Pre-Listing Residential Inspection
Infrared Thermal Imaging Inspections
Monthly Property Inspection Service
Phase Construction Inspections
Residential Inspections
Why do you need a home inspector?
When you hire a home inspector, you are hiring an experienced professional who has training and experience in the building industry. It is the job of the home inspector to not only evaluate the condition of the house’s major systems and structural integrity, but also to evaluate how these systems are working together and identify areas that need to be watched, repaired or replaced. Your home inspector gives you the Big Picture analysis of the house you are purchasing. If the home inspector identifies the need for a costly, detailed analysis of any of the houses’ systems or structures, the inspector will recommend the appropriate professional, which may be an experienced engineer with expertise analyzing that particular system or structure. The need for this kind of expensive, detailed analysis is rare. Hiring a Professional Engineer on your own can be a disappointing experience. The term Professional Engineer does not mean that the individual has training or experience conducting home inspections. Additionally, a home inspection does not involve engineering analysis. Therefore, hiring a Professional Engineer to complete a home inspection undoubtedly costs more, but it may not give you the results you desire and deserve. My home inspection service is a visual inspection of the structural elements and systems which are accessible. This typically includes:
- Foundation
- Roofing
- Exterior, walls, siding etc…
- Porches and decks
- Attic
- Electrical systems
- Plumbing systems
- Interior
- Doors and windows
- Heating and air conditioning systems
- Ventilation
- Fireplaces
The State of Arizona regulates and requires home inspectors to be licensed and to adhere to the State’s STANDARDS OF PROFESSIONAL PRACTICE, which can be found at https://btr.az.gov/laws-standards/standards/standards
I strongly encourage you to accompany me on the inspection so that you may ask questions and gain a better understanding of the systems in the home. This handy virtual home inspection tour, developed by ASHI, can help with your understanding of the home inspection process https://www.ashi.org/customers/vhi/vhi.htm.
If you have any questions, or are interested in any other services, please contact me so we may discuss your needs.
New Home Inspection
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There are good reasons to have a professional inspection performed on the brand new home you are buying.
Buying a new house is likely one of, if not the largest purchase decision you’ll ever make. The whole process is fraught with emotion and stress. A professional home inspection will substantially reduce the risk for your large investment in a new home. It just makes sense to learn as much as you can about the quality of your new home, before signing off on everything.
Building a new home is a tremendously complex endeavor. It involves many people, usually split up into sub-contractor groups, each working on different parts and systems of the house. Even for the best builders, it’s nearly impossible to complete this process without missing something. Maybe it’s a plumbing fixture that didnt get tested for leaks, maybe it’s an electrical box that isn’t working, or any one of dozens of minor problems that can easily be overlooked in such a major undertaking. I will find such problems while it’s still early enough for you to bring them up with the builder and have them corrected before you sign-off and start moving in.
For the relatively small cost, a professional home inspection of your new dream home can pay big dividends in peace of mind and getting any problems identified and corrected before they can become an unpleasant surprise.
Pre-Listing Residential Inspection
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If you are selling a home, you’ll get the highest price in the shortest time, if your home is in top condition. Almost all sales contracts include the condition that the contract is contingent upon completion of a satisfactory inspection. This is known as the inspection contingency. Buyers will insist on a professional home inspection performed by an inspector they will hire. If the buyer’s home inspector finds a problem, it can cause the buyer to get cold feet and the deal can often fall through. At best, surprise problems uncovered by the buyer’s home inspector will cause delays in closing, and usually you will have to pay for repairs at the last minute, or take a lower price on your home.
Its better to pay for your own home inspection before putting your home on the market. Having a pre-listing home inspection done will make the whole sale process easier. Present any items as is and reflected in the purchase price. Otherwise, you can count on the buyer’s home inspector finding them, at the worst possible time, causing delays, and costing you more money.
One of the key benefits of having the home inspection done early, is that if there are any problems discovered that need to be repaired, you can have the repairs done on your own terms, on your own schedule. When a problem isn’t found until the buyer has a home inspection performed, the deal you’ve worked so hard to get done may fall apart unless you act quickly to get the repairs done. Or you may have to take a lower price, in order to keep the deal moving. In either case, you’ll almost certainly have more headaches, and spend more money, than if you’d known about the problem and had it repaired before negotiations began. You could save thousands by simply being able to shop around and get competitive bids from contractors, rather than being forced into paying for a rush job at the last minute. Another area where you can save money is in having flexibility to choose the materials used in repairs. Sales contracts usually specify, repairs must be made using materials of comparable quality. By identifying needed repairs early, you’ll have the option to save money by using less expensive materials for the repairs.
You can also benefit from simply offering certain items as is. Often, you can negotiate with a buyer to accept items in the current condition by stipulating that they are reflected in the purchase price. But that same buyer may walk away from the deal if the conditions come as a surprise, after an offer has already been made. If the home is inspected before the house goes on the market you will be aware of the condition of the house before an offer is made. There won’t be any surprises and the deal is far less likely to fall apart. It takes a lot of effort to get a sales agreement signed in the first place. If the home inspection turns up problems, the buyer will want to negotiate a new deal and that second sales agreement is usually even harder to get done than the first one.
By having a pre-listing home inspection done, you can identify problems early. Then either correct them or present them as is, assuring that the first offer you accept can move quickly and smoothly to closing without delays or costly surprises.
Commercial Inspections
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Buying an Investment Property can be the most expensive purchase you will ever make.This is not the time to shop for a cheap inspection. The cost of a commercial inspection is very small relative to the property being inspected. Anytime that you are purchasing a commercial office building, warehouse, an apartment complex, or multi-family property, I understand that it is a HUGE investment.
I am determined to perform inspections of the upmost quality, with integrity.
For a buyer, I make sure that they know and understand every fact about the property that they are purchasing.
For sellers, I will provide a report that gives 100% full disclosure, with no worries af a buyer coming back and questioning anything regarding the property. I take pride in providing this service. The majority of my business is from client referrals and from real estate broker recommendations.
I work directly for the client. My job is to insure that the client understands every item that may be reported. My job does not end after the report is completed. Should you have any questions months down the road, you are encouraged to give me a call and I will do whatever it takes to insure that you are completely comfortable with the property.
I am here to assist you in making a confident decision about your property. Whether you’re buying a new property and want to be sure of what you’re getting…or selling a property and want to eliminate possible problems that could delay or lose a sale. Or you may just want a professional to inspect and advise you on the condition and maintenance or safety recommendations of your current commercial property. I am here to help!
Infrared Thermal Imaging Inspections
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Thermal Imaging Reports
Infrared (thermal imaging) is an advanced, non-invasive technology that allows the inspector to show clients things about their homes or buildings that can’t be revealed using conventional inspection methods. Ancillary inspection reports are just as important as the reports generated for standard inspections. For something as specialized as a thermal imaging inspection, it’s critical that the information presented meets the clients’ needs for information they can use and act on.
The art of an IR inspection is to interpret the results as accurately and reasonably as possible such that the client is given actionable information in order to proceed with necessary repairs.
An Inspector should:
- Explain the limitations of thermal imaging, including the fact that, as with any type of inspection, it can’t predict future conditions. However, a roof that is experiencing moisture intrusion which has been detected through thermal imaging will very likely lead to serious structural issues, if left unaddressed.
- Explain the capabilities of thermal imaging and how it can benefit your clients. Do you have marketing materials to give your clients that outline the various conditions that can be detected through infrared technology?
An infrared inspection can identify and document moisture intrusion, energy loss, and even unexpected hot spots.
In terms of energy loss, an IR camera can detect:
- heat loss and air infiltration in walls, ceilings, floors, windows and doors;
- damaged and/or malfunctioning radiant heating systems;
- air-conditioner compressor leaks;
- under-fastening and/or missing framing members, and other structural defects that can lead to energy loss; and
- broken seals in double-paned windows.
In terms of detecting moisture intrusion, an IR camera can locate:
- plumbing leaks;
- hidden roof leaks before they cause serious damage;
- missing, damaged and/or wet insulation; and
- water and moisture intrusion around penetrations and at the foundation and building envelope that could lead to structural damage and mold.
IR cameras are equally effective at locating hot spots in the home, including:
- circuit breakers in need of immediate replacement;
- overloaded and undersized circuits;
- overheated electrical equipment and components; and
- electrical faults before they cause a fire.
Additionally, based on the color gradients that thermal images provide, an inspector can locate:
- possible pest infestation, as revealed by energy loss through shelter tubes left by boring wood-destroying insects;
- the presence of intruders, such as rats, mice and other larger pests hiding within the structure and detected because of their heat signature that the IR camera captures; and
- dangerous flue leaks, which can lead to carbon monoxide poisoning of the home’s residents.
Standard Images with Infrared Images
The report is user-friendly. The Inspector provides standard digital images side by side with your IR images. This gives clients an accurate point of reference for the IR data, which is essential for mapping out improvements and repairs.
Interpreting the Data
This is perhaps the most critical aspect of providing a solid IR report, and goes hand in hand with the limitations of thermal imaging, as well as the depth of training and experience. Depending on the established baseline IR readings and the locations of the images, the results can either alert the client to a critical repair needed – such as an electrical hot spot – or simply be an item that they need to keep in check – such as adding insulation at an exterior wall.
Thermal imaging equipment is expensive enough that not every inspector offers this type of ancillary inspection. Nevertheless, those who use IR cameras for both ancillary inspections and as part of their standard home and commercial property inspections will testify that it’s become one of the more indispensable implements in their toolkits.
Monthly Property Inspection Service
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Peace of Mind is the primary benefit of our Vacation or Vacant Property Inspection Service. When your home or commercial property is unoccupied, we provide you with the information you need to protect your investment. Monsoon storms and a vacant home or condo are a dangerous combination. We will check your property weekly, biweekly, monthly, or quarterly.
Our monthly fee includes a thorough inspection on the following items:
- Visual damage check of entire property and landscaping;
- Check security on all windows and doors;
- Check water valves and plumbing for leaks and drips;
- Check heating and cooling for appropriate seasonal settings;
- Interior ceiling, wall and floor inspection for water damage;
- Roof, decks and patio inspections monitoring;
- Check refrigerators and freezers for proper temperature;
- Check and monthly start of vehicles in garage;
- Check electrical system, reset breakers and timers;
- Monitoring and assisting with trash service.
We will immediately notify you of any problems and give updates of our findings after each visit. We will even revisit your property after an extreme storm, at no cost, to see if any exterior damage has been caused by Mother Nature.
Current Vacation Inspection Rates
| FULL SERVICE Covers Interior & Exterior Inspections | $50.00 per inspection |
| PARTIAL SERVICE Covers Exterior Inspections only | $35.00 per inspection |
Your Vacation home should be a place to enjoy the splendor and recreational activities that abound here. Whether you golf or hike, bike or enjoy sporting events, or simply relax, your second home should not be a burden. You need a company to care for your home like you do.
Current Vacant Commercial Property Rate
Is $100.00 per inspection.
Our periodic commercial Vacant Property fee includes a thorough inspection on the following items:
- Visual damage check of entire property and landscaping;
- Check security on all windows and doors;
- Check water valves and plumbing for leaks and drips;
- Interior ceiling, wall and floor inspection for water damage;
- Roof, decks and patio inspections monitoring;
- Check for vandalism or damage;
- Monitoring and assisting with trash service.
Having local eyes on your vacant commercial property can help alert you to the unexpected property problems that arise before they become major problems.
Phase Construction Inspections
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We provide new construction phase inspections for contractor’s periodic draw schedules. We contract with the lender and report t each stage of project completion that supports the contractor’s draw requests.
1 Year Warranty Inspection
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All American Home Inspections High Country specializes in working with buyers of new homes whose one year warranty is coming to an end.
The 1 year warranty period is the time between the final walk through / close of escrow and exactly one year from the date of purchase of your new home. This inspection is usually performed the 11th month after the close of escrow. Scheduling your property inspection prior to the 12th month will give you time enough to have an inspection, give the list of needed repairs to the builder, and get those items repaired prior to the warranty expiration.
Our role is to provide an impartial and independent evaluation of the property for the benefit of the homeowner. Having your home professionally inspected by someone who has years of experience with new home construction provides you with one last opportunity to have the builder make repairs to your home before the builders obligation to repair has expired.
All inspections include a detailed inspection report written in an easy to understand format. Reports include pictures of defects to help illustrate recommendations and ease negotiation of issues with the builder. All reports are housed on a secure server for five years and can be easily downloaded.
Protect your investment. Call today and schedule your warranty inspection!
Pool & Spa Inspection
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Arizona adopted standards for the inspection of pools and spas in the summer of 2013. Our inspectors have been educated and certified as qualified pool and spa inspectors, and meet or exceed the state’s required inspection standards. Go to the State’s Board of Technical Registration website for these standards at
https://www.azashi.org/pdfs/Pool_and_Spa_Standards_ASHI.pdf
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We offer “re-inspections” for inspecting items that were noted as deficiencies during the original inspection and repaired prior to escrow.