Arizona Home Inspections
Residential Home Inspections in Phoenix & Arizona
Thorough, photo-rich home inspections from licensed Arizona inspectors. Choose the package that fits your home and your peace of mind, from the essentials to every system we test.
Quick answer: Patterson 360 offers four residential home inspection packages in Arizona: Essential 360 ($399), Signature 360 ($499), Premier 360 ($699) and Luxury 360 ($1,299). Base prices cover homes up to 2,500 sq ft (4,000 sq ft for Luxury) and 0–10 years old, with size and age adjustments for larger or older homes.
Choose Your 360 Inspection Package
Every package follows the Arizona Standards of Practice and includes a detailed digital report with photos and recommendations.
Essential
Essential 360
$399
Up to 2,500 sq ft
Our most affordable thorough inspection.
- Comprehensive home inspection
- Roof, exterior, structure, electrical, plumbing, HVAC, interiors and insulation
- Detailed digital report with photos
- Same-day report in most cases
- Client support after the inspection
Perfect for: Budget-conscious buyers, investors and homeowners.
Most Popular
Signature
Signature 360
$499
Up to 2,500 sq ft
The ideal balance of value and protection.
- Everything in Essential 360
- Basic thermal camera imaging
- WDIIR termite inspection (1-year warranty)
- Basic drip irrigation inspection
- Enhanced reporting with thermal findings
Perfect for: Most home buyers who want added confidence before closing.
Premier
Premier 360
$699
Up to 2,500 sq ft
Maximum insight. Maximum protection.
- Everything in Signature 360
- Detailed thermal camera analysis
- Professional sewer line diagnostic
- Detailed drip/sprinkler system testing
- Extended client review and consultation
- Priority post-inspection support
- Pool/spa add-on just $89
Perfect for: Older homes, out-of-state buyers and maximum due diligence.
Luxury
Luxury 360
$1,299
Up to 4,000 sq ft
One inspection. Every system.
- Everything in Premier 360
- Certified pool/spa inspection
- Detailed drip/sprinkler testing
- Complete mold air + swab lab testing
- WDIIR termite and sewer scope included
- Priority post-inspection support
Perfect for: Custom homes, luxury estates and homes 3,500 sq ft and up.
Compare Packages
| Feature | Essential | Signature | Premier | Luxury |
|---|---|---|---|---|
| Full home inspection & digital report | ✓ | ✓ | ✓ | ✓ |
| Thermal imaging | – | Basic | Detailed | Detailed |
| WDIIR termite inspection (1-yr warranty) | $89 add-on | ✓ | ✓ | ✓ |
| Drip/sprinkler irrigation | $79 add-on | Basic check | Detailed test | Detailed test |
| Sewer scope inspection | $199 add-on | $199 add-on | ✓ | ✓ |
| Pool/spa inspection | $99 add-on | $99 add-on | $89 add-on | ✓ |
| Complete mold air + swab testing | $549 add-on | $549 add-on | $549 add-on | ✓ |
| Extended consultation & priority support | – | – | ✓ | ✓ |
| Base price | $399 | $499 | $699 | $1,299 |
Pricing for Larger & Older Homes
Add one size adjustment and one age adjustment to your package base price. Square footage is conditioned living area, including finished additions; a standard attached garage is included.
Size Adjustment (Essential, Signature, Premier)
| Living Area (sq ft) | Add |
|---|---|
| Up to 2,500 | $0 |
| 2,501 – 3,000 | +$50 |
| 3,001 – 3,500 | +$100 |
| 3,501 – 4,000 | +$150 |
| 4,001 – 4,500 | +$200 |
| 4,501 – 5,000 | +$250 |
| 5,001+ | Custom quote |
Age Adjustment (all packages)
| Home Age | Add |
|---|---|
| 0 – 10 years | $0 |
| 11 – 20 years | +$25 |
| 21 – 40 years | +$50 |
| 41 – 60 years | +$100 |
| 61+ years | +$150 (reviewed before booking) |
Age is the inspection year minus the original year built. Renovations do not reset the age.
Luxury 360 Size Adjustment
| Living Area (sq ft) | Add |
|---|---|
| Up to 4,000 | $0 |
| 4,001 – 5,000 | +$100 |
| 5,001 – 6,000 | +$200 |
| 6,001 – 7,000 | +$350 |
| 7,001 – 8,000 | +$450 |
| 8,001 – 10,000 | +$700 |
| 10,001+ | Custom quote |
Detached casitas, additional dwellings and unusual complexity are quoted separately.
Add-On Services
Customize any package with specialized inspections. Some are already included in Signature, Premier and Luxury 360.
Below ground
Sewer Scope Inspection
$199
With a home inspection • $249 à la carte
HD camera inspection of the main sewer line for roots, cracks, offsets and blockages.
Termites
WDIIR Termite Inspection
$89
1-year warranty when clear
Wood-destroying insect inspection with Nectar Pest Control, documented for your transaction.
Backyard
Pool & Spa Inspection
$99
$89 with Premier • included in Luxury
Pumps, filters, heaters, automation, plumbing and safety features evaluated.
Landscape
Drip & Sprinkler Testing
$79
Included in Premier and Luxury
Zone-by-zone irrigation testing to find leaks, damaged heads and coverage gaps.
Indoor air
Mold Testing
From $299
Air $349 • Swab $299 • Complete $549
Certified lab analysis with results typically in 24–48 hours.
One concern
Targeted Diagnostic Inspection
$299
+$75 per additional focus area
Roof, plumbing, moisture, structural or electrical concerns, without a full inspection.
Bundle & Save
Platinum Bundle
$50 Off
Add 3 or more add-on services to any residential, pre-listing or new construction package.
Gold Bundle
$100 Off
Add every available add-on plus a mold test to Essential, Signature or Premier 360, or a pre-listing inspection.
One discount per quote; Gold replaces Platinum when both apply. Discounts do not apply to Luxury 360, diagnostic or à la carte services.
Pre-Listing Inspections for Home Sellers
Why Sellers Choose It
Find and address issues on your timeline, price your home with confidence, share the report with buyers, and reduce surprises and renegotiation during escrow.
Pricing & Scheduling
Pre-listing inspections from $375 for homes up to 2,500 sq ft (see size and age adjustments below). Add a sewer scope, WDIIR termite, or pool & spa inspection as needed, and save with our Platinum and Gold bundle discounts.
Pre-Listing Inspection Pricing
Base price $375 for homes up to 2,500 sq ft. Add one size adjustment and one age adjustment. Square footage is conditioned living area, including finished additions; a standard attached garage is included.
Size Adjustment
| Living Area (sq ft) | Add | Base + Size |
|---|---|---|
| Up to 2,500 | $0 | $375 |
| 2,501 – 3,000 | +$50 | $425 |
| 3,001 – 3,500 | +$100 | $475 |
| 3,501 – 4,000 | +$150 | $525 |
| 4,001 – 4,500 | +$200 | $575 |
| 4,501 – 5,000 | +$250 | $625 |
| 5,001 – 6,000 | +$325 | $700 |
| 6,001 – 7,000 | +$425 | $800 |
| 7,001 – 8,000 | +$525 | $900 |
| 8,001 – 9,000 | +$650 | $1,025 |
| 9,001 – 10,000 | +$775 | $1,150 |
| 10,001+ | Special quote | Call the office |
Age Adjustment
| Home Age | Add |
|---|---|
| 0 – 10 years | $0 |
| 11 – 20 years | +$25 |
| 21 – 40 years | +$50 |
| 41 – 60 years | +$100 |
| 61+ years | +$150 (reviewed before booking) |
Example: a 3,200 sq ft home built 25 years ago = $375 + $100 + $50 = $525. Age is the inspection year minus the original year built. Homes over 10,000 sq ft, detached casitas, additional dwellings, and unusual complexity are quoted by our office. Pre-listing inspections qualify for our Platinum ($50 off with 3+ add-ons) and Gold ($100 off with every available add-on plus a mold test) bundle discounts.
Why Arizona Homebuyers Choose Patterson 360
Licensed & Insured
Inspectors licensed by the Arizona Board of Technical Registration, backed by E&O and general liability insurance and the InterNACHI Code of Ethics.
Advanced Technology
Thermal cameras, moisture meters, sewer cameras and drone roof photography reveal what a visual inspection can miss.
Clear, Fast Reports
Photo-rich digital reports, typically the same day, with plain-language findings and recommendations, plus answers to your questions afterward.
Frequently Asked Questions
How much does a home inspection cost in Phoenix?
Patterson 360 residential packages start at $399 for Essential 360, $499 for Signature 360, $699 for Premier 360 and $1,299 for Luxury 360. Base prices cover homes up to 2,500 sq ft (4,000 sq ft for Luxury) that are 0–10 years old. Size adjustments range from $50 to $250 for homes up to 5,000 sq ft, and age adjustments range from $25 to $150.
Which home inspection package should I choose?
Signature 360 is our most popular choice for home buyers because it adds thermal imaging, a WDIIR termite inspection with a 1-year warranty, and a basic drip irrigation check. Choose Premier 360 for older homes or out-of-state purchases, Essential 360 if you only need the core inspection, and Luxury 360 for custom homes 3,500 sq ft and up.
When will I receive my inspection report?
Reports are delivered digitally with photos and recommendations, with same-day delivery in most cases.
Does the price change for larger or older homes?
Yes. Homes over 2,500 sq ft add $50 to $250 depending on size, and homes over 10 years old add one age adjustment of $25 to $150. Homes over 5,000 sq ft, homes 61+ years old, and properties with detached casitas or additional dwellings receive a custom quote.
What is a WDIIR termite inspection?
A Wood Destroying Insect Inspection Report (WDIIR) documents visible evidence of termites and other wood-destroying insects. Ours is performed in partnership with Nectar Pest Control and includes a 1-year termite warranty when no activity is found. It is included in Signature, Premier and Luxury 360.
Can I save by bundling add-on services?
Yes. Platinum Bundle Savings takes $50 off when you add 3 or more add-on services. Gold Bundle Savings takes $100 off Essential, Signature or Premier when you add every available add-on plus a mold test. One discount applies per quote.
How do I book and pay?
Book online or call/text 623-303-9344. Your inspection agreement is signed and payment is completed online before the inspection.
Ready to Schedule Your Home Inspection?
Book online in minutes or call/text 623-303-9344. We respond to every inquiry within one business day.