7 Items to Consider Prior To Closing

You’re Under Contract in Arizona. Now What About Those 10 Days?

The contract is signed, the lender needs three more pay stubs, title is blowing up your inbox and your agent drops the line: "You have 10 days to get your inspections done."

Take a breath.

In Arizona, that standard 10-day inspection window is your due-diligence safety net. Staged furniture and fresh agreeable gray paint look great on tour, but the systems running behind the drywall determine what this house will actually cost you after move-in.

(Note: If you’re buying raw acreage, a manufactured home or a property on a private well/septic, your checklist will look different, call us on that.) For a standard Valley residential home, here are the big seven you need to zero in on:

1. The A/C Units

An Arizona summer will expose an aging HVAC unit in about forty minutes. Check the age on the data plate, dig into past maintenance logs and have your inspector verify the temperature split. If the system is pushing 12–15 years or struggling to maintain temp, bring in a dedicated HVAC technician for a deeper look before the 10 days expire.

2. Tile Roof Underlayment

Concrete and clay tiles can last 50 years, but the felt underlayment beneath them bakes under our sun and usually gives out around the 18–25 year mark. Your inspector needs to check the valleys, flashings and crawl into the attic to check for signs of hidden leaks.

3. Pool Shell & Equipment

A pool is non-negotiable for a lot of Valley buyers, but pumps, filters, heaters and aging plaster add up quickly. Standard home inspectors only check basic functionality; paying for a specialized pool inspection is almost always worth the couple hundred bucks.

4. Water Heater & Plumbing Lines

Phoenix-area tap water is notoriously hard on appliances and fixtures. Find out the age of the water heater, look for scale buildup around valves and confirm whether the home has older polybutylene or galvanized supply lines.

5. Termites & Pest History

In the desert, it’s not a question of if a home will see subterranean termites, but when. Order a separate WDO (termite) inspection, check whether the home is under an active subterranean warranty and review past treatment drill holes around the foundation.

6. Window Seals & Weatherstripping

Sun damage degrades caulking and window seals fast. Blown thermal seals on dual-pane glass won't just fog up, they let your expensive cold air bleed right out into the July heat.

7. HOA Rules & CC&Rs

Don’t rely solely on the summary in the MLS or the seller's initial disclosure. Demand the full CC&Rs and read the actual restrictions on street parking, RV storage, exterior paint palettes and rental limits before your inspection deadline lapses.

The Takeaway

You’ll also review the seller’s SPDS (Seller's Property Disclosure Statement), but treat your inspection period as independent verification. An inspection report isn't a pass/fail test, it’s your leverage to negotiate repairs, request credits or adjust your long-term budget.

Buying in Glendale, Peoria, Surprise, or anywhere across the Valley? Reach out to HouzAZ & Associates at Realty ONE Group at (602) 845-9679 or drop us a message. We’ll walk the property with you and make sure you go into closing with eyes wide open.

 Connect with HouzAZ & Associates