If you’re selling your home in Arizona, going through the home inspection process can be stressful. Knowing what to expect and how to prepare your property properly can help everything go much more smoothly. Use these Arizona-specific expert tips to help your home ace the inspection and impress buyers.
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Do a Pre-Inspection Walkthrough Yourself First
Before the buyer’s official inspection, do a thorough walkthrough yourself or hire a professional home inspector for an informational consultation. Go room by room, checking all systems, appliances, outlets, fixtures, and the overall condition inside and outside. This will allow you to catch and address any issues ahead of time rather than being surprised during the actual inspection. Pay special attention to common problem areas in Arizona homes like the roof, A/C unit, pool/spa equipment, and exterior walls. Document any repairs you make.
Deal With Any Moisture Issues
Since excess moisture can lead to mold, termites, wood rot, and other major issues in Arizona’s warm climate, this will likely be an area inspectors pay close attention to. Carefully check your home’s walls, attic, crawl spaces, basements, and landscaping for signs of improper drainage systems or water leaks. Repair any drips or condensation around A/C units, skylights, and plumbing fixtures. Level any uneven outdoor areas prone to water pooling during Arizona’s monsoon season. Implement moisture barriers as needed.
Get Your Home’s Cooling System Serviced
With Arizona summer temperatures hitting well over 100°F, your home’s cooling capabilities will make or break a sale. Schedule preemptive service for your central A/C unit so everything is in proper working order for hot weather. Replace filters, belts, and other parts as recommended. Have your technician do a full inspection and document it with an invoice or checklist showing what tasks were completed. The hotter it is on inspection day, the more closely buyers will scrutinize your A/C.
Add Insulation and Ventilation Where Needed
Proper insulation and ventilation are crucial for keeping an Arizona home’s temperature regulated in energy-efficient ways. Inspectors will check that insulation levels in your attic, walls, floors, and ceilings meet Arizona’s strict R-value codes for homeowners. Add more insulation if needed. They’ll also check your attic, crawl spaces, garage, and laundry room have adequate ventilation from soffit vents and fans to allow temperature regulation and prevent moisture issues.
Do Exterior Maintenance and Landscaping
Curb appeal matters, as do safety hazards that might get flagged during an inspection. Ensure all walkways, patios, porches, and driveways around your home’s exterior are properly paved, graded, and free of trip hazards. Trim overgrown trees/shrubs away from the roof and siding. Clean gutters and check exterior walls carefully for cracks – these can be red flags with Arizona’s soil movement. Spruce up landscaping with flowers and cacti well-adapted for Arizona’s climate.
Check Window and Door Functionality
Sticking doors and windows can be signs of foundation problems in Arizona’s shifting soils or temperature/moisture issues inside the home. Ensure all exterior windows and doors open and close smoothly. Replace any worn weather stripping to seal properly. Make sure window screens are secure and in good condition to keep out Arizona’s desert bugs. Consider having windows professionally cleaned – Arizona’s dust and storms can soil exteriors. Verify window locks work securely as a safety measure.
Give Your Pool/Spa Some Extra Attention
For Arizona homes with pools or spas, inspectors will check a litany of items related to structural soundness, fencing/enclosures, electrical systems, pumps, heating, covers, railings, and chemicals/cleanliness. Get ahead by having a pool company do a preemptive inspection and address any concerns. Ensure your fence/enclosure meets updated Arizona safety codes for height and self-closing gates. Check water chemistry and filters. Clean surfaces thoroughly. Replace any old drains or suction fittings to prevent entrapments – newer dual drain systems are encouraged.
Verify the Safety of Certain Systems/Features
Inspectors will want to ensure certain systems and features in your Arizona home meet current safety standards and building codes:
- Have a garage door pro verify sensors and auto-reverse mechanisms work properly.
- Check that guardrails for lofts, balconies, and staircases meet height rules – 36-42 inches is typical.
- Ensure water heaters have earthquake strapping and pressure relief valves/discharge pipes.
- If you have a septic tank, get it pumped/inspected to verify it’s properly functioning.
- Clean out dryer vents and stove range hoods to prevent fire hazards from excess lint and grease.
- Test smoke/CO detectors and replace batteries to confirm they work during an inspection.
Address Any Pest or Termite Issues
Another hot spot for Arizona is wood-destroying pests like termites and scorpions which thrive in warm climates. Have a pest control professional inspect for termites inside and out. Provide documentation of any pest treatment to buyers. Ensure crawl spaces have proper soil coverage and ventilation. Seal any cracks in exterior walls or foundations that could allow scorpions to enter. Keep landscaping trim away from the siding. Check eviction notices to confirm your home doesn’t have unwanted bed bug guests.
Clean Pet Dander and Odors Thoroughly
From desert dust to backyard pets, Arizona homes can be prone to lingering odors issues or allergens during inspections if not properly cleaned beforehand. Treat carpets/upholstery to remove pet dander, then shampoo thoroughly and allow time to fully dry. Clean ceiling fans, replace A/C filters, and wash all window coverings to prevent dust buildup. Seal grout or tile with off-gassing odors like formaldehyde. Use deodorizers made for smoke smells if needed. Improve ventilation wherever possible.
Organize Storage Areas and Remove Clutter
Although home inspectors don’t typically dig through personal contents, cluttered garages, closets, and other storage spaces can unintentionally hide underlying issues. Consider renting offsite storage to clear excess furniture and boxes. Clean out cabinets and organizers. Ensure inspectors can access electrical panels, HVAC equipment, hot water tanks, crawl spaces, attics, and other mechanicals without obstruction for proper assessment. This also helps buyers visualize storage capacities better when viewing your home.
Address Any Recommended Repairs Promptly
If you had a pre-listing inspection done or made repairs based on your walkthrough, follow instructions carefully from your home inspector or contractor. Complete all recommended tasks using licensed professionals whenever possible. Keep all invoices, permits, and paperwork to show serious buyers. Disclose any repairs made when asked. Don’t cover up deficiencies in cosmetic ways – inspectors can tell and it will erode trust. The more repairs you make properly beforehand, the less you’ll have to negotiate later.
Be Responsive to Requests During Inspections
During the actual buyer’s inspection, be available by phone in case any questions come up or issues are found that require immediate input from you. Provide prompt access to all utility shut-off valves, crawl spaces, garages, and other areas inspectors need to access. Being responsive demonstrates you have nothing to hide and didn’t just superficially prep your home without addressing deficiencies. However, don’t feel pressured into making unnecessary repairs – stick to deficiencies that could materially or financially impact buyers.
Review the Inspection Report Thoroughly After
Take the time to thoroughly review the buyer’s home inspector report once available. Make sure you understand what deficiencies were flagged and why so you can make fully-informed decisions on what repairs to negotiate with buyers – some may be more critical than others. Consult with your contractor if conflicting opinions arise on the necessity of certain repairs. Provide second opinions supporting your position whenever reasonable. Agree to repairs in writing rather than verbal commitments.
While it may sound overwhelming to prepare for a home inspection in Arizona properly, following these expert tips will have you well on your way to a smooth process. Address issues early on, make safety and functionality a priority in repairs, and you can both save money and sell faster by reducing negotiation hassles post-inspection. And that offers peace of mind all around! Reach out if we can answer any other Arizona real estate or inspection questions.
