Buying a NAZ home with rooftop solar adds 8 inspection items most
home inspectors skip. Each one is a potential negotiation lever
or post-close repair cost.
The 8-item solar inspection checklist
- Mounting hardware integrity. Each panel attaches via
lag bolts through the roof. Check for visible corrosion +
verify the bolts are torqued. NAZ + monsoon = ideal corrosion
conditions.
- Roof penetrations sealed. Every panel mount = a hole
through your roof. Expect 1-3 leak risk points per panel.
Inspect each penetration's flashing + sealant.
- Inverter status + warranty. Most string inverters last
10-12 years. Check the install date. If the inverter is past
year 8, factor a $1,500-$3,000 replacement into your offer.
- Panel performance test. Panels degrade ~0.5%/year. A
10-year-old system should produce ~95% of original output.
Get the seller to provide annual production reports.
- Bonded vs separate roof warranty. If the panels were
installed by a third-party + the roof was already old, the
warranty likely doesn't cover panel-mount-related leaks. Ask
who's responsible for what.
- Net metering / solar contract. Is the system owned, leased,
or PPA (power purchase agreement)? Owned = simple. Leased =
you inherit the lease (or have to buy out at closing). PPA =
you commit to buying power at a fixed rate. Read carefully.
- Roof age vs panel age. Solar panels typically outlast a
single asphalt shingle roof. If the roof is 18+ years old +
panels are < 10 years old, you'll need to remove/reinstall
panels at the next re-roof. Cost: $1,500-$3,500.
- Anti-islanding + grid disconnect. Required by code; verify
it works. Without it, your panels won't shut off during a
grid outage = electrical hazard for utility workers.
What to do with each finding
| Finding | Negotiation lever |
|---------|-------------------|
| Corroded mounts | Seller credit ~$500-$1K for re-mount |
| Leak at penetration | Seller credit ~$300-$800 for repair |
| Old inverter | Seller credit ~$1,500-$3,000 for replacement |
| Performance below 95% | Seller credit or have seller fix before close |
| Roof age > panels | Either credit for future re-roof or escrow $5K |
| Lease not transferable | Seller buy-out before close |
| PPA at high rate | Negotiate rate or full removal |
| Failed anti-islanding | Code violation; require fix before close |
Common Sedona / Prescott solar gotchas
- HOA solar approvals expire — some HOAs require re-approval
every 5-10 years. Verify the system has current approval.
- AZ Corporation Commission rules changed in 2023 — older
net-metering contracts pay better than newer. The rate
grandfathered to the original installer doesn't always
transfer to a new owner.
- PPA buyout formulas vary wildly — some are reasonable,
some are predatory. Read your specific contract.