Upspect

Frequently asked questions

What to expect.

Answers about inspections, add-ons, pricing, and scheduling.

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Arizona home inspected by Upspect

Inspection FAQ

Straight answers

Before You Book

Do I really need a home inspection?

In Arizona, a home inspection is the buyer’s main chance to learn the visible property condition before the inspection period ends. The seller’s disclosure covers what the seller knows; the inspection documents what a trained inspector can observe in the roof, structure, electrical, plumbing, HVAC, and interior that day. The report gives you and your agent information to request repairs, negotiate, or decide whether to continue. Waiving the inspection trades a few hundred dollars for open-ended repair exposure and removes a maintenance baseline.

How long does a home inspection take?

A typical home under 2,000 square feet usually takes about two to three hours on site. Larger homes, older homes, pools, sewer scopes, irrigation, termite, engineering coordination, or other add-ons can extend the appointment. The inspector also spends time after leaving the property finalizing photos, notes, recommendations, limitations, and the digital report. If timing is tight, tell Upspect before scheduling so the team can match the inspection window, property size, access details, and add-ons to the right appointment length.

Can I attend the inspection?

Yes. Upspect recommends that buyers attend the final 30 to 45 minutes, rather than shadowing the entire inspection. That gives the inspector room to work methodically and then walk you through important findings in person. Your agent may also attend, subject to access rules and the seller’s instructions. If you are out of town or cannot be present, the report is written to stand on its own, and the inspector can review key findings by phone when scheduling and availability allow.

Can a real estate agent schedule for a client?

Yes. A real estate agent can help coordinate the appointment for a buyer, seller, or owner. The agent should provide the property address, client name and contact information, preferred date window, lockbox or access details, known utilities or access limitations, and requested add-on services. The client receives the report directly, and the agent can be included when appropriate for the transaction. If the property or scope is unusual, call or text Upspect before booking so the correct service path is selected.

What We Inspect

What does a standard Upspect home inspection include?

A standard Upspect home inspection is a visual, non-invasive evaluation of the home’s major systems and components, following Arizona home-inspector standards. The inspector evaluates accessible roof, exterior, grading and drainage, foundation and visible structure, attic insulation and ventilation, electrical panel, plumbing supply and drain lines, water heater, heating and cooling systems, interior walls, ceilings, floors, windows, doors, built-in kitchen appliances, and garage. Interior thermal imaging of the kitchen, laundry room, and bathrooms is included; findings are delivered digitally with photos.

What is not included in a home inspection?

A home inspection is limited to what is visible and safely accessible on the day of the visit. It does not include moving furniture or stored items, dismantling equipment, entering unsafe or inaccessible spaces, or predicting future failures. Pools and spas, termites, sewer lines, irrigation systems, air and water quality, and mold require specialized equipment, sampling, or licensing and are add-on services. Cosmetic items are noted when they indicate a larger issue. The report explains areas that could not be inspected and why.

What is thermal imaging and what can it find?

Thermal imaging uses an infrared camera to show surface temperature differences. During an inspection it can reveal surface clues associated with moisture, missing or displaced insulation, air leakage around windows and doors, or electrical components running hotter than nearby materials. It does not see inside walls or guarantee concealed conditions will be found. Upspect includes it in kitchens, laundry rooms, and bathrooms on standard inspections, with a full-interior scan on new construction pre-closing and 11-month warranty inspections. Thermal findings appear with report photos.

Is thermal imaging included?

Yes, with qualifying services. Home inspections include thermal imaging of the kitchen, laundry room, and bathrooms at no extra charge; see the thermal imaging answer for what the tool can and cannot show. New construction pre-closing inspections and 11-month warranty inspections include a full-interior scan. The tool helps the inspector compare surface temperature patterns and decide whether a visible condition deserves closer attention, but it remains a supporting tool. It does not replace moisture meters, invasive testing, engineering evaluation, or environmental sampling when those are needed.

Do you inspect manufactured and mobile homes?

Yes. Upspect inspects manufactured and mobile homes across the Phoenix East Valley, Pinal County, the Tucson metro, and other published service areas using the same pricing ladder as site-built homes. Manufactured home inspections pay attention to visible foundation and pier conditions, tie-downs when accessible, skirting, marriage line, utility connections, and underside moisture when safely reached. If your lender requires a HUD foundation evaluation for an FHA or VA loan, Upspect coordinates the engineering evaluation and stamped report as a $300 add-on or $450 standalone service.

New Construction

Why inspect a brand-new home when the city already inspects it?

Municipal inspectors check code compliance at specific milestones, and they work for the city, not the buyer. Builder quality checks are performed by the builder. An independent inspector works for the client, reviews workmanship and function within scope, and documents findings in a report you can hand to the builder. New homes can still have roofing, flashing, insulation, HVAC, plumbing, drainage, finish, or safety concerns. The inspection does not create a builder obligation, but gives information before closing or warranty deadlines.

What are the three new-construction inspection phases?

Upspect offers three independent inspections timed to the build. The pre-drywall inspection happens after framing, plumbing, electrical, and HVAC rough-in are complete but before insulation and drywall cover visible systems. The pre-closing inspection happens after the home is finished and before your final walkthrough with the builder, so your punch-list conversation starts with documentation. The 11-month warranty inspection happens before the builder’s first-year warranty deadline and documents visible concerns for your warranty submission process. Each phase follows the standard ladder starting at $300.

Can I give the report to my builder?

Yes, and that is the point of a new-construction inspection. The report is written in plain language with photos, locations, and context for each finding so the builder’s superintendent or warranty team can review it directly. Many builders accept third-party inspection reports as part of the buyer’s punch list or warranty submission, but repair decisions, access rules, warranty coverage, and deadlines remain controlled by the builder and your agreement. If the builder restricts access or testing, the report documents that limitation.

Add-On Services

Can I add pool, sewer, termite, or irrigation services?

Yes. Pool and spa inspection is a $75 add-on for visible equipment, plumbing, electrical bonding, and barriers. Termite inspection is a $50 add-on for a wood-destroying insect report, often requested in Arizona transactions. Sprinkler and irrigation inspection is a $75 add-on for visible operation of zones, controller, valves, and drip components within the published scope. Sewer scope is $250 with an inspection or $400 standalone. Add-ons are usually performed during the same visit when access and scheduling allow, and findings appear with the inspection report.

What is a sewer scope and does my home need one?

A sewer scope runs a camera through the main sewer line from the house toward the street or septic connection and records pipe conditions. It can identify root intrusion, offset joints, breaks, bellies where water pools, and deteriorated materials common in older Arizona neighborhoods. Sewer line replacement can cost thousands of dollars, and the pipe is not visible during a normal home inspection. Upspect recommends considering a sewer scope on homes over 25 years old, mature-tree properties, or homes with backup history.

Pricing and Scheduling

How much does a home inspection cost?

Standard home, pre-listing, pre-closing, pre-drywall, 11-month warranty, and manufactured home inspections start at $300 for homes under 1,000 square feet and are priced by square footage. Homes 41 to 49 years old add $50, and homes 50 years or older add $75. Optional termite, pool, irrigation, sewer scope, air quality, water quality, and engineering evaluations are separate. The current ladder is on the Pricing page, and Upspect quotes the total before scheduling so there are no on-site price surprises.

How soon can you inspect?

Upspect schedules most inspections within one to three days, and same-day or next-day appointments are often available because the team has multiple inspectors covering the Phoenix metro. Arizona inspection periods move quickly, so book as soon as you are under contract and know the access rules. You can schedule online in a few minutes or call or text (602) 345-1634. Availability still depends on property location, requested add-ons, utilities, access, and the appointment window available from the seller or builder.

Reports and Results

When will I receive the report?

Residential inspection reports are delivered electronically within 24 hours and often the same day. The report is available through a secure link and can be saved or shared as a PDF with your agent, lender, builder, or other advisers. Photos are included with findings so you can see what the inspector observed and where it was located. Commercial report timing is confirmed in writing with the quote because the property, scope, research, number of buildings, and reporting requirements can vary significantly.

Does a house pass or fail an inspection?

No. A home inspection documents visible and accessible conditions; it does not pass, fail, certify, or guarantee the home. The report helps you understand which findings may affect safety, major systems, further evaluation, maintenance, or ordinary ownership planning. You and your agent decide how the findings fit the transaction, repair request, negotiation, or maintenance plan. If a specialist, contractor, engineer, lender, or builder needs to answer a narrower question, the inspection report can help identify the right follow-up without replacing that separate expertise.

What happens if the inspector finds a major concern?

The inspector documents the condition with photos, location details, and plain-language context. When possible, the inspector explains the concern on site during the walkthrough or by phone the same day so you understand why it matters before your deadline. The report may recommend evaluation by an appropriate qualified professional when the question goes beyond a visual inspection. If a lender or buyer needs foundation or truss documentation, Upspect can coordinate an engineering evaluation with a stamped deliverable from $500 with an inspection.

Does Upspect perform repairs?

Inspection and testing services are information-gathering services. Repair, remediation, and engineering work are separate unless a service page specifically identifies an engineering partner and deliverable.

Do you offer re-inspections?

Yes. After the seller or builder completes agreed repairs, Upspect can return to verify work for the specific items included in the follow-up scope. Re-inspections are $200 for the first fifteen items and $100 for each additional set of fifteen, and results can be added to the original report so the documentation stays together. Distant re-inspections may require a trip fee confirmed before scheduling. A re-inspection does not certify code compliance, guarantee workmanship, or verify concealed repairs hidden behind finished surfaces.

Service Area and Credentials

Where does Upspect inspect?

Upspect serves Queen Creek, San Tan Valley, Gilbert, Mesa, Chandler, Tempe, Scottsdale, Phoenix, Apache Junction, Maricopa, Casa Grande, Florence, Tucson, Marana, Oro Valley, Sahuarita, and nearby communities in the published service area. The team also covers corridors including Wickenburg, Prescott, Payson, and Globe when scheduling allows. Standard pricing applies throughout the published service area, with distant re-inspection trip fees handled separately when needed. Review the Service Area page or call or text if your property is near the edge of coverage.

Who will inspect my home?

Upspect is a team, not a one-person operation. Your inspection is performed by an Arizona home inspector assigned based on property location, service type, timing, and availability. Inspectors use the same service scopes, report platform, pricing rules, and included thermal imaging standards, so the experience is consistent whichever inspector arrives. You receive appointment details before the inspection, and the report identifies the findings in one place. If you have access constraints or a property-specific concern, share it before the appointment.

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Last updated September 9, 2026.

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