Frequently asked questions

First-Time Buyer or Seasoned Pro — Everyone Has Questions
No matter where you are in your home buying journey, here are answers to the questions we hear most often.

Home Inspection Information

Like time, good information is a premium, and we're here to provide the insight you need to make informed decisions on your home purchase. Below, we've answered the questions we hear most often — from cost and timing to what's included and how to prepare.

How Much Does a Home Inspection Cost in Phoenix?

The cost of a home inspection depends on several factors. Larger and older homes generally take more time to inspect, and additional services — like pool or termite inspections — can add to the cost. The overall condition of the home matters too: a well-maintained home typically inspects more quickly than one with a significant number of items to document.

In general, a home inspection in the Phoenix area typically costs between $350 and $700.

How Long Does a Home Inspection Take?

A typical home inspection in Phoenix generally takes anywhere from two to four hours, depending on the size and age of the home, along with any additional inspections you've added, such as a pool or termite inspection. Schedule your Inspection - Same week Availability.

What Does a Home Inspection Cover in Arizona?

In Arizona, home inspections aren't just a general walkthrough — they're guided by a formal set of rules called the Standards of Professional Practice for Arizona Home Inspectors, adopted by the Arizona Chapter of the American Society of Home Inspectors and enforced by the Arizona State Board of Technical Registration. These standards spell out exactly what a licensed inspector is required to look at, so buyers get a consistent, reliable evaluation no matter who they hire.

Here's a breakdown of what's typically included:

Roofing
Inspectors observe the roof covering, drainage systems, flashing, skylights, chimneys, and any roof penetrations, and check for signs of leaks or abnormal condensation. Inspectors aren't required to physically walk on the roof, and items like solar panels or antennas fall outside standard scope.

Exterior
This includes wall cladding, entry doors, garage doors (including whether the automatic opener reverses properly), and a general look at grading, drainage, driveways, walkways, and retaining walls as they relate to the condition of the home. Fences, storm windows, and similar seasonal items are typically excluded.

Plumbing
Inspectors check the interior water supply and distribution system, drain/waste/vent systems, fixtures, faucets, functional flow, and visible leaks, along with the water heater and its safety controls.

Electrical
This covers the main and auxiliary panels, visible wiring, outlet grounding and polarity (especially near plumbing fixtures, garages, and exterior areas), and ground fault interrupters. Inspectors don't open every device or test overcurrent protection beyond GFCI function.

Heating and Cooling (HVAC)
Permanently installed heating and cooling equipment is evaluated, including distribution components like ducts, fans, and registers.

Attic and Crawlspaces
Inspectors describe the methods used to inspect these areas and note any signs of water intrusion. Entry isn't required if it would risk damaging the property or if access is blocked.

Interior
Doors, windows, walls, ceilings, and general structural components are reviewed for visible issues.

What's Not Included
Arizona inspections are visual only — they aren't technically exhaustive and won't catch concealed conditions or hidden defects. Anything blocked by furnishings, walls, soil, or flooring is outside the scope of a standard inspection. Pools, spas, and septic systems fall under separate, specialized standards and are typically offered as add-on inspections.

The takeaway: Arizona's standards exist to make sure every licensed inspector is evaluating the same core systems, giving you a dependable, apples-to-apples look at a home's condition — no matter which inspector you choose.

What Fails a Home Inspection in Phoenix?

A home inspection isn't a pass-or-fail report — every buyer's perspective is different. Some buyers are looking for a fixer-upper, while others want a home with minimal issues. The purpose of a home inspector is to provide an unbiased, third-party evaluation of the property's current condition.

Our intent isn't to sell additional services or to tell you whether the home should be purchased. Our goal is simply to give you the information you need to make an informed decision.

What to Expect During a Home Inspection in Phoenix?

If you're the buyer, there isn't much you need to do to prepare — most of the responsibility falls on the seller to make sure the home is accessible. That said, here are a few things that can help you get the most out of the process:

  • Confirm the inspection is scheduled early in your inspection window, so you have time to review the report and follow up on anything that needs a closer look.
  • Plan to attend the end of the inspection, if possible. This gives you the chance to walk through the findings with your inspector in person and ask questions directly.
  • Bring a notepad or your phone to jot down questions for the seller, as they come up during the walkthrough.
  • Review the report carefully once it's sent, and don't hesitate to ask your inspector or agent to clarify anything you don't understand.
  • Come with an open mind. No home is perfect — even new construction. The goal is to understand the home's condition, not to expect a flawless report.

.

How to Prepare for a Home Inspection (Seller Edition).

Make sure the home is fully accessible for the inspection. Here are a few key things to keep in mind:

  • The attic should be accessible, if applicable.
  • Every room needs to be accessible, including windows, window coverings, outlets, and switches.
  • Minimize items stored under sink basins so the plumbing and cabinetry can be properly inspected.
  • Clear away any objects blocking exterior walls or walking surfaces.

During the inspection, the inspector will generally open and close all exterior and interior doors, operate windows, and check cabinets and drawers throughout the property. Anything that can't be accessed will be noted in the report as a limitation — leaving gaps in the information available to the potential buyer.

Home Inspection vs. Appraisal - What's the Difference?

Home Inspection vs. Appraisal: What's the Difference?

If you're buying a home, you'll likely hear both terms come up — often within the same week. While a home inspection and an appraisal can feel similar since they both involve someone walking through the property, they serve very different purposes.

What is a home inspection?

A home inspection is a detailed evaluation of the physical condition of a home. A licensed inspector examines the major systems and components of the property — including the roof, foundation, electrical, plumbing, HVAC, and structural elements — and notes any current issues, safety concerns, or areas of wear.

The inspection is for the buyer. It gives you an unbiased, third-party look at the home's condition so you can make an informed decision about your purchase — whether that means moving forward as-is, negotiating repairs, or asking questions before closing.

What is an appraisal?

An appraisal is an evaluation of the home's market value. It's typically ordered by the lender to confirm that the sale price aligns with the home's actual worth, based on recent comparable sales, location, size, and general condition.

The appraisal exists to protect the lender's investment — ensuring they aren't loaning more money than the home is worth. While the buyer usually pays for the appraisal, it's primarily done for the benefit of the mortgage company.

Why you need both

A great appraisal doesn't mean a home is in great condition — value and condition aren't the same thing. A home can appraise well and still have issues that only a trained inspector would catch, like an aging roof, hidden plumbing problems, or electrical concerns.

That's why it's important not to skip the inspection, even if the appraisal comes back fine. The appraisal protects your loan. The inspection protects you.

 

What Does a Home Inspector look for?

A home inspector evaluates the major systems and components of a home to give you an accurate picture of its current condition. While every home is different, a typical inspection generally covers:

  • Roof — condition, age, and visible signs of wear or damage
  • Foundation and structure — cracks, settling, or other structural concerns
  • Exterior — siding, grading, drainage, and walking surfaces
  • Electrical system — panel condition, wiring, outlets, and switches
  • Plumbing — leaks, water pressure, fixtures, and visible pipe condition
  • HVAC — heating and cooling system function and condition
  • Attic and insulation — ventilation, insulation levels, and accessibility
  • Interior — doors, windows, walls, ceilings, and flooring
  • Kitchen and bathrooms — cabinets, countertops, fixtures, and under-sink plumbing
  • Safety items — smoke detectors, carbon monoxide detectors, and other safety-related components

The goal isn't to pass or fail the home — it's to give you an unbiased, third-party look at its overall condition so you have the information you need to make an informed decision.

Can a Home Buyer Attend the Home Inspection?

We prefer that buyers, sellers and agents do not attend the inspection itself, so the inspector can stay fully focused on conducting a thorough inspection and preparing an accurate report.

That said, you're welcome to bring anyone you'd like to the walkthrough at the end of the inspection, where you can review the findings, ask questions, and get a clear understanding of the property's condition directly from the inspector.

What is a Certified Home Inspector in Arizona?

In Arizona, home inspectors are licensed and regulated by the Arizona State Board of Technical Registration (AZBTR) — meaning it's not just a certification, it's a state license with real requirements behind it.

To become licensed, an inspector must:

Complete 84 hours of classroom training.

Pass the National Home Inspector Examination. (NHIE)

Complete 30 parallel home inspections — inspections conducted alongside a supervising, already-licensed home inspector.

Submit a fingerprint clearance card.

Carry proof of financial responsibility, in the form of an E&O insurance policy or bond.

Once licensed, inspectors must renew annually, and the Board conducts a criminal background check and verifies the inspector's insurance is current at each renewal.

What this means for you as a buyer: when you hire a licensed Arizona home inspector, you're working with someone who has met state-mandated education and testing requirements, has hands-on supervised experience, and is held accountable through ongoing licensing oversight — not just someone who took a weekend course.

Beyond the ordinary

This is where our journey begins. Get to know our business and what we do, and how we're committed to quality and great service. Join us as we grow and succeed together. We're glad you're here to be a part of our story.