Buying a home is likely one of the biggest financial decisions you’ll make in your life. And while exciting, it can also feel a bit scary not knowing what hidden issues a house might have. That’s why getting a home inspection is so important when house hunting.
But how much does a home inspection cost in Phoenix? What exactly will you get for your money? This guide will break down everything you need to understand about home inspection costs in the Phoenix area.
How Much Does a Home Inspection Cost in Phoenix?
Home inspection costs can vary quite a bit based on the size and age of the home, special tests needed, and additional services offered. However, on average you can expect to pay $300 – $500 for a standard home inspection in Phoenix.
Here’s an overview of typical costs:
- Smaller home (under 2,000 sqft) – $300 – $400
- Larger home (over 2,500 sqft) – $400 – $500
- Newer home (built after 1990) – Lower end of range
- Older home (built before 1960) – Higher end of range
- Inspection with radon, mold or other specialized tests – $450+
So for a typical single-family suburban Phoenix home of around 2,000 – 2,800 sqft built in the 80s or 90s, you’ll likely pay $375 – $475 for home inspection.
Get quotes from 3-4 professional, accredited home inspectors how to choose one to compare rates.
What’s Included in a Phoenix Home Inspection?
You’ll get a lot for your home inspection fee. A thorough inspection from a qualified expert usually includes examining all of these areas/systems:
- Roof – Shingles, flashings, skylights, chimney
- Exterior – Siding, trim, paint, decks, grading
- Structure/foundation – Settlement cracks, levelness, vents
- Electrical – Panel, wiring, outlets, switches, fixtures
- Plumbing – Pipes, water heater, fixtures, drains
- HVAC – Furnace, AC unit, thermostat, ducts
- Attic – Insulation, ventilation
- Basement/crawl space – Moisture, beams
- Walls/ceilings/floors – Cracks, stains
- Windows – Frames, glass, screens
- Doors – Frames, knobs, locks
- Garage – Door, opener, fire separation
Plus you’ll get a detailed report with photos noting any deficiencies or recommended repairs.
So your home inspection cost Phoenix AZ fee gets you a complete analysis of the home’s condition from foundation to rooftop. This helps uncover costly issues to negotiate with the seller before closing.
Why Get a Home Inspection in Phoenix?
Beyond what’s included above, here are four great reasons to get a home inspection:
1. Protect your investment – By getting an inspection before purchasing a home, you avoid expensive surprises down the road. Catching issues now means fewer costly repairs later. Paying $400 or so for an inspection is pennies relative to just one major problem like a leaky roof.
2. Negotiate repairs or price – If an inspector does uncover issues, you can request the seller fix them or lower the sale price to cover future repairs. Most sellers will agree to reasonable requests to see the sale go through.
3. Understand maintenance needs – An inspection report also calls out ongoing maintenance needs like AC tune-ups, caulking gaps, replacing a water heater etc. So you know what to budget for.
4. Peace of mind – Perhaps most importantly, a home inspection gives you confidence in your purchase, assuring you there are no deal-breaking defects with the home. You can sleep easier in your new home knowing it’s sound.
So you shouldn’t buy a home in Phoenix without getting an inspection first.
What to Look for in a Phoenix Home Inspector
There are quite a few home inspectors to choose from in the Phoenix area. But not all are created equal when it comes to knowledge, experience and professionalism. Here’s what to look for:
Licensing & Certifications
At minimum your home inspector should have an Arizona Home Inspector License. Better yet, look for additional certifications like these:
- InterNACHI – International Association of Certified Home Inspectors
- ASHI – American Society of Home Inspectors
These professional organizations require experience, education, testing and background checks that give you confidence in the inspector.
Experience
Choose an inspector with extensive experience inspecting Phoenix area homes. They’ll best recognize regional issues like scorpions, monsoons, roof types suited for the desert and more that less experienced inspectors may miss.
Look for at least 5 years and 200 inspections in Phoenix specifically.
Good Communicator
Your home inspector should be able to explain their findings clearly to you in everyday terms during the inspection. This helps you understand defects and determine next steps.
They should also provide a well-written report you can easily understand. It should explain the scope, defects found, how urgent the repairs are, plus maintenance recommendations.
Attention to Detail
A thorough inspector will check every nook and cranny of the home, not just do a quick walk through. They’ll use ladders to inspect roofs, crawl through tiny attics spaces, test outlets with multimeters and more.
This attention to detail spots more subtle (but still important) defects other inspectors would overlook.
Modern Tools
From infrared cameras, to moisture meters, to drone cameras for roof inspection, advances in technology help home inspectors do their job better than ever.
Look for an inspector who invests in the latest tools to conduct the most accurate inspections possible.
Get inspector recommendations from realtors and friends. Check out online reviews. Interview a few to find one that best fits your home and needs.
What’s NOT Included in a Home Inspection?
While home inspections are very comprehensive, there are still some things even the best inspectors can’t provide. This includes:
Building code compliance inspection – An inspector may point out something that violates modern building code. But they don’t check for compliance to code at the time of construction.
Permit research – Likewise, verifying proper permits were obtained for work done isn’t included.
Assessing property value – An inspector’s job is evaluating condition, not appraising value. They don’t determine if the price is fair or make buying recommendations.
Specialized tests – Basic inspections don’t include testing air quality, radon, mold etc. These can be added for an additional fee (more details below).
Future failure predictions – Inspectors can’t predict when something might wear out or fail down the road. They can only assess current conditions.
Warranties – An inspection is not a guarantee or warranty against future repairs. Unexpected things can still fail over time.
So while very thorough, home inspections have reasonable limitations. Most quality inspectors will clearly communicate what is and isn’t included from the start.
Additional Inspection Services in Phoenix
Beyond the standard home inspection, you may also want special testing done depending on the home, your concerns and needs. Common add-ons in Phoenix include:
Radon testing – Radon gas exposure is a health hazard and common issue in parts of Phoenix. Have this harmless, odorless gas tested if the home hasn’t recently.
Mold inspection – Mold thrives in Phoenix humidity. An inspector can test for hidden colonies and advice on safe removal.
Pest inspection – Scorpions, termites and other pests are endemic to AZ. Have the home checked if concerned.
Lead paint testing – Older homes may still contain dangerous lead paint. Test for safety, especially if kids will live there.
Asbestos testing – Insulation and other materials in older homes could contain this hazardous material. Best to know.
Meth testing – Illegal drug residue can pose health risks without proper remediation. Test previously rented homes.
Pool inspection – Make sure built-in pools, hot tubs and equipment meet safety codes and are working properly.
Septic system inspection – For rural properties, test water wells, drainage and waste systems.
These specialty tests range from $100 – $400 depending on the home. Well worth it for insights and reduced risk on key hazards.
When Should You Get a Home Inspection?
You’ll want to get an inspector lined up immediately once your offer is accepted on a home. There’s often only 1-2 weeks between an accepted offer and closing.
You’ll need to coordinate a time for inspection during this period that works for the inspector, you, real estate agents and seller if they want to attend.
Leave a buffer of a few days too in case any issues arise that require a 2nd look, specialized tests or renegotiations.
Don’t do an inspection before making an offer unless the home has been on the market awhile and the seller is very motivated. Most Phoenix sellers will ignore offers with inspection contingencies.
But once your offer is accepted, move quickly to get inspection scheduled and any issues addressed.
How Long Does a Home Inspection Take?
A full home inspection generally takes 2-3 hours including:
- 1 – 1.5 hours doing visual examination of all areas of home
- 30 minutes using diagnostic tools for further analysis
- 30-60 minutes writing up initial findings
If the home is larger or additional tests needed, it may take closer to 4 hours.
As the buyer, you’re encouraged to attend so the inspector can point out issues and answer questions on the spot. Figuring out next steps is easier when defects are fresh in mind.
If you can’t attend in person, some inspectors offer virtual options to live stream the inspection remotely via smartphone, GoPro cameras or apps like FaceTime. So at minimum, plan to be available by phone.
How to Prepare for Your Home Inspection
You likely don’t need to do much prep before an inspection. But here are a few tips:
Clear access – Remove stored items that may block attic entry points, electric panels in closets etc. This saves time and lets inspectors access all areas.
Cut overgrowth – Trim back bushes, tree limbs or vines touching the home exterior. Inspectors need to examine siding, soffits and exterior outlets.
Get permits – Have the seller provide any permits/plans for renovations done. This shows work was done properly.
Review standards – Read up on what’s included in a standard home inspection so you know what to expect.
Make a list – Note down any concerns like a pesky leak or appliance not working right to point out to the inspector.
Be there or be available – Plan to attend the inspection in person if possible or via video call at minimum.
Other than that, no need to tidy or deep clean your home! Inspectors expect lived-in conditions complete with piles of laundry and unmade beds.
What Happens After the Home Inspection?
Once the onsite inspection completes, you still have a few more important steps:
Get the report – Within 1-3 days, the inspector will provide their full detailed report listing any issues found and recommendations.
Review together – Have a call with your inspector to discuss the findings and priorities for repairs. Confirm you understand everything.
Request repairs or credits – Use serious defects found to renegotiate with the seller, backed by the inspection report.
Confirm fixes – For repairs the seller agrees to make, be sure to have the inspector back out once done to verify proper correction before closing.
So don’t consider the process done until all inspection findings are addressed properly!
What If Problems Are Found During Inspection?
Finding issues during an inspection is very normal and doesn’t necessarily mean you should scuttle the home purchase. Even new homes have flaws.
Smaller, inexpensive fixes like broken fixtures or landscape drainage are simple for a seller to repair. Larger issues like roof replacement may require credits towards closing costs so you can handle later.
But in rare cases, an inspector may uncover deal-breaking problems like foundation cracks indicating major structural defects, severe mold or pest infestations etc. If repairs would be prohibitively expensive, it may be best to withdraw your offer before closing.
This is exactly why you get an inspection! Better to know major flaws now than after owning the property.
Pro tip: If serious issues do crop up, consider getting a 2nd inspection from a specialist to confirm findings before terminating a deal.
Are Home Inspections Required When Buying in Phoenix?
Unlike some states, Arizona does not legally require buyers to get an independent home inspection when purchasing property. Home inspections are optional.
However, if you are getting a mortgage loan from a lender, they almost always make a pest and roof inspection report a condition before funding the loan. They want to ensure termites or leaky roofs won’t quickly lead to foreclosure.
So you need to budget for at least a basic inspection even when not mandated.
Plus not getting an inspection is extremely risky just to save a few hundred dollars upfront. Paying later to fix undetected defects costing thousands stings a lot more!
Is a Home Inspection Worth It?
Considering typical home inspection costs of $300 – $500 in Phoenix, is it worth spending money on? Absolutely!
Yes, it’s an added upfront expense when buying a home. But it can save you a ton of money, headaches and heartache over the long run.
Owners spend an average of 1 – 3% of their home value on maintenance annually. On a $500k home in Phoenix, that’s $5,000 – $15,000 per year. Ouch!
But comprehensive inspection reports clue you in on lurking issues needing repair sooner rather than later on. Finding these early means fewer costly emergency fixes down the road.
Plus inspections give you strong negotiating power to get the seller to lower the price or pay for repairs. Even a tiny 0.5% price adjustment on a $500k home saves you $2,500. More than the cost of inspection!
When you consider the potential savings and benefits, home inspections are a no brainer investment to make when buying property in Phoenix or anywhere.
The Bottom Line
Ultimately you should budget $375 to $500 for a professional home inspection when buying property in the Phoenix market. Schedule it as soon as your offer gets accepted.
Take time to choose a qualified inspector you trust to provide an objective, comprehensive analysis. Attend in person if possible or join via live video.
While not legally mandated, home inspections offer huge value identifying issues early on so fewer unpleasant or costly surprises disrupt your home ownership later. Don’t skip this vital step investing in peace of mind!