What Is a Home Inspection?
A home inspection is a professional evaluation of a property’s condition. It’s usually performed during the due diligence period after a buyer has made an offer and before finalizing the purchase. This process gives buyers an objective look at the property’s structure, systems, and major components; Alerting them to current or potential issues.
In short: it protects the buyer from making an expensive mistake.
Why Home Inspections Matter
1. Uncover Hidden Problems
Even if a home looks pristine on the surface, there could be hidden structural problems, plumbing leaks, roof damage... A licensed inspector knows where to look and what to test.
2. Negotiating Power
An inspection report can be a powerful tool during negotiations. Buyers can request repairs, ask for a price reduction, or walk away if the issues are too serious.
3. Plan Future Expenses
Some problems don't require immediate fixes but may need attention in the near future. A good inspector will flag those items so buyers can budget accordingly.
4. Peace of Mind
Buying a home is likely the biggest investment of your life. A professional inspection provides peace of mind that you're making a sound decision.
What’s Included in a Home Inspection?
Home inspections cover most of a property’s visible and accessible components. Here’s what a standard inspection typically includes:
✅ Structure
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Foundation issues (cracks, shifting)
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Walls, ceilings, floors
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Roof integrity and age
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Attic and insulation
✅ Systems
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HVAC (heating and cooling systems)
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Electrical systems (breaker panels, wiring, outlets)
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Plumbing (pipes, water heater, fixtures)
✅ Exterior
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Roof and gutters
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Siding and stucco
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Windows and doors
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Grading and drainage
✅ Interior
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Appliances
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Windows and doors
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Fireplace and chimney
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Signs of mold or water intrusion
Note: Pools, septic tanks, and solar panels may require additional specialty inspections in Arizona.
Arizona Home Buyers: What to Know
Arizona’s hot climate and desert environment bring unique considerations. When buying a home in Phoenix, Scottsdale, or surrounding areas, inspectors often look for:
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Roof damage from intense sun and storms
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HVAC system efficiency (critical in high heat months)
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Signs of termite activity
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Stucco cracks or soil settlement issues
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Water pressure
Many Arizona homes have tile roofs, which require specialized knowledge to inspect properly. Ensure your inspector is experienced with regional materials and construction methods.
Who Pays for the Home Inspection?
In most real estate transactions, the buyer pays for the inspection, which costs between $350 and $600 depending on the size and features of the home. While it’s an added expense, it’s one of the best investments you can make.
Think of it this way: Would you buy a used car without a mechanic checking it out first? A house is hundreds of times more expensive—and far more complex.
What Happens After the Inspection?
1. Receive a Detailed Report
You’ll get a report—usually within 24–48 hours—that includes photos, descriptions of issues, and recommendations.
2. Review the Report with Your Agent
Your real estate agent will help you interpret the findings and prioritize what’s important versus cosmetic.
3. Submit a BINSR (Buyer Inspection Notice and Seller Response)
In Arizona, buyers submit a BINSR to:
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Accept the property as-is
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Request repairs
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Cancel the contract
Sellers can agree to the repairs, negotiate, or reject the requests—leading to further negotiation.
Common Issues Found in Inspections
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Roof wear or damage
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HVAC systems nearing end of life
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Plumbing leaks or slow drainage
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Double taps or missing GFCI outlets
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Stucco cracks or foundational settling
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Poor attic insulation or lack of ventilation
Don’t be alarmed if your report looks long. Most issues are manageable or part of normal maintenance.
Can You “Fail” a Home Inspection?
Technically, no. A home inspection isn’t a pass/fail test—it’s an objective assessment. But if the results reveal serious concerns (like structural damage, mold, or safety hazards), it may be a deal breaker for some buyers or lenders.
Optional Inspections to Consider
In addition to the general inspection, here are a few extra services that might be worth it depending on the property:
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Termite inspection (common in Arizona)
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Sewer scope (especially in older homes)
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Pool inspection
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Mold or air quality testing
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Radon test (more common in northern regions)
Your real estate agent can help you determine which ones make sense based on the home’s age, location, and features.
What About New Construction Homes?
Even brand-new homes can have problems—missed steps, rushed timelines, or improper installations. A home inspection on new builds can catch:
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Improper grading or drainage
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Electrical wiring mistakes
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Missing insulation
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Window or roofing defects
Always get an independent inspection—even if the builder insists it’s unnecessary.
Should Sellers Get a Pre-Listing Inspection?
Sellers can hire a home inspector before putting the home on the market to avoid surprises. This allows time to make repairs, price the property realistically, and build trust with buyers by offering a clean inspection report up front.
It can also reduce stress and keep negotiations from falling apart late in the process.
Home Inspection Tips for Buyers
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Be there in person if possible. You’ll learn more by walking through the house with the inspector.
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Ask questions. Good inspectors are happy to explain systems and show you how things work.
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Focus on major issues. Don’t get bogged down by chipped paint or dirty air filters.
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Use the report as a tool—not a weapon. Request necessary repairs, not cosmetic fixes.
Final Thoughts: Your Inspection Is a Safety Net
A home inspection isn’t just a box to check. it’s your best defense against future surprises. It’s your chance to get to know the home before committing to the purchase.
Waiving an inspection can lead to major regrets. Even if you agree to buy the home "as is," knowing what you're getting into is critical.
Work With a Realtor Who Guides You Through It
Arnaud Lavigne helps his clients not only find the right home but also navigate every stage of the inspection process. From recommending trusted inspectors to helping you negotiate fairly, my role is to protect your investment and peace of mind.
Whether you're buying a charming starter home or a luxury estate in Scottsdale, Paradise Valley, or Phoenix, your inspection matters. Let’s make sure you know exactly what you’re buying.
Ready to begin your home search?
Contact Arnaud today and let’s talk about your goals and how he can help!
