Thinking of buying a home in Phoenix? The home inspection is one of the most critical steps in your purchase — and understanding what to expect, which inspections to order, and how to interpret findings can save you from costly surprises down the road.
In this guide, I’ll walk you through the 2025 home inspection process in Phoenix, including:
- What’s included in a standard inspection
- Additional inspections you should consider
- How roof age impacts your insurance
- What to ask about HVAC systems
- How to use the seller disclosure wisely
🔍 What Is the Inspection Period in Arizona?
In Arizona, the standard inspection period is 10 days from the date the contract is signed, though buyers and sellers may negotiate a different timeframe.
During this period, buyers are allowed to order any inspections they feel are necessary — not just the general home inspection. These inspections are paid for and scheduled by the buyer.
✅ Inspections Every Phoenix Buyer Should Consider
Even though general home inspections cover the basics, they don’t go deep into individual systems. In 2025, I recommend the following expanded inspection list for all Phoenix-area buyers:
| Inspection Type | Who Performs It | Why It’s Important | Approximate Cost |
|---|---|---|---|
| General Home Inspection | Licensed Home Inspector | Covers structure, electrical, plumbing, attic, roof (visual), appliances | $350–$500 |
| Termite Inspection | Licensed Pest Inspector | Termites are common in Arizona; damage may go unseen | $75–$125 |
| Roof Inspection | Licensed Roofer | Home inspectors can’t walk all tile roofs — roofers check for damage, age, and flashing | $150–$250 |
| HVAC Inspection | Licensed HVAC Technician | Verifies performance, checks refrigerant, drip pan, insulation, and more | $100–$200 |
| Pool Inspection | Licensed Pool Contractor | Evaluates equipment, surface condition, lighting, and automation systems | $150–$250 |
| Sewer Scope | Sewer/Plumbing Specialist | Camera scope of sewer lines — can catch $10K+ problems early | $175–$300 |
🌡️ HVAC Systems in Phoenix: Why Age & Maintenance Matter
In Phoenix, HVAC systems often run from March through October — so buyers must understand more than just whether it “blows cold air.”
Home inspectors will:
- Test airflow and temperature differential
- Note missing refrigerant line insulation (very common in Phoenix)
- Flag visible rust or water leaks
But only an HVAC technician can:
- Test refrigerant levels
- Inspect the drip pan for prior overflows
- Evaluate internal components
- Check for clogged drain lines
- Determine true system age & expected lifespan
💡 Tip: Ask for service records, especially for systems over 10 years old.
🏡 Roof Age & Insurance Coverage: What Buyers Must Know
When you apply for homeowners insurance, your roof’s age and condition matter. Insurers often:
- Refuse to cover roofs 20+ years old
- Prorate claims based on remaining lifespan
- Require documentation or an inspection
📅 Always ask the seller:
- When was the roof last replaced?
- Is there a transferable roof warranty?
- Is it materials only, or does it include labor?
- Are there transfer fees or deadlines?
💼 Tip: Provide the roof age to your insurance agent during the quote process. This may impact eligibility or premium.
In Arizona, if a seller offers a credit for roof repairs, that credit must be applied to buyer closing costs. The buyer cannot receive a check at closing, but the credit reduces the buyer’s cash to close.
📄 What’s in the Seller Disclosure — and How to Use It
Arizona sellers are required to provide a Seller Property Disclosure Statement (SPDS) within 5 days of contract acceptance. This includes:
- Past plumbing or electrical problems
- Known roof repairs or replacements
- Additions or remodels (and whether permits were obtained)
- HVAC, water heater, and pool equipment age
📝 Sellers are also required to provide the buyer with an insurance claims history report. This report will show whether the seller has filed any home insurance claims in the past 5 years — or for the length of time they’ve owned the home if less than 5 years. This is especially important for uncovering:
- Past plumbing or water damage claims
- Roof repairs due to storm or hail damage
If a prior claim has been made, buyers may want their home inspector (or a specialist) to take a closer look at those specific areas.
📅 Send the disclosure and claims report to your inspector before the appointment so they can evaluate flagged items more thoroughly.
🔦 What Home Inspectors Check (and Don’t)
Not all home inspections are created equal. While all licensed Arizona inspectors must follow the minimum state standards, there are major differences in how thoroughly inspectors approach your home.
Some companies use a sampling method — meaning they only test one outlet or window per room, inspect only visible areas, and may not walk tile or flat roofs. By contrast, many higher-quality inspectors commit to:
- Testing every accessible outlet, light, switch, and window (unless blocked by furniture or storage)
- Walking the roof whenever possible
- Taking time at the end of the inspection to educate the buyer on:
- Electrical, gas, and plumbing shut-offs
- GFCI resets
- Condensate lines
- TPR valves on water heaters
- System functions and safety items
When choosing your inspector, be sure to ask:
- Do you walk the roof?
- Do you inspect all accessible windows, outlets, and lights — or just a sample?
- Will you walk me through the results onsite?
- Will you point out system shutoffs and key controls?
- Will you be available to answer questions after I receive the inspection report?
- Do you include photos of any items of concern in the inspection report?
A home inspection shouldn’t just be a checklist — it should be an education in how your home works.**
Inspectors DO check:
- Electrical panels
- Attic insulation
- Roof (visual from ground or ladder)
- Outlets, lights, doors, windows
- Built-in appliances
- HVAC performance (but not internal components)
- Water pressure & visible plumbing
Inspectors DO NOT:
- Open HVAC units
- Walk most tile roofs
- Move furniture or stored boxes
- Inspect aftermarket systems or refrigerators
- Scope sewer lines
🏊 Pool Inspections: A Must-Have for Homes with Pools
In Phoenix, pools are a major lifestyle feature — but they come with specialized systems that require close inspection.
A general home inspector may:
- Check that the pump and filter are operational
- Note basic water levels and surface visibility
- Verify that any pool gates are self-closing and self-latching (required for safety)
However, only a licensed pool professional can:
- Evaluate the condition of the pool surface (such as PebbleTec, quartz, or exposed aggregate finishes)
- Identify cracks, surface discoloration, or rough patches
- Test underwater lighting, heaters, water features, and automation systems
- Check for leaks in plumbing, pump seals, and filter housing
- Assess whether the pool may need resurfacing or equipment replacement soon
💡 Tip: Ask the seller for service records, age of the pool finish, and a list of which pool components (cleaners, automation panels, vacuums) will convey with the sale.
📅 How Long Does the Inspection Take?
| Home Type | Avg Time |
| Condo/Townhome | 1.5 – 2 hours |
| Single Family | 2 – 4 hours |
| Larger Homes | 4+ hours |
🧑💼 What Happens After the Inspection?
After receiving the inspection report, buyers can:
- Submit a Buyer’s Inspection Notice and Seller Response (BINSR) requesting repairs
- Negotiate with the seller about what will be fixed
- Cancel the contract if the condition of the home is unacceptable
Seller Options:
- Agree to all requested repairs
- Agree to some repairs
- Refuse to do any repairs
- ✅ Offer a repair credit instead of completing the work
💰 What Is a Seller Credit?
In Arizona, the seller can offer the buyer a dollar credit instead of completing the repair before closing. This credit is applied toward the buyer’s closing costs — it is not issued as a check or cash back at closing.
Benefits of a Seller Credit:
- Buyers can hire their own vendors after closing to control quality and materials
- Repairs can be done on the buyer’s timeline
- The credit reduces the buyer’s out-of-pocket funds at closing
🔑 Final Walkthrough & Repair Verification
Buyers are entitled to:
- Final walkthrough prior to close
- Receipts for any agreed-upon repairs
- Confirmation that all work was completed in a workmanlike manner (per AZ contract)
Some buyers may pay the original inspector or a licensed contractor to verify repairs on the roof, AC, or pool systems.
💡 Smart Buyer Tips
- Don’t skip the HVAC inspection if the system is 10+ years old
- Always scope the sewer line if the home was built before 1995 or has mature trees
- Get a roof inspection on any home with tile or flat roofing
- Ask about transferable warranties (roof, AC, pool)
- Review the seller’s insurance claim report to identify past roof or water-related damage
Ready to buy but overwhelmed by what inspections you need?
Contact the Shirley Coomer Group at Keller Williams Realty Sonoran Living for expert guidance.
📞 Call or Text: 602-770-0643 📧 Email: scoomer@kw.com
About the Author
Shirley Coomer
602-770-0643
Licensed Realtor® | Keller Williams Realty
Certified Member of the KW Planner Community
Shirley Coomer is a trusted real estate advisor with over two decades of experience helping clients across Arizona protect their wealth and invest strategically. She specializes in 1031 Exchanges, passive income strategies, and wealth planning for investors and retirees.