Inspection and Repairs

Price is the headline negotiation. Inspections and repairs are the one that quietly kills more deals than anything else. Whether you’re buying or selling, this stage deserves an experienced hand.

For buyers: what gets inspected, and what to do with the results

A typical inspection on a Phoenix-area home looks at the structure, the roof, the HVAC and other mechanical systems, plumbing (including a sewer scope), electrical, and depending on the property and the season, termites, mold, and the pool. Older homes, custom homes, homes with a well or septic system, and homes with significant pool equipment may call for specialist inspections beyond the general inspector’s scope.

My job is to make sure the right inspections are ordered for your particular home, scheduled inside the contract’s inspection period, and that the reports come to us in time to act on them. Missed deadlines can quietly cost you the right to object, so I track them carefully.

Once the reports are in, we read them together. Cosmetic findings are not the same as material defects, and not every item warrants a request to the seller. I help you separate the two, draft a repair request that’s reasonable enough to be taken seriously, and negotiate the seller’s response. Sometimes a credit at closing makes more sense than a repair; sometimes a specific licensed contractor is the right ask. I keep a working list of contractors I trust in the Valley and use it often.

For sellers: what to expect, and how I keep the deal alive

After the buyer’s inspection, you’ll typically receive a response document asking for repairs, credits, or both. You are rarely obligated to do everything on it, but you do need to respond on time. I read every inspection report alongside you, identify which items are reasonable, which are negotiable, and which I’d push back on, and we draft a response together that protects the sale without giving away ground unnecessarily.

If repairs are agreed to, I can coordinate the work, the timing, and the buyer’s reinspection so closing isn’t delayed.

Why this matters more than price

Plenty of deals survive a tough price negotiation and then fall apart over a contested repair item. The difference is almost always in how the inspection stage is handled: how clearly the findings are communicated, how reasonably the requests are framed, and how creatively both sides are willing to problem-solve. That’s where my experience shows up, and it’s where I earn my keep for buyers and sellers alike.

When you’re ready, contact me.