Arizona Home Inspection Guide: What Buyers Need to Know

As a licensed home inspector who works in Arizona, my first piece of advice is simple: focus on the systems that keep you safe and comfortable in this climate. Arizona’s heat, sun exposure, monsoon season, and common building styles create patterns of wear you won’t see in cooler, wetter places. In this guide I’ll explain why those patterns matter, what I look for during an inspection, and practical steps you can take as a buyer or homeowner to reduce risk and avoid surprise costs.

Why Arizona is different — and why that matters

Arizona’s hot, dry summers and intense sun put extra stress on roofs, exterior finishes, and cooling systems. Monsoon storms deliver short bursts of heavy rain and wind that can reveal weak flashing, damaged roof coverings, and gaps in stucco. Many homes here sit on slab foundations or expansive clay soils that shrink during prolonged dry periods and swell after heavy rains. That movement can cause cracks, uneven floors, and door or window sticking. Finally, parts of Arizona have active termite pressure, so wood-destroying organisms (WDO) are a regular concern.

Because of these conditions, an inspection here is about more than a checklist: it’s about understanding how heat, sun, water, and soil interact with the house over time. I look for signs of ongoing problems that are likely to get worse if not addressed before you close on a home.

Key areas I always focus on — and what I test

• HVAC performance and age: In Arizona, a working air-conditioning system is a safety item. I test cold-air delivery, look for obvious leaks in refrigerant lines, and note age and maintenance history. An older AC can fail during the first extreme heat wave you experience.

• Roof and flashing: Sun and monsoon winds cause wear and tear. I check roof-coverings, flashing around chimneys and vents, and look for stains in attics or ceilings that suggest past leaks.

• Foundation and grading: I look for slab cracks, exessive stair-step cracks in brick, doors and windows that don’t operate smoothly, and drainage issues. Proper grading that directs water away from the foundation is critical in preventing future movement.

• Exterior finishes and water intrusion: Stucco is common here. Damaged stucco may look cosmetic today but can let water into wall assemblies during a monsoon, causing hidden rot.

• Termites and pests: I recommend a WDO inspection when I see wood contact with soil, mud tubes, or evidence of past damage.

• Pools, spas, and irrigation: Pool equipment, safety barriers, and irrigation leaks show up as both safety and expense concerns.

  
  

What you should do during the inspection contingency

1. Schedule a full home inspection early in your contingency window. Most contracts give you 5–10 days; use that time. If I find red flags, you need time to order specialty inspections.

2. Hire an inspector familiar with Arizona conditions. Ask for a sample report so you know the level of detail you’ll receive.

3. Order specialty inspections when warranted: an HVAC contractor for a struggling AC, a structural engineer if you see large foundation cracks, a WDO inspection for possible termites, and a pool specialist for older systems.

4. Attend the inspection with me. Walk every room, ask questions, and have me point out immediate safety items versus routine maintenance.

5. Get written contractor estimates for major repairs. I identify problems; contractors give costs. Replacement of an entire AC system can run from a few thousand dollars to $8,000 or more depending on home size and ductwork condition. Foundation repairs and extensive water intrusion work can also become costly.

   
   

Examples and what they mean for you

AC failure scenario: I’ve seen buyers assume an older system will last a season only to have it fail in 110°F weather. A performance check during inspection can reveal a failing compressor or poor airflow. If replacement is needed, you’ll want written bids before negotiating—knowing the cost helps you decide whether to ask the seller for repairs, a credit, or a price reduction.

Termite discovery: If a WDO inspection finds active termites, treatment and repairs can range from a few hundred dollars to several thousand depending on damage. Treating the infestation and repairing structural members is a normal part of negotiation for many Arizona transactions.

Practical takeaways you can act on today

• Schedule inspections early and don’t wait until the last day of your contingency period.

• Prioritize safety and systems that are expensive to replace: HVAC and foundation issues should be high on your list.

• Get written estimates for any major repairs before asking for credits or negotiating price.

• Attend the inspection and take notes and photos—seeing the issue in person helps you make informed decisions.

Arizona’s climate creates a predictable set of issues, but they’re manageable when you identify them early and use the right specialists. Inspecting for heat- and monsoon-driven problems protects your comfort, safety, and investment. If you’re buying a home or preparing your current house for sale, I can help you understand priorities and next steps — and make the process less stressful. Book your inspection today

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Key View Inspection

Professional Home & Commercial Property Inspections

Serving Tucson, Arizona & Surrounding Areas

Phone: (520) 525-5450 • Email: Trish@KeyViewInspection.com