Who Carries Out a Property Inspection in Phoenix?
A property inspection in Phoenix is carried out by a home inspector certified by the Arizona Board of Technical Registration, working to the state's Standards of Professional Practice. At Halcomb Property Inspections, our inspectors are licensed in Arizona, insured and InterNACHI-certified, and you get a written report with photos within 24 hours.
By Alex & Jeff, Certified Home Inspector · Last updated October 9, 2026
What Should You Know Before Booking a Property Inspection in Phoenix?
Arizona home inspectors are certified by the state Board of Technical Registration.
A standard inspection is visual and can't see concealed defects.
Pools, mold, pests and sewer lines need their own inspections.
State rules bar inspectors from paying referral fees or doing repairs on homes they inspect.
Book early in your inspection period, and attend if you can.
What Does the State Require of a Property Inspection in Phoenix?
Arizona regulates home inspection. The Board of Technical Registration certifies home inspectors, and its rules require a certified home inspector to follow the Standards of Professional Practice adopted by the Arizona Chapter of the American Society of Home Inspectors. So when you ask which inspector near me is Board certified, you're really asking who is allowed to do this work at all. In Arizona, it's only certified inspectors.
Those standards set the scope. According to Arizona ASHI's published standards booklet, the inspector signs a written agreement with you before the report is delivered, covering the purpose, date, fee and any limits. The report then has to say which systems were inspected and which were present but not inspected, with a reason. The same standards define the inspection as visual and not technically exhaustive, so it won't identify concealed conditions or latent defects.
What is covered in a Phoenix property inspection, then? The standards name nine areas, and this is what the inspector observes in each:
System | What the inspector observes |
Structure | Foundation, floors, walls, columns, ceilings and roof structure, plus crawl spaces and attics where they're accessible |
Exterior | Wall cladding, flashings, trim, entry doors, a representative number of windows, decks, eaves, grading and drainage |
Roof | Roof coverings, drainage, flashings, skylights, chimneys, penetrations and signs of leaks |
Plumbing | Supply and drain piping, fixtures, the water heater, interior fuel piping and sump pumps |
Electrical | Service entrance, panels, branch circuits, a representative number of outlets and switches, and GFCI operation |
Heating | Permanently installed heating equipment, controls, flues and distribution |
Central air conditioning | Cooling and air-handling equipment, controls and ducts |
Interiors | Walls, ceilings, floors, stairs, a representative number of doors and windows, and the wall between the house and an attached garage |
Insulation and ventilation | Attic and foundation ventilation, insulation in unfinished spaces, and bathroom, kitchen and laundry venting |
The booklet is Arizona ASHI's published edition, and the Board's rule points to a later revision, so the details can shift. The structure of the scope stays the same.
How Does a Pre Purchase Property Inspection Phoenix Buyers Order Fit the Inspection Period?
A pre purchase property inspection Phoenix buyers book belongs at the start of the inspection period in the purchase contract, which is commonly ten days in Arizona. That window is when findings can still turn into repair requests or credits. Our guide to the 10-day inspection period walks through the sequence, and our post on what to do once your report arrives covers the buyer's inspection notice.
People also ask how long a property inspection takes. Most run two to three hours, depending on the home's size, age and condition, and larger or older homes take longer. If your window is tight, ask about same-day scheduling. Our home buyer inspection page for Phoenix explains how a purchase inspection works, and our same-day inspection page covers short timelines.
Which Add-On Inspections Does a Phoenix Property Often Need?
Because a standard inspection has limits, some things need a separate visit. The same Board rule says a certified home inspector isn't required to inspect a pool or spa as part of a home inspection, and the standards also leave out pests, mold and other hazardous substances. Three add-ons come up most for Phoenix buyers:
Pool and spa: our pool inspections check the equipment, structure and barrier.
Sewer line: a camera scope looks at the buried line, which a visual inspection can't see. Our post on sewer scope inspections explains it.
Mold, radon and similar testing: our guide to environmental testing covers what's tested and when.
Ordering these during the inspection period keeps everything on one timeline.
Why Does Independence Matter When You Hire a Property Inspector?
A certified property inspection Phoenix buyers can trust has to be independent of the sale. The Board's rules help here. A certified home inspector can't pay a referral fee to a real estate company or agent to get business, and that includes pay-to-play programs called "preferred vendor" or "marketing partner." The inspector can't take compensation tied to repairs for defects found, can't perform or profit from repairs on the home for 24 months after the inspection, and can't inspect a home while acting as an agent with a financial interest in the sale.
We follow those rules, and we never work for realtors or sellers. That matters more than a logo on the report. An inspector who earns money from the transaction isn't working for you, and an inspector with no stake in the repairs has no reason to inflate or shrink what they find.
Where Does Halcomb Carry Out Property Inspections Around Phoenix?
Who carries out property inspections in Phoenix? We do, seven days a week, from 6:00 AM to 9:00 PM. Our Phoenix property inspection page lists the inspection types we offer, from buyer inspections to pre-listing, new construction and warranty inspections. We also work in Scottsdale, Chandler, Mesa and Glendale, plus the wider Valley.
Frequently Asked Questions
1. What does a property inspection actually cover?
The major systems you can see and reach: structure, exterior, roof, plumbing, electrical, heating, air conditioning, interiors, and insulation and ventilation. Our inspectors also use thermal imaging and moisture detection to look for problems behind surfaces, and they give extra attention to cooling equipment and the roof, which take the heaviest wear in Phoenix heat. Everything goes into a digital report with photos and clear next steps.
2. What is NOT included in a standard inspection?
An Arizona standard inspection is visual and not technically exhaustive, so it won't find concealed conditions or latent defects. Inspectors aren't required to report on the life expectancy of a component, what caused a repair or what it will cost, code compliance, market value, or whether you should buy. They also aren't required to check for pests, mold or other hazardous substances, lawn sprinkler systems, pools and spas, or outbuildings other than garages and carports. Several of these are available as separate inspections.
3. Are you certified by the Arizona Board of Technical Registration?
Our inspectors are licensed in Arizona, and in Arizona home inspectors are certified through the Board of Technical Registration. Don't just take our word for it. Ask any inspector for a certificate number and check it on the Board's public lookup before you book. We're glad to share ours.
4. How soon will I receive the written report?
Within 24 hours of the inspection, and often the same day. The report is digital, with annotated photos, a summary of findings and suggested next steps. Under Arizona's standards, it also lists any system that was present but wasn't inspected, along with the reason.
5. Can I attend and ask questions as you go?
Yes, and we encourage it. Walking through the home with your inspector helps you understand what the report means and which findings matter most. If you can't stay the whole time, join for the final walkthrough so you hear the main findings in person. Let us know when you plan to arrive and we'll plan the visit around it.
Ready to Book a Property Inspection in Phoenix?
A property inspection works best when you know what it covers before the day, and what to add if the house has a pool, an older sewer line or a moisture history. Tell us the address, the type of home and your contract dates, and we'll confirm availability and give you a free quote. Request your free quote or call (480) 273-9328.
Halcomb Property Inspections Phone: (480) 273-9328 Hours: Monday to Sunday, 6:00 AM to 9:00 PM Serving Phoenix, Scottsdale, Chandler, Mesa, Glendale and the wider Valley.
