Tempe, Arizona
Home inspection in Tempe
A home inspection in Tempe is mostly an exercise in reading older houses, because this landlocked, built-out city sold off its last big tracts of raw land decades ago, so most of what changes hands is post-war and mid-century stock rather than new construction. Layer on Tempe’s dense rental and investor ownership around ASU, and many homes carry years of remodels, added circuits and converted garages that may or may not have been permitted.
- ASHI Certified Inspector
- From $285 residential
- Report on-site, same day
The Tempe housing stock
What the local stock means for your inspection
Most of Tempe's single-family housing was built during the post-war and mid-century boom of roughly the 1950s through the 1970s, when the city grew from a small farm town into a major suburb alongside ASU, so an inspection here usually weighs decades-old original construction against the roofs, panels, HVAC and remodels layered on since.
- Tempe is landlocked on every side by Phoenix, Mesa, Chandler, Scottsdale and Guadalupe, so it built out decades ago and most sales are existing older homes rather than new construction.
- Arizona State University sits at the city’s core, and neighborhoods near campus and the light-rail corridor carry a high concentration of rental and investor-owned homes.
Neighborhoods we inspect in Tempe
- Maple-Ash
- Mitchell Park
- Broadmor
- Date Palm Manor
- The Lakes
- Warner Ranch
- Optimist Park
And every other neighborhood in Tempe. If your street is not listed, it is still covered.
On the ground here
What an inspector watches for in Tempe
These are the items that come up most in Tempe's housing stock. They are what to expect, not a verdict on any one home.
Aging or original electrical panels and wiring
Mid-century service panels and branch wiring predate today’s electrical loads, so an inspector looks closely at panel age and capacity, undersized service, and any older wiring or brands that warrant further evaluation.
Galvanized supply and cast-iron drain lines
A lot of Tempe's older stock was plumbed with galvanized steel supply lines and cast-iron or clay drains that corrode and clog as they age, so visible piping, water pressure and flow all get attention.
Undocumented or unpermitted remodel work
Given how many homes near campus cycled through rentals and investor owners, added circuits and subpanels, reworked baths and kitchens, converted garages and enclosed patios are common and are worth checking against professional standards.
Roofs, HVAC and water heaters on their second or third life
On homes this age these systems have almost always been replaced at least once, so the inspection focuses on the age, workmanship and permitting of the replacements more than the original equipment.
Slab-on-grade foundations and soil movement
Valley soils shift with moisture and older slabs can show cracking, settlement or exterior grading that drains toward the house, all of which an inspector documents on established properties.
Decades of heat and monsoon wear
Decades of intense sun load and monsoon wind and rain test older low-slope roofs, flashing details and site drainage, so weathered roofing and water-intrusion clues are common items to watch.
Most relevant here
What Tempe buyers ask about most
Tempe's older, remodel-heavy, investor-owned housing stock makes a thorough buyer's inspection the priority, with pool and termite evaluations close behind given the age and density of the properties.
- Buyer's Home InspectionBefore you close, know exactly what you're buying, every major system, walked with you and explained.
- Pool & Spa InspectionPool and spa problems are stressful and expensive. Our certified process finds them before you buy.
- Certified Termite InspectionThe wood-destroying insect report (WDIIR) Arizona lenders ask for, tied to your inspection visit.
- Pre-Listing InspectionFind the problems before a buyer does, so surprises never cost you leverage at the negotiating table.
See every inspection service, available in Tempe like every AZHI service.
Common questions
Inspecting a home in Tempe
What does a home inspection in Tempe typically focus on?
Because Tempe's housing skews older and heavily remodeled, an inspection here spends much of its time on aging original systems such as electrical, plumbing and the foundation, and on verifying the condition and, where visible, the permitting of roofs, HVAC, water heaters and additions redone over the decades. It is less about brand-new-construction defects and more about documenting the true condition of a mature home before you commit.
I'm buying an older home near ASU that was a rental for years. What should the inspection catch?
On former student or investor rentals, the biggest value is finding work done outside permits or professional standards, which commonly means added circuits and subpanels, reworked plumbing, converted garages and enclosed patios turned into living space. A thorough inspection documents the accessible condition of those systems so you can see where the finish and the underlying construction do not match.
Are galvanized plumbing and outdated electrical panels common in Tempe's older homes?
They can be, because a large share of Tempe’s stock dates to the mid-century era when galvanized steel supply lines and lower-capacity panels were standard. An inspector cannot see inside walls, but the visible piping, the panel and its labeling, and the water pressure and flow give strong clues about whether original materials are still in service and worth budgeting to update.
Bob was on time and very thorough in his inspection of the home I was preparing to purchase. He was an expert at covering all the bases and major systems of any home. I would recommend him and AZ Home Inspection Services.
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Schedule your Tempe inspection
Schedule a Tempe home inspection to get a clear, documented picture of an older, often-remodeled property before you commit.
Residential inspections start at $285. You get a price and the next available dates back.