What Should a Province Resale Inspection Cover?

Updated September 2026

The inspection period

The AAR Residential Resale Purchase Contract gives the buyer an inspection period, commonly ten days, to inspect the home, review the seller's disclosures, and review the association documents, then to accept, request repairs, or cancel. Everything below happens inside that window. David Hoos and David Ruiz schedule the inspector, the roofer or HVAC contractor when warranted, and the document review so nothing expires unread.

Engle core, 2003 to 2007

• Roof. Tile roofs last, but the underlayment beneath them has a finite life, and these homes are at the age where it is evaluated. A roofer's inspection is often worth the cost; many owners have already done partial or full underlayment work, which the listing may note.
• HVAC and water heater. Most have been replaced once; confirm dates and warranties. Gas heat on most of these homes.
• Water softener and RO. Common; confirm whether owned or rented.
• Casita and additions. Verify permits for any addition or enclosed patio.
• Windows and exterior. Dual-pane seals, stucco, and any settling.

Meritage middle generations

Homes from 2009 to 2023: HVAC is in or approaching its first-replacement window; roof underlayment is younger; solar, where present, needs an ownership check (owned, financed, or leased). Extended and golf-cart garages should be measured if a specific vehicle or cart must fit.

Preserve homes

Homes from 2019 to build-out are on original systems with an efficiency package. Ask for the builder warranty documents and confirm what transfers to a second owner; structural coverage often does, and the terms differ. Confirm the first owner completed the builder's warranty punch list. Inspect as you would any home; new does not mean nothing to find.

Villa specifics

On a villa, the roof, exterior, and front yard are maintained under the villa assessment, so the inspection focus shifts inside: HVAC, water heater, plumbing, and the shared wall. Confirm with the association what exterior work is scheduled and what the blanket insurance policy covers, and ask your insurance agent what your own policy needs to cover. See villa ownership.

Documents that matter as much as the inspection

The seller's Property Disclosure Statement (SPDS) and the C.L.U.E. insurance claims report tell you what the seller knows and what has been claimed. The association's resale disclosure package includes the CC&Rs, current policies including age qualification and leasing, the budget and reserves, and any pending assessments or violations on the home. Read all of it before the inspection period ends; the age-qualification piece is explained on the 55+ occupancy rules. The buying steps are on the buy page, and the eras are described on the older and newer home tradeoffs.

To start a Province search, call 520-838-8037 and ask for David Hoos or David Ruiz. David Ruiz works in Spanish and English. Calls, not texts. James Sanson | Real Broker LLC | Licensed in Arizona.