Inspection Services
A complete, top-to-bottom inspection of the home you’re buying, with a termite inspection and thermal imaging at no extra charge and a report within 24 hours.
From $450
Small fees apply for homes 50+ years old and travel beyond 25 miles.
Add-ons to think about
A standard home inspection does not cover the main sewer line, pool and spa, irrigation, solar or detached buildings. Each one can be added when you book. If the home is older or has big trees in the yard, I recommend the sewer camera scan. If it doesn’t, I’ll tell you that too.
Why it matters
Your inspection is the best chance to learn about a home before it’s yours. I follow the State of Arizona and InterNACHI Standards of Practice, then walk you and your agent through what I found.
Your report arrives within 24 hours with clear photos of every finding and a built-in repair request builder your agent can use right away.
From my YouTube channel
A 1980s flip that looked great in the listing: no P-trap under a sink, GFCIs that wouldn’t trip, a new water heater with no discharge line, and termites hidden behind rock piled against the stem wall.
I read through the Arizona Standards of Practice section by section, so you know what your inspection covers, from structure and roofing to plumbing, electrical and HVAC.
Every home gets the full inspection. Some things just deserve a closer look depending on when the house was built.
| Built | What I look at closely |
|---|---|
| Before 1970 | Cast iron drains and clay sewer lines, galvanized water pipe, two-prong and ungrounded outlets, older electrical panels |
| 1970s | Orangeburg sewer pipe, aluminum branch wiring in some late-60s and early-70s homes, slump block walls |
| 1980s and 1990s | Gray polybutylene water lines, original tile roof underlayment, aging AC units and ductwork |
| 2000s and newer | Roof underlayment reaching 20 to 25 years, water heater and AC age, grading changed by new landscaping |
New paint, new floors and new cabinets look great in the listing photos. The roof, plumbing, electrical and sewer line usually stayed the same. I look past the finishes to the parts of the house that cost real money to fix. We don’t know what we can’t see, so I take lots of pictures.
See what that looks like in the worst flip I inspected in 2024 and these common flipped home defects.
