Finding the right building inspector is one of the most important steps when buying or selling a home in Phoenix. With over 200,000 real estate transactions each year in Maricopa County alone, having an experienced set of eyes inspect your potential new home or investment property can help avoid expensive surprises down the road.

In this comprehensive guide, we’ll cover everything you need to know about Building Inspector Phoenix options, what to expect during a home inspection, how to decode common inspection report findings, and tips for choosing the best inspector for your specific needs.

Why Hire a Building Inspector in Phoenix?

Bringing in a professional home inspector serves several key purposes:

• Identify defects or issues – An inspector can spot problems that are not visible to the untrained eye, like signs of water damage, pest infestation, faulty wiring, or structural cracks. This helps you negotiate repairs or walk away.
• Provide objective analysis – Unlike a real estate agent, inspectors work for the buyer, not the seller. Their job is to provide an unbiased assessment of the property’s condition.
• Reduce risk – Discovering issues upfront prevents much larger expenses later on. Paying $300-$500 for an inspection is a small price to pay for peace of mind.
• Education – A good inspector will educate you on the home’s systems, materials, and components, so you understand how things work and what to monitor.
• Comply with mortgage requirements – Most lenders require a home inspection report before approving a loan. Waiving this contingency is risky.

Bottom line: a professional inspection protects your investment, identifies areas that may require repair or replacement, and arms you with objective information during negotiations. It’s cheap insurance.

What Does a Building Inspector Check in Phoenix?

Home inspectors examine all the major components and systems of the property inside and out. Here are some of the main things they’ll look at:

• Roof – age, material, drainage, signs of leaks, lifting shingles, ridges, flashing
• Attic – ventilation, insulation, framing, electrical, exhaust fans, ductwork
• Exterior – siding, trim, paint, grading, drainage, windows, doors, decks, patios
• Foundation & structure – cracks, shifting, reinforcement, ties, posts, beams
• Electrical – main panel, wiring, outlets, switches, grounding, breakers
• Plumbing – supply lines, drain pipes, water pressure, fixtures, water heater
• HVAC – age, efficiency, ductwork, air filters, thermostats, flues
• Interiors – walls, ceilings, floors, railings, windows, doors, cabinets
• Appliances – built-in appliances, exhaust fans, garage doors, sprinklers
• Pests – Droppings, nests, carpenter ants, termites, wood damage

A comprehensive home inspection will cover all these areas and more. Inspectors will also check for code violations, improperly done renovations, and anything else that raises a red flag.

What to Expect During a Home Inspection

A standard home inspection takes 2-3 hours, sometimes longer for larger homes. The process usually involves:

• Interview – The inspector will ask about the home’s age, any work done, issues you’re aware of, etc.
• Visual examination – They’ll evaluate the interior and exterior by sight, touch, and using tools like moisture meters, outlets testers, and thermal imaging. Expect them to be on the roof!
• Functional testing – Systems like plumbing, electric, HVAC, and appliances will be tested. Water and furnaces may be turned on.
• Attic and crawl spaces – The inspector will evaluate insulation, ventilation, framing, ducts, pest activity and more in these often neglected areas.
• Scope clarification – Inspectors only evaluate readily visible and accessible areas. They won’t move furniture or disturb possessions. Not everything can be inspected.
• Review meeting – At the end, the inspector will summarize major findings, safety concerns, and anything that requires immediate attention.

Come prepared with any disclosures, warranties, or other documentation. Let the inspector do their job without interruptions. Follow them around and ask questions – it’s a great learning opportunity!

What to Look for in Inspection Report Findings

You’ll receive a detailed written report within a few days, complete with photos and a summary of any areas of concern. But what do common inspection terms really mean?

• Marginal or FYI – Should be monitored, but not an immediate concern.
• Repair or Replace – Needs to be corrected for proper function or safety.
• Investigate Further – Specialist should evaluate to determine scope of issue.
• Safety Issue – Immediate attention recommended to prevent injury or property damage.
• Major Concern – Large-scale repairs needed that impact livability, value, or structural integrity.
• Code Violation – Doesn’t comply with building codes or zoning ordinances. Permits may not have been pulled.
• Excluded or Not Inspected – Could not access or assess due to physical obstruction (furniture, insulation, etc).
• Monitor – No action needed now, but keep an eye out for changes.

Use the report findings to request credits from the seller for repairs, get contractor bids, or renegotiate the sale.

Questions to Ask When Hiring a Home Inspector

Not all home inspectors are created equal. Here are key questions to ask:

• Are you licensed? Home inspectors in Arizona must hold a license through the Arizona Board of Technical Registration. Verify their license is active and in good standing.
• How long have you been inspecting homes? Look for 5+ years of experience in the Phoenix market.
• How many inspections have you completed? More experience equals better instincts.
• What’s your specialty or background? Some inspectors are engineers, electricians, contractors, etc. This can provide useful insight.
• Do you provide thermal imaging? This special camera detects moisture and energy loss.
• What’s included in your inspection? Make sure all major systems and components are covered.
• Do you offer sewer scope, mold, or other specialty inspections? If not, ask for referrals.
• May I see a sample inspection report? This shows their reporting style, detail, and professionalism.
• Do you maintain industry certifications? Reputable affiliations include ASHI, InterNACHI, CREIA, and NAHI.
• Do you provide repair cost estimates? Some inspectors include general ballpark costs to fix issues.
• How much is your fee and what’s included? Expect $300-$500+ for a standard inspection.

Don’t choose an inspector based on price alone. You want experience, detail, and great communication skills.

Red Flags to Watch For

On the flip side, here are concerning signs to watch out for:

• No licensing or credentials
• Vague or brief inspection reports
• Photos missing from reports
• Cannot provide references
• Uses fear or pressure tactics
• Tries selling you additional services
• Offers discounts for skipping a sewer scope
• Bad reviews or complaints

Avoid any inspector that cuts corners or makes you uncomfortable. You want someone thorough and transparent. Don’t be afraid to ask lots of questions.

Types of Specialty Building Inspections

While a general home inspection covers all major systems, some properties require additional testing:

• Sewer scope – A camera inspection of underground sewer pipes to check for clogs, root intrusion, or damage.
• Mold testing – Samples are sent to a lab to check for hazardous mold growth, usually due to excess moisture.
• Radon test – Test for this invisible, odorless gas that can seep into homes and cause health issues.
• Asbestos survey – Check for asbestos in insulation, flooring, siding, or other materials. Common in older homes.
• Lead paint test – Scan walls for lead-based paints, which can poison children if chipped or peeling.
• Pest inspection – A thorough evaluation for wood destroying insects like termites, plus rodents, scorpions, and other Arizona pests.
• Pool inspection – Check the pump, filter, plumbing, electrical, decking, and safety barriers of a residential pool.
• Fireplace inspection – Examine the venting, flue, damper, gas lines, refractory materials, and more.
• Foundation inspection – Geotechnical evaluation of soils and structural integrity for large cracks or significant settling.

Your real estate agent can advise if any additional inspections are recommended. Specialists can also be brought in after the fact if any areas of concern are identified.