Before Inspection Day
The work starts before the inspector arrives.
Confirm Access with Your Agent
The seller needs to provide access to all areas of the home. In Phoenix, this specifically means:
Utilities turned on (electric, gas, water). Air conditioning functional so the inspector can test it. Pool equipment accessible and operational. Attic access clear (sometimes in closets or garages). Electrical panel accessible (often in garage or exterior). Gate codes or keys for any locked areas.
If the home has a pool, the inspector needs the pool equipment running or able to start. Sellers sometimes turn off pool pumps. Make sure your agent confirms pool accessibility.
Research the Home's History
Pull what information you can before the inspection:
Year built (affects what materials and systems to expect). Maricopa County permit history online. Flood zone and wash proximity. Any disclosures about monsoon damage, repairs, or updates. Neighborhood age and typical construction patterns.
This context helps you understand findings. A 1988 Chandler home with aging HVAC is expected. The same finding in a 2018 home raises questions.
Prepare Your Questions
Write down specific questions you want answered:
Concerns from the listing photos or your showing. Questions about desert-specific issues (roof, HVAC, pool). Specific systems you want extra attention on. Budget questions about upcoming maintenance.
Phoenix-specific questions to consider: How old is the HVAC and what's its expected remaining life here? What's the roof condition and underlayment status? Any signs of monsoon water intrusion? Pool equipment age and condition? Evidence of scorpion or termite activity?
What to Bring on Inspection Day
Pack appropriately for a Phoenix inspection:
Water, at least a liter. Inspections take 2-3 hours, and if it's summer, staying hydrated matters. Hat and sunscreen if you'll be outside for pool or exterior evaluation. Comfortable, closed-toe shoes since you may be in the garage, near pool equipment, or walking the property. A notepad and pen for jotting observations. Your phone for photos. The questions you prepared.
If you're inspecting during summer (May-October), dress lightly. You'll be in and out of the house following the inspector. The temperature difference between AC inside and 110+ outside is significant.
During the Inspection
How to make the most of your time at the property.
Arrive on Time and Plan to Stay
A typical Phoenix home inspection takes 2-3 hours. Homes with pools, larger properties, or older homes take longer. Plan your schedule accordingly.
If it's summer, the inspector may start with exterior and pool early while it's "cooler" (using that term loosely). Join them outside if you can handle the heat, or catch up on exterior findings later.
Follow but Don't Hover
The best approach is engaged observation. Follow the inspector through the home. Watch what they examine. Ask questions when they're between tasks.
Good times to ask: when they finish a room, when they're writing notes. Bad times: when they're on a ladder, testing equipment, or clearly focused on something specific.
Ask Phoenix-Specific Questions
Every market has local concerns. In Phoenix, ask about:
Signs of heat damage to roof materials. HVAC condition and realistic lifespan here. Pool equipment age and near-term replacement needs. Evidence of monsoon water intrusion. Stucco condition and any repairs visible. Scorpion entry points and pest evidence. Dust accumulation in HVAC system. Window seal condition given UV exposure.
Local inspectors know what to look for in this climate. Use their expertise.
After the Inspection
What to do once the walkthrough ends.
Get the Summary On Site
Before you leave, ask the inspector for a verbal summary. What are the biggest concerns? What's in good shape? What should you prioritize?
This preview helps you process findings before the formal report arrives. It also gives you a chance to ask clarifying questions while you're still at the property.
Wait for the Written Report
Most Phoenix inspectors deliver reports within 24 hours, often same-day. Read it completely before reacting.
Phoenix reports often note age-related HVAC and roof concerns. These are informational in many cases rather than immediate problems. Read the inspector's assessment of urgency, not just the item description.
Identify Your Next Steps
Based on the report, determine what action to take:
Items to request seller repair or credit for. Items to get contractor quotes on for budgeting. Items that need specialist evaluation. Items that are informational only.
Your agent helps navigate negotiation. The inspection gives you information to make decisions.
Phoenix-Specific Preparation Tips
A few things specific to buying in Phoenix:
Summer inspections are uncomfortable. Plan for heat if scheduling June-September. Early morning inspection starts help.
Pool inspections are standard here. Make sure the pool is accessible and equipment operational. This is a normal part of Phoenix home inspections, not an add-on.
HVAC findings are almost universal. Almost every Phoenix home will have HVAC-related notes. Expect to discuss system age and remaining life.
Tile roof underlayment is a common topic. Don't panic if the inspector mentions it. Understand the timeline rather than assuming immediate crisis.
Monsoon season matters for timing. Inspecting in September-October shows you what the monsoon revealed. That's useful information.