Buying a home in Tucson and wondering how Arizona’s inspection period really works? You are not alone. That short window can protect your earnest money and help you avoid costly surprises, but only if you use it well. In this guide, you will learn what the inspection period is, how long it typically lasts in Tucson, which inspections matter most, and how to negotiate repairs or credits with confidence. Let’s dive in.
What the inspection period means
In Arizona, the inspection period is a contingency you and the seller agree to in your purchase contract. Most Tucson buyers use the Arizona Association of REALTORS Residential Resale Purchase Contract or a similar form. During this period, you have the right to order inspections and tests, review results, and either request repairs or cancel within the deadline.
If you cancel properly and on time under the contract terms, you typically receive your earnest money back. If you request repairs instead of canceling, the seller can accept, reject, or counter. Your next steps depend on your contract language and timelines.
How long it lasts in Tucson
There is no statewide standard. In Tucson and across Pima County, a common practice is 7 to 10 calendar days, especially in faster markets. For complex properties or out-of-state buyers, you can negotiate more time, such as 10 to 17 days. If you need additional time for specialty tests, you can ask for an extension in writing and document any approved extension with an addendum.
10-day timeline you can follow
- Day 0: Contract accepted, earnest money deposited, inspection period begins.
- Days 1–2: Schedule the general home inspection and WDO/termite inspection. Add any specialty inspections right away.
- Days 3–6: Inspectors visit and deliver reports. Order follow-up tests if needed.
- Days 6–8: Review reports with your agent. Get estimates for major items.
- Days 9–10: Deliver your written repair request or a cancellation notice per your contract.
Tip: Book inspectors as early as possible. Pool, sewer scope, HVAC, septic, and well appointments can be in high demand in Tucson.
Your Tucson inspection checklist
- General home inspection by a licensed professional.
- WDO/termite inspection. Termites are common in Arizona and lenders often require this report.
- Sewer/line scope, especially for older homes or lots with mature trees.
- HVAC inspection and service record review. Cooling performance is critical in Tucson’s climate.
- Specialty inspections as indicated: roof, electrical, plumbing, foundation/structural, stucco/EIFS moisture, chimney/fireplace, pool and spa, septic system, well and water quality, mold or radon if there are indicators or concerns.
- Review seller disclosures and permit history.
- Get repair estimates for significant items before you submit requests.
- Consider a re-inspection after the seller completes agreed repairs.
Core inspections to plan first
- General home inspection: A full-scope visual review of structure, roof, electrical, plumbing, HVAC, appliances, and drainage.
- WDO/termite inspection: Arizona homes often show termite activity. Catching issues early helps you plan treatment or negotiate solutions.
- Sewer scope: A camera review can reveal root intrusions, offsets, or breaks that are not visible during a general inspection.
- HVAC check: Confirm age, capacity, and performance. Cooling is a top priority in Tucson’s desert heat.
Specialty inspections to consider
- Roof inspection: Verify age, flashing, transitions, and any monsoon-related wear.
- Foundation/structural: Assess cracks or settlement related to desert soils.
- Electrical: Identify outdated panels or overloaded systems.
- Plumbing: Check piping type, water pressure, and potential leaks.
- Pool and spa: Inspect safety features, pumps, decking, and possible leaks.
- Septic and well: For off-sewer properties, schedule septic pumping/inspection and water quality testing early.
- Stucco/EIFS moisture: Look for improper grade contact or window and roof transitions that can hide water intrusion.
Tucson issues to flag early
- Monsoon and drainage: Review grading, gutters, and downspouts. Ask if the property lies in a mapped floodplain.
- Desert soils and foundations: Expansive clay and moisture changes can cause movement. Inspect landscaping near the foundation.
- Stucco care: Many Tucson homes use stucco. Poor details at roof, window, or grade transitions can allow hidden moisture.
- Pests beyond termites: Check for entry points and screening that help deter scorpions, ants, or rodents.
- Wildfire brush management: Foothills homes may need defensible space and ongoing brush clearance.
- Water supply and conservation: Confirm if the property is on Tucson Water or a private well. Irrigation and reclaimed water use can affect maintenance and bills.
- Potential indoor contaminants: Consider radon or mold testing only if indicators or concerns arise, and verify asbestos or lead risks in very old homes.
Repairs, credits, or cancel: how to decide
After you receive your reports, you will choose one of two paths. You can submit a written repair request or you can cancel within the inspection deadline. When you request repairs, the seller may accept, reject, or counter with a different repair list or a credit.
If negotiations stall and your contract allows it, you can cancel during the period and protect your earnest money. If the inspection period ends and you have not acted, you may lose your unilateral right to cancel for inspection issues unless your contract says otherwise.
Lender and appraisal requirements
Many lenders require a WDO/termite report. Appraisals can also flag safety or habitability items that must be fixed for your loan to fund. FHA and VA loans apply stricter minimum property standards, so plan extra time for any health or safety repairs.
Communicate with your loan officer at the start of the inspection period. Align on what your lender may require so you can schedule the right inspectors quickly.
Deadlines, notices, and extensions
Your contract controls how you must deliver written notices and the exact calendar or business day timelines. Send repair requests or cancellations in the permitted manner and keep copies. Precision protects your earnest money.
If you need more time for follow-up tests, request an extension early and in writing. The seller can accept, reject, or counter the request, and any approved extension should be documented with an addendum.
Pima County records to check
- Building permits and history through Pima County Development Services.
- Septic and well information with the Pima County Health Department, if applicable.
- Floodplain and drainage maps via the Pima County Flood Control District.
- Water service confirmation through Tucson Water.
- Ownership and recorded documents through the Pima County Assessor and Recorder.
For contractors, verify licensing and complaint history with the Arizona Registrar of Contractors. Pest control companies should hold the correct state license.
Pro tips for Tucson buyers
- Read the inspection clause in your contract and confirm whether your timelines use calendar or business days.
- Schedule the general and WDO/termite inspections on Day 1. Add sewer scope, pool, septic, well, and HVAC right away if needed.
- Meet your inspector on site if you can. Seeing issues in person helps you prioritize repairs.
- Get written estimates for major items before you submit your repair request.
- Keep all communications and reports in writing. Consider a re-inspection after repairs.
- Check permit history and floodplain status before you finalize repair negotiations.
- Confirm that all contractors and inspectors are properly licensed.
Common mistakes to avoid
- Waiting to schedule inspectors and running out of time.
- Assuming the seller will fix everything without negotiation.
- Relying on verbal notices instead of written delivery per your contract.
- Skipping a sewer scope on older homes or homes with large, mature trees.
- Overlooking drainage and grading issues in monsoon season.
Ready to shop with confidence in Tucson?
Whether you are looking in Tanque Verde, the Catalina Foothills, Oro Valley, or nearby neighborhoods, a smart inspection plan protects your budget and your peace of mind. Use your inspection period to identify risks, negotiate fair solutions, and keep your closing on track. When you want local guidance and a steady hand through each step, connect with Rebecca Maher for expert buyer support.
Ready for next steps? Reach out to Rebecca Maher to schedule a consult and get Tucson’s latest listings.
FAQs
How long is the inspection period in Tucson?
- There is no statewide rule; 7 to 10 calendar days is common, but the length is negotiated in your contract and can be longer when needed.
What inspections should I order first as a Tucson buyer?
- Start with a general home inspection and a WDO/termite inspection. Add sewer scope, HVAC, roof, and other specialty inspections based on the home’s age, condition, and features.
Can I cancel and keep my earnest money if problems come up?
- Yes, if you deliver a proper cancellation within the inspection period per your contract. Timely written notice is essential for earnest money protection.
What if the seller refuses to make repairs?
- You can negotiate credits or a price reduction, accept the home as is, or cancel during the inspection period if your contract allows.
Do lenders in Tucson require certain inspections?
- Many lenders require a WDO/termite report. Appraisals can also require health and safety repairs, and FHA or VA loans may have stricter standards.
When should I schedule my inspections?
- Immediately on Day 1 of your inspection period so you have time for specialty tests, estimates, negotiations, and possible re-inspections.
What Tucson-specific issues should I ask inspectors about?
- Drainage and monsoon impacts, termite activity, stucco moisture risks, sewer line condition, desert soil movement, and for certain properties, septic and well health.
