What to Expect During a Home Inspection in Phoenix AZ

So you’re buying a home in Phoenix, Arizona and you’ve scheduled a home inspection – congratulations! A home inspection is a critical step in the home buying process. As exciting as purchasing a home is, it’s a big investment and you’ll want to make sure there are no major issues or defects.

A home inspection allows a professional to thoroughly evaluate the condition of the home. While it’s not foolproof, it can help identify potential problems and provide you with peace of mind or time to negotiate repairs before closing. Knowing what to expect during the inspection can help you make the most out of the process.

Here’s a guide to what you can anticipate during a home inspection in Phoenix AZ and how to get the most out of your inspection:

Overview of the Home Inspection Process

A standard home inspection involves an inspection professional visually examining the physical condition of the home and its systems and components. The inspection will cover things like:

• Roof
• Attic
• Exterior siding and trim
• Structure and foundation
• Electrical system
• Plumbing
• HVAC (heating and cooling)
• Kitchen appliances
• Bathroom fixtures
• Basement/crawlspace
• Garage
• Pool/spa (if present)

The inspection usually takes 2-3 hours for the inspector to thoroughly evaluate the home. You typically will get a detailed written report shortly after highlighting any issues or deficiencies found.

It’s common for most homes to have at least some minor defects pointed out in the inspection report. Don’t panic if small things come up. The report is meant to make you aware of issues, but there’s usually at least some room for negotiation if repairs need to be made.

Choosing an Inspection Company

Picking the right home inspector is key to getting the most out of the process. Here are some tips for choosing a home inspection company in Phoenix:

• Check licensing: Make sure the company is licensed in Arizona and that the individual inspector has the proper credentials.
• Look for experience: Choose an inspector that has extensive experience inspecting homes in Phoenix – they’ll be familiar with local building codes.
• Read reviews: Check reviews online to make sure past clients have been satisfied. Be cautious of brand new companies with no reviews.
• Compare services: Some inspectors offer more specialized services (like pool, septic or mold inspections) for an additional fee. See if they offer anything useful for your home.
• Ask about what’s included: See what specifically is covered in their inspection so there are no surprises.
• Inquire about additional testing: Some firms can do more in-depth testing for things like radon, lead, asbestos if needed.
• Check availability: Find someone available on short notice in case issues come up with your closing date.
• Consider cost: Home inspection fees vary, typically $300-$500. Balance cost with experience and reputation.

Taking the time to find the right home inspector can make the inspection itself much more valuable.

What the Inspector Will Check

The home inspector will examine all visible and accessible systems and structures. Here are some specifics of what’s included:

Roof

• Type of roof (asphalt shingle, tile, metal, etc.)
• Age and condition of roof covering
• Flashing details at intersections
• Signs of leaks or water damage
• Exposed nails
• Skylights, vents and other roof penetrations

Attic

• Framing condition
• Insulation levels and coverage
• Ventilation
• Moisture issues
• Electrical, HVAC equipment
• Exhaust fans

Exterior

• Condition of siding, brick and trim
• Doors and windows
• Window seals and frames
• Driveways, walkways, decks, porches, railings
• Eaves, soffits, fascia
• Grading and drainage
• Vegetation contacting home

Structure

• Foundation walls and framing
• Flooring systems
• Evidence of shifting, cracks or settling
• Basements and crawl spaces

Electrical

• Main service panel and meter
• Functioning of switches and fixtures
• Wiring and junction boxes
• Grounding and bonding
• Load capacity for current usage

Plumbing

• Water supply and distribution pipes
• Drain, waste and vent pipes
• Fixtures and faucets
• Water pressure and flow
• Water heater(s)
• Fuel and main shut-offs
• Sump pump

HVAC

• Heating equipment age and type
• Central air conditioning system
• Thermostats, ductwork and registers
• Chimneys, flues and vents

Kitchen

• Cabinets, drawers, countertops
• All appliances included
• Plumbing and electrical
• Exhaust fan, dishwasher

Bathrooms

• Sinks, tubs, showers
• Toilets and bidets
• Plumbing and electrical
• Exhaust fans
• Cabinetry

Other areas

• Washer/dryer connections
• Interior walls, ceilings, floors
• Windows and doors
• Smoke and carbon monoxide detectors
• Garage doors, openers
• Pool/spa equipment and safety

This list gives you an idea of how thorough the inspection will be. The inspectors will document any deficiencies, maintenance needs or unsafe conditions observed.

What Isn’t Covered in the Inspection

While home inspection in Phoenix AZ are quite comprehensive, there are limitations on what is within the scope of a standard inspection:

• Hidden defects: Anything concealed behind walls, floors or inaccessible areas cannot be inspected.
• Wear and tear: Minor cosmetic issues like worn carpets, small cracks in walls, and an outdated color scheme are considered normal wear and tear.
• Appliance testing: Appliances are tested to see if currently functioning but not for longevity.
• Code compliance: While inspectors may point out safety issues, they don’t verify compliance with building codes.
• Environmental hazards: Things like asbestos, lead paint, radon and mold require specialized testing.
• Pools/spas: These require a separate comprehensive inspection from a pool professional.
• Pest/termite inspection: This specialized inspection is almost always recommended separately.
• Previous repairs: The inspection looks at current condition not the quality of past repairs.
• Drainage and flood risks: Special attention here is recommended if issues are suspected.

You’ll want to follow up on any limitations that are a potential concern for the home you’re buying.

Attending the Home Inspection

It’s highly recommended that you attend the home inspection so you can see the home through the inspector’s eyes. Here are some pointers:

• Walk through the home with the inspector. Ask questions and observe issues as they arise.
• However, don’t distract or rush the inspector – let them thoroughly perform their examination.
• Point out any previous repairs, updates or areas of concern you know about.
• Don’t run the water, turn on appliances, move furniture or store items during the inspection. This can disrupt the inspection or create safety issues.
• Once the inspection has finished, do a final walk through on your own to visualize any changes you’d like to make in the home.
• Don’t be afraid to ask the inspector to go back and look at an area again if you have any lingering concerns.

Attending the inspection in person allows you to get clarification and visualize the home through a critical lens.

Issues That May Come Up During Inspection

Some common issues that may be flagged during the home inspection include:

• Deferred maintenance: When the home hasn’t been properly maintained – for example, peeling paint, a fence in disrepair, or out-of-date appliances. This is very common and you can negotiate who is responsible for repairs.
• HVAC or plumbing repairs: Older systems and fixtures may be towards the end of their lifespan or not functioning optimally. These can be big-ticket repairs.
• Foundation/structural concerns: Major foundation problems are not the norm, but some cracking or evidence of settling is fairly common in Arizona homes.
• Roofing: Old roofs or improper installation may mean replacing the roof soon. Minor repairs may also be needed.
• Electrical and plumbing: Older homes often need some electrical and plumbing updates to meet modern safety codes. This is where attending the inspection helps you grasp the scope of updates needed.
• Pest/termite damage: Termites are prevalent in AZ. If the inspector suspects infestation, arrange for a separate pest inspection.
• Pool safety: If the home has a pool or hot tub, safety measures like fencing and self-closing gates will be examined.
• Other deficiencies: Things like cracks in walls or ceilings, moisture damage, or broken appliances requiring replacement.

Don’t panic if minor issues come up, as they’re expected. Focus on safety concerns, functionality, and major repairs flagged.

Receiving and Reviewing Your Inspection Report

The inspector will provide a complete written report of their findings shortly after the inspection is finished. Here are some tips for analyzing the report:

• Read safety and big ticket items first: Look for any major recommended repairs first like roof, structure, electrical or plumbing. Also take note of health/safety issues like mold or exposed wiring that need immediate action.
• Make note of exclusions: Section(s) the inspector was unable to fully evaluate like inaccessible crawl spaces. You may want to return for a follow-up inspection of limited areas if a serious issue is suspected.
• Look at photos: Any photos of issues can provide clarity and context on the severity that may not come across in the text.
• Ask about ambiguous items: If the report lacks sufficient detail on defects or you have questions, contact the inspector for clarification before negotiations with the seller.
• Research repairs: Google any issues you aren’t familiar with to better understand what’s involved in correcting them.
• Prioritize the fixes: Determine which ones are non-negotiable must-dos, nice-to-dos, and non-essential.

Thoroughly analyzing the report will prepare you to develop repair requests and negotiate with the seller from a position of knowledge.

Negotiating Repairs After the Inspection

Once armed with your inspection report, you’ll likely want to request that the seller make some repairs to address deficiencies found. Here are some tips to hopefully yield positive results:

• Review respective contractual obligations: In a buyer’s market you may have more leverage to request fixes. In a seller’s market repairs may be more optional. Know where you stand.
• Present report promptly and diplomatically: Don’t delay in sharing the inspection report with the seller. Frame issues objectively as the inspector’s professional opinion.
• Prioritize requests strategically: Don’t nitpick small imperfections. Focus negotiations on safety issues, functionality, and priority repairs within your budget.
• Get contractor repair estimates: Get quotes to support your requests and provide realistic figures for repairs to the seller during negotiations.
• Be flexible: If possible, offer alternatives like a credit at closing you can use to make repairs yourself later.
• Compromise reasonably: If repairs will delay closing, determine what’s worth it. Don’t risk losing a home over minor items you can address later.
• Amend the purchase agreement: Any repairs the seller agrees to should be noted in the purchase contract and re-signed before closing.

With reasonable expectations and strategic negotiations, you can often get sellers to agree to critical repairs identified during the home inspection in Phoenix AZ.

Why a Home Inspection is Crucial

While home inspections require an additional upfront expense and effort during an already stressful home buying process, they provide vital value in multiple ways:

Protects against costly surprises

Catching undiscovered defects early that could require expensive repairs down the road allows you to negotiate fixes now. This potentially saves you thousands in the future.

Provides a detailed assessment

Getting an unbiased assessment from an experienced professional inspecting everything from roof to foundation brings peace of mind about what you’re buying.

Identifies safety issues

Electrical, fire, mold, pest and other safety issues may exist unbeknownst to the seller. Identifying these allows you to remediate risks.

Allows you to make informed decisions

You can factor inspection findings into negotiations, closing considerations, repair budgets, and the overall decision if the home remains right for you.

Potentially negotiating repairs

Being able to request that sellers repair serious deficiencies found means you start off your ownership with some issues already addressed.

Educational

Attend the inspection and you’ll learn a ton about your new home! The full inspection report also serves as a helpful reference document.

For these reasons and more, a home inspection is highly advisable when purchasing a home providing vital information at a critical stage.

Bottom Line

Having a home properly inspected when buying a property in Phoenix provides key insights into the home’s physical condition, allowing you to make a well-informed purchase decision. Keep in mind:

• A standard home inspection examines the major systems, structure, and components of the home. Cosmetic issues aren’t included.
• Thoroughly researching inspection companies helps you find a qualified professional you can trust.
• Attending the inspection in-person helps you fully visualize issues and ask questions.
• It’s common for minor defects to be noted, so focus negotiations on pressing repairs within your budget.
• Carefully reviewing your inspection report allows you to gain clarity on recommended fixes.
• Strategic negotiations with the seller can often result in getting critical repair work completed.
• Don’t let small flaws deter you – no home is perfect. Hidden major issues are less likely with a proper inspection.

While no inspection can uncover every latent defect, having a home inspection before purchasing is one of the most prudent steps you can take. Knowing what to expect from the process allows you to maximize the value gained.