How much does a home inspection cost in Phoenix?
Standard home inspections in the Phoenix metro area typically cost $350-500 for a single-family home. Larger homes, older homes, and properties with pools or other features may cost more.
Pool inspections are often included in Phoenix since pools are so common, but confirm with your inspector. Additional services like sewer scope ($150-250), termite inspection ($75-125), and roof certification ($100-200) add to the total if needed.
The inspection cost is minimal compared to home values and potential repair costs. A comprehensive inspection is worth the investment.
How long does a Phoenix home inspection take?
Plan for 2-3 hours for a standard single-family home. Larger homes, older homes, and properties with pools take longer. A 3,000+ square foot home with a pool might take 3-4 hours.
Summer inspections may take slightly longer since inspectors work more carefully to manage heat exposure. Some inspectors start earlier during summer months.
Attend the full inspection if possible. The walkthrough with your inspector is valuable time to learn about your potential home.
When should I schedule the inspection?
Schedule as soon as your offer is accepted. Phoenix's competitive market means inspection contingency periods are often 10 days or less. You need time for the inspection, report review, and any follow-up before the deadline.
Time of year matters for comfort but not necessarily for findings. Summer inspections are hot but clearly reveal HVAC performance. Fall inspections after monsoon season show any storm damage. Winter and spring are the most comfortable times to inspect.
What are the most common inspection findings in Phoenix?
Phoenix inspection reports commonly include:
HVAC age and condition concerns (almost universal in homes over 10 years old). Roof condition, particularly underlayment in tile roof homes. Pool equipment wear and safety compliance. Stucco cracking (cosmetic in most cases). Window seal failures from UV exposure. Minor electrical updates needed. Scorpion/pest entry point recommendations.
Most of these are maintenance items rather than deal-breakers. Understanding what's normal for Phoenix helps you interpret findings appropriately.
Should I be concerned about scorpions?
Bark scorpions are common in the Phoenix area. They're a reality of desert living, not a reason to avoid buying.
Home inspectors note potential entry points: gaps at doors, unsealed penetrations, weatherstripping issues. Sealing these entry points is straightforward and inexpensive. Regular pest treatment provides additional protection.
Most Phoenix homeowners encounter scorpions occasionally but manage them without major problems. If scorpions are a significant concern for you, look for homes with fewer entry points and plan for preventive pest treatment.
How long do HVAC systems last in Phoenix?
Expect 12-15 years from air conditioning systems in Phoenix. This is shorter than national averages of 15-20 years because Phoenix systems run 6,000-8,000 hours annually versus 3,000-5,000 elsewhere.
A 10-year-old system is mid-life. A 15-year-old system is nearing end-of-life. Systems over 15 years should be budgeted for replacement in the near term.
Regular maintenance extends lifespan. Homes with service records often see systems last longer than neglected ones.
What should I know about tile roofs?
Tile roofs are common in Phoenix. The tiles themselves can last 50+ years, but they sit on underlayment that degrades from heat cycling.
Plan for underlayment replacement around 25-30 years. This involves removing the tiles, replacing the underlayment, and reinstalling the tiles. Cost is typically $15,000-25,000 depending on roof size.
Inspectors evaluate underlayment condition from the attic and note age-based concerns. A 15-year-old tile roof isn't a problem. A 28-year-old tile roof needs evaluation.
Do I need a separate pool inspection?
Most Phoenix home inspectors include basic pool evaluation as standard since pools are so common here. This covers equipment, surfaces, safety features, and electrical.
For complex pools (large size, extensive automation, spas, water features), consider a specialist pool inspector or pool service company evaluation in addition to the general inspection.
Pool equipment issues are common findings. Expect notes about equipment age and near-term replacement needs.
What about monsoon damage?
Monsoon season (June-September) brings sudden storms, dust, and occasional flooding. Inspections after monsoon season often reveal storm-related issues: roof drainage problems, stucco damage, dust accumulation in HVAC.
Ask about monsoon history and look for evidence of past water intrusion. Homes in or near flood zones deserve extra attention to drainage and water management.
Fall inspections (September-November) show you what the monsoon revealed. That's useful information for your purchase decision.
Are termite inspections required in Phoenix?
Termite (WDO) inspections aren't legally required for all sales but are commonly requested by buyers and often required by lenders. Given Phoenix's termite population, a termite inspection is advisable.
Many home inspectors offer termite inspection as an add-on ($75-125) or can coordinate with a licensed pest company. Evidence of termites is common in Phoenix. Active infestation is different from treated history.
What if the inspection finds major problems?
Major findings give you options: negotiate repairs or credits with the seller, budget for repairs yourself, or walk away using your inspection contingency.
What counts as "major" in Phoenix includes: HVAC failure or imminent failure, roof requiring immediate work, pool structural issues, foundation problems, significant electrical concerns.
Expected age-related wear (12-year-old HVAC, aging but functional roof) is often less negotiable than actual failures or safety issues. Work with your agent to determine what's reasonable to request.
Should I skip the inspection in a competitive market?
Waiving inspection contingencies happens in competitive markets, but it's risky. Phoenix homes can have significant hidden issues (HVAC about to fail, roof underlayment problems, pool equipment needs) that aren't visible to untrained eyes.
If you're considering waiving, at least get a pre-inspection before making an offer. Some buyers do "informational only" inspections where they proceed regardless but want to know what they're buying.
The inspection cost is minimal compared to potential repair surprises. Think carefully before skipping this protection.