A home inspection is one of the most important steps in a real estate transaction. It gives the buyer a detailed picture of the physical condition of the property before they complete the purchase. Understanding what a home inspector actually evaluates — and equally, what falls outside the scope of a standard inspection — helps buyers use the inspection process effectively.
What a home inspection is
A home inspection is a visual evaluation of a property’s structure and systems, conducted by a licensed inspector before the sale is finalized. The inspector observes the accessible and visible components of the home and produces a written report documenting their findings.
In Arizona, home inspectors must be licensed by the Arizona Board of Technical Registration and are required to follow the Arizona Standards of Professional Practice for Home Inspectors. These standards define the minimum scope of what inspectors must evaluate and the limitations that apply.
The inspection produces a picture of the property’s condition at a specific point in time. It does not predict future performance, guarantee that undisclosed problems do not exist, or certify that the home complies with current building codes.
Who hires the home inspector and when
The buyer hires and pays for the home inspector. The inspection takes place during the inspection period defined in the purchase contract — in Arizona, this is commonly 10 days from the date the contract is accepted, though the parties can negotiate a different timeframe.
The seller is required to provide reasonable access to the property for the inspection. Buyers are permitted to be present during the inspection and are encouraged to attend, as it provides an opportunity to ask questions and see conditions firsthand.
What a home inspector evaluates
Under Arizona’s Standards of Professional Practice, a general home inspection covers the following systems and components.
Structural components include the foundation, floors, walls, ceilings, and roof structure. The inspector looks for visible signs of settling, cracking, water damage, or other conditions that may affect the structural integrity of the home.
The roof is evaluated for the condition of roofing materials, flashings, gutters, and downspouts. The inspector looks for signs of damage, wear, or improper installation. Arizona’s intense sun and heat create specific wear patterns on roofing materials, and roof condition is one of the more commonly flagged items in Arizona inspections.
The exterior includes the siding, trim, doors, windows, walkways, driveways, and grading around the foundation. The inspector looks for deterioration, improper drainage, and conditions that could allow water to enter the structure.
The electrical system includes the main service panel, visible wiring, outlets, and fixtures. The inspector tests outlets for proper function and looks for safety concerns such as outdated wiring, improper connections, or missing ground fault circuit interrupter (GFCI) protection in areas where it is required.
The plumbing system includes visible supply and drain lines, water pressure, fixtures, and the water heater. The inspector checks for leaks, corrosion, improper materials, and functional issues.
The HVAC system — heating, ventilation, and air conditioning — is evaluated for operational condition. In Arizona, the air conditioning system is particularly important given the climate. The inspector runs the system and evaluates its function. The age and general condition of the equipment is also noted.
The attic is inspected where accessible. The inspector looks at insulation levels, ventilation, and any visible signs of moisture intrusion or pest activity.
Interiors include walls, ceilings, floors, doors, and windows inside the home. The inspector looks for visible damage, signs of water intrusion, and functional issues with doors and windows.
Insulation and ventilation in accessible areas are evaluated for adequacy.
What a home inspector does not evaluate
The Arizona Standards of Professional Practice define the scope of a home inspection as visual and not technically exhaustive. There are specific items that fall outside the standard scope.
A home inspector does not inspect areas that are concealed, inaccessible, or obstructed. This includes conditions behind walls, under flooring, or in spaces that cannot be safely entered or observed. If furniture, stored items, or finishes block access to part of the home, those areas may not be inspected.
A home inspector does not inspect underground utilities, including sewer lines, water supply lines, septic tanks, or buried fuel tanks. These are not visible and require specialized equipment to evaluate.
A home inspector does not perform pest or termite inspections as part of the standard scope. In Arizona, termite inspections are conducted by separate licensed pest control companies.
A home inspector does not inspect swimming pools or spas as part of the standard general inspection. Pools and spas are evaluated through a separate pool inspection.
A home inspector does not test for mold, radon, asbestos, lead-based paint, or other environmental hazards as part of the standard scope. These require separate testing by qualified professionals.
A home inspector does not evaluate yard irrigation or sprinkler systems, water treatment systems such as softeners or reverse osmosis units, or solar systems under the standard scope.
A home inspector is not required to report on the life expectancy of any system or component, provide repair cost estimates, or determine compliance with current building codes. A home that was built to code at the time of construction is not required to be updated as codes change, and a home inspection is not a code compliance evaluation.
Specialist inspections commonly used in Arizona
Because the standard general inspection excludes several systems that are significant in Arizona properties, buyers frequently arrange additional specialist inspections during the inspection period. Common specialist inspections in Arizona include the following.
A termite inspection is conducted by a licensed pest control company and evaluates the property for evidence of termite activity or damage. Arizona has a high prevalence of termites, and a termite inspection is common in most residential transactions.
A pool and spa inspection evaluates the condition of pool and spa equipment, structure, and safety features. Given the prevalence of pools in the Phoenix metro area, this inspection is relevant to a large number of properties.
A sewer scope inspection uses a camera to inspect the main sewer line from the home to the city connection or septic system. It identifies cracks, root intrusion, blockages, or other defects that are not visible from the surface. Sewer scope inspections are commonly recommended for older homes or properties with large trees near the sewer line.
Radon testing measures radon levels in the home. Radon is a naturally occurring radioactive gas that can accumulate in structures and is not detectable without testing.
These specialist inspections are separate from the general home inspection, conducted by different professionals, and are coordinated and paid for by the buyer.
Pre-listing inspections for sellers
A home inspection is most commonly associated with the buyer’s due diligence period, but sellers also have the option to arrange an inspection before listing their property. This is called a pre-listing inspection.
A pre-listing inspection is conducted by a licensed home inspector and covers the same scope as a buyer’s inspection. The difference is timing — it takes place before the home goes on the market rather than after a contract is signed.
A pre-listing inspection gives the seller the opportunity to identify conditions that are likely to come up during a buyer’s inspection before the transaction is underway. The seller can then decide whether to make repairs before listing, adjust the asking price to reflect known conditions, or disclose the findings to prospective buyers upfront. Addressing issues in advance can reduce the likelihood of renegotiation or contract cancellation during the buyer’s inspection period.
A pre-listing inspection is not required, and the findings do not replace the buyer’s right to conduct their own independent inspection during the inspection period. A buyer may still hire their own inspector regardless of whether the seller has already had one done.
What the inspection report contains
After completing the inspection, the inspector provides the buyer with a written report documenting their findings. The report identifies the systems and components evaluated, describes observed conditions, and notes items the inspector considers deficient or in need of attention.
The report does not tell the buyer whether to proceed with the purchase. It provides information. What the buyer does with that information — whether to accept the property as-is, negotiate with the seller, or cancel the contract within the inspection period — is the buyer’s decision. For more on the buyer’s options after an inspection, see our guide: What is a contingency in a real estate contract?
Frequently asked questions
Does the seller have to be present during the home inspection? No. The seller is required to provide access to the property but is not required to be present during the inspection. In most transactions, the seller vacates the property while the inspection takes place.
Does a home inspection pass or fail a property? No. Home inspections do not produce a pass or fail result. The inspector documents observed conditions and identifies items that are deficient or warrant attention. Almost every home inspection report contains findings of some kind, particularly in older properties. The significance of those findings depends on what they are and how the buyer and seller choose to address them.
How long does a home inspection take in Arizona? A standard general home inspection typically takes two to four hours, depending on the size and complexity of the property. Larger homes, older homes, and properties with pools or other additional systems take longer. Specialist inspections add additional time if scheduled on the same day.
Can a buyer use the inspection report to negotiate with the seller? Yes. After reviewing the inspection report, the buyer can submit a written request asking the seller to make repairs, reduce the purchase price, or provide a credit toward closing costs. The seller can agree, decline, or propose an alternative. This negotiation takes place within the inspection period defined in the contract.
Qilo is a flat-fee real estate marketplace for buyers and sellers in Arizona. Buyers and sellers on the platform receive legally compliant transaction documents, listing tools, and step-by-step guidance through every stage of the process described above.