Buying a home is one of the biggest financial decisions most people will ever make. Having a professional home inspection done before finalizing the purchase can help protect this major investment. This is especially true in Arizona, where homes may face issues like scorpions, termites, roof damage from intense sun and heat, flooding, and more. Taking full advantage of Arizona home inspectors can give home buyers peace of mind and help them make an informed decision.
Why Get a Home Inspection in Arizona?
There are several reasons why it’s critical to get an inspection on a home you’re considering buying in Arizona:
- Extreme weather conditions like monsoons and flash flooding can damage foundations, lead to leaks, and create structural issues over time that may be hidden. An inspector can spot signs of past or potential water damage.
- Intense sunlight and heat year-round accelerate wear and tear on the roof. An inspector will thoroughly examine the roof, looking for damage, leaks, and improper installation, and estimate the remaining life.
- Termites are prevalent in Arizona and can cause major, expensive damage. An inspector is trained to spot signs of termites and know where to look for hidden infestations.
- Scorpions, black widows, and other pests can easily enter homes through small cracks and crevices. An inspector will note any pest entry points and ways to properly seal them.
- Poor drainage away from the home can lead to flooded yards, landscape erosion, basement leaks, and foundation damage over time. Inspectors check drainage and grade for potential issues.
- Older homes may still have outdated or even dangerous materials like lead paint or asbestos that you’ll want to know about.
These are just a few of the many important items a home inspector will cover that are critical for Arizona homes. skipping an inspection means these and many other issues may be overlooked.
What Does a Home Inspector Check in Arizona?
A home inspection is a top-to-bottom investigation of the physical condition of the entire property and home. A good inspector will check:
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Roof:
Materials, age, any leaks, drainage, flashings, condition of gutters and downspouts, visible chimney/fireplace/flue condition
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Exterior:
Siding, trim, paint condition, caulking/sealing, windows/doors, decks, porches, railings
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Foundation:
Signs of cracks/settling, moisture issues, grading/drainage
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Attic:
Insulation, ventilation, wiring, leaks, framing
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Plumbing:
Supply/drain lines, fixtures, water pressure, water heater, signs of leaks
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Electrical:
Breaker panel, wiring, outlets, switches, fixtures
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Basement/Crawlspace:
Structure, moisture, insulation, ventilation
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HVAC:
Furnace, AC, ducts, vents, filters, thermostats
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Built-in Appliances:
Ovens, stoves, refrigerators, etc.
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Garage:
Siding, roof, doors, windows, opener
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Pests:
Look for signs of termites, scorpions, spiders, etc.
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Safety:
Smoke/CO detectors, fireplace safety, electrical issues
A good home inspector will also discuss which items are in good shape, which need repair, and which may need replacement soon. Cosmetic issues like carpet stains or appliance finishes usually aren’t included unless specifically requested.
Always Get a Licensed Home Inspector
While home inspections aren’t required by law in Arizona, it’s extremely important to use a licensed inspector when getting one. Look for a member of a professional home inspector association like ASHI or NACHI. They’ll perform their inspection according to a standardized procedure and Code of Ethics. Unlicensed inspectors may miss critical items and won’t carry errors and omissions insurance if they miss a major hidden problem.
Ask for their license number and look it up to ensure it’s valid and current. Find out how many years they’ve been inspecting homes and how many inspections they’ve completed. Those with several years and hundreds of inspections tend to be very thorough and knowledgeable.
Be Present for the Inspection
You should aim to be present for at least part of the home inspection, so you can see for yourself the condition of the home. Opening and closing roof panels, crawling into the attic, checking receptacles, and flushing toilets are just part of a normal inspection.
Following the inspector around for even part of the time allows you to get a feel for their process and thoroughness. It also lets you ask questions or point out areas of concern on the spot. Things generally get missed when the buyer isn’t there during the inspection.
After the inspection, be sure to get a detailed written report. Take the time to go through this thoroughly and ask the inspector to clarify anything you don’t understand. Use the knowledge you gain to make an informed buying decision or negotiate any repairs before closing.
Know the Home’s History
While home inspectors can spot many issues, some problems won’t be obvious during a standard inspection. These may include past roof leaks, flooding, foundation repairs, fire or pest damage, and more.
Make sure to ask the sellers for disclosure forms that indicate any past issues. Being aware of any previous repairs or damage can alert you to potential recurring problems or identify issues that may warrant further professional evaluation.
The seller isn’t always required to disclose issues they’re aware of, so you shouldn’t rely on disclosure forms alone. Taking some time to research the home’s history yourself can uncover red flags. Check municipal records for construction permits, insurance claims, and code violations associated with the property address. Online sites like Zillow also show some home facts and price/listing history that may reveal major repairs or flips.
Consider Specialized Inspections
General home inspectors provide great service for most buyers. However, some homes and issues require the skills of specialized inspectors.
For example, older homes with a well and septic tank instead of city water and sewer should get inspections from qualified well and septic specialists. They can test water quality, flow rates, tank integrity, drainage, and more.
Homes with a pool or hot tub will need inspections of pumps, drains, electrical safety features, fences/enclosures, and local code compliance. Fire safety inspections of built-in sprinkler systems by certified inspectors can also provide added peace of mind.
If any areas of major concern arise during the general inspection, a specialist can also be called in for further evaluation when warranted. This may include roofers, foundation repair experts, electricians, plumbers, etc.
Leave Time for Repairs
It’s very common for an inspection report to recommend repairs, maintenance, or further assessment of certain items. Very few, if any, homes will be perfect. Don’t let a long list of moderate action items deter you from an otherwise great home.
Instead, use the list to request repairs or credits from the seller before closing. This is where having some buffer time built into your purchase timeline becomes crucial. You don’t want to be faced with requesting repairs days before your scheduled closing date.
Ideally, you’ll have 1-2 weeks between inspection and closing. This allows time for negotiating with the seller, scheduling contractors to complete repairs, and having specialists inspect any areas of concern noted. Don’t leave this to chance – try to account for repair time when making your offer and coordinating closing dates.
Finding the right home in Arizona takes time and effort. Taking full advantage of the knowledge professional home inspectors provide is one of the smartest investments you can make. Don’t cut corners on inspections just to speed up the closing – you may end up paying far more down the road for undetected issues. Partner with a licensed inspector and use their unbiased report to make a confident, informed buying decision.