Posted by Buying a home is one of the biggest financial decisions most people will ever make. Before signing on the dotted line and committing to a property, it’s essential to know exactly what condition it’s in. This is where a professional home inspection comes in.
While home inspections aren’t required by law in Arizona, they’re highly recommended for all home buyers. A thorough Phoenix home inspection cost conducted by a licensed professional inspector will uncover any defects, damage or issues with the home that could affect your decision to purchase it, or impact how much you’re willing to offer.
The cost of a home inspection will depend on several factors, including the size and age of the home, the scope of services, and the individual inspector’s rates. In the Phoenix area, expect to pay anywhere from $300 to $500+ for a standard inspection of a single family resale home. Here’s a closer look at what impacts the cost and how to estimate your inspection fees.
Factors That Influence Phoenix Home Inspection Costs
Size of the Home
The size of the home being inspected is one of the main factors that determines the cost. Larger homes take more time, equipment and effort to thoroughly inspect. Most home inspectors charge by the square footage. The typical range is 10 to 20 cents per square foot.
For example, the average Phoenix home size is around 1,600 square feet. At a rate of 15 cents per square foot, the inspection would cost $240. A larger 3,000 square foot home would cost around $450 at that same per square foot rate.
It’s important to note that most inspectors have a minimum or base rate that applies up to a certain square footage, usually around 1,000 to 1,500 square feet. Homes smaller than that threshold are charged the minimum, while larger homes incur the additional per square foot fees.
Age of the Home
Older homes generally require more time and expertise during an inspection, thanks to older systems, outdated construction methods, and overall wear and tear. Inspectors may charge slightly higher rates for homes over a certain age, for instance built prior to 1980 or 1990. Very old historic homes often warrant a premium rate.
Scope of the Inspection
The standard home inspection covers all major systems and components such as the roof, exterior, structure, electrical, plumbing, heating and cooling, interior, and more. Inspectors may offer extra add-on services for additional fees, including:
- Radon gas testing
- Mold inspection
- Pest inspection
- Pool inspection
- Septic system inspection
The more services you request as part of the inspection, the higher your total inspection costs will be.
Inspection Company’s Rates
Fees can vary inspector to inspector, even those operating in the same market. When comparing quotes, look for inspectors who are experienced and properly licensed. Don’t choose based on cost alone. A very low bid could indicate the inspection won’t be as thorough. Reputable inspectors invest significant time and effort into each inspection, which is reflected in their pricing.
Keep in mind inspectors who have been in business for many years often command a higher rate. They have extensive expertise that newer inspectors may lack.
Discounts and Deals
Some inspectors offer discounts and deals that could save you money, such as:
- New customer discounts
- Off-season or winter discounts
- Weekday discounts
- Multi-service package deals
- Referral rewards
So be sure to ask about any current promotions when scheduling inspections. Getting a discount could offset a higher base rate from a top inspector.
Estimating Your Inspection Costs
While it’s impossible to know your exact inspection fee until you receive a detailed quote, you can use these ballpark figures to estimate your costs:
- 1,200 square foot home built in 1995 = $300 – $400
- 2,000 square foot home built in 2005 = $350 – $500
- 3,500 square foot home built in 1970 = $450 – $600
Those ranges account for both the size and age of the home. They assume a standard inspection scope too.
You can fine tune your estimate by factoring in your specific requirements. Some additional considerations include:
- Do you want any extra services like mold or pool inspection? Add $50-$150 per add-on.
- Are you able to schedule on a weekday or during slower seasons to get a discount? Save 10-20%.
- Does the home have multiple heating/cooling systems, a septic tank, or other elements that add inspection time? Add $50-$100.
To get the most accurate estimate, contact home inspection companies Phoenix and request quotes for your specific property. Most provide free, no-obligation estimates. Be sure to get quotes from at least 2-3 inspectors so you can compare.
How to Get Accurate Quotes
To get the most accurate price quotes:
Provide details on the home – Let inspectors know the approximate age, square footage, and other relevant details on the property you want inspected. The more info you can provide upfront, the more precise the quote they can give you.
Ask about minimum fees – Some inspectors may quote you a very low overall price that actually reflects their minimum base rate, without accounting for the home’s actual size. Make sure you understand what’s included before assuming it’s the total cost.
Compare apple to apple estimates – When comparing multiple quotes, ensure you are getting estimates for the exact same scope of work from each inspector.
Check for hidden fees – Ask if there are any mandatory additional fees beyond the inspection costs, like travel fees or admin fees.
Get quotes in writing – Don’t accept any estimate verbally over the phone. Responsible inspectors will provide a breakdown of all costs in writing.
Following up via email is ideal, so you have a written record of the quote.
Saving Money on Your Inspection
If the estimates you receive are higher than you hoped to pay, here are some tips for controlling inspection costs:
Narrow the scope – If your budget is tight, you can request a more narrow inspection that focuses only on major systems and components. Decline any add-ons like pool inspection.
Schedule during off-peak times – Take advantage of any seasonal or weekday discounts to save 10% or more on your inspection costs.
See if your real estate agent recommends inspectors – Sometimes real estate agents have existing relationships with inspectors and can get you a better deal.
Learn if a re-inspection discount is offered – Some inspectors offer a lower fee if they completed a previous inspection on the home for a different buyer.
Negotiate – Don’t be afraid to politely ask if an inspector is willing to negotiate pricing. They may agree to deduct certain fees or provide a small overall discount.
Shop around – Get at least three quotes. Present any much lower estimates to see if an inspector will match the pricing.
Ask your lender – If the cost is prohibitive, ask your mortgage lender if the home inspection fee can be rolled into your financing.
Are Home Inspections Required in Phoenix?
While Arizona state law doesn’t require a home inspection as a contingency of sale, many Phoenix home purchase agreements are written with an inspection contingency in place. This gives the buyer the ability to back out of the contract or renegotiate the sale price should the inspection uncover major issues.
Even if not mandatory, Phoenix home buyers are strongly advised to get an inspection prior to finalizing a home purchase. An inspection acts as your home condition disclosure and helps ensure you enter a transaction with full transparency. For such a major investment, the cost of an inspection is money well spent.
Some Phoenix homeowners also choose to get pre-listing inspections done prior to selling their home. This allows time for repairs and can prevent issues from derailing a sale later on. Veterans Affairs (VA) and Federal Housing Administration (FHA) loans require inspections to be completed by a licensed home inspector as a contingency of loan approval.
When to Schedule the Inspection
It’s best to schedule your Phoenix home inspection as soon as possible once your offer has been accepted. You want to identify any major defects early in the process, before you incur costs on appraisals, loan applications and more.
Most standard Purchase and Sale Agreements include a home inspection contingency clause giving you 10 days or less to complete the inspection and request repairs or cancel the contract if needed.
If possible, make your inspection appointment within the first 1-3 days of that contingency period. This avoids delays in getting results and gives you more time to negotiate repairs, get second opinions, or back out of the deal if severe issues arise.
Don’t wait until the last few days, when time is really of the essence should problems occur. You can often negotiate an extension of the inspection period if needed.
How to Prepare for the Inspection
These tips will ensure you maximize the value of your Phoenix home inspection:
Attend the inspection – Plan to be present during the inspection, or have your real estate agent attend on your behalf. You’ll gain helpful insight from observing the process and hearing the inspector’s comments.
Turn on all utilities – Make sure all utilities are on, particularly power and water. The inspector will need access to electrical, lighting, outlets, appliances, water heater, plumbing fixtures, irrigation, pool equipment, and more.
Clear access to key components – Remove stored items from around the water heater, electrical panel, HVAC unit, and other critical systems the inspector needs to evaluate. Clear debris from the roof and crawl space access points. Prune back vegetation as needed.
Have all information on the home ready – This includes past work orders, remodeling details, pest treatment reports, warranties, etc. Provide all manuals for appliances left by the seller as well.
Compile your own list of concerns – Note down any spots showing concerning symptoms like water stains or cracking ahead of time to point out to the inspector.
Secure pets – For safety, make sure all pets are secured away from the areas being inspected.
Taking these steps will ensure your inspector can perform the most complete and unimpeded inspection possible.
What Isn’t Covered in the Inspection?
While home inspections are very comprehensive, there are some limitations to what’s included:
Behind walls/underground – Inspectors can’t see behind finished walls, wall coverings, insulation, or underground utilities.
Engineering analysis – An inspection is visual and functional only. Advanced engineering, geological or catastrophic risk assessments aren’t included.
Detached buildings – Separate structures like guest houses and storage sheds often aren’t part of the standard inspection.
Pools/spas – A basic check of equipment is usually performed. A certified pool inspection is recommended if the pool/spa are a major selling point.
Low-slope roofs – Walking on these delicate roof types is often prohibited or limited for safety reasons.
Specialty systems – Elevators, security systems, central vacuum systems, etc. typically require evaluation by a specialist.
Mold/asbestos checks – Basic visual inspection is performed but detailed mold/asbestos testing is a separate service.
Product recalls – Inspectors won’t be able to confirm if any particular products or materials have an active recall.
If you need the inspector to focus on evaluating any specific areas of concern, make sure to communicate that ahead of time.
What to Do If Problems are Found
If your Phoenix home inspector identifies issues that require repair, here are your options:
Request the seller make repairs – You can ask the seller to take responsibility and hire licensed contractors to make repairs prior to closing. Get repair estimates quickly to submit.
Negotiate credits or a lower price – If repairs would delay closing or the seller is unwilling to make them, negotiate a credit equal to the estimated repair costs or a reduction in the purchase price.
Withdraw your offer – Serious “deal breaker” issues may warrant canceling the contract altogether if you and the seller can’t come to agreement on repairs.
Get second opinions – For complex issues like foundation cracks or roof replacement, consider hiring applicable specialists to provide a more detailed analysis before making major demands.
Make repairs yourself later – Minor issues can potentially be addressed at your own expense after taking ownership of the home.
Work closely with your real estate agent to determine the best solution based on the inspection findings. Don’t let small, easily repairable issues derail the deal, but don’t ignore major red flags either.
Choosing the Best Home Inspector in Phoenix
Arizona doesn’t have specific licensing requirements for home inspectors. However, there are voluntary certification programs that help identify inspectors who have undergone rigorous training and testing. Look for the following credentials:
- ACHI – Arizona Certified Home Inspector
- InterNACHI – International Association of Certified Home Inspectors
In addition, make sure any inspector you choose carries errors and omissions insurance as protection.
Beyond certifications, look for an inspector who:
- Has 10+ years experience in the Phoenix real estate market
- Has completed 500+ inspections
- Offers strong customer service and communication skills
- Provides sample reports to demonstrate thoroughness
- Has mostly five-star online reviews
Be wary of brand new inspectors who may lack sufficient expertise. Ask agents and lenders for inspector recommendations too.
Thoroughly vet any inspector you’re considering using before signing a contract. Your inspector has a huge influence on your home buying experience and ultimate investment decision.
The Value of Home Inspections for Phoenix Buyers
As you can see, Phoenix home inspections require an investment of time and money upfront. But the expense is minor compared to the costs you could incur if you close on a property without understanding its true condition.
A home inspection helps ensure:
- You only purchase a home that meets your standards and expectations for condition.
- The seller is held accountable for completing necessary repairs before closing.
- You negotiate an appropriate purchase price based on objective condition assessment.
- You enter ownership being fully aware of any existing defects or issues.
- You budget ahead of time for near future upgrades and maintenance.
See a home inspection as your trusted second set of eyes, there to save you from expensive surprises down the road. When purchasing one of your biggest assets, it’s well worth getting an expert inspection first.