Real Estate Blog

Although not required by law, I highly recommend that all home buyers have a thorough home inspection conducted by a qualified, licensed and bonded home inspector. Even a fairly new home could have major structural issues if it was built improperly or had storm damage etc. These problems may not be visible to a person who is not trained to look for such things.

Inspections usually take a couple of hours, depending on the size and age of the home. A ballpark figure for an average home inspection in the Phoenix area is around $350 - $450, depending again on size and age of home. Condominiums and townhomes should be less expensive. Many inspectors will also arrange for a termite inspector to come out (which is often required if you are obtaining a loan). This is usually a separate inspection and will be a separate cost. You do not need to be present for the entire inspection. Many people arrive near the end of the inspection to meet with the inspector personally for the “wrap up.” At this time, the inspector will go over the main issues he might have found and explain which are safety issues, maintenance, and major structural issues. He will then provide you with a written report, usually including photos, for your record.

If there is a problem found that the seller is unwilling to remedy and which you feel changes the home’s value (or is something you cannot afford to repair or wish to deal with if you do buy the home), then at this time you can cancel the sale. Your sale is “contingent” upon your acceptance of the home’s condition after the inspection.

What a Home Inspection Examines (not inclusive)

• Exterior walls
• Foundation (not underneath floor coverings that are permanent however)
• Grading
• Garage
• Roof
• Plumbing
• Electrical - Heating, ventilation and air conditioning (HVAC) –
• Water heater
• Kitchen appliances – May or may not be part of your inspection. Ask for this if you would like them inspected.
• Laundry room – Dryer venting, etc.
• Fire safety
• Bathrooms – leaks, mold, faucets, etc.

Home Inspection Will NOT Find

A home inspection will not find defects that are not visible, such as foundation issues underneath flooring. The inspection should find all defects that are visible by normal, visual inspection and any items that can be tested (such as water pressure, running the heating and cooling systems, etc.)

Home Inspection is NOT for the purpose of lowering your offer price

Unless, of course, a major problem is found. Small, everyday maintenance issues such as loose drawers or doorknobs, chipped paint that you could obviously see when you viewed the property, etc, are not reasons for you, as the buyer, to re-negotiate your price. Anything that you could see during your viewing of the home is, in my opinion, what you based your offer on.

If there are items you didn’t notice that might not have been very obvious and are fairly minor, then I would advise asking the seller to have these fixed before the close of the sale. If your requests are not unreasonable, then this should not be a problem. However, and I say this with much respect; please don’t expect a seller to fix every little cosmetic flaw with their home. This could derail the sale of a home that is in, otherwise, good shape. Please don’t get me wrong, I’m not suggesting that you accept a home after inspection has revealed a major problem.

Use your home inspection wisely. Think about each item and what is important to be repaired for you. Listen to the advice of your real estate agent and then, follow your instincts. If you'd like the name of a reputable home inspector, please email me at lisa@azhouseagent.com and I will gladly foward you this information.