Jerry Kelly III
New Construction
Residential Insp
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Residential Inspections are by far most of my inspections. 
Most of the residential inspections I do are for the Buyer. 
I do some for the sellers.
I ever once in a while will do a inspection on a new home that is about to run out of the 2 year Contractor Warranty. 
The Standards of Practice that follow are the minimum a Home Inspector must do. I always look at every aspect of a home and will tell you what I think. If you have any concerns or want me to pay special attention to an item let me know. I will give you an idea of what the cost to repair items are if requested.
My service also includes me going back and making sure all repairs and corrections are completed if requested.

I believe the best way to tell you what is required from a certified Home Inspector is straight from The Arizona Board of Technical Registration
Arizona Home inspectors are governed by the Arizona Board of Technical Registration.
Their website is
My Arizona State Certification Number is 40023
Section     Description

1.1These Standards define the practice of Home Inspectors in the State of Arizona

1.2      These Standards of Practice
            A - Provide inspection guidelines
            B - Make the public the services provided by private fee-paid inspectors.

2.1 -          Inspections performed to these Standards shall provide the Client with a better                             understanding of the property conditions, as observed at the time of the inspection.

2.2 -          Inspectors shall:
            A - before the inspection report is delivered, enter into a written agreement with the                          client or their authorized agent that includes:
                  1 - the purpose of the inspection.
                  2 - The date of the inspection.
                  3 - The name and address and certification number of the inspector  
                  4 - the fee for services.
                  5 - a statement that the inspections is preformed in accordance with these                                            Standards.
                  6 - limitations or exclusions of systems of components inspected.

            B - Observe readily accessible installed systems and components listed in these                                    Standards.

            C - submit a written report to the client which shall:
                  1 - Describe systems and components identified in sections 4-12 of these Standards.
                  2 - state which systems and components designated for inspection in these                                           Standards have been inspected and any systems and components designated for                          the inspection in these Standards which were present at the time of the                                          inspection and were not inspected and a reason why they were not inspected.
                  3 - state any systems and components so inspected which were found to be in need                           of immediate major repair and any recommendations to correct, monitor or                                    evaluate by appropriate persons.

2.3            These Standards are not intended to limit inspections from:
            A - reporting observations and conditions in addition to those required in Section 2.2

            B - excluding systems and components from the inspection if requested by the client.

3.1          General limitations:
         A -  Inspections done in accordance with these Standards are visual, not technically                             exhaustive and will not identify concealed conditions of latent defects.

           B - These Standards are applicable to buildings with four or less dwelling units and their                     garages or carports. 

3.2            General exclusions:
          A - Inspectors are NOT required to report on:
                1 - life expectancy of any component or system.
                2 - the causes of the need of a major repair.
                3 - the methods, materials, and costs of corrections.
                4 - the suitability of the property for any specialized use.
                5 - compliance of noncompliance with applicable regulatory requirements.
                6 - the market value of the property or its marketability.
                7 - the advisability of inadvisability of purchase of the property.
                8 - any component of system which was not observed.
                9 - the present or absence of pests such as wood damaging organisms, rodents, or                            insects.
                10 - cosmetic items, underground items, or items not permanently installed.

          B - Inspectors are NOT required to:
                1 - offer warranties or guarantees of any kind.
                2 - calculate the strength, adequacy, or efficiency of any system or component.
                3 - enter any area or perform any procedure which may damage the property or its                           components of be dangerous to the inspector or other persons.
                4 - operate any system of component which is shut down or otherwise inoperable.
                5 - operate any system of component which does not respond to normal operating                             controls.
                6 - disturb insulation, move personal items, furniture, equipment, plant life,soil, snow,                        ice, or debris which obstructs access or visibility. 
                7 - determine the presence or absence of any suspected hazardous substance                                    including but not limited to toxins, fungus, molds, mold spores, carcinogens, noise,                        contaminants in soil, water, and air.
                8 - determine the effectiveness of any systems installed to control or remove                                       suspected hazardous substances. 
                9 - predict future conditions, including but not limited to failure of components.
              10 - project operating costs of components.
              11 - evaluate acoustical characteristics of any system or component.

3.3                Limitations and exclusions specific to individual systems are listed in the following                           sections.     

4.1            The inspector shall observe:
          A - structural components including:
                  1 - foundation
                  2 - floors
                  3 - walls
                  4 - columns
                  5 - ceilings
                  6 - roofs.

4.2             The inspector shall:
          A - describe the type of:
                  1 - foundation
                  2 - floor structure
                  3 - wall structure
                  4 - columns
                  5 - ceiling structure
                  6 - roof structure

          B -    probe structural components where deterioration is suspected. However, probing is                   NOT required when probing would damage any finished surface.

          C -    enter underfloor crawl spaces and attic spaces except when access is obstructed,                        when entry could damage the property, or when dangerous or adverse situations                        are suspected.

          D -   report the methods used to inspect underfloor crawl spaces and attics.

          E -   report signs of water penetration into the building or signs of abnormal or harmful                      condensation on building components.
5.           SYSTEM: EXTERIOR

5.1             The inspector shall observe:
          A -   wall cladding, flashing's and trim.

          B -   entryway doors and representative number of windows

          C -   garage door operators.

          D -   decks, balconies, stools, steps, areaways, and porches including railings.

          E -   eaves, soffits, and fascias.

          F -   vegetation, grading, drainage, driveways, patios, walkways and retaining walls with                    respect to their effect on the condition of the building.

5.2             The inspector shall:
          A -   describe wall cladding materials.

          B -   operate all entryway doors and representative number of windows including garage                   doors, manually or by using permanently installed controls of any garage door

          C -   report whether or not any garage door operator will automatically reverse or stop                       when meeting reasonable resistance during closing.

5.3             The inspector is NOT required to observe:

          A -   storm windows, storm doors, screening, shutters, awnings and similar seasonal                            accessories.

          B -   fences.
          C -   safety glazing

          D -   garage door operator remote control transmitters.

          E -    geological conditions.

          F -    soil conditions.

          G -   recreational facilities.

          H -   outbuildings other than garages and carports.
6.            SYSTEM: ROOFING

6.1              The inspector shall observe:

          A -   roof coverings.

          B -   roof drainage systems.

          C -   flashing's
          D -   skylights, chimneys and roof penetrations.

          E -   signs of leaks or abnormal condensation on building components.

6.2              The inspector shall:

          A -   describe the type of roof covering materials.

          B -   report the methods used to inspect roofing.

6.3              The inspector is NOT required to:

          A -   walk on the roofing.

          B -   observe attached accessories including but not limited to solar systems, antennae,                       and lightning arresters.
7.             SYSTEM: PLUMBING

7.1              The inspector shall observe:

          A -   interior water supply and distribution system including:
                  1 - piping materials, including supports and insulation.
                  2 - fixtures and faucets.
                  3 - functional flow.
                  4 - leaks.
                  5 - cross connections.

          B -   interior drain, waste and vent system, including:
                  1 - traps, drain, waste. and vent piping; piping supports and pipe insulation.
                  2 - leaks.
                  3 - functional drainage.

          C -   hot water systems including:
                  1 - water heating equipment.
                  2 - normal operating controls.
                  3 - automatic safety controls.
                  4 - chimneys, flues and vents.

          D -   fuel storage and distribution systems including:
                  1 - interior fuel storage equipment, supply piping, venting and supports.
                  2 - leaks.

          E -   sump pumps.

7.2              The inspector shall:

          A -   describe:
                  1 - water supply and distribution piping materials.
                  2 - drain, waste and vent piping materials.
                  3 - water heating equipment.

          B -   operate all plumbing fixtures, including their faucets and all exterior faucets                                  attached to the house.

7.3              The inspector is NOT required to:

          A -   state the effectiveness of anti-siphon devices.

          B -   determine whether water supply and waste disposal systems are public or private.

          C -   operate automatic safety controls.

          D -   operate any valve except water closet flush valves, fixture faucets and hose                                 faucets.

          E -   observe:
                  1 - water conditioning systems.
                  2 - fire and lawn sprinkler systems.
                  3 - on-site water supply quantity and quality.
                  4 - on-site waste disposal systems.
                  5 - foundation irrigation systems.
                  6 - spas, except as to functional flow and functional drainage.
8.             SYSTEM: ELECTRICAL

8.1             The inspector shall observe:

          A -   service entrance conductors.

          B -   service equipment, grounding equipment, main overcurrent device. main and                               distribution panels.

          C -   amperage and voltage ratings of the service.
          D -   branch circuit conductors, their overcurrent devices, and the compatibility of their                        ampacities and voltages.

          E -   the operation of a representative number of installed lighting fixtures, switches and                     receptacles located inside the house, garage, and on its exterior.

        F -    the polarity and grounding of all receptacles within six feet of interior plumbing                             fixtures and all receptacles in the garage or carport, and on the exterior of the                             inspected structures.

          G -   the operation of ground fault circuit interrupters.
8.2             The inspector shall:

          A -   describe:
                  1 - service amperage and voltage.
                  2 - service entry conductor materials.
                  3 - service type as being overhead or underground.
                  4 - location of main and distribution panels.

          B -   report any observed aluminum branch circuit wiring.

8.3             The inspector is NOT required to:

          A -   insert any tool, probe or testing device inside the panels.

          B -   test or operate any overcurrent device except ground fault interrupters.

          C -   dismantle any electrical device or control other than to remove covers of the main                        and auxiliary distribution panels.

          D -   observe
                  1 - low voltage systems.
                  2 - smoke detectors.
                  3 - telephone, security, cable TV, intercoms or other ancillary wiring that is not a                                part of the primary electrical distribution system. 
9.            SYSTEM: HEATING

9.1              The inspector shall observe:

          A -   permanently installed heating systems including:
                  1 - heating equipment.
                  2 - normal operating controls.
                  3 - automatic safety controls.
                  4 - chimneys, flues and vents.
                  5 - solid fuel heating devices.
                  6 - heat distribution systems including fans, pumps. ducts and piping, with supports,                           dampers, insulation, air filters, registers, radiators, fan coil units, convectors.
                  7 - The presence of an installed heat source in each room.

9.2              The inspector shall:

          A -   describe:
                  1 - energy source.
                  2 - heating equipment and distribution type.

          B -   operate the systems using normal operating controls.

          C -   open readily openable access panels provided by the manufacture or installer for                         routine homeowner maintenance.

9.3              The inspector is NOT required to:

          A -   operate heating systems when weather conditions or other circumstances may                             cause equipment damage.

          B -   operate automatic safety controls.

          D -   ignite or extinguish solid fuel fires.

          E -   observe:
                  1 - the interior of flues.
                  2 - fireplace insert flue connections.
                  3 - humidifiers.
                  4 - electronic air filters.
                  5 - the uniformity or adequacy of heat supply to the various rooms.

10.1            The inspector shall observe:

          A -   central air conditioning including:
                  1 - cooling and air handling equipment.
                  2 - normal operating controls.

          B ---distribution systems including:
                  1 - fans, pumps, ducts and piping, with support, dampers, insulation, air filters,                                   registers, fan-coil units. 
                  2 - the presence of an installed cooling source in each room.

10.2            The inspector shall:

          A -   describe:
                  1 - energy sources.
                  2 - cooling equipment type.

          B -   operate the systems using normal operating controls.

          C -   open readily openable access panels provided by the manufacturer or installer for                      routine homeowner maintenance.

10.3            The inspector is NOT required to:

          A -   operate cooling systems when weather conditions or other circumstances may                             cause equipment damage.

          B -   observe non-central air conditioners.

          C -   observe the uniformity or adequacy of cool-air supply to the various rooms.
11.           SYSTEM: INTERIORS

11.1           The inspector shall observe:

          A -   walls, ceiling and floors.

          B -   steps, stairways, balconies and railings.
          C -   counters and a representative number of cabinets.

          D -   a representative number of doors and windows.

          E -   separation walls, ceilings, and doors between a dwelling unit and an attached                               garage or another dwelling unit.

          F -   sumps.

11.2            The inspector shall:

          A -   operate a representative number of primary windows and interior doors.

          B -   report signs of water penetration into the building or signs of abnormal or harmful                       condensation on building components.

11.3             The inspector is NOT required to observe:

          A -   paint, wallpaper and other finish treatments on the interior walls, ceilings, and floors.

          B -   carpeting.

          C -   draperies, blinds or other window treatments.

          D -   household appliances.

          E -   recreational facilities or another dwelling unit.

12.1            The inspector shall observe:

          A -   insulation and vapor retarders in unfinished spaces.

          B -   ventilation of the attics and foundation areas.

          C -   kitchen, bathroom, and laundry venting systems.

12.2             The inspector shall describe:

          A -   insulation and vapor retarders in unfinished spaces.

          B -   absence of same in unfinished space at conditioned surfaces.

12.3             The inspector is NOT required to report on:

          A -   conceal insulation and vapor retarders

          B -   venting equipment which is integral with household appliances

Automatic Safety Controls:
Devices designated and installed to protect systems and components from high or low pressures and temperatures, electrical current, loss of water, loss of ignition, fuel leaks, fire, freezing, or other unsafe conditions.

Central Air Conditioning:
system which uses ducts to distribute cooled and/or dehumidified air to more than one room or uses pipes to distribute chilled water to heat exchangers in more than on room, and that is not plugged into an electrical convenience outlet.

A customer who contracts with a home inspector for a home inspection.

readily accessible and observable aspect of a system, such as a floor, or wall, but not individual pieces such as boards or nails where many similar pieces make up the system.

Cross Connection:
Any physical connection or arrangement between potable water and any source of contamination.

Dangerous or Adverse Situations:
Situations which pose a threat of injury to the inspector, and those situations that require the use of special protective clothing or safety equipment. 

Report in writing a system or component, by its type, or other observed characteristics, to distinguish it from other components used for the same purpose.

To take apart or remove any component. device or piece of equipment that is bolted, screwed, or fastened by other means and that would be taken apart or removed by a homeowner in the course of normal household maintenance.

Any professional service or creative work requiring education, training, and experience and the application of special knowledge of mathematical, physical and engineering sciences.

Evaluation by Appropriate Persons:
Examination and analysis by a qualified professional, tradesman, or service technician beyond that provided by the home inspector.

Functional Drainage:
A drain is functional when it empties in a reasonable amount of time and does not overflow when another fixture is drained simultaneously.

Functional Flow
A reasonable flow at the highest fixture in a dwelling when another fixture is operated simultaneously.

Immediate Major Repair:
major defect, which if not quickly addressed, will be likely to do any of the following:   
            1 - worsen appreciably
            2 - cause further damage
            3 - be a serious hazard to health and/or personal safety

A person certified as a home inspector by the Arizona Board of Technical Registration.

Attached or connected such that the installed item requires tools for removal.

Major Defect:
A system or component that is unsafe or not functioning.

Normal Operating Controls:
Homeowner operated devices such as a thermostat, wall switch or safety switch.

The act of making a visual examination of a system or component and reporting on its condition.

On-site Water Supply Quality:
Water quality is based on the bacterial, chemical, mineral and solids content of the water.

On-site Water Supply Quantity:
Water quantity is the rate of flow of water.

Primary Windows and Doors:
Windows and/or exterior doors which are designed to remain in their respective openings year round.

Readily Accessible:
Available for visual inspection without requiring moving of personal property, dismantling, destructive measures, or any action which will likely involve risk to persons or property.

Readily Operable Access Panel:
A panel provided for the home owner inspection and maintenance that has removable or operable fasteners or latch devices in order to be lifted off, swung open, or otherwise removed by one person, and the edges and fasteners are not painted in place. Limited to those panels within normal reach or from a 4-foot stepladder, and which are not blocked by stored items, furniture, or building components.

Recreational Facilities:
Spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment or athletic facilities.

Representative Number:
For multiple identical components such as windows and electrical outlets, the inspection of one such component per room. For multiple identical exterior components, the inspection of one such component on each side of the building.

Roof Drainage Systems:
Gutters, downspouts, leaders, splashblocks, and similar components used to carry water off a roof and away from a building.

Safety Glazing:
Tempered glass, laminated glass, or rigid plastic.

Shut Down:
A piece of equipment whose safety switch or circuit breaker is in the "off" position. or its fuse is missing or blown, or a system that cannot be operated by the device or control that a homeowner should normally use to operate it.

Solid Fuel Heating Device:
Any wood , coal, or other similar organic fuel burning device, including but not limited to fireplaces whether masonry or factory built, fireplace inserts and stoves, woodstoves (room heaters), central furnaces, and combinations of these devices.

Structural Component: A component that supports non-variable forces or weights (dead loads) and variable forces or weights (live loads). For purposes of this definition, a dead load is the fixed weight of a structure or piece of equipment, such as a roof structure on bearing walls, and a live load is a moving variable weight added to the dead load or intrinsic weight of a structure. 

A combination of interacting or interdependent components, assembled to carry out one or more functions.

Technically Exhaustive:
An inspection is technically exhaustive when it involves the use of measurements, instruments, testing, calculations, and other means to develop scientific or engineering findings, conclusions, and recommendations.

Underfloor Crawl Space:
The area within the confines of the foundation and between the ground and the underside of the lowest floor structural component.

A condition in a readily accessible, installed system or component which is judged to be a significant risk of personal injury during normal, day to day use. The risk may be due to damage, deterioration,improper installation or a change in adopted residential construction standards. 
8514 Ossendorf Place       Show Low, Arizona 85901         928-537-7981