Don’t Skip the Inspection: Arizona Buyers’ 2025 Guide to Avoiding Expensive Surprises

Buying a home in Arizona?
You’re probably already checking out Zillow, comparing school ratings, and dreaming of that perfect backyard.

But there’s one thing that can make or break your deal—and most buyers underestimate it.

It’s the home inspection.

In 2025, it’s your secret weapon to avoid disaster, negotiate repairs, and protect your money.
This guide breaks it down so you don’t get stuck with a money pit.

Step 1: Know Your Inspection Timeline

You have 10 days after your offer is accepted. That’s it.

Use this time to:

• Book a licensed inspector
  
  

• Check for hidden damage
  
  

• Ask questions
  
  

• Decide if you want to move forward, cancel, or ask for repairs
  
  

Pro Tip: Don’t wait until Day 9. Get your inspection scheduled ASAP to allow time for follow-ups.

Step 2: What’s Covered in a Standard AZ Inspection

Step 3: Common Arizona Red Flags

If you're buying in AZ, there are a few deal breakers you need to know about:

• Termites – Super common. Always get a WDO inspection.

• Old roofs – If it's 15+ years old, budget $10K–$20K to replace.

• HVAC stress – Arizona heat wears out AC units fast.

• Foundation cracks – May be minor, or a nightmare. Always check.

• PB pipes – Found in homes built in the ‘80s–’90s. Brittle. Break easily.

• Bad drainage – Can cause flooding during monsoon season.
  

Use the inspection to catch these early and avoid major headaches later 

Step 4: What is the BINSR and Why It Matters

Step 5: Avoid These Mistakes

Most buyers mess up here. Here’s how not to:

• Don’t skip the inspection to “look competitive”

• Don’t choose the cheapest inspector

• Don’t assume the seller will do repairs without checking

• Don’t ask for cosmetic fixes (like paint)—focus on major issues

• Don’t forget to get repair quotes during the inspection window

• Don’t forget to verify repairs before closing
  

It’s not about being picky. It’s about protecting your investment  

Step 6: Get Extra Inspections When Needed

If the home has:

• A pool

• Old wiring

• A weird smell

• A roof over 15 years old

• Visible cracks or termite signs
  

Get a specialist involved. These cost $100–$500, but can save you thousands.

Use the inspection checklist on page 15 to decide what’s needed.

Final Thoughts: The Smart Buyer Always Inspects

The Arizona sun hides a lot of issues.
Just because a home looks great doesn’t mean it’s problem-free.

Your inspection is your one shot to:

✅ Spot hidden defects
✅ Negotiate better terms
✅ Walk away if it’s a bad deal

Want help connecting with a trusted inspector or reviewing your BINSR strategy?
Let’s talk. I’ve helped dozens of Arizona buyers avoid bad buys—and I’ll make sure you don’t make costly mistakes.