Affordable Home Inspection, Inc.
"Southern Californias Home Inspection Leader Since 1983" ™

Affordable Home Inspection

Affordable Home Inspection, Inc. provides Professional Inspection services for Homes, Condominiums, Commercial Real Estate, Swimming Pools, Spas, Mobil Homes and more. Please view our "Items Inspected" List (below) to get a more detailed version of what we inspect.

- Our Professionals will inspect every aspect of your home, including: exterior walls and roofs; windows, chimneys, driveways, sidewalks, patios, fencing, sprinklers, swimming pools/spa and equipment, roof flashings, gutters, and downspouts. Foundations (Underneath where applicable) venting, sub flooring and access; electrical and plumbing systems. Garage door hardware and springs, opener; garage electrical systems and slab. All Interior Walls, ceilings, floors, doors, and windows; fireplace; closets. Bathroom Sinks, plumbing systems, fixtures, mirrors. Kitchen and Laundry Room Countertops, electrical and all appliances; vents and plumbing. Attic Insulation, venting, ductwork, storage and structural systems; heating and air conditioning systems.

- After the inspection is complete, you will receive a 30-40 page professionally bound and indexed report with our Facts-At-A-Glance Summary Page that is not only thorough, but easily understood. Included with the Buyer`s copy is valuable Homeowner Information that will assist the new Homeowner for years to come. Additional copies are provided as requested with no additional charge.

Items Inspected


Grading - Visually inspected for possible conditions affecting the structural integrity, and adverse water conditions, NOT including subsoil condition. In particular, we check for VISUAL evidence of settling and/or improper grading that has resulted in structurally significant damage. Geological stability, soils conditions, adequacy of retaining/sea-walls, structural stability, and engineering analysis are outside the scope of our inspection and are neither conducted nor reported on.
Driveway - Inspected for physical condition. Minor cracks must reasonably be expected. Asphalt driveways require periodic resurfacing; such routine maintenance items are not noted.
Walks - Inspected for physical condition and possible hazards.
Patio - Patio and similar paving or decking and patio covers inspected for physical condition and hazards.
Fences and Walls - Inspected for reasonable physical condition.
Lawns - Noted if they are badly neglected; not if they would be improved by better care, weeding, ect
Sprinklers - Inspected for proper installation and visual evidence of flooding, not uniform or complete spray patterns (if timered, and no manual bypass, we are unable to function test).
Landscaping - We report such conditions as tree limbs damaging roofs, tree roots damaging paving, and similar faults.


Pool and Spa - (if present and requested) were inspected for reasonable cleanliness of the water and for significant damage to the tile, coping, and decking. We do not report minor cosmetic damage, water quality, nor expected shrinkage cracks in decks and plaster. Due to the reflective nature and distortion of water, we are unable to inspect the pool lining, unless the pool has been drained.
Mechanical Equipment - Operated to verify that it runs without leaking. Timer not checked beyond manual operation of switch. Heater operated only if in service at the time of inspection; otherwise checked visually for leaks only. Back flush valves are not tested. NOTE: All pools and spas require regular maintenance, including filter servicing, chemical balancing, water testing, and cleaning. These routine maintenance items are not included in our service.
Accessories - Accessories such as diving board, slide, pool sweep device, are not inspected. We recommend that these accessories be demonstrated by the Seller AND evaluated for safety and function by a qualified Licensed Pool Contractor prior to the close of escrow.
Safety Features - Safety features are checked. There are four (4) safety enhancements which we recommend be added to any pool/spa. These are not "faults" in the sense that retrofitting such devices are not required by code: 1) All access points from the home to the pool/spa area should be equipped with a self-closing,self-latching device. 2) All access points from the home to the pool/spa area be equipped with exit alarms. 3)Anti-vortex drain covers, which are much preferred to help prevent the concentrated suction at the drains, which too often tragically results in drowning. 4) Ground fault interrupter (GFI) devices on pool and spa light circuits reduce the risk of possible electrocution due to faulty light circuits.
Low Voltage Lights - Low voltage lights are neither tested nor inspected.


House Walls - were inspected for water damage, settling damage and similar non-cosmetic defects. Paint condition noted only if it is failing to protect, not if repainting might be cosmetically desirable. Note that minor shrinkage cracks in stucco are a cosmetic problem and not structurally significant, thus are not reported.
Chimney - checked for possible settling damage and proper flashing.
Foundation - visually checked for settling damage. Note that houses of slab construction must reasonably be expected to have cracks, sometimes hidden by carpeting or tile. This is normal and not reported unless, in our opinion as inspection generalists, the cracks threaten the structural integrity of the house. On raised foundation houses, vents were checked for adequacy and screening; accessible portions checked for freedom from evidence of chronic water problems; and integrity of visible wiring and plumbing.
Roof - was visually checked for visible signs of damage and wear. When applied in a workmanship manner, roofing industry standards claim the following life expectancies for the following types of roofing materials - Rolled composition 4 - 6 yrs., composition shingles 12 - 15 yrs., built-up (rock, gravel, etc.) 10 - 15 yrs., wood shingle 18 - 20 yrs., medium shake 20 -25 yrs., heavy shake 30 - 35 yrs., tile & slate 30 - 50 yrs., fibrous cement material 30 - 50 yrs., (South facing exposures will wear out faster); faulty vents or flashing; and possible threatening trees or shrubs were also checked. While every effort is made, it is virtually impossible to determine if a roof is leaking unless it is raining at the time of inspection. Our opinion does not constitute a warranty that the roof is, or will remain, free of water intrusion. If a certification is desired, a licensed roofing contractor is the person best qualified to provide this service. Due to their fragile nature, we do not walk on tile or slate roofs.
Garage - checked for safety features, ventilation, if gas appliances are installed there; and overall physical condition. Door opener, if any, operationally tested (sensitivity of anti-reverse is not determined, remotes not tested). Door and wall to house, if any, checked for proper fire protection features. Wiring in garage checked for potential hazards. Slab and foundation checked for visual settling damage.
Other Buildings - if any and if requested for inspection, checked for physical condition.


Water - visible portions of piping are checked for leaks, presence of main shut-off valve (not function tested), and if galvanized piping, for excessive pressure drop (some drop is to be expected, especially when compared to an all copper system). Due to the probability of creating a leak, shut-off valves (angle stops) are not function tested.
Sewer systems and septic systems - were not tested except to verify that all fixtures drain at time of inspection. Ruptures or blockages can occur at any time and without warning.
Electric Service- Visible portions-visually checked. Main service panels are not removed nor is ampacity calculated. Representative sample of accessible outlets in each room are tested using a standard 3-prong outlet tester for proper operation and grounding. Outlets that have appliances/devices plugged into them are not tested. On houses that have ground fault interrupters, these devices were tested for normal operation.
Gas Service- Visible portions-visually checked. Each built-in gas appliance that is in service at the time of inspection (except dryers, barbecues and fire-pits) was operationally tested. Appliances were visually examined for significant rust damage and similar deterioration. We do not pressure test lines, slight gas leaks are often undetectable. We recommend that you contact the local gas company prior to the close of escrow to further evaluate gas appliances and piping. This is provided as a free service.
Water Heater - checked for leaks, operation (the ability to heat water; though neither temperature nor efficiency is judged), and strapping.
Furnace - checked for operation. Generally, heat exchangers are not visible without dismantlement; therefore they are not within the scope of our inspection. If they are of particular concern, we would recommend that the gas company be consulted prior to the close of escrow. Thermostats and timers are not checked beyond manual operation of switch. Uniformity and adequacy of heat or cool-air distribution is not judged. Purifiers and humidifiers are not inspected. Ducting not inspected for hazardous materials.
Radiant heating systems of any type are NOT inspected.
Air Conditioning - Central air tested for normal operation provided the outdoor temperature was over approximately 60 degrees F. (Testing below that temperature is inconclusive.) Temperature differentials of 15 degrees or greater are considered by Affordable to be operationally satisfactory. The requirement, presence, or absence of a drip pan nor the routing or sufficiency of evaporator drain lines are not evaluated nor reported on. If such items are of particular concern, we recommend you contact a Licensed Heating and Air Condition (HVAC) Contractor for evaluation and service. System adequacy is subjective and not judged.
Laundry Facilities - checked for presence of a vent for the dryer and provision of gas and/or 220 volt electricity. We do not operate washers and dryers; therefore a functional test of the vent, drain and faucets is not possible.
Water Softener/Water Purification /Solar Heating Systems - not tested/inspected.


Entry - checked for damage to door, flooring, and similar features.
Walls & Ceilings - checked for water stains or damage, and physical damage (but not behind existing pictures, paneling, wallpaper, etc.). Minor cracking of plaster walls and slightly visible seams on drywall are considered reasonably normal and not reported. We do not determine the presence or absence of wall insulation materials.
Flooring - checked for condition (unless covered by carpeting, tile, linoleum, etc.).
Interior Doors - a representative sample was checked for physical condition and possible evidence of settling.
Windows - visually check for evidence of water penetration, settling, and overall physical condition; a representative sample of accessible windows are checked for proper opening/closing, broken panes, or torn screens. Efficiency of double pane glass is not judged. Broken seals and vacuum loss may be present but not visible; seal integrity/presence of vacuum loss is not determined/inspected.
Sliding Glass Doors - checked for tempered glass (reported only if the house is more recent than 1965, when the building code made tempered glass mandatory), normal operation, and water damage. French Doors are checked for operation and water damage.
Fireplace - visually checked for freedom from excessive creosote deposits within the firebox (a potential fire hazard), for a functioning damper, for firebox damage, and for evidence of smoking. Chimney interiors/flues are NOT inspected. Evaluation of Gas Lighters is done a professional courtesy; The Gas Company should be called prior to the close of escrow to evaluate the gas lighter (and all gas appliances) regardless of our satisfactory/unsatisfactory findings at the time of inspection.
Stairways - checked for safety considerations and overall condition.
Attic - checked for ventilation, vent screening, and active leaks. Not inspected for environmental hazards of any kind.
Wet Bars - checked for normal operation and condition.
Balconies - checked for safe railings and satisfactory decking.


Range/Oven - checked for physical condition, operation of heating elements (and vent fan, if so provided). Lights, timers, thermostats, and other functionality are NOT evaluated. Oven thermostats are not precision devices, and most manufacturers recommend a little experimenting, then adjusting cooking habits to compensate. Built-in microwave ovens are tested for operation (presence of dedicated circuit is not determined).
Dishwasher - checked as a professional courtesy only for physical condition, leaks and operation. Washing efficiency is not judged. Time constraints do not allow for us to determine if the unit successfully completes its cycles.
Disposal - checked for physical condition, leaks, and operation. Grinding efficiency is not judged.
Sinks - checked for physical condition, and visible conditions beneath the sink (water leaks, damage, etc.).
Cabinets and Counters - checked for reasonable condition, allowing for normal wear and tear.
Electric Outlets - are checked (a representative sample) for proper operation and grounding.
Flooring - visually checked for condition, allowing for normal wear and tear.
Lighting - checked for normal operation.
Ventilation - was verified, either a window or by the kitchen being open to an adjoining ventilated area.
Compactor - tested for normal operation. Compaction efficiency is not judged.


Tubs & Showers - are checked for physical condition of finish, wainscoting material, and valves. The drainage is checked and reported only if completely clogged. Shower pans are not leak tested. Overflow devices are not tested.
Lavatories - are checked for physical condition and bowl and vanity counter, faucets and leaks beneath.
Toilets - checked for physical condition, operation and for being solidly attached to the sewer flange at the floor. Cracks in porcelain can occur at any time and without warning, therefore they should be thoroughly checked at the time of the final walk through.
Electric Outlets - are checked ( a representative sample) for normal operation and grounding.
Heat - is tested if provided separately from the central heating system.
Walls - are checked for physical damage (but not behind wallpaper, paneling, mirrors, etc.).
Water Volume - is checked in houses with galvanized plumbing for volume drop. This condition is reported if not within normal limits for this type of system. Due to the probability of creating a leak, shut-off valves (angle stops) are not function tested.