’s Included

Drainage, grade, vegetation, driveway, walkways, fence, gates, check the water meter for movement, patio, porch, retaining walls, deck, step, handrails, firepit and exterior fireplace. Ancillary items such as in-ground drainage systems, fountains and sheds are not part of this inspection.

Foundations, wall structures, columns, trim, chimney and crawl spaces. Cosmetic issues are not part of an Arizona home inspection and are not reported on.

Framing, sheathing, insulation, ventilation, electric, HVAC and ducts. Attics are an important part of the inspection since they provide a wealth of information about the house. The inspectors make every effort to access the attic.

Condition of the material, flashings, skylights and drainage systems. Roof access is done whenever it is physically possible. A prediction of remaining roof life is not part of the inspection nor is the underlayment evaluation since most times it cannot be seen.

Garage door, door opener, fire separation, walls/ceiling, slab and cabinets. Our inspectors make every effort to operate and access all parts of the garage. Occupied homes do present a degree of limitation due to the owners belongings.

Washer valves, dryer connections, dryer vent/cap, sink and cabinets. Laundry appliances, connections, drains and vents are not operated during an Arizona home inspection. General observations of the above are reported on.

Meter/supply line, main valve, pressure, distribution piping, hose bibs, anti-siphon devices, wasting piping/vents, sump/ejector pumps, gas system, water heater/connections and type of material used. Functional flow and drainage are evaluated as part of this inspection.

Type of heating/cooling system, operation, connections, condensate, thru the wall systems, distribution, filters, registers, thermostats, and evaporative coolers. We operate all HVAC systems, however, heat pumps are temperature dependent and are operated to the best of our abilities.

Panels, service entrance, overcurrent protection, arc fault breakers, GFCI’s, distribution system, lighting and switches/outlets. We test all accessible outlets, ceiling fans and installed lights.

Exterior/interior doors, doorbell, closet doors, windows, walls/ceilings, floors, smoke detectors, counters/cabinets, stairs/railings, fireplace, ceiling fans and wet bar. We operate all windows and doors that are not blocked by furnishings. Window treatments and the lifting of carpeting/rugs are part of this inspection.

Cabinets/counters, sink/faucet/drain, disposal, dishwasher, range/oven, venting and ancillary appliances. We operate all of the above, but stored items under the kitchen sink may limit the inspection

Cabinets/counters, sinks/faucets/drains, tub/shower faucets/drains, shower/tub surrounds/enclosures, whirlpool tubs, toilets, ventilation, bidet and medicine cabinet. Leak testing of shower pans are not part of this inspection.

Child safe provisions, interior finish, deck/coping, pumps/motors, filter, piping/valves, pressure gauge, aerator, electric, lights, auto cleaning system, fill system, heater, blower, drain covers, diving board, ladders/railings, slides, solar system, covers and exterior showers. (Please note – pools and spas are considered by the state of Arizona as ancillary systems, hence there are extra fees for this service – see our Pricing Page for details.)