Frequently Asked Questions

Desert Lizard focuses on residential home inspections. These include free standing homes, attached single-family homes (such as townhouses), manufactured homes and mobile homes. Inspections of out buildings (such as sheds or detached garages), pools and spas may also be included.

The average cost of a home inspection is around $500. The cost ranges from as low as $350 for a small manufactured home to over $600 for a larger home with additional services such as pools, detached structures and crawlspaces.

‍Under the state of Arizona standards, inspectors are required to observe readily accessible installed systems and components. Examples of these components include:‍‍

• Structural components such as the foundation, roof and walls

• Underfloor crawl spaces and attics (when accessible and not dangerous to the inspector)

• Exterior components such as wall cladding, eaves, soffits, trim, walkways and driveways

• Roofing components such as roofing materials, flashing, trim and potential areas of leakage

• Plumbing components such as functional flow, faucets and potential leaks

• Electrical components including service conductors, amperage and voltage rating and presence of GFCI and smoke/CO detectors

• Heating and cooling systems type and functionality

• Interior components such as doors, walls, windows, steps, stairs and installed appliances

• Insulation and venting in visible spaces such as attics, crawl spaces or unfinished rooms

• Garage components such as doors, automatic openers and fire separation.

‍Note that this is not a complete list. Click HERE for a detailed list of the state standards. ‍

Inspections done in accordance with the Arizona State Standards are visual, not technically exhaustive, and will not identify concealed conditions or latent defects. Inspectors do not report on life expectancy of a component or system, value of a property, cost of repairs, or the advisability or inadvisability of purchasing a property. Since inspections are limited to visible components, inspectors do not open up walls, report on underground items (such as underground plumbing components), or inspect inside heating and cooling ducting. In general, if tools are required to inspect an item, it is likely beyond the scope of a home inspection.

A standard home inspection is a non-invasive, visual examination of a property's accessible areas, typically lasting between two to four hours. During this process, a licensed inspector assesses major systems and structural components, including:

• Exterior: Roof, gutters, siding, foundation and drainage.

• Structural: Foundation, framing and load-bearing walls.

• Electrical: Panel, wiring and outlets.

• Plumbing: Pipes, fixtures and water heater.

• HVAC: Heating and cooling systems and ventilation.

• Interior: Walls, floors, windows and doors.

It's advisable for buyers to attend a post inspection meeting to gain firsthand knowledge of the property's condition. However, certain areas are typically excluded from a standard inspection, such as:

• Systems not readily accessible (e.g., areas behind walls or under heavy furniture).

• Detached structures (unless specifically requested).

• Cosmetic issues like outdated finishes.

• Code compliance checks.

• Pest infestations and environmental hazards (e.g., radon, mold, asbestos).

Understanding these inclusions and exclusions helps set realistic expectations and ensures a comprehensive evaluation of the property's condition.

Both buyers and sellers should consider getting a home inspection. For Buyers, a report will help leverage negotiations to adjust price or ask for repairs on substandard items. It will also ensure peace of mind related to safety issues such as electrical hazards, missing smoke/CO alarms and emergency access. A report will also help buyers understand the difference between items that should be repaired/replaced immediately, and items that can be budgeted for repair in the future. New Homebuyers should also obtain a home inspection prior to expiration of their one year warranty. For Sellers, a report will help you understand any potential deficiencies in your home, and allow for time to address these deficiencies prior to placing a home on the market. This will better prepare you for a “clean sale”, and will reduce buyers negotiating power. Be sure to discuss with your real estate agent how a report can assist you with your home sale.

The inspector will be happy to review any questions about the report with you or your authorized agent/s (such a realtor or family member).

For Sellers, it’s not unusual for the homeowner to be present during the inspection. This often helps the inspector focus on areas of concern that may have been noticed by the existing homeowner. After the inspection, the inspector will review the report with the Sellers prior to final report delivery. However, it is best for Buyers (and their authorized agent/s) to attend a post inspection meeting at the site. This allows Buyers an opportunity to understand potential problem areas prior to delivery of the final report. This post inspection meeting typically takes less than an hour, and the inspector will walk the property, both inside and out, with the client.

No, this would be a conflict of interest. You should work with your real estate agent to find a reputable handyman or licensed contractor to obtain estimates for any necessary repairs.

In some cases, the inspector is unable to test certain systems. This can occur if utilities have been shut off for an extended period of time. This also may be a result of installed smart home features that have not been enabled. Inspectors will not turn on water, power, gas or other utilities at the time of the inspection. In some cases, utilities have been shut off for safety reasons. For example, if there’s a gas or water leak, the previous resident may have shut off the utility for safety reasons. In addition, some smart home features may not function without available Wi-Fi or power. These may include kitchen appliances, cameras, electric door locks, lights, blinds and thermostats. Please coordinate with your real estate agent to ensure that all utilities are on and all appliances and smart home devices are able to be tested at least 8 hours prior to an inspection.

Yes. If repairs have been made, or utilities have been turned on that were not on at the time of the inspection, the inspector can do a reinspection. Reinspection fees start at $100.

The final inspection report will typically be available within one day of the inspection. However, in some cases it may take up to 3 days.

The report fee is due in full prior to report delivery. The report will be delivered to the client (or authorized agent/s) electronically via the e-mail provided at the time the contract is signed.