Short answer: yes. Always. I’ve never once recommended a buyer waive their home inspection in 22+ years.
Is a Home Inspection Required in Arizona?
Not legally required, but Arizona is a buyer-beware state. A $300–$500 inspection can uncover tens of thousands in issues.
What Arizona’s Standard Inspection Period Covers
A 10-day inspection and due diligence period. During this time you can hire inspectors, review HOA documents, research the neighborhood, and cancel for any reason with a full refund of your earnest money.
What a General Home Inspection Covers
Structural (foundation, roof, attic), systems (HVAC, electrical, plumbing, water heater), exterior (grading, siding, windows), interior (ceilings, walls, appliances, bathrooms).
Arizona-Specific Inspections: Don’t Skip These
Termite / WDO Inspection
Arizona is one of the most termite-active states. Cost: $75–$150. Mandatory, not optional.
Pool Inspection
Essential for the many Phoenix homes with pools. Cost: $150–$300. Repairs can run $5,000–$20,000+.
Sewer Scope
Important for older homes with clay/cast-iron lines. Cost: $150–$250. A failed line replacement runs $5,000–$15,000+.
Roof Inspection
Recommended for flat roofs or roofs 15+ years old given Arizona’s UV exposure and monsoons.
What to Do with the Inspection Results
Request repairs, request a price reduction/credit, accept as-is, or cancel with your earnest money fully protected.
Never Waive Your Inspection to Win a Bid
Waiving it means buying the home regardless of what’s found inside. Strengthen your offer other ways instead — price, earnest money, flexible closing date.
The Bottom Line
Budget $500–$1,000 for a complete inspection suite. The cheapest insurance you’ll buy in the entire transaction.
Call Mike at (480) 201-3700 or contact me here — I’ll connect you with inspectors I trust.
Mike Caruso | HomeSmart Elite, Scottsdale AZ | 22+ years | 500+ homes sold
