Buying a home is likely the biggest purchase you’ll ever make. Ensuring your potential new home is structurally sound and free of issues should be a priority. A pre-purchase home inspection gives you peace of mind and helps you make an informed decision.
Choosing the right home inspector can seem daunting. There are many inspectors to pick from in the Phoenix area. You want someone experienced, thorough and detail-oriented. Follow this checklist to find the best Phoenix home inspectors for your situation.
Research Local Inspectors
Your first step is making a list of licensed home inspectors in Phoenix. Search online and ask your real estate agent for recommendations. Look for inspectors with these qualifications:
- Licensed through the Arizona Board of Technical Registration
- Insured and bonded
- Member of a professional home inspector association like ASHI or InterNACHI
- Hundreds (or thousands) of completed inspections
- 5+ years of experience inspecting Phoenix homes
As you research, look for red flags like complaints, poor reviews or issues with their license. Avoid any inspectors who seem sketchy or unqualified.
Compare Multiple Quotes
Reach out to your inspector candidates to request quotes and availability. A standard inspection for a typical single-family home usually costs $300-$500. Expect to pay more for larger luxury homes, homes with pools, etc.
Be suspicious of quotes that seem too high or low. The lowest bid may indicate rushed service or someone lacking experience. An extremely high quote could mean price gouging.
Aim for quotes in the standard range from inspectors who seem knowledgeable and have availability when you need it. Get at least three quotes so you can make fair price comparisons.
Ask About Their Inspection Process
A thorough home inspection process usually involves:
- An intensive visual examination of the home’s major systems and structure
- Testing of plumbing, electrical, HVAC and other mechanical systems
- Checking for moisture issues, leaks, drainage problems, radon gas, mold, and more
- Inspection of the roof, attic, walls, floors, windows, doors, foundation etc.
- Extensive interior and exterior inspection
- Detailed report with photos outlining any issues or deficiencies
Ask inspectors to explain their process. Make sure they inspect all areas of the home and use the proper tools to fully evaluate the property. Rushed or incomplete inspections can miss serious issues.
Look for inspectors who take 2-3 hours or more to complete the inspection. This shows they take their time rather than rushing through it. Also ask if they offer sewer scope, pest, pool or other specialized inspections if needed.
Verify Their Credentials
When you narrow down your list, do some background research on your top inspectors:
- Check their license. Look them up on the Arizona Board of Technical Registration website to confirm they have an active license in good standing.
- Look for certifications. Licenses set minimum standards but certifications show inspectors have pursued additional training. Look for credentials like Certified Master Inspector (CMI) from Master Inspector Certification Board (MICB).
- Read online reviews. Check Google, Yelp, Angie’s List or other sites with customer reviews. Look for consistency, recent reviews and how the inspector responds to any negative feedback. Avoid inspectors with many complaints.
- Call references. Reputable inspectors will provide references from past clients. Call them to ask if they were satisfied with the inspection and reporting.
Taking these steps verifies inspectors have the proper credentials, training and reputation.
Understand Their Reporting Process
The inspection report is one of the most important deliverables you’ll receive. It should provide detailed documentation of the property’s condition with photos and clear descriptions of any concerns.
Ask how soon after the inspection you’ll receive your report. Most inspectors provide same day reports or within 24 hours. Anything longer than a couple days is too slow.
Inquire about the report format too. A professional PDF report is preferable over a quick handwritten checklist. Photos of issues should also be included.
Ideally the inspector will also review the report with you in-person or over the phone. This lets you ask any questions and understand everything covered.
Request Sample Reports
Don’t be afraid to ask inspectors to provide sample reports from past inspections. Most will happily comply, with the customer details removed for privacy.
Reviewing a sample gives you a feel for the inspector’s reporting style, thoroughness and professionalism. Look for reports that are:
- Well-organized and visually easy to follow
- Contain plenty of photos and documentation
- Use clear, concise language easily understood by laypersons
- Free of spelling and grammar errors
- Provide details on the home’s structure, materials, systems, deficiencies etc.
If a report seems hastily done or filled with boilerplate language, that’s a red flag. You want custom reports tailored to each unique home.
Evaluate Their Customer Service
From your initial interactions, evaluate factors like:
- Responsiveness: Do they return calls and emails promptly? Speedy communication is essential.
- Professionalism: Are they polite, respectful and knowledgeable? Good customer service increases the odds of a positive experience.
- Patience: Do they thoroughly answer all your questions? The best inspectors happily explain things in detail.
- Rapport: Do you feel comfortable with them? You want an inspector you can trust so there won’t be any surprises later.
Pay attention to your gut feelings when interacting with inspectors. If someone seems impatient, arrogant or difficult to work with, they may not be the right fit.
Read Home Inspector Reviews
One of the best ways to evaluate home inspectors is to read reviews from past clients. Here are some sites to check:
- Google – Search the inspector’s name or company to find Google reviews.
- Yelp – Features detailed reviews of local professionals, including home inspectors.
- Angie’s List – Requires a membership, but features reviews inspected and rated by customers.
- Facebook – Check their business Facebook page for reviews and comments.
- GuildQuality – Survey-based customer satisfaction ratings for home inspectors and other residential contractors.
- BBB – Check the Better Business Bureau for ratings, complaints and more.
- Networx, Porch, Houzz – These and other home services sites include customer reviews of home inspectors.
Favor inspectors with consistently positive reviews across multiple sites. A few negative reviews are normal, but avoid any with frequent complaints about missed issues, unprofessionalism, lack of thoroughness, etc. The reviews will give you a good sense of each inspector’s reputation and service quality.
Ask About Their Experience
When interviewing inspectors, ask questions like:
- How long have you been a home inspector? Look for 5+ years experience.
- How many inspections have you completed? Look for hundreds, preferably thousands.
- Are you specifically experienced with Phoenix homes and issues common in this area? Local experience is ideal.
- How familiar are you with the neighborhood and similar homes? Familiarity helps inspectors notice irregularities.
- Do you have experience with this type of home, e.g. mid-century ranch, luxury home, historical property etc.? The right expertise reduces the risk of missing issues.
- What’s your background and education in construction, engineering, architecture or related fields? Formal education in these fields is a bonus.
You want an inspector with extensive experience inspecting all types of Phoenix homes over many years. They should highlight experiences specifically relevant to your home and neighborhood.
Trust Your Gut Feeling
When researching inspectors, you may get a good or bad feeling about someone you can’t quite articulate. That gut instinct is worth paying attention to.
If an inspector seems pushy, impatient or too sales-y, that could be a red flag. Overconfidence or refusal to answer questions thoroughly can also indicate problems.
On the other hand, patience, honesty and clear communication give a positive impression. Don’t ignore your intuition if something seems off about an inspector.
Avoid Free Home Inspections
Some home inspectors offer free inspections, but this usually comes with strings attached. They may pressure you to use their company’s additional services after identifying problems.
Stick with inspectors who charge reasonable fees for their general home inspection service without requiring extra purchases. Paying for a professional inspection is worthwhile to get an objective assessment.
Read the Inspection Contract Closely
Before scheduling an inspection, read the contract carefully. Key things to look for:
- Services covered: Clearly specifies what’s included (and not included) in a standard inspection.
- Liability limits: Most inspectors limit liability for missed issues to the fee paid. This is generally standard, but review this clause closely.
- Dispute resolution: Outlines how disputes will be handled. arbitration is common. Understand this before signing.
- Cancellation policy: Review rules and penalties for cancelling or rescheduling the inspection.
Never let an inspector pressure you into signing a contract before you’ve read it thoroughly. Reputable inspectors will give you time to review it carefully before hiring them.
Act Quickly When You Find a Good Candidate
Once you find an inspector who checks all the boxes, move quickly to get on their schedule. The best inspectors book up fast, especially in peak home buying seasons.
Provide the inspector a few potential dates so you can finalize a time that works for both of you. Confirm the appointment in writing and add it to your calendar.
Preparing the property for the inspection a few days ahead helps ensure the process goes smoothly. Have the utilities on, remove clutter, trim trees/bushes away from the exterior, etc.
Following this checklist helps you hire one of the best Phoenix home inspectors for your situation. A thorough inspection provides invaluable insight before finalizing your home purchase.
