INSPECTIONS and HOME INSPECTORS

This is another crucial step in the home-buying process, where having a professional agent on your side can either secure the deal or maximize your advantages.

The purpose of the inspection period is to provide the buyer with time to conduct all desired physical, environmental, and other types of inspections and investigations to determine the value and condition of the premises; inquire about and consult government agencies, lenders, insurance agents, architects, and other appropriate persons and entities concerning the suitability of the Premises and the surrounding area.

Investigate applicable building, zoning, fire, health, and safety codes to determine any potential hazards, violations, or defects in the premises; and verify any material multiple listing service “MLS” information. If the presence of sex offenders in the vicinity or the occurrence of a disease, natural death, suicide, homicide, or other crime on or in the vicinity is a material matter to Buyer, it must be investigated by Buyer during the Inspect Period. 

The buyer is advised to consult the Arizona Department of Real Estate Buyer Advisory to assist in the Buyer’s due diligence inspections and investigations. 

This is a general overview of the Arizona Purchase Contract. For more details and specifics, consult with your agent.  

Most properties, even new construction, will have issues. Depending on how costly or severe the issues are, negotiating remedies with the seller is another crucial step in buying a home. 

Arizona 10-Day Inspection Period 

In Arizona, the inspection period is typically 10 days unless otherwise agreed upon. During this time, buyers can evaluate the property and decide whether to proceed, negotiate, or cancel the contract and get the earnest deposit back. Your agent will be able to assist you with the process and give you options.

Key Steps in the Inspection Process:

1. Buyer Options Before the Inspection Period Ends:

   • Accept the Property: Proceed without requesting corrections.
   • Cancel the Contract: Provide a valid reason from the contract, and the buyer will receive their earnest money back.
   • Request Corrections: Ask the seller to address specific disapproved items.

2. Submit Notice of Disapproved Items:

   • Before the inspection period ends, buyers must notify the seller of any disapproved items using the Arizona Association of Realtors’ (AAR) Buyer’s Inspection Notice and Seller’s Response form.
   • Buyers must conduct all inspections and investigations before submitting this notice, and all concerns must be listed in one submission.
3. Seller Response:
   • • The seller has 5 days to respond. Failure to respond is considered a refusal to address the items.
     • If the seller agrees in writing, they must complete repairs in a workmanlike manner and provide receipts at least three days before the close of escrow (COE).
     • If the seller declines to make repairs, the buyer can cancel the contract within five days of receiving the response.

HOME INSPECTORS

Hiring a professional home inspector is highly recommended to evaluate the property thoroughly. The purpose of a home inspection isn’t just to find defects but to understand the condition of the home, including the age and type of materials used, such as water heaters, air conditioning systems, or plumbing (e.g., copper vs. polybutylene pipes).

What to Expect from a Home Inspection Report:

• Detailed information about major systems, including structural integrity, heating/cooling, plumbing, electrical, and insulation.
• Recommendations for further evaluation or improvements by specialists.
• Photos and

  detailed notes documenting the property’s condition.

Inspection reports vary in detail, format, and price. Most inspectors use specialized software to create clear, easy-to-understand reports.

Choosing a Home Inspector

Selecting a licensed and professional home inspector can help you avoid costly mistakes. Look for someone thorough without being overly nitpicky and who understands the needs of both buyers and sellers. Poorly presented inspection reports can create unnecessary tension and disrupt the transaction.

Tips for Working with a Home Inspector

1. Agent recommended inspectors. Our agents may have inspectors they trust and have used that they can refer.

2. Do Your Research: Visit the inspector’s website to review sample reports, pricing, services offered, years in business, and overall professionalism.

3. Check Reviews: Read reviews from sources like Google Maps, Angi (formally Angie’s List), and Yelp. The preferred inspectors listed below include their Google Ratings as of January 2025. For the latest ratings, visit Google Maps.

4. Use Our Preferred List: Refer to the list of recommended inspectors below. We’ve thoroughly vetted them to save you time and effort.

5. Attend the Inspection Wrap-Up: Meet with your inspector at the conclusion of the inspection to discuss findings in person. This is a valuable opportunity to gain a clear understanding of any issues, ask questions, and learn more about how the property functions.

For additional information, explore:

• An Experienced Inspector Answers Common Questions

• Frequently Asked Questions from the Arizona Society of Home Inspectors

HOME INSPECTOR COMPANIES