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Phoenix Home Inspections
Know More About the Home Before You Close
Biltmore Home Inspections provides visual, non-invasive residential home inspections throughout the Phoenix metro area. Our Arizona-certified home inspectors evaluate the home's readily accessible major systems and components, explain the conditions observed at the property, and deliver a clear, photo-rich report the same day.
What Is a Home Inspection?
A home inspection is a visual evaluation of a property's readily accessible, installed systems and components. It gives the client a better understanding of the home's observed condition at the time of the inspection.
In Arizona, home inspectors work under Standards of Professional Practice adopted by the Arizona State Board of Technical Registration. The inspection results are documented in a written report that describes the systems inspected, identifies any present systems that were not inspected and explains why, and reports observed conditions that may need repair, monitoring, or further evaluation.
A home inspection is not a guarantee that every defect will be found, a prediction of future performance, or a destructive investigation of concealed areas.
What Is a Pre-Listing Home Inspection?
A pre-listing home inspection is a visual, non-invasive evaluation of the home's accessible areas, installed systems and components before or during the property's listing. It follows the applicable Arizona Standards of Professional Practice and documents conditions observed at the time of inspection. This can ensure a smoother sale of the home without surprises that delay or cause a buyer to back out of the sale.
The Arizona State Board of Technical Registration specifically notes that a seller may have a home inspected before listing. The inspection is optional and does not replace the buyer's right to conduct a separate inspection.
A pre-listing inspection does not certify that a home inspection will establish market value, or guarantee that a later inspector will report the same exact conditions.
What Does a Phoenix Home Inspection Include?
A standard residential home inspection covers the visible and readily accessible portions of the home's major systems and components, including:
Structural Components
The visible condition of the foundation and the floor, wall, ceiling, and roof structures, where accessible.
Exterior
Exterior wall coverings, doors, windows, decks, balconies, steps, porches, railings, eaves, soffits, fascia, and visible grading and drainage conditions, as applicable and accessible.
Roofing
Roof coverings, roof drainage systems, flashings, skylights, chimneys, and roof penetrations that can be safely accessed and observed.
Plumbing
Visible water-supply and distribution piping, drain, waste, and vent systems, plumbing fixtures, water-heating equipment, and related accessible components.
Electrical
The service entrance, main and distribution panels, overcurrent protection, grounding components, and a representative number of installed switches, receptacles, and lighting fixtures.
Heating and Cooling
Installed central heating and air-conditioning equipment, normal operating controls, and accessible distribution systems.
Interior
Walls, ceilings, floors, steps, stairways, railings, counters, cabinets, and a representative number of windows and doors.
Insulation and Ventilation
Insulation and ventilation in accessible attics and unfinished spaces, along with visible mechanical ventilation components.
Learn more here.
What Is Not Included in a Standard Home Inspection?
A standard home inspection does not involve opening walls, dismantling equipment, moving personal belongings, or inspecting concealed and inaccessible areas. It is not an appraisal, a property warranty, an engineering analysis, or a municipal code-compliance inspection.
Some systems require specialized equipment, licensing, sampling, or a separate scope of work. Depending on the property, ask about adding:
Biltmore Home Inspections is a family-owned Phoenix-area inspection company. Austin and Jim are Certified Master Inspectors and Arizona-certified home inspectors with approximately 20 years of combined experience.
Austin: Certified Master Inspector and Owner — Arizona BTR #71876
Jim: Certified Master Inspector — Arizona BTR #67748
Our goal is straightforward: provide a thorough inspection, communicate clearly, and give buyers, homeowners, and real estate professionals useful information about the condition of the property.
Meet Our Inspectors
Frequently Asked Questions
What does a home inspector check?
A home inspector evaluates the visible, accessible portions of the home's structure, exterior, roof, plumbing, electrical system, heating and central air conditioning, interior, insulation, and ventilation. The exact scope can be limited by accessibility, safety conditions, utilities, weather, and the systems present at the property.
Is a home inspection visual or invasive?
A standard Arizona home inspection is visual and non-invasive. Inspectors do not open walls, damage finishes, or dismantle systems to look for concealed defects.
Does a home inspection pass or fail a house?
No. A home inspection documents observed property conditions; it does not issue a pass-or-fail grade. The client uses the report, together with advice from the appropriate real estate, legal, or technical professionals, to make decisions.
When will I receive my Biltmore inspection report?
Biltmore Home Inspections delivers the report electronically on the same day as the inspection.
Does a standard home inspection include a sewer scope, termite, pool, mold, or solar inspection?
These are specialized services and should not be assumed to be part of the standard home inspection. Biltmore offers sewer scopes, termite inspections, pool and spa inspections, mold and indoor air-quality testing, solar inspections, and thermal imaging as add-on services. Choose the services you want when requesting a quote or scheduling.
How much does a Phoenix home inspection cost?
The price depends on the home's size and the specialized services selected. Use Biltmore's instant quote tool for a property-specific estimate before scheduling. Typically home inspections run between $350-$600 for the standard size home.
How the Home Inspection Process Works
1. Get Your Quote and Choose a Time
Use the instant quote tool or schedule online. Select any specialized services appropriate for the property.
2. We Inspect the Accessible Systems
Your inspector evaluates the visible condition of the major installed systems and components within the agreed inspection scope.
3. Review the Main Findings
When applicable, the inspector walks the buyer through the main observations and answers questions at the end of the inspection.
4. Receive Your Report the Same Day
The electronic report includes written observations and visual documentation in a format that is easy to review and share with pictures to document all findings.
What You Will Receive From Us
VISUAL & INFORMATIVE
REPORTS DESIGNED WITH YOU IN MIND.
SAME-DAY REPORT DELIVERY
We will deliver the home inspection report to you on the same day of the inspection. Guaranteed.
VISUAL QUALITY
We provide you with high quality videos and pictures so you get a full understanding.
LIFETIME SUPPORT
Whether you have questions the day after the inspection or a year from now, we're here.
MOBILE FRIENDLY REPORT
Our reports can be viewed on your phone, tablet or computer.
AGENT REPAIR REQUEST BUILDER
This allows agents to quickly copy/paste our language into their document to ask for repairs/concessions resulting in a smoother transaction.
ELECTRONIC REPORT DELIVERY
We will email you the report on the day of inspection.
