Your offer was accepted in Peoria, Arizona. Now the clock starts on the inspection period, and every day counts. It can feel like a lot to manage, especially if this is your first home. You want to make smart choices, protect your earnest money, and avoid surprises after closing.
In this guide, you’ll learn how Arizona’s inspection period works, what to inspect in Peoria homes, how to request repairs or credits, and when you can cancel. You’ll also get a simple 10-day plan to keep you on track. Let’s dive in.
Arizona inspection period basics
In Arizona, the inspection period is a short, defined window after your offer is accepted when you complete due diligence and decide how to move forward. In the Phoenix and West Valley market, a 10-day period is common, but the length is negotiable. The exact rights and steps come from the AAR Residential Resale Real Estate Purchase Contract that you and the seller sign.
If you deliver the required written notice before your inspection period ends, you can accept the home as is, request repairs or credits, or cancel the contract as allowed by the contingency. If you do not deliver written notice before the deadline, you typically move forward as is, subject to other contract terms. The contract controls, so always follow the timelines and instructions in your signed agreement.
What you can do in this window
Your goal is to understand the home’s condition and costs so you can make a confident decision. Here is what to prioritize in Peoria.
Schedule a general home inspection
A general inspection checks structure, roof, plumbing, electrical, and HVAC. In Peoria, inspectors pay close attention to roofing materials, attic ventilation and insulation, window seals, exterior stucco, and electrical panel capacity. Expect a typical fee range of about $300 to $600 depending on size and age.
Order a WDI termite inspection
Termite inspections are very common in Arizona. Lenders often expect a report and may require treatment or repairs if there is active activity or damage. Inspectors also look for conditions that attract pests, like wood-to-soil contact or heavy irrigation near the foundation.
Check HVAC performance
Air conditioning is essential in our desert climate. Ask for a performance check that covers system age, refrigerant levels, airflow, and cooling capacity. If you are buying in the hottest months, a full performance test can be helpful.
Inspect pools and spas
Many Peoria homes include pools or spas. A pool inspection looks at equipment operation, potential leaks, and safety items. Review barrier and fencing requirements and budget for repairs if equipment is near the end of its life.
Scope the sewer line
A camera scope is wise for older neighborhoods or when there are signs of slow drains or past backups. Sewer repairs can be costly and disruptive, so confirming the condition early can save you from surprises.
Get a roof evaluation if needed
Arizona sun is hard on roofs. If your general inspector raises concerns about age or materials, consider a specialist opinion or a roof certification. Look for membrane wear, tile cracks, and flashing issues.
Review solar systems
If the home has solar, confirm whether the system is owned or leased, and whether it can transfer to you. Review documentation and check inverter or battery condition where applicable.
Evaluate foundation and slab cracks
Slab construction is common in Arizona. If you see cracking or uneven floors, consider a structural specialist or foundation engineer for a closer look.
Test well or septic if applicable
Most city neighborhoods in Peoria have public water and sewer, but if a property uses a well or septic system, schedule the proper inspections and water quality tests right away.
Review key documents
- Seller disclosures detailing known conditions
- HOA resale package and CC&Rs if the home is in a community association
- Permit history for recent remodels or additions
- Title report exceptions and any easements that affect use
How repair requests and cancellation work
Under the AAR framework, you have options once inspections are complete. Your decision must be communicated in writing before your inspection period expires.
The basic process
- Complete inspections and gather reports.
- Before the deadline, send the seller one of three written notices: accept as is, request repairs or credits, or cancel under the inspection contingency.
- If you request repairs or credits, the seller can accept, decline, or counter. If you reach an agreement, both parties sign it in writing. If you do not, you may still cancel within your contingency window if your rights are preserved.
- If you cancel in time under the contingency, the contract typically provides for the release of your earnest money as directed by the contract and escrow instructions.
What to include in a repair request
- A clear written list of items to be repaired or credited
- Relevant inspection pages and photos
- Contractor estimates for major items, when available
- A proposed remedy, such as repairs completed before closing, a credit at closing, or a price reduction
Focus on safety, structure, and major systems first. Cosmetic items usually carry less weight in negotiation.
Your 10-day action plan
Use this sample timeline if your contract sets a 10-day inspection period. Adjust if your period is longer or shorter.
- Day 0: Confirm the exact inspection deadline and time. Schedule the general home inspection and termite inspection immediately. Note HOA and lender timelines.
- Days 1–3: Complete the general inspection and termite inspection. Schedule any follow-up specialists, such as pool, HVAC performance, sewer scope, roof, solar, or structural.
- Days 3–6: Review all reports with your agent. Prioritize safety, structural, and major systems. Order contractor estimates for big-ticket items.
- Days 6–9: Draft your written request using the AAR form language. Attach reports and estimates. Finalize strategy: repairs, credits, price reduction, or accept as is.
- Day 9–10: Deliver your written notice before the deadline. Verify time stamps so it is on time to the minute.
After you deliver your notice, monitor the seller’s response. Many sellers reply within 1 to 3 days, but response times vary unless your contract specifies a deadline.
Peoria tips that save time and stress
- Pools are common. Budget for possible equipment replacement if systems are older.
- Desert roofs age fast. A roof specialist can clarify remaining life and likely costs.
- Sewer scopes are smart in older areas or if drains are slow.
- Most homes have city water and sewer, but confirm the utility type early for any property.
- Many neighborhoods have HOAs. Read the resale package for rules, fees, and any talk of special assessments.
- If a home shows recent remodeling, verify permit history with the city and ask for final approvals.
Quick buyer checklist
- Verify the inspection deadline and deliver written notice on time.
- Schedule the general inspection and termite inspection immediately.
- Add pool, HVAC, roof, sewer, solar, or structural specialists as needed.
- Separate safety and major systems from cosmetic items.
- Get contractor estimates for costly repairs.
- Coordinate with your lender on any lender-required repairs.
- Keep all reports and emails documented and attached to your request.
Common pitfalls to avoid
- Waiting to schedule inspections and running out of time.
- Relying on verbal agreements. Put all changes and credits in writing.
- Missing the deadline. If you do not send written notice in time, you may lose the right to cancel under inspections.
- Focusing only on cosmetics instead of big-ticket issues that matter to safety, financing, and long-term costs.
Why a local guide matters
A 10-day clock is fast, but with a plan and the right team, you can move with confidence. A local West Valley agent coordinates inspectors quickly, helps you prioritize findings, and keeps your contract timelines on track. That support makes a big difference when you are weighing repairs, credits, or cancellation.
If you are getting ready to buy in Peoria or nearby West Valley communities, let’s map out your inspection plan and timeline before you write your next offer. Reach out to Robert Tolnai to talk through your goals and next steps. Call Robert Today for a Free Home Market Consultation.
FAQs
How long is Arizona’s inspection period for buyers?
- Ten days is common in Arizona resale contracts, but the length is negotiable and must match the period agreed to in your signed contract.
Can I cancel during the inspection period and keep earnest money?
- If you deliver proper written notice within the inspection period under the contract’s inspection contingency, you can generally cancel and seek release of earnest money as provided by the contract and escrow instructions.
What inspections are most important in Peoria, Arizona?
- Start with a general home inspection and a termite inspection, then add pool, HVAC performance, sewer scope, roof specialist, solar review, or structural evaluation based on the home.
Who pays for inspections in Arizona home purchases?
- Buyers typically pay for inspections as part of due diligence, and sellers pay for repairs only if they agree to do so through a written agreement.
How quickly do sellers respond to repair requests in Arizona?
- Response times vary by contract and situation, though many sellers reply within 1 to 3 days; do not assume timing unless your contract sets a deadline.
What if I miss the inspection deadline?
- If you do not deliver written notice before the inspection period ends, you generally waive inspection-related cancellation rights and move forward as is, subject to the contract.
