A home inspection is one of the most important moments in your purchase—not because it has to “kill the deal,” but because it helps you understand what you’re buying and what it may cost to own. In Arizona, inspections can be especially valuable because heat, sun exposure, monsoon storms, pools, and older HVAC systems all create common patterns you want to catch early.
This guide breaks down what inspectors typically look for, what their reports really mean, and the best questions buyers should ask so you can make a confident decision (and negotiate smartly). If you want help interpreting an inspection report and planning your next steps, an agent with West USA Realty can help you turn the details into a clear strategy.
What a Home Inspection Is (and What It Isn’t)
A standard home inspection is a visual, non-invasive evaluation of a property’s major systems and components—typically completed in a few hours, followed by a written report.
A home inspection is:
- A snapshot of the home’s condition on inspection day
- A way to identify safety issues, major defects, and maintenance concerns
- A tool to help you decide whether to proceed, renegotiate, or walk away (depending on your contract)
A home inspection is not:
- A guarantee that nothing will ever break
- A code compliance inspection (though code-related safety issues may be noted)
- A specialized engineering report (when needed, you’ll be referred out)
- A “pass/fail” test
A strong inspection mindset is: identify what matters, estimate impact, and choose your next move.
When the Inspection Happens in the Arizona Buying Timeline
Most buyers schedule inspections soon after going under contract, during the contract’s due diligence window. If you’re new to the process, the Arizona buyer resources hub is a great reference for what happens in escrow and how timelines typically flow.
Tip: Book your inspector as early as possible. Fast scheduling gives you more room to gather quotes and make decisions without feeling rushed.
What Home Inspectors Look For: The Big Categories
Inspectors generally follow a consistent structure. Here’s what they’re evaluating—and what you, as a buyer, should pay attention to.
1) Roof, gutters, and drainage
In Arizona, roofs take a beating from UV exposure and temperature swings. Inspectors typically check:
- Missing/damaged shingles or cracked tile
- Soft spots, signs of leaks, and flashing issues
- Roof penetrations (vents, skylights)
- Drainage patterns that could lead to pooling water near the foundation
Buyer watch-outs:
- Evidence of past leaks in attic or ceilings
- Roof age near end-of-life (even if it “looks okay”)
- Flat roofs (common in some styles) needing special care
Questions to ask:
- “What’s the likely remaining life of the roof?”
- “Do you see active leaks or signs of previous repairs?”
- “Should I get a roof specialist out for a second opinion?”
2) HVAC and ductwork
A/C performance matters in Arizona. Inspectors typically check:
- Approximate age and condition of condenser and air handler
- Temperature differential (basic functional check)
- Visible duct issues, dirty filters, and poor airflow indicators
- Rust, water staining, or improper drain line setup
Buyer watch-outs:
- Older units that still run but may be near replacement
- Poor maintenance (dirty coils/filters) leading to shorter lifespan
- Uneven cooling (could signal duct leaks or insulation issues)
Questions to ask:
- “Is the system cooling within normal range today?”
- “Do you see signs of poor maintenance or impending failure?”
- “Would a licensed HVAC tune-up or evaluation be smart before closing?”
3) Electrical system and safety
Inspectors typically look at:
- Main service panel condition and labeling
- Double-tapped breakers, corrosion, scorching, or loose wiring
- GFCI/AFCI protection where expected
- Outlets, switches, and visible wiring concerns
Buyer watch-outs:
- DIY wiring or overloaded circuits
- Older panels or brands with known issues (inspector may flag for specialist review)
- Missing GFCI in wet areas (kitchen/bath/garage)
Questions to ask:
- “Any safety hazards that should be addressed immediately?”
- “Do you recommend an electrician evaluation for any items?”
4) Plumbing: supply, drains, water heater
Inspectors commonly check:
- Visible leaks under sinks and around toilets
- Water pressure and drainage speed
- Water heater age, venting, and TPR (temperature/pressure relief) setup
- Signs of corrosion, prior repairs, or improper materials
Arizona-specific note: Some homes have hard water scaling issues, and water heaters can show early wear.
Questions to ask:
- “Any signs of active leaks or water damage?”
- “How old is the water heater, and does it look properly installed?”
- “Do you see red flags that justify a plumber’s follow-up?”
5) Foundation, structure, and framing
Inspectors look for visible signs of movement or concerns such as:
- Cracks in foundation, drywall, or exterior stucco
- Door/window misalignment
- Floor slope or unevenness
- Signs of moisture intrusion (especially near exterior walls)
Buyer watch-outs:
- Not all cracks are equal. Hairline stucco cracks can be common; large or offset cracks may be more serious.
- If something looks structural, an inspector may recommend an engineer or foundation specialist.
Questions to ask:
- “Are these cracks cosmetic, or do they suggest movement?”
- “Do you recommend a structural engineer review?”
6) Attic and insulation
Inspectors often check:
- Insulation depth and coverage
- Attic ventilation
- Signs of roof leaks, mold-like staining, or pest activity
- Exhaust fans venting improperly into attic space
Buyer watch-outs:
- Poor attic ventilation can impact HVAC efficiency and roof longevity.
- Evidence of prior leaks is worth understanding (even if repaired).
Questions to ask:
- “Any moisture issues or ventilation concerns?”
- “Is the insulation typical for this home and climate?”
7) Exterior: stucco, siding, windows, grading
They’ll typically evaluate:
- Stucco cracks and weep screed conditions
- Window seals, frames, and visible water intrusion
- Caulking, paint condition, and wood rot (where applicable)
- Grading and drainage away from the home
- Block walls, gates, and exterior hazards
Buyer watch-outs:
- Improper drainage can cause long-term issues.
- Window seal failures can be costly and easy to miss.
Questions to ask:
- “Any exterior issues that could lead to water intrusion?”
- “Which exterior repairs should be prioritized?”
8) Interior: doors, windows, appliances, safety
Inspectors usually test:
- Doors/windows operation
- Built-in appliances basic function
- Stair/railing safety, trip hazards, smoke/CO detectors
- Signs of moisture under flooring or around bathrooms
Questions to ask:
- “Any safety items I should address immediately?”
- “Any signs of hidden moisture?”
9) Pool and spa (very common in Arizona)
Many inspectors will do a basic pool overview, but a separate pool inspection is often recommended for a deeper look.
Pool-related items often include:
- Pump, filter, heater basics
- Visible leaks or cracks
- Condition of plaster, tile, and decking
- Safety barriers and gates (especially if you have kids)
Questions to ask:
- “Do you recommend a dedicated pool inspection?”
- “Any signs of leaks or equipment near end-of-life?”
10) Pests and termites
Arizona buyers commonly order a termite/pest inspection. Even if the home looks clean, pests can be present.
Questions to ask:
- “Do you see evidence of pest activity?”
- “Should I schedule a termite inspection as a separate service?”
The Inspection Report: How to Read It Without Panicking
Most inspection reports contain a lot of photos and notes. The key is to sort findings into three buckets:
Bucket A: Safety hazards
Examples:
- Electrical hazards, gas leaks, unsafe venting, major trip hazards
These are typically highest priority.
Bucket B: Big-ticket or high-impact issues
Examples:
- Roof concerns, HVAC near failure, plumbing leaks, foundation movement
These can affect your finances and negotiating leverage.
Bucket C: Maintenance and minor repairs
Examples:
- Caulking, small leaks, worn weatherstripping, minor stucco cracks
These are normal and expected—most homes will have them.
Pro tip: The goal isn’t “zero issues.” The goal is understanding the true cost and risk.
What Buyers Should Ask the Inspector: The Best Questions
Bring a notes app and ask questions that help you make decisions, not just collect facts.
Ask these during the walkthrough
- “If this were your purchase, what are the top 5 concerns?”
- “Which items are safety-related vs. maintenance?”
- “What should I fix first in the first 30 days?”
- “What repairs are urgent, and what can wait?”
- “What items need a specialist (roofer, electrician, plumber, HVAC)?”
- “Do you see evidence of past leaks or recurring water issues?”
- “Is this typical wear for a home of this age in Arizona?”
Ask for practical ownership guidance
- “What maintenance should I plan each season?”
- “Any DIY-friendly fixes vs. professional-only items?”
- “What should I budget for soon (1–3 years)?”
How to Negotiate After Inspection Without “Nickel-and-Diming”
A smart negotiation approach keeps requests focused on items that matter.
Prioritize:
- Safety concerns
- Active leaks or water intrusion
- Electrical hazards
- Roof issues (especially active leaks or end-of-life)
- HVAC problems that affect function
- Structural concerns
- Major deferred maintenance with real cost
Consider handling yourself:
- Cosmetic updates
- Minor caulk/paint touchups
- Small, inexpensive hardware fixes
- “Preference” items you’d change anyway
If you want to keep your leverage, don’t overwhelm the seller with a huge list of tiny items. A clean request focused on real issues is more likely to get a productive response.
Arizona-Specific Inspection Tips by Area
Different areas can come with different “usual suspects.” For example:
- In Phoenix real estate, you’ll see everything from mid-century homes to new builds—meaning inspection findings can vary widely by age and renovation history.
- In Scottsdale homes and neighborhoods, pools and high-end finishes can raise the importance of specialized inspections (pool, roof, HVAC) to protect your investment.
- In Gilbert real estate, newer communities may mean fewer age-related issues, but HOAs, irrigation/drainage, and builder-grade components still deserve attention.
- In Queen Creek homes, you may encounter newer construction and larger lots—where grading, drainage, and exterior components become important to evaluate.
Before You Schedule: How to Choose a Great Inspector
A solid inspector should:
- Provide a clear, photo-rich report
- Encourage questions and explain findings in plain English
- Know what’s common in your area and home style
- Be comfortable recommending specialists when needed
- Be responsive and professional
Good sign: They invite you to attend the last 30–60 minutes so they can walk you through key findings.
FAQs: Home Inspection 101
Should I attend the home inspection?
Yes, if possible—especially for first-time buyers. You’ll learn where shutoffs are, what needs maintenance, and what matters most.
Will an inspection find everything that’s wrong with the house?
No. It’s visual and non-invasive. But it’s still one of the best tools you have to uncover major issues and reduce surprises.
What’s the difference between an inspection and an appraisal?
An inspection evaluates condition; an appraisal estimates value for the lender.
When should I get specialist inspections (roof, HVAC, pool, sewer)?
When the general inspection flags concerns, the home is older, or the system is high-value and you want deeper certainty—pools and HVAC are common examples in Arizona.
Can I back out if the inspection is bad?
That depends on your contract terms and deadlines. Your agent can help you understand your options during the inspection period.
Conclusion: Use the Inspection to Buy With Confidence (Not Fear)
A home inspection isn’t about finding a “perfect” house—it’s about understanding the home you’re buying, prioritizing real risks, and negotiating wisely. When you know what inspectors look for and what questions to ask, you’ll feel far more confident moving forward.
If you’re actively shopping, start by browsing Arizona homes for sale so you can compare properties and plan inspections early. And when you want a local pro to help you interpret findings and negotiate the right way, reach out to West USA Realty for guidance tailored to your home, your neighborhood, and your budget.
