Luxury home inspections
More Rooms. More Systems. More Places for Expensive Surprises to Hide.
Luxury home inspections for Phoenix, Scottsdale, Paradise Valley, Arcadia, Fountain Hills, and North Scottsdale. Iain Findlay brings a former general contractor's eye to high-value homes, custom builds, and complex properties.
What it covers
- Roof, attic, and visible structure
- Exterior, stucco, drainage, grading, retaining walls
- Electrical panels and visible electrical concerns
- Plumbing, water heaters, waste, and drainage
- HVAC systems and multiple units/zones
- Windows, doors, interiors, finishes, and appliances
- Pools and spas where applicable
- Casitas, guest houses, and detached structures
- Outdoor kitchens and covered patios
- Solar system visual documentation only
- Smart home system operational observation only
- Safety items and deferred maintenance
- Items that may require specialist follow-up
When to schedule
Once under contract on a luxury property, before listing a high-value home, or when evaluating a custom build or estate property. Earlier in the option period is better so there is time to coordinate any specialist follow-up.
What you get
- Detailed HomeGauge inspection report with photos
- Findings organized by priority
- Plain-language summary you and your agent can act on
- Follow-up text or call with Iain after the report lands
- Recommendations for specialist follow-up where appropriate
Good fit for
- Luxury buyers
- Buyer's and listing agents in the luxury market
- Custom and estate properties
- Owners preparing a high-value home to list
When a luxury inspection fits
A luxury home is not just a bigger house.
It often has more systems, more specialty features, more square footage, and more places for expensive issues to hide. A luxury inspection may be appropriate for properties with any of the following:
- Homes over $1.5M
- Custom-built homes
- Homes over 4,000 sq. ft.
- Estate properties
- Casitas, guest houses, or pool houses
- Detached structures
- Pools and spas
- Outdoor kitchens
- Solar systems
- Elevators
- Smart home systems
- Multi-zone HVAC
- Roof decks
- Retaining walls and hillside drainage
- Complex site features
Luxury inspection pricing
Starting ranges by square footage.
Final pricing depends on square footage, number of structures, system complexity, access, specialty systems, and inspection timeline. Pricing is confirmed before scheduling.
| Home size | Starting price |
|---|---|
| 4,000 to 5,500 sq. ft. | From $1,095 |
| 5,500 to 7,500 sq. ft. | From $1,380 |
| 7,500 to 10,000 sq. ft. | From $2,070 |
| 10,000+ sq. ft. / Estate | Custom quote required |
Custom quote required
- • Homes over 10,000 sq. ft.
- • More than two occupied detached structures
- • Properties with elevators
- • Properties with 8+ HVAC units
- • Estate properties above $5M
- • Mid-construction custom homes
- • Commercial-adjacent properties
- • Rush or after-hours inspection requests
Add-ons and specialty considerations
- Pool & spa inspection Available or quote-required depending on scope.
- Complex / negative-edge pool Quote-required. Ask Iain to confirm availability.
- Sewer scope Available. Pricing confirmed at scheduling for luxury properties.
- Thermal imaging Ask Iain to confirm availability and scope.
- Drone roof access Ask Iain to confirm availability.
- Casita / guest house Available. Quoted per structure.
- Detached structure Available. Quoted per structure.
- Solar system visual documentation Visual documentation only. Not a performance certification.
- Irrigation / sprinkler system Available or quote-required depending on scope.
- Additional HVAC units beyond two Available. Priced per additional unit.
- Elevator visual documentation Visual documentation only. Not an elevator certification.
- Rush / same-day scheduling premium Quote-required. Final scope confirmed before scheduling.
Termite inspection services provided under business license #5440 Strike Force Pest & Termite Control.
Who this is built for
Luxury inspections for buyers, sellers, and agents.
Large or custom homes create more places for expensive surprises to hide. The inspection should help everyone understand the property clearly before decisions are made.
For luxury buyers
Know what you are buying before the option period ends. Iain documents visible concerns across the home, major systems, site conditions, and specialty features so you can make a clearer decision.
- Large-home systems and access points
- Roof, attic, exterior, drainage, and visible structure
- Pools, spas, detached spaces, and specialty items when applicable
- Clear report language for repair requests or next steps
For sellers and pre-listing
A pre-listing inspection helps you see what buyers may find before it becomes leverage. It is especially useful for estate, probate, inherited, or high-value listings.
- Identify visible concerns before going live
- Reduce surprises during escrow
- Decide what to repair, disclose, or price around
- Help agents prepare the listing conversation
For agents
Luxury clients expect clarity, speed, and calm communication. Iain gives agents a practical inspection partner who can explain findings without creating unnecessary drama.
- Straight answers during tight timelines
- Clear reports clients can understand
- Text-friendly follow-up for questions
- Scope boundaries kept clear
What this inspection is — and is not
Clear scope. Honest limits.
This inspection is a visual, non-invasive examination of accessible systems and components at the time of inspection. It is not a warranty, guarantee, engineering report, code compliance certification, mold test, asbestos or lead test, elevator certification, solar performance certification, roof certification, HVAC design analysis, or prediction of future conditions.
Specialist follow-up may be recommended for:
- • Structural concerns
- • Mold or indoor air quality concerns
- • Elevators
- • Solar performance
- • Pool/spa contractor evaluation
- • HVAC design or load analysis
- • Asbestos or lead testing
- • Roofing certification
- • Smart home or network programming
Where Iain inspects luxury homes
Luxury home inspections across the Phoenix and Scottsdale luxury market, including Scottsdale, Paradise Valley, Arcadia, North Scottsdale, Fountain Hills, Cave Creek, Carefree, Silverleaf, Desert Mountain, Troon, Troon North, DC Ranch, Gainey Ranch, Whisper Rock, Mirabel, Estancia, FireRock, McCormick Ranch, The Boulders, Pinnacle Peak, Grayhawk, and Legend Trail. See the full service area or text Iain the address.
Ready when you are
Ready to schedule or ask a question?
Send the address, approximate square footage, and any specialty systems (pools, casitas, solar, elevators). Iain replies personally.