Step 1: Read the Full Report
Before you do anything else, read the entire report. Not just the summary. Everything.
Phoenix reports often note age-related findings that are expected rather than alarming. A 15-year-old HVAC system is notable but not necessarily a crisis. Reading the full context helps you understand what's routine versus what's concerning.
As you read, start mentally categorizing:
Safety hazards that need immediate attention. Major system issues (HVAC, roof, pool equipment, electrical). Minor repairs that are inconvenient but not urgent. Maintenance recommendations for future planning. Informational items that are just documentation.
Step 2: Categorize the Findings
Create your own list organized by priority.
Safety Issues
These require attention regardless of negotiation. Examples: missing GFCI protection near water, pool barrier deficiencies, electrical hazards, gas leaks, non-functional smoke detectors.
In Phoenix, pool safety often falls into this category. Arizona requires specific barriers and drain covers. Non-compliance needs addressing.
Major System Concerns
Big-ticket items that affect value or livability. In Phoenix homes, common major concerns include: HVAC at end of life (expect this frequently), roof underlayment replacement needed, pool equipment requiring replacement, major electrical updates needed, stucco damage requiring significant repair.
These are your negotiation leverage and budget planning items.
Minor Repairs
Things that should be fixed but aren't emergencies. Examples: minor stucco cracks, weatherstripping, irrigation leaks, cosmetic pool issues, minor electrical updates.
Maintenance Items
Recommendations for upkeep, not repairs. Examples: change HVAC filters frequently (Phoenix dust), service pool equipment annually, maintain desert landscaping, clean condenser coils. These are homeowner responsibilities, not seller obligations.
Step 3: Get Quotes for Major Items
For anything significant, get actual contractor quotes. Inspection reports estimate conditions but don't price repairs.
In Phoenix, common items worth getting quotes for:
HVAC replacement: $8,000-20,000 depending on system size and type. Roof underlayment: $15,000-25,000 depending on roof size and tile condition. Pool equipment replacement: varies widely, $1,500-8,000+ depending on what's needed. Pool resurfacing: $8,000-15,000. Major stucco repair: $3,000-10,000 depending on extent.
Real quotes give you negotiating power and accurate budgeting information.
Step 4: Decide What to Request
Work with your real estate agent to determine your approach.
Request Repairs
Ask the seller to fix specific items before closing. Best for: safety issues, pool barrier compliance, items with clear right/wrong completion. Risk: you don't control who does the work or quality.
Request Credit
Ask for price reduction or closing cost credit instead of repairs. Best for: major items like HVAC where you want to choose the contractor and system. Advantage: you control the process. Disadvantage: you need cash to cover the work.
Request Nothing
Accept the home as-is for items that aren't significant or are expected for the home's age. Appropriate for: normal wear, maintenance items, cosmetic issues, age-appropriate system condition.
Step 5: Understand Phoenix Market Context
Not everything in a Phoenix inspection report is a negotiation point.
Expected findings you may not negotiate successfully on:
HVAC that's 12-15 years old but functional. Tile roof with 15-20 year underlayment. Pool equipment that's mid-life. Minor stucco cracking. Dust accumulation in HVAC. Cosmetic sun damage to exterior.
These are normal Phoenix home conditions. Requesting credits for expected age-related wear often fails in competitive situations.
Stronger negotiation items:
Safety issues (pool barriers, electrical hazards). Systems that have actually failed or are imminently failing. Issues not disclosed by the seller. Problems that exceed normal wear for the home's age.
Step 6: Plan for What You're Accepting
Whatever you negotiate, you're accepting everything else. Make sure you're prepared.
If proceeding with aging HVAC, budget for replacement within a few years. In Phoenix, that's likely $10,000-15,000 for a standard system.
If accepting the current roof, understand the underlayment timeline. Budget for re-felt when appropriate.
If the pool equipment is mid-life, plan for component replacements over the next 3-5 years.
The inspection report becomes your maintenance roadmap. Items you don't address now wait until you're the owner responsible for them.
Step 7: Consider the Walk-Away Option
Sometimes the inspection reveals enough that walking away is the right choice. This is especially true when:
Major structural issues exist that weren't disclosed. Repair costs exceed your comfort level. The seller won't negotiate on significant items. Foundation or pool structure has serious problems.
Your inspection contingency exists for this reason. Using it isn't failure. It's protection.
In Phoenix, conditions that often prompt walk-aways include: major foundation issues, extensive termite damage, pool structural failure, undisclosed flood or monsoon damage history, electrical issues too extensive to address economically.