Real Estate Inspections

Real estate inspections and tests are a critical part of the due diligence process for both buyers and sellers, particularly in a real estate transaction. They evaluate the physical condition of the property and test for certain hazards.
Standard Home Inspection
A general home inspection is a non-invasive visual examination of the property's readily accessible systems and components. The inspector provides a report on the current condition of the home, flagging defects or areas that require attention.
Key areas reviewed typically include:
Structural Components: Foundation, visible beams, walls, and ceilings.
Exterior: Roof (shingles, tile, flashing, gutters), siding, windows, doors, decks, and grading/drainage.
Interior: Walls, floors, ceilings, windows, and doors.
Plumbing System: Visible pipes, fixtures (sinks, toilets, tubs), water heater, and water pressure.
Electrical System: Main electrical panel, visible wiring, outlets, switches, and grounding.
HVAC (Heating, Ventilation, and Air Conditioning): Furnace and A/C unit, ducts, and thermostat function.
Attic and Insulation: Ventilation, visible insulation, and signs of leaks or pests.
Appliances: Permanently installed appliances (like the oven and dishwasher) are typically tested for basic functionality.
Fire Safety: Testing of smoke and carbon monoxide detectors.
Specialized Inspections and Tests (Add-Ons)
These are separate inspections or tests often recommended based on the findings of the general inspection, the age of the home, or the geographical area.
Radon Testing
The presence of radon gas, an odorless, colorless, radioactive gas that is a known carcinogen.
Measures indoor air levels; high levels require mitigation.
Pest/Termite Inspection
Signs of infestation and damage from wood-destroying organisms like termites, carpenter ants, and beetles, or other pests/rodents.
Prevents costly structural damage and addresses existing infestations.
Sewer Scope Inspection
The condition of the main sewer line from the house to the street or septic tank using a specialized camera.
Identifies blockages, cracks, root intrusion, or collapsed pipes, which can be very expensive to repair.
Mold Inspection
Visual signs and/or air/surface samples to check for the presence of mold and underlying moisture issues.
Mold can cause health issues and significant property damage.
Well Water Testing
The quality and safety of the private well water, testing for bacteria (e.g., Coliform), nitrates, and sometimes heavy metals or $\text{pH}$ levels.
Essential for homes with private wells to ensure safe drinking water.
Septic System Inspection
The condition and proper function of the septic tank and drain field.
Ensures the system is functioning correctly and prevents costly failures.
Asbestos/Lead Paint Test
Presence of asbestos (in older materials like insulation or floor tiles) or lead-based paint (in homes built before 1978).
Identifies health hazards that require careful management or remediation.
Structural Engineer Inspection
A more detailed analysis of the foundation, framing, or load-bearing elements if the home inspector notes potential structural concerns (e.g., significant wall cracks).
Provides an expert opinion on the severity of a structural issue and recommended repairs.
Here’s a custom Arizona Home Inspection Checklist tailored for local requirements and common issues:
Exterior
Roof: Check for sun damage, cracked tiles, missing shingles.
Stucco & Siding: Look for cracks or water intrusion.
Drainage: Ensure proper grading away from foundation.
Pool & Spa: Inspect pool barrier compliance (Arizona law), pumps, filters, and fencing.
Decks & Patios: Check for termite damage and structural integrity.
Interior
HVAC System: Test cooling and heating; inspect for dust buildup and wear (Arizona heat accelerates failure).
Plumbing: Look for leaks, water pressure issues, and corrosion.
Electrical: Verify outlets, breakers, and GFCI protection.
Windows & Doors: Check seals for energy efficiency.
Insulation: Confirm attic insulation for heat resistance.
Safety & Compliance
Smoke & CO Detectors: Ensure proper installation.
Pool Barrier Laws: Confirm gates, alarms, and fencing meet Arizona standards.
Lead-Based Paint & Asbestos: Required disclosure for older homes.
Military/Public Airport Vicinity Disclosure: If applicable.
Specialized Tests
Termite Inspection: Common in Arizona due to dry climate.
Radon Test: Recommended for indoor air quality.
Mold Inspection: Especially in bathrooms and HVAC systems.
Water Quality Test: For homes with private wells (check bacteria, nitrates, heavy metals, VOCs).
Documentation
Review Seller’s Property Disclosure Statement (SPDS) and HOA documents.
Confirm compliance with Arizona swimming pool safety laws and water quality disclosures.
Here’s the Arizona Home Inspection Checklist with Estimated Costs and Recommended Timing:
Exterior
Roof Inspection: $0–$300 — Before closing; every 3–5 years
Stucco & Siding Check: Included — Before closing; every 5 years
Drainage Assessment: Included — Before closing; after major landscaping changes
Pool & Spa Inspection: $150–$300 — Before closing; annually
Decks & Patios Structural Check: Included — Before closing; every 3 years
Interior
HVAC System Test: $75–$150 — Before closing; annually (spring)
Plumbing Inspection: Included — Before closing; every 2 years
Electrical System Check: Included — Before closing; every 3–5 years
Windows & Doors Seal Check: Included — Before closing; every 2 years
Attic Insulation Review: Included — Before closing; every 5 years
Safety & Compliance
Smoke & CO Detector Check: Included — Before closing; test monthly
Pool Barrier Compliance: Included — Before closing; annually
Lead-Based Paint Test: $300–$600 — Before closing (older homes only)
Asbestos Test: $400–$800 — Before closing (older homes only)
Specialized Tests
Termite Inspection: $75–$150 — Before closing; annually
Radon Test: $150–$250 — Before closing; every 2 years
Mold Inspection: $300–$600 — Before closing; if water damage occurs
Water Quality Test (Well): $150–$300 — Before closing; annually
General Home Inspection
Comprehensive Inspection: $300–$500 — Before closing; every 3–5 years
Here are the key inspection priorities for Arizona homes:
Roof & Exterior
Roof Condition: Arizona’s intense sun and monsoon storms cause rapid wear—check for cracked tiles, missing shingles, and leaks.
Stucco & Siding: Look for cracks that can lead to water intrusion.
Drainage: Ensure proper grading to prevent foundation damage.
HVAC System
Cooling Efficiency: High heat stresses systems—inspect for dust buildup, worn parts, and proper operation.
Annual Service: Essential before summer.
Pools & Safety
Pool Barrier Compliance: Arizona law requires fencing, gates, and alarms.
Pool Equipment: Check pumps, filters, and plumbing.
Termite Protection
Termites thrive in dry climates—annual inspection is strongly recommended.
Water Quality
For homes with wells, test for bacteria, nitrates, heavy metals, and VOCs.
Check plumbing for corrosion and leaks.
Specialized Tests
Radon & Mold: Radon testing every 2 years; mold checks if water damage occurs.
Lead & Asbestos: Required for older homes.
Safety & Compliance
Smoke/CO detectors, electrical GFCI outlets, and HOA or disclosure compliance.
Military/public airport vicinity disclosures if applicable.