What an inspection actually covers
A general home inspection is a visual, non-invasive review of a property's major systems: roof, structure, electrical, plumbing, HVAC, and appliances. It typically runs $400–600 in Arizona and takes 2–4 hours. The inspector isn't opening walls or running diagnostic equipment — they're looking for visible signs of problems and functional issues you'd notice using each system normally.
That distinction matters: a clean inspection report doesn't mean a perfect house. It means no visible red flags were found during a walkthrough. Some things genuinely require a specialist to catch — more on that below.
The real dealbreakers
A short list of findings that deserve serious pause, not just a repair request:
- Structural issues. Significant foundation cracks, notable settling, or roof framing problems. These are expensive to fix and can indicate deeper issues.
- Active water intrusion. Signs of ongoing leaks, not old stains — active moisture readings, mold growth, or water damage that looks recent.
- Major electrical hazards. Outdated panel types known for fire risk, or amateur wiring work that wasn't permitted.
- Sewer line failures. Especially relevant in Arizona's older neighborhoods with clay or cast iron sewer lines — see the AZ-specific section below.
Any of these is worth pausing on, getting a specialist opinion, and having a real conversation with your agent about whether to move forward, renegotiate significantly, or walk.
What's just normal wear
Inspection reports flag everything, including things that don't need action. Common examples that rarely justify a repair request:
- Minor drywall cracks from normal settling
- Aging but functional water heaters or HVAC units nearing end of typical lifespan but still working
- Worn caulking or grout that needs routine maintenance
- Minor grading issues that don't show evidence of actual water intrusion
Every home has a list like this — even new construction. If your report is entirely free of minor items, that's actually unusual, not reassuring.
Findings that are mostly leverage
Some findings sit in the middle: real, but not urgent enough to walk over, and not so minor you'd ignore them. These are your best negotiating material:
- An HVAC system that's functional but clearly near end of life
- Roof with visible wear but no active leaks — get a roof-specific quote for remaining lifespan
- Older electrical panel that's functional and up to code for its era but not modern (like Federal Pacific or Zinsco panels, which do carry real insurance and safety concerns worth researching specifically)
- Plumbing fixtures with minor, non-structural issues
This is the category to focus your requests on — see the negotiation playbook for how to turn these into repairs, credits, or price adjustments.
Arizona-specific things to watch
A few items that matter more here than in other markets:
- Sewer scope. Not part of a standard inspection — request it separately, especially on homes over 20 years old. Root intrusion and clay pipe deterioration are common and expensive to fix.
- Termite/wood-destroying insect inspection. Required for VA loans, optional but recommended for others. Arizona has real termite activity despite the dry climate.
- Pool equipment. If the home has a pool, get it inspected separately — pumps, filters, and heaters are common failure points not always covered in a general inspection.
- Roof condition relative to sun exposure. Arizona's UV exposure shortens roofing material lifespan compared to other climates; ask about remaining useful life, not just current condition.
- HVAC capacity and age. AC isn't optional here — a system nearing end of life is a real, near-term cost, not a someday issue.
When to get a specialist
Beyond the general inspector, it's worth bringing in a specialist when the general report flags something ambiguous, or proactively for: sewer scope (always worth it on older homes), roof-specific inspection if the general inspector notes wear, pool inspection if the home has one, and a structural engineer if anything resembling foundation movement shows up. These specialist inspections typically run $150–400 each, but they're cheap insurance against a much larger surprise after closing.
What to do with the report
Once you have the full report, don't try to negotiate every line item. Pick 2–4 findings that are genuinely significant, tie your request directly to the report language, and decide upfront whether you want repairs, a credit, or a price adjustment for each (see the negotiation playbook for how sellers tend to respond to each approach). A shorter, well-justified list gets taken more seriously than a long one.