Top 5 Things to Look for
During a Home Inspection

The roof is the first line of defense against the elements, and in Phoenix, it takes a beating. Intense UV exposure, monsoon storms, and extreme temperature swings put roofing materials under constant stress. When a roof fails, it doesn't just mean replacing shingles — it can mean water intrusion, damaged insulation, compromised structural members, and mold growth inside the walls.

During an inspection, I'm looking at the overall condition of the roofing material — whether it's tile, shingle, or foam — along with the flashing around chimneys, skylights, and penetrations. Improperly installed or deteriorated flashing is one of the most common sources of leaks. I also check the gutters and downspouts, the condition of the fascia and soffits, and any visible signs of sagging or structural movement in the roof deck.

"A roof replacement in Phoenix can run anywhere from $8,000 to $25,000 or more depending on the material and size. Knowing the roof's condition before closing gives you real negotiating power."

In Arizona, tile roofs are common and generally durable, but cracked or slipped tiles are easy to miss from the ground. Foam roofs, popular on flat and low-slope homes, need regular recoating — and a roof that's overdue for maintenance can fail quickly. I always note the approximate age of the roofing material and its remaining useful life so buyers know what they're inheriting.

Electrical issues are among the most serious findings in any home inspection because the consequences of a failure aren't just expensive — they can be fatal. House fires caused by electrical faults are a leading cause of residential fire deaths in the United States, and many of those fires are preventable with proper inspection and maintenance.

I start at the main electrical panel. I'm looking for the overall condition of the panel, whether it's been properly labeled, whether there are any double-tapped breakers (two wires connected to a single breaker that isn't rated for it), and whether there are any signs of heat damage, corrosion, or amateur wiring. Certain panel brands — including some that were common in homes built in the 1970s and 1980s — have known defects that insurance companies will flag or refuse to cover.

Beyond the panel, I check outlets throughout the home for proper grounding and polarity, verify that GFCI protection is present in kitchens, bathrooms, garages, and exterior locations, and look for any visible wiring that's been improperly installed or modified. Aluminum wiring, which was used in some homes built between 1965 and 1973, requires special attention because of its fire risk when connected to standard devices.

The foundation is what everything else sits on. When it fails, the effects ripple through the entire home — sticking doors and windows, cracked drywall, uneven floors, and in severe cases, structural instability. Foundation repairs are among the most expensive fixes a homeowner can face, often running from $5,000 to $50,000 or more depending on the extent of the damage.

In the Phoenix area, expansive soils are a significant concern. Arizona's clay-heavy soils expand when wet and contract when dry, and that movement can cause differential settlement — where different parts of the foundation move at different rates. This is why proper grading and drainage around the home is so important. Water pooling against the foundation is one of the most common contributors to foundation movement in the Valley.

I look for cracks in the foundation and exterior masonry, paying close attention to the pattern and size of the cracks. Hairline cracks from normal curing are common and generally not a concern. Stair-step cracks in brick or block, horizontal cracks in basement or stem walls, or cracks that are wider at one end than the other are more significant and warrant further evaluation by a structural engineer.

"Not all cracks are created equal. The pattern, direction, and width of a crack tell a story about what's happening underneath. That's why a trained eye matters."

In Phoenix, air conditioning isn't a luxury — it's a life-safety system. Summer temperatures regularly exceed 110°F, and a failing HVAC system in July isn't just uncomfortable, it can be dangerous. This makes the HVAC system one of the most important components to evaluate in any Arizona home inspection.

I evaluate the age and condition of the equipment, check the air filter, inspect accessible ductwork for leaks or disconnections, and verify that the system is producing an appropriate temperature differential between the supply and return air. A properly functioning system should produce a temperature split of roughly 14–22°F between the air going in and the air coming out. A system that's struggling to achieve this may be low on refrigerant, have a failing compressor, or be undersized for the home.

The average lifespan of an air conditioning unit in Phoenix is shorter than in cooler climates — typically 12–15 years — because the equipment runs so much harder and longer. I always note the age of the unit and flag systems that are approaching or past their expected service life, even if they're currently functioning. Buyers deserve to know what they're likely to face in the near term.

Plumbing issues range from minor annoyances — a slow drain, a dripping faucet — to major problems that can cause significant water damage and mold growth. The tricky part is that much of a home's plumbing is hidden inside walls, under floors, and underground. A visual inspection can only evaluate what's accessible, which is why I always recommend a sewer scope as an add-on service for any home that's more than a few years old.

During the inspection, I run all the fixtures and check for adequate water pressure, proper drainage, and signs of active or past leaks under sinks and around toilets. I check the water heater — its age, condition, whether it's properly strapped for seismic safety, and whether the temperature and pressure relief valve is functional. I also note the type of supply piping in the home, since polybutylene pipe (common in homes built from the 1970s through the 1990s) has a history of failure and is no longer approved for use.

In Arizona, hard water is a fact of life. The Phoenix area has some of the hardest water in the country, and over time that mineral buildup affects water heaters, fixtures, and appliances. I look for signs of scale buildup and note the age of the water heater — most last 8–12 years, and a unit approaching the end of its lifespan is worth factoring into your budget.