If you’re buying or selling a home in Arizona, a professional home inspection is strongly recommended to help identify any hidden defects, safety hazards, and code violations. But how do you ensure the inspection will be thorough, reliable, and performed to industry standards?

Understanding Arizona’s home inspector licensing requirements, standards of practice, and limitations on liability can give you confidence you’re getting a quality inspection from a qualified professional. Here’s what home buyers and sellers in Arizona need to know about home inspection regulations in the state.

Arizona Home Inspector Licensing

In Arizona, home inspectors are required to be licensed by the Arizona Board of Technical Registration. Licensure involves meeting experience requirements, passing an exam, and taking continuing education courses. Licensed home inspectors have demonstrated competent knowledge and skills. They also agree to follow a specific code of ethics and standards of practice.

To qualify for licensure in Arizona, home inspectors must:

• Pass the National Home Inspector Exam administered by The Examination Board of Professional Home Inspectors (EBPHI).
• Complete a minimum of 100 home inspections as a trainee.
• Obtain errors and omissions insurance with liability coverage of at least $100,000.
• Maintain licensure with 12 hours of continuing education each year.

When hiring a home inspector, Arizona law states they must provide you with their license number before starting an inspection. Verify licensure through the Arizona Board of Technical Registration website. Licensed home inspectors will have credentials such as Licensed Home Inspector (LHI) after their name.

Arizona Standards of Practice for Home Inspectors

The state of Arizona has adopted the international Standards of Practice established by the American Society of Home Inspectors (ASHI). This outlines what an inspection must cover, how it’s conducted, limitations and ethics inspectors must follow.

The ASHI Standards of Practice state inspectors will:

• Inspect readily accessible installed systems and components listed in the standards. This includes foundations, framing, roofing, plumbing, electrical, HVAC, and more.
• Operate normal operating controls and systems safely. For example, turning on faucets and light switches.
• Visual inspect windows, doors, walls, ceilings, floors, kitchen cabinets, and more.
• Use common tools like moisture meters, outlet testers, and thermal imaging cameras if needed.
• Provide a written report identifying any deficiencies found, along with recommendations for repairs.
• Discuss inspection results with the client during the inspection and point out immediate safety concerns.

Arizona Home Inspector Limitations

While inspectors follow strict standards, there are limitations to what a standard home inspection covers:

• Inspections are visual and non-invasive only. Inspectors do not tear apart walls or move furniture/storage.
• Inspections are not technically exhaustive. Specialist evaluations for engineering, environmental hazards, etc. may be recommended.
• An inspection does not identify every single defect or code violation, especially those hidden.
• Inspection does not address the life expectancy of systems or components. Regular maintenance will be recommended.
• The inspection report provides an opinion of the current condition, but not a guarantee against future repairs or breakdowns.

A home inspection is designed to identify significant defects and safety issues at the time of inspection. Minor flaws should be expected in any resale home.

Arizona Home Inspector Liability Protection

Under Arizona law, home inspectors cannot be held liable for more than the fee paid for the inspection service. This helps protect inspectors from inflated lawsuits. However, any licensed inspector should still maintain adequate errors and omissions insurance coverage.

What’s Required in an Arizona Home Inspection?

While individual inspectors may go above and beyond in certain areas, the state’s minimum standards require inspection of:

Interior Systems:

• Walls, ceilings, floors, doors, windows, cabinetry
• Built-in appliances like ovens, ranges, and microwaves
• Venting systems like bathroom fans and dryer vents
• Plumbing water supply, drain, waste, and vent systems
• Electrical service, distribution, devices, and lighting fixtures
• Central air conditioning and heating systems

Exterior Areas:

• Roofing, flashing, gutters, downspouts, skylights, and chimneys
• Wall cladding, eaves, soffits, and fascia
• Windows, doors, decks, porches, railings, walkways
• Garage doors and garage door operators
• Foundation, grading, drainage, driveways, and retaining walls

Site Conditions to be Noted:

• Approximate neighborhood age and type of construction
• Utilities present
• Any visible environmental conditions (hillsides, waterways, lakes, etc.)
• Visible easements, encroachments, and rights of way

 

What Arizona Home Inspectors Don’t Cover

While inspectors check all accessible systems and components, they are NOT required to:

• Inspect for building code compliance or perform engineering/architectural evaluations.
• Inspect interior cosmetic flaws like minor cracks, stains, worn carpets, etc.
• Operate appliances not built-in like washers, dryers, and refrigerators. Portable A/C units and heaters are excluded.
• Inspect decorative features such as wall coverings, window treatments, and furnishings.
• Offer warranties or guarantees about the property or life expectancy of systems and components.
• Inspect for environmental pollutants, presence of rodents/pests, or asbestos materials.
• Inspect detached structures like pools, spas, sheds, barns, or gazebos.
• Identify and trace the source of odors not related to standing water or visible leaks.
• Test for mold, lead paint, carbon monoxide, radon, or other environmental hazards unless specifically contracted for the service.

Additional Inspections Recommended in Arizona

While a general home inspection covers major systems, additional evaluations you may want before purchasing a home include:

• Roof inspection by a licensed roofing contractor, especially if the roof is 10+ years old.
• Termite and pest inspection by a licensed exterminator or entomologist. Termites are very common in Arizona.
• Pool inspection by a licensed service company to evaluate equipment, safety features, surfaces, and drainage.
• Mold inspection by a certified industrial hygienist if you suspect excessive moisture.
• Radon testing by a certified professional. Arizona has high radon levels in certain areas.

Questions to Ask Your Arizona Home Inspector

Don’t be afraid to interview potential home inspectors and ask plenty of questions upfront, such as:

• Are you licensed in Arizona? May I have your license number?
• How long have you conducted home inspections in this area?
• Which professional organizations and codes of ethics do you follow?
• What systems and areas will your inspection cover?
• What type of inspection report do you provide and when will we receive it?
• What equipment, tools, and methods do you use during inspections?
• Do you provide any repair cost estimates, warranties, or guarantees?
• What should I do if I feel something was missed on the inspection?
• Do you have references from recent clients I can contact?

Understanding Arizona home inspection laws and standards ensures you’re working with a qualified, ethical inspector following accepted practices. Partnering with a licensed Arizona home inspector provides peace of mind that any significant defects or safety issues with the property will be discovered before purchase.