What to inspect
| Inspection | Why it matters here | Typical cost |
|---|---|---|
| General home | Structure, roof, plumbing, electrical, and appliances. Takes 2 to 3 hours. | $350–$650 |
| Pool and spa | Pumps, filters, and heaters take a beating from year-round use and sun. | $150–$250 |
| HVAC | Your AC runs hard for months. A dedicated check is worth it. | $100–$200 |
| Termite (WDIIR) | Termites are common in the desert. Required for VA loans and recommended for everyone. | $75–$150 |
You'll also review the HOA's CC&Rs, budget, and meeting minutes, and the title company checks for liens or ownership problems.
After the inspection: the BINSR
Within the inspection period you send the seller a Buyer's Inspection Notice and Seller's Response, or BINSR. You have 4 options:
- Accept the home as-is.
- Ask the seller to make specific repairs.
- Ask for a credit at closing instead of repairs.
- Cancel the contract and get your earnest money back.
Never skip the inspection to save a few hundred dollars. It's the cheapest protection in the whole transaction. I can recommend licensed inspectors I trust.
Common questions
Can I back out of a house after inspection in Arizona?
Yes, if you're still within the inspection period. You can cancel for any reason by delivering your notice in time and get your earnest money back.
Do lenders require a termite inspection in Arizona?
VA loans require one. Most conventional loans don't, but in the desert it's worth doing on any purchase.
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Rules, rates, and limits change, so confirm current numbers with your lender and escrow officer before you rely on them.