Inspections & due diligence.

The standard AAR contract gives you a 10-day inspection period from contract acceptance. Use it well. Anything you don't catch in this window is much harder to address later.

The standard home inspection

A general home inspector walks the property and checks the major systems — structure, roof, electrical, plumbing, HVAC, appliances — and documents what they see. Plan to attend at least the last hour; an inspector's verbal walk-through is often more useful than the written report.

Expect every report to flag things. The question isn't whether something is wrong — it's whether anything is wrong that changes your decision or your offer.

Arizona-specific items to inspect closely

HVAC

The single most important system in an Arizona home. Summer highs routinely run 105°F+, and an air-conditioning failure isn't just uncomfortable — it can put the home at risk. Check age, condition, refrigerant type, and recent service records. Multiple units are common in larger homes; inspect each.

Roof

Sun, monsoon storms, and time take a toll. Tile roofs can last decades but the underlayment beneath does not — verify the underlayment's age, not just the tile. Flat roofs need particular attention to drainage and seam condition.

Termites (BWIR)

Subterranean termites are common across the Valley. A Wood-Destroying Insect Report (often referenced as the WDIIR or BWIR) is typically required by lenders on financed purchases. If treatment is recommended, factor it in.

Pool & spa (if applicable)

A separate pool inspection is worth the small added cost. Pumps, filters, heaters, plaster condition, deck condition, and equipment age all matter. Pools are wonderful and they are also a budget line item every year.

Flood irrigation (Arcadia and select areas)

If the property has flood irrigation, ask for the schedule, the irrigation district information, and the condition of the gates and berms. It's a feature, but it requires upkeep and active scheduling.

Water heater & soft-water

Hard water is a fact of Arizona life; many homes have water softeners. Check the heater's age and the softener's condition (and whether it's owned vs. leased).

Wells, septic, propane (outer areas)

In semi-rural pockets and outlying areas, the property may be on a well, a septic system, and/or propane. Each has its own inspection process and timeline.

The HOA review

If the property is in an HOA, the inspection period is also when you review the association's documents:

• CC&Rs — covenants, conditions, and restrictions. What you can and can't do with the property.
• Rules & regulations — including any restrictions on short-term rentals, paint colors, vehicles, fences, and pets.
• Financial statements — is the HOA solvent? Reserve funds adequate?
• Pending special assessments — large repairs the HOA plans to bill members for.
• Minutes from recent meetings — useful for spotting brewing issues.

This is one of the most underrated steps in Arizona purchases. A weak HOA can mean special assessments years later.

The appraisal

If you're financing, your lender orders an appraisal — an independent valuation that protects them (and you) from overpaying. The appraiser compares the home to recent local sales and produces a value.

If the appraisal comes in at or above the purchase price, the loan proceeds normally. If it comes in low, the contract gives you options: renegotiate the price, cover the gap in cash, or — if you have an appraisal contingency — cancel.

Negotiating repairs

After inspection, you can ask the seller to repair items, credit you for them, or reduce the price. Sellers aren't obligated to agree to anything. Smart strategy: focus on safety, system, and structural issues, not cosmetic ones. A list of 40 minor items will be received differently than a focused request on three real problems.