Residential, Commercial & Environmental Inspections Provided by Industry Leading Experts


Trusted By Arizona's Top Brokers & Agents

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Home Inspection Sample Reports

(Click Images to View Reports)

Home with Hidden Mold & Water Leaks Behind Wall

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Out of state buyers retiring to Arizona. Found water leaks in multiple locations, including one near the water heater that was only visible with thermal camera. Added mold testing and a remediation protocol write-up to assist clients with mold cleanup.

Multi Million Dollar Luxury Home

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Very large home, over 6000 ft2. This home had a large pool, many bedrooms, many water and outdoor fire features, along with a casita and several indoor fireplaces. Most of problems we found were consistent with homes of that age range, although we did find significant damage to exterior retaining walls.

Newest Report With Educational Video Links

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Our newest reports includes educational video links that explain what is inspected in every section, like thermal imaging, structural and more. You can also learn about asbestos, mold, lead paint, and the problems we expect to find based on the building practices from certain years. Or you can check it out now: Click HERE

Unsolicited Comments From a First Time Agent w/ 15 Years Experience

home inspections starting at only $299

Square Feet
Under 1000
Above 10000

Mobile/Manufactured Homes - $349

Add Your Environmental ServiceS & Save


Stand Alone: $75 | Add On: $59


Stand Alone: $199 | Add On: $75

sewer scope

Stand Alone: $249 | Add On: $199

Mold testing*

Stand Alone: $499 | Add On: $299

Lead Paint

Stand Alone: $249 | Add On: $149


Stand Alone: $249 | Add On: $199

Air QualitY**

Stand Alone: $249 | Add On: $149

PROMO CODE: NOGARAGE for $25 discount ONLY if the property has no garage. *Remediation protocol included if mold is found. ** Per Air Sample Obtained

Don't Hire 'Bare Minimum' Property Inspectors

The problem with the home inspection industry is that is full of home inspectors. :) Mavericks and know-it-all's who love bare minimum, code minimums, state minimums, national minimums. Arguing online with no-one ever looking anything up in an actual book.

The team run by Curtis Kloc never does the bare minimum. Curt is licensed in multiple states, licensed for commercial, mold, licensed with the EPA for asbestos and lead paint. His teams work hand in hand with brokers, agents, insurance companies and environmental engineering firms.


They offer all the services you could need, like termites, pools, lead paint, mold, air quality, radon, sewer scopes, etc.


They use all the latest technology to see things other inspectors never even heard of: Thermal cameras, drones, videos in the reports, carbon monoxide detectors. The reports are color-coded for ease of use.You get extra reports, like recalls on the appliances and property history reports. There's so much included, it's kinda ridiculous.

And this isn't more of the bare minimum. Curt has developed the templates, the training, the videos to teach inspectors and franchisees in several states how to duplicate everything real estate agents and their clients love about Inspections Over Coffee.

Inspections Over Coffee is your Phoenix home inspection team, Curt has been in real estate inspections since the mid-2000s. Formerly in the US Navy, he worked at nuclear power plants, performing nuclear chemistry and radiological controls. Curtis Kloc has participated in more than 10,000 real estate transactions personally, and his franchise teams perform 1000's of home inspections for happy clients every year.

So now that you've got the vibe of what it's like to work with us, we'll share the "why" you should choose to trust us. The Phoenix, AZ team has experience with 1000's of residential homes of all types, sewer scopes, radon, mold, asbestos, lead paint, and commercial buildings of all kinds, including high rises, 600-unit apartment buildings with elevators, and 50,000 square foot casino along with fire and life safety, green building and ADA requirements, and everything in-between.​

Home Inspection Frequently Asked Questions

How much does a home inspection cost in Phoenix?

The final cost the home inspection is usually determined by how many different services you get and by the size of the house. If you only get a home inspection, it is usually based on the size of the house and typically ranges from $300 to $500 for an average size house, larger homes may, of course be more. But a home inspection is not exhaustive or all inclusive. When people are buying a new house in Phoenix or the surrounding areas, many times they add a termite inspection, which is performed by a pest control licensee and will typically range between $50-$100. Other ancillary services homebuyer's may choose to add their home inspection might include, a sewer scope, which is typically $200-$400, a pool inspection which is typically $75-$150, and maybe other air quality testing, like radon, mold, ozone, etc. which might be another $300 to $400. All of these prices may fluctuate based on the need of a specific home, the size of the home, etc.

Who pays for the home inspection in Arizona?

More than 95% of the time, the home buyer will pay for the inspection at the time of inspection, typically before they receive the inspection report. A small percentage of time, a relative, a real estate agent, or the inspection fee can be paid at escrow. These scenarios are outside of the norm, and would have to be agreed-upon with the home inspection company.

What typically fails a home inspection?

The home inspector does not pass or fail a home. A home inspector should act like a 'Home Buyer Advisor,' very much like if you were to get a used car looked and inspected at prior to purchasing it. There are no rules in a real estate transaction that anyone has to fix anything at all. The home inspection ensures that a buyer is not buying a house with problems, unknowingly. The keyword is unknowingly.
There are no rules that state a buyer or a seller has to do anything with the house just because it is changing ownership. That does not mean that there will not be times where a home inspector finds problems that nobody wants to fix and the buyer will move on from buying the house. Old homes do not need to be brought up to current code, just because it is being sold. Many home inspectors mistakenly quote code, which is inappropriate in a real estate transaction.

Is it worth getting a home inspection?

Most homes have enough problems to address that not finding them and knowing about them would cost more than the cost of the inspection. It is also very easy to offer enough advice on preventative matters preventing future issues that would cost more than the home inspection fee.
When a buyer is looking at a home to purchase, they are typically looking at it differently than how home inspectors look at houses. Home inspectors are not emotionally tied to the house or property, which allows them to evaluate all of the major systems with an eye on functionality and deterioration. Home inspectors aren't worried about cosmetics, the drapes, or whether the sectional couch is going to fit.
Many home inspection companies, like Inspections Over Coffee, also include far more than just the home inspection report. Things like recall reports, property history reports, and tens of thousands of dollars of warranties should there be a problem after the home inspection.
Some home inspection companies, also like Inspections Over Coffee, also include extra services like thermal imaging and drone videos which help find hidden for inaccessible problems, like roof leaks, electrical issues, and insulation issues.

What is a home inspection company's liability?

Home inspection companies will typically have a signed agreement with their client that states what their liability is. Typically, their liability is the cost of the inspection. Some people would like home inspection companies to be liable for the entire house, just because they spent two or three hours in there. But in the real world, that isn’t how things work. The home inspector didn’t cause the roof to be old or leak. The home inspector didn’t cause the problem that they may have missed or overlooked. So just like with other things in life, they are liable for the amount you paid them.
If you bought a spoiled gallon of milk, from the grocery store, which ended up ruining your Thanksgiving dinner, the grocery store would be liable for the gallon of milk, not for your whole Thanksgiving dinner.
If a home inspector did cause damage at a property, most good inspectors and their companies have general liability insurance for an accident.

We'd be happy to answer your questions

Let's Talk!

Phoenix, AZ

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