Home Inspection FAQs
AJF Inspections provides the information buyers and sellers of property need to make intelligent choices. Hammer out a deal with the confidence that you are making a wise financial decision.
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What is a home inspection?
Arizona home inspectors must follow the scope of work described in the Arizona Board of Technical Registration Standards of Practice (AZ SOPs). The AZ SOPs state that a home inspection is a visual examination of the physical structure and systems of a home, from the roof to the foundation. Home inspectors perform a visual inspection and are limited by wall cladding, sheathing, furniture, personal property, denied access, etc. They CANNOT see inside walls or beneath the floor. The inspection report will include an evaluation of the condition of the home’s heating system, central air conditioning system (temperature permitting), interior plumbing and electrical systems; the roof, attic, and visible insulation; walls, ceilings, floors, windows and doors; the foundation, basement, and visible structure. Home inspectors are generalists and similar to a primary care physician, the inspector will complete an overall “check up” of the home. If problems or symptoms are found, the inspector will identify those issues in the report and recommend repair or evaluation by the appropriate specialist or tradesperson.
What is not included in the home inspection?
While the home inspection covers hundreds of systems and components, not all the home’s systems are included in the home inspection per the Arizona Board of Technical Registration Standards of Practice (AZ SOPs). Cosmetic issues, water treatment systems (ROs and water softeners), yard irrigation, washers/dryers, alarms, elevators, solar systems, and cable/telephone jacks are not included in the scope of the inspection. The home inspector does not dismantle systems or components, and does not provide cost estimates or scope of work to repair/replace issues identified in the inspection report.
Why do I need an inspection?
The purchase of a home is an extremely large investment. You should learn as much as you can about the condition of the property and the need for any major repairs before you buy, so that you can minimize unpleasant surprises and difficulties.
Of course, an inspection will also point out positive aspects of a home, as well as necessary maintenance items. After the inspection, you will have factual information and a much clearer understanding about the property in order to make a confident buying decision.
If you have owned your home for a long time, an inspection can identify problems in the making and recommend preventive measures which can help avoid costly future repairs. In addition, home sellers may opt to have a Pre-Listing inspection prior to placing their home for sale. They will gain a better understanding of the home’s conditions prior to a buyer’s inspection. This provides an opportunity to make repairs without the added pressure of a real estate transaction and shows a standard of care, which can help expedite the sale of the home.
What is the training to be a home inspector?
All Arizona home inspectors must be certified by the Arizona Board of Technical Registration. The basic requirements include completing 80 hours of comprehensive classroom training, passing the National Home Inspector Exam, and completing 30 parallel inspections with a certified home inspector. These are minimum qualifications and may be sufficient for state licensing, but does not guarantee that the inspector has substantial experience and knowledge to inspect all types and ages of homes and systems. Before you hire an inspector, it would be important to find out their background, level of knowledge, the number of inspections completed, and their customers experience with their service. Click here to see what AJF customers have to say about the quality services they have received.
What will an inspection cost?
The cost of an inspection varies based upon a number of factors, including size, age, special services requested, etc. However, do not let cost be a factor in deciding whether or not to have a inspection, or in the selection of your home inspector. The knowledge gained from an inspection is well worth the cost, and the lowest-priced inspector is not necessarily a bargain. The inspector’s qualifications, including his experience, training, and professional affiliations, should be the most important consideration.
Rather, you should consider the inspection as an investment that will pay for itself many times over. You do not want to feel regret with the life-changing decision of buying a home.
Can’t I perform an inspection myself?
Even the most experienced home owner lacks the knowledge, objectivity, and expertise of a professional home inspector who has inspected thousands of homes in his or her career. An inspector is familiar with all the elements of home construction, proper installation, and maintenance. He or she understands how the home’s systems and components are intended to function together, including how and why they can fail.
Above all, most buyers find it very difficult to remain completely objective and unemotional about the house they really want, which may affect their judgment. For the most accurate picture of the home’s condition, it is best to obtain an impartial third-party opinion by an expert in the field of inspection.
Can a house fail inspection?
No. A professional inspection is an examination of the current condition of your prospective home. It is not an appraisal, which determines market value, or a municipal inspection, which verifies local code compliance. A home inspector, therefore, will not pass or fail a house, but rather describe its physical condition and indicate what systems need repair or replacement.
When do I call in the home inspector?
A home inspector is typically called right after the purchase agreement has been signed, and is often available within a few days. However, before you sign, be sure that there is an inspection clause in the contract, making your purchase obligation contingent upon the findings of a professional inspection. This clause should specify the terms to which both the buyer and seller are obligated.
Do I have to attend the inspection?
It’s not necessary for you to be present for the inspection, but it is recommended you attend the inspection wrap-up. By observing and asking questions at the wrap-up, you will learn a great deal about the condition of the home, and how its systems work. You will also find the written report easier to understand if you’ve seen the property first-hand through the inspector’s eyes.
What if the report reveals problems?
No house is perfect. If the inspector finds problems, it doesn’t necessarily mean you shouldn’t buy the house, only that you will know its conditions in advance. A seller may be flexible with the purchase price or contract terms if major problems are found. If your budget is very tight, or if you don’t wish to become involved in future repair work, the findings in the report will be extremely important to you.
If the house proves to be in good condition, did I really need an inspection?
Definitely. Now you can complete your home purchase with peace of mind about the condition of the property and all its equipment and systems. In addition, you have learned information about your new home from the inspector’s report, and will want to keep that material for future reference. Above all, you can feel assured that you are making a well-informed buying decision, and that you will be able to enjoy your new home.
Do I need an inspection on a brand new house?
Although builders do offer a warranty on their home, it is up to the buyer to identify problems to be corrected by the builder. Generally, builders allow the buyer to complete a walk through inspection to identify cosmetic concerns that are readily visible to the new homeowner. A professional inspection identifies functional problems related to the major systems that would not be identified during the walkthrough inspection. For example, are the electrical plugs wired properly and GFCI protected where required? Is there sufficient insulation in the attic? Does the home have roof or structural issues? The new home inspection allows you to correct problems under the builder warranty, save you costly repairs, and provide you with peace of mind after you move in and even when you eventually sell the house.
Can a seller have their house inspected prior to listing the house for sale?
Absolutely! A Pre-Listing inspection can identify concerns with the house and give the seller the opportunity to correct the problems prior to the sale. In this way, there will be no ‘surprises’ that come up during the buyer’s inspection. Concerns identified by the buyer’s inspection can be exaggerated due to the additional stress and time constraints involved with the real estate transaction. The Pre-Listing inspection allows the seller to address concerns in a rational and effective manner outside the real estate transaction environment, thus ensuring the successful sale of your home.