Home Inspections: How to Use the Report

A licensed Arizona home inspector covers the visible and accessible components of the home: roof surface and flashing, exterior walls and foundation, attic insulation and ventilation, HVAC systems (both heating and cooling), plumbing supply and drain, electrical panel and visible wiring, windows and doors, and interior structure.

In Arizona, pool inspections are usually separate and require a pool-specific inspector. Many buyers also add a sewer scope (a camera through the main line) for older homes, a termite or wood-destroying organism inspection (required by some lenders), and an air quality test if there is any mold concern.

In the Phoenix climate, HVAC is the top concern. Two-stage or variable-speed systems are the standard in newer homes and they work harder here than anywhere else in the country. Ask the inspector how many years of service life remain on each unit and when it was last serviced.

Flat roofs are common in Arizona and have a different life expectancy than pitched roofs. Ask about the coating, the age, and any visible low spots that hold water after rain. Pool equipment -- pump, heater, filter, and automated systems -- should be inspected and noted for age and condition.

Inspection reports categorize findings by severity. Focus first on anything categorized as a safety issue or a major defect. Deferred maintenance items and minor cosmetic notes are lower priority.

A long report with many items is not necessarily a bad sign -- it may mean the inspector is thorough and the items are minor. A short report with two major structural issues is far more serious. Read for severity, not for number of items.

The Buyer's Inspection Notice and Seller's Response (BINSR) is how you formally request repairs or credits in Arizona. You do not have to request everything on the report. Request safety issues, significant mechanical defects, and items that represent real cost or risk. Do not request paint touch-ups and weatherstripping in the same document as 'replace roof' -- it dilutes your legitimate asks.

Alternatively, you can request a credit or price reduction instead of repairs, which puts the remedy in your control after closing. I help buyers decide what to request, what to let go, and how to frame it so the negotiation moves forward rather than sideways.

A sewer scope is a camera inspection of the main sewer line from the home to the city connection. It is a separate service, not included in a standard home inspection. For any home older than roughly 20 years, I recommend adding one.

Older Phoenix-area homes can have clay sewer lines that are prone to root intrusion, or in some cases orangeburg pipe (a tar-paper material from an earlier era) that deteriorates over time. A sewer line repair or full replacement is an expensive surprise after closing. The scope inspection costs a few hundred dollars and gives you a clear picture of what is down there before you commit.