Buyers
What do you inspect?
We inspect the home from top to bottom, inside and out, focusing on visible and readily accessible systems and components. A typical inspection includes the roof, HVAC systems, foundation, structural walls, electrical, plumbing, exterior components, and interior components. We follow Arizona standards of practice and stay within what can be safely and reasonably accessed at the time of inspection.
Do you rank or color-code defects?
No. We do not use a Red/Yellow/Green or numbered ranking system, and that is intentional. Every buyer has different priorities. A defect that feels urgent to one person may be minor to another, depending on budget, risk tolerance, and future plans for the home. Instead, we clearly describe what we observed, why it matters, and what we recommend, so you, your agent, and your contractors can decide what matters most to you.
Do you provide repair cost estimates?
No. We do not provide repair cost estimates. Prices for labor and materials change constantly and can vary significantly between contractors and markets. Any number we gave would be, at best, a rough guess and could easily be wrong or misleading. We recommend sending the report to qualified licensed contractors in the appropriate trades so they can provide current, accurate estimates based on the documented findings.
Do you do repairs?
No. We do not perform repairs on homes we inspect. Arizona law prohibits home inspectors from performing repairs on a home they have inspected for a set period of time. This helps prevent conflicts of interest and keeps the inspection process unbiased. Our role is to evaluate and report the condition of the home, not to sell you repair services.
Will you tell me how to make the repairs?
We describe the issues we observe and recommend that they be evaluated or repaired by the appropriate licensed professional, but we do not provide step-by-step repair instructions or contractor-level specifications. Building codes, materials, and best practices change over time, and there are often several acceptable ways to correct a problem. By focusing on what is wrong and what type of professional should address it, rather than prescribing one exact method, we give you and your contractor the flexibility to choose the best, most up-to-date solution.
Can I arrive early to the inspection?
Yes, and we encourage it. Once you are under contract, there are only a few opportunities to be in the home. Arriving early is a great time to take measurements, meet with contractors, take photos or video, or show the home to family members. Just remember to respect the seller's property, supervise children, assume cameras may be recording, and avoid discussing negotiation strategies inside the home.
Can I follow you during the inspection?
You are welcome to be present at the property, but we generally recommend that you do not follow the inspector step-by-step throughout the entire inspection. A good inspection is methodical and routine, and many questions are only answered after multiple systems have been inspected together. Constant questions, side trips, and casual conversation can distract from that process. There are also areas you cannot accompany us into, such as roofs, attics, and crawlspaces, for safety, liability, and insurance reasons. If you want a more hands-on educational experience, we can schedule a parallel-style inspection for an added fee.
How long does a typical inspection take?
Most inspections take longer than buyers expect, because the time depends on the size, age, overall condition, and complexity of the home. As a rough rule of thumb, many inspections take about 1 hour per 1,000 square feet. Older homes and homes with features such as casitas, pools, or solar systems typically take longer. We would rather be thorough than rushed, so we treat this as a guideline, not a strict promise.
How much does an inspection cost, and what affects the price?
Inspection pricing depends on the scope of the inspection rather than a one-size-fits-all number. Common factors that affect price include square footage, age of the home, casitas or guest houses, pools or spas, solar systems, termite inspection, and sewer scope. If you would like an exact quote for your property, we can provide one quickly once we know these details.
Can you do inspections on short notice?
Usually, yes. Short-notice inspections are often possible, but it ultimately depends on the inspector's schedule and the timelines in your purchase contract. Contact us as soon as you can, and we will do our best to accommodate your deadline.
What areas do you serve?
We serve Greater Phoenix and surrounding East and West Valley communities, including Phoenix, Scottsdale, Tempe, Mesa, Chandler, Gilbert, Queen Creek, Peoria, Glendale, Surprise, Avondale, Goodyear, Buckeye, and nearby cities. If your property is in the metro area and you are unsure whether we cover it, contact us with the address and we will confirm quickly.
When will I receive my report?
Reports are typically delivered the same day as the inspection. Our goal is to give you time to review the report carefully and discuss it with your agent before your inspection contingency period expires, without sacrificing the thoroughness or clarity of the report.
Will you verify that repairs have been completed?
Yes, we can provide a limited re-inspection of specific items that were agreed upon for repair. A re-inspection focuses only on those items and carries a flat fee of $200. It is not a full repeat of the original inspection. If you are considering a re-inspection, let us know which items you want verified so we can schedule enough time.
My handyman said you should have caught something. What should I do?
If someone believes an issue was missed, please contact us directly. We will review the report, our photos, and the conditions that were visible and accessible on the day of the inspection. Some problems are concealed, inaccessible, or develop after the inspection, while others may be documented in the report but described differently than a handyman expects. Either way, we want the opportunity to review and discuss it with you.
Sellers
Do I have to leave during the inspection?
You are not required to leave, but it is strongly recommended. Buyers are usually more comfortable asking questions and going through the home when the seller is not present. It also helps the inspector move efficiently and conduct the final walkthrough without distractions.
Can I leave my pet out during the inspection?
Please secure all pets. Even friendly pets can interfere with the inspection, become stressed, or accidentally escape through an open door or gate. For everyone's safety and comfort, keep pets crated, in a closed room, or out of the home during the inspection.
Can I leave my child at home during the inspection?
We recommend that no one be home during the inspection, especially unsupervised children. Inspectors need to move freely throughout the home, use ladders and tools, and access areas that may not be safe for children to be around.
I have cameras on. Do I need to turn them off?
No, you are not required to turn off security cameras. Just be aware that buyers and agents may feel less comfortable if they know they are being recorded, and recorded conversations inside the home can sometimes complicate negotiations.
I disagree with your findings. Is there an appeal process?
If you disagree with something in the report, please contact us with the specific item or items you are concerned about. We are happy to explain what we observed, review photos, and clarify our findings. If appropriate, we may recommend further evaluation or discuss whether a re-inspection or additional documentation would be helpful.
Will you provide me a copy of the report?
Our contract is with our client, usually the buyer. If the buyer chooses to share the report or authorizes us to send you a copy, we can do so. Otherwise, any access to the report needs to be coordinated through the client or their agent.
What can I do to prepare for the inspection?
You can make the inspection smoother and more complete by ensuring all utilities are on, providing clear access to the electrical panel, attic hatch, crawlspace, furnace, and water heater, unlocking gates or outbuildings if needed, removing stored items that block access, and securing pets. The more access we have, the more complete and accurate the inspection can be.
I had a pre-listing inspection and the items were different. Who is right?
Different inspectors may note different items, and conditions can change over time. Two reports can both be honest and accurate while still looking different, depending on timing, access, visibility, and reporting style. If there is a specific discrepancy you are concerned about, we are happy to discuss what we observed, when we inspected, and how we reported it.
Will you fix anything you break?
We use reasonable, non-destructive methods and take care with your home. If accidental damage occurs directly due to our actions, we will address it appropriately and in accordance with our inspection agreement and insurance.
Agents
Do I have to be there to let you in?
Not necessarily. If access is provided via lockbox, CBS code, or other approved method, we can often access the home without you being physically present. If there are special instructions for alarms, gates, or pets, please let us know ahead of time.
What is a CBS code?
CBS stands for 'Call Before Showing.' Some lockboxes require a CBS code as an extra security measure. We obtain and use CBS codes according to local MLS and listing instructions to ensure secure, documented access to the property.
Do I have to be there for the entire inspection?
No. Many agents prefer to arrive near the end of the inspection to participate in the walkthrough or to touch base with their clients. You are always welcome for the full inspection if your schedule allows, but it is not required.
Do I have to lock up after you?
No. We will lock doors, close windows, and secure the home to the same condition it was in when we arrived, unless you provide different instructions. If there are special lock-up procedures, just let us know beforehand.
How long until my client receives the report?
Reports are typically delivered the same day as the inspection. That allows your client to review the findings and gives you time to help them prioritize and respond within their inspection period, while still giving us enough time to prepare a clear, detailed report.
Will you put defects in order of importance?
We do not formally rank or color-code defects. Instead, we describe what we observed and why it matters. Most agents and clients naturally focus first on safety issues, water-intrusion concerns, and major high-cost items. We keep our reporting clear so you can work with your client to prioritize according to their goals and negotiation strategy.
Will you come out to ensure all repairs have been completed correctly?
Yes, we offer focused re-inspections of specific items for a flat fee of $200. These visits are limited to verifying the items you specify rather than re-inspecting the entire home. If you would like a re-inspection, let us know which items you want verified so we can schedule an appropriate time.
