Not sure whether you need an appraisal or a home inspection in Chandler? You are not alone. Both happen quickly after you go under contract, yet they serve very different purposes and affect your financing and negotiations in different ways. In this guide, you will learn what each one does, who orders and pays, typical Chandler timelines, how results can change your deal, and practical steps to keep your closing on track. Let’s dive in.
Appraisal vs. inspection basics
Here is the short version: an appraisal estimates market value for your lender, while an inspection evaluates the home’s physical condition for you.
Appraisal: value for the lender
An appraisal is a lender-required estimate of market value that supports your mortgage. A state-licensed or certified appraiser follows USPAP standards to analyze comparable sales and local market data. The report includes photos, comparable sales, and limited condition notes that affect value or habitability. For a clear overview of how lenders use appraisals, see the Consumer Financial Protection Bureau’s guidance on the difference between inspections and appraisals. You can also review USPAP standards with The Appraisal Foundation and the appraiser regulatory framework via the Appraisal Subcommittee.
Inspection: condition for the buyer
A home inspection is a buyer-focused review of the property’s systems, safety, and maintenance needs. Your inspector provides a detailed report, often with photos and recommendations for repairs or further specialist evaluations, such as roof, pool, pest, sewer scope, or HVAC. Many Arizona inspectors follow national standards and best practices from groups like InterNACHI and ASHI. You choose the inspector and scope, and you typically attend the inspection.
Who orders, who pays, and access
Appraisal
- Ordered by your lender or mortgage broker after you apply for the loan.
- You normally pay the appraisal fee, which may be collected upfront or at closing.
- The lender or appraiser coordinates access. The appraiser photographs the interior and exterior. Neither the buyer nor seller can influence the appraiser’s conclusions.
Inspection
- Ordered and paid for by you, the buyer. You choose the inspector and add-ons such as pool or sewer scope.
- You can attend to see findings firsthand and ask questions.
- Some sellers order pre-listing inspections, but buyers commonly still conduct their own.
Typical Chandler timelines
- Schedule your general home inspection as soon as your contract is accepted. Many Arizona contracts give about 5 to 10 business days for the inspection period. This gives you time to add pool, roof, sewer scope, or pest inspections and to negotiate any repairs before your deadline.
- Lenders usually order the appraisal after loan application and address verification. In the Phoenix metro, many appraisals are completed within about 7 to 14 calendar days, depending on appraiser availability and market activity.
- In summer monsoon months, plan a buffer for inspection access and potential repair scheduling.
How results affect your deal
If the appraisal is low
When the appraised value is below the contract price, you and the seller have options:
- Bring additional cash to cover the difference.
- Ask the seller to reduce the price or split the difference.
- Request a reconsideration of value or a second appraisal, depending on lender policy.
- Cancel under an appraisal contingency if your contract allows.
Loan types matter. FHA and VA appraisals include minimum property requirements. Certain health or safety repairs may need completion before closing or handled through approved escrow holdbacks. Review FHA rules at HUD and VA requirements at VA Home Loans. Conventional loans vary by lender on repair escrows.
What inspections mean for negotiations
Inspection findings are your basis to request repairs, credits, or a price reduction. You can also ask for receipts or permits for past work. The seller is not required to agree to everything, so you and your agent will prioritize safety, structural, roof, HVAC, and other high-impact items. If you cannot reach agreement, you may cancel within the inspection contingency period if your contract allows.
When appraisal and inspection conflict
Sometimes the appraisal does not require repairs, but your inspection reveals costly issues. You can still negotiate or cancel based on your inspection contingency. Other times, an appraiser flags a repair required by the lender, even if your inspection report was limited. In that case, the repair must be addressed to close the loan.
Chandler-specific inspection issues
Chandler’s climate and common home features shape what inspectors find most often:
- HVAC performance and ductwork due to extreme heat and system age.
- Roof wear and sun exposure, including tile and flashing details.
- Stucco and exterior cracks from soil movement and thermal cycling.
- Pools and spas: equipment, decking, safety features; many homes have pools, so pool inspections are common add-ons.
- Irrigation and drainage: grading and drip systems matter for foundations and landscaping.
- Termites and other wood-destroying organisms; many buyers order a pest report.
- Sewer line condition in older homes; sewer scopes can reveal root intrusion or blockages.
- Permits for additions, roofs, HVAC, and pools. Check permit history with the City of Chandler.
- HOA rules and maintenance responsibilities if the property is in a managed community.
To round out due diligence, you can review property records with the Maricopa County Assessor and Recorder, verify flood zone status through FEMA’s flood maps, and align timelines with Arizona contract standards referenced by Arizona REALTORS.
Typical costs in Chandler
- Appraisal: about $400 to $800 for many single-family homes, with higher fees for complex or high-end properties. FHA or VA appraisals can be similar or slightly higher.
- General home inspection: about $300 to $600 for many single-family homes. Add-ons like pool, pest/WDO, roof, HVAC, or sewer scope are often $100 to $300 or more each, depending on scope and vendor.
Actual fees vary by property size, age, complexity, and vendor.
Buyer checklist to keep closing on track
Right after contract acceptance
- Book your general inspection on the earliest available date within the inspection period. Plan to attend.
- Add specialist inspections right away if the home has a pool, older sewer line, flat or tile roof concerns, or visible pest evidence.
- Confirm your lender has ordered the appraisal and that access details are set with the seller’s agent.
During the inspection window
- Review the report and prioritize structural, safety, roof, HVAC, electrical, plumbing, pool, and WDO issues.
- Draft a clear repair or credit request. Include estimates when you can.
- Keep responses within contract deadlines and stay professional.
If the appraisal comes in low
- Discuss options with your agent and lender: price change, split, cash to cover, or a reconsideration of value.
- For FHA/VA, coordinate any required repairs and escrow options per lender policy.
Before closing
- Verify agreed repairs with receipts and permits, where applicable.
- Do a final walk-through to confirm repairs and overall condition.
- Clear remaining lender conditions, including appraisal and title items.
Work with a local advocate
Getting appraisal and inspection right can save you time, money, and stress. You deserve a calm, coordinated process and straight answers about your options. If you are buying or selling in Chandler, our small, hands-on team guides you from offer to closing with responsive communication and strong negotiation. Ready for next steps? Reach out to Susan Bermudez for local guidance tailored to your goals.
FAQs
Who pays for the appraisal in Chandler home purchases?
- Typically the borrower pays the appraisal fee, which may be collected upfront or at closing per lender process.
Who pays for the home inspection in Chandler?
- Buyers usually pay for their inspection and any add-ons such as pool, pest/WDO, roof, HVAC, or sewer scope.
How long do appraisals and inspections take in Chandler?
- Inspections are often completed within your 5 to 10 business day inspection window. Appraisals typically take about 7 to 14 calendar days from ordering, depending on appraiser availability.
What are my options if the appraisal comes in low?
- You can renegotiate price, split the difference, bring extra cash, request a reconsideration of value, or cancel if your appraisal contingency allows.
Do FHA or VA appraisals require repairs before closing?
- FHA and VA appraisals can require repairs that meet minimum property standards; these usually must be completed before closing or handled through lender-approved escrows.
Should I order a pool inspection, termite report, or sewer scope in Chandler?
- Yes, consider each based on the home’s features and age. Pools are common, termites are a known risk, and sewer scopes help identify line issues in older properties.
