Your guide to what’s checked, what to expect, and how it protects your investment
If you’re in the process of buying a home—whether it’s your first, a second property, or you're relocating to beautiful Cottonwood or Sedona—you’ve probably heard you need a home inspection. But what does that actually mean? What gets inspected? And how does it impact your deal?
Let’s walk through it together.
What is a home inspection?
A home inspection is a professional evaluation of a home’s condition. It usually happens after your offer has been accepted but before you close. A licensed inspector will check the major systems and structure of the house and provide you with a detailed report highlighting any issues—big or small.
In Arizona, where unique factors like monsoon runoff, expansive clay soils, or intense summer heat can affect home condition, an inspection is your first layer of protection and I never recommend skipping it!
Why it’s important (yes, even in a brand-new home)
Buying a home in the Verde Valley—especially in sought-after areas like Cottonwood or Sedona—is a major investment. A home inspection can help reveal:
Structural concerns (like foundation settling or roof damage)
Safety issues (like faulty wiring or outdated electrical panels)
Future expenses (like an aging HVAC system)
Deal breakers (like water damage, mold, or plumbing failures)
Even in new construction homes, surprises happen. I've personally seen new builds with reversed hot/cold plumbing lines or poorly installed roofing. That’s why I always advise clients to “trust but verify.”
What does the inspector check?
Most home inspections cover:
Roof & Attic (very important in Arizona's hot sun!)
Foundation and crawl spaces
HVAC system
Plumbing and water pressure
Electrical panels and outlets
Windows, doors, & insulation
Interior & Exterior condition
Depending on the home’s age or location, you might also consider additional inspections, like:
Sewer scope (especially in older homes in Clarkdale or Camp Verde)
Termite inspection (a must in Arizona)
Well/Water Samples or Mold Testing
What does a home inspection cost?
Prices vary by size and special services, but most standard inspections in the Sedona–Cottonwood area range from $400 to $800. That’s a small price to pay for the confidence and clarity you gain in return.
Should you attend the inspection?
Absolutely. You don’t need to trail the inspector through every nook and cranny, but I do recommend joining at the end for a walkthrough of their findings. It’s your chance to ask questions and get a clear picture of what’s urgent vs. what’s cosmetic.
What happens if the inspector finds issues?
If problems come up (and they usually do), don’t panic. You’ll review the report with your real estate agent (hi 👋), and we’ll discuss options. You might:
Request repairs
Negotiate a price reduction or closing credit
Walk away, if it’s more than you’re comfortable taking on
The inspection isn’t a pass/fail test—it’s a tool to help you make smart, confident decisions.
Buying in Cottonwood or Sedona? Here’s how I help.
As a local REALTOR® with nearly a decade of experience and deep roots in the Verde Valley, I’ve helped hundreds of buyers navigate this exact process. I work with a network of trusted, professional home inspectors and contractors who show up when you need them and deliver honest insight—no sugarcoating.
Because when you're buying a home, especially in a rural or our unique area, you deserve someone who knows the quirks of Arizona real estate and will advocate for your best interests at every step.
Let’s make sure your next move is a solid one—from the ground up.
Thinking about buying a home in Cottonwood, Sedona, or nearby?
I’d love to be your guide. Reach out anytime to chat about the process, neighborhoods, or even just where to get the best local tacos 🌮.
Let’s make this move a good one.
