Buying a home in Phoenix, Arizona comes with incredible perks—sunshine, outdoor living, and strong long-term growth. But the desert environment and local conditions also bring unique risks that every buyer should understand before they sign on the dotted line.

Whether you’re a first-time buyer or moving up to your next home, here are the most important inspections and local issues to look for when purchasing property in Phoenix.

1. HVAC & Cooling System (The Most Critical Inspection in Phoenix)

In a city where summer temperatures regularly hit 110°+, the air conditioning system is not just a comfort—it’s essential for safety and affordability.

What to check:

• Age of the AC unit (10–15 years is typical lifespan)

• Recent maintenance records

• SEER rating (energy efficiency)

• Condition of ducts and airflow

• Evidence of uneven cooling

• Cost of replacement, if needed

Tip: Request a dedicated HVAC inspection, not just a general home inspection. Phoenix HVAC systems work harder than in most climates, so this is a big-ticket item.

2. Roof Condition & Sun Damage

Phoenix sun is intense. Roofs degrade faster here than in cooler climates, and monsoon storms can cause sudden damage.

Key things to look for:

• Age and type of roofing material

• Tile displacement from wind storms

• Underlayment condition (critical for tile roofs)

• Cracks or brittleness from UV exposure

• Signs of leaks, especially around chimneys and vents

Tip: A roof that “looks fine” may still need new underlayment—a hidden but expensive repair.

3. Foundation Cracks & Soil Movement

The desert has expansive soils in some areas. Combine that with extreme temperature changes, and you get a higher chance of:

• Hairline foundation cracks

• Slab settling

• Shifting around pool decks or patios

Most cracks are cosmetic, but some signal structural issues.

Tip: If you notice cracks longer than ⅛ inch or stair-step patterns, bring in a structural engineer.

4. Termites & Desert Pests

Yes—Phoenix has termites. A lot of them.

Arizona is one of the highest-risk states for subterranean termite activity.

What to check:

• Tubes along the foundation

• Damage in baseboards or framing

• Signs of past treatments

• Condition of exterior wood

Other desert pests buyers ask about:

• Scorpions (often found in block walls)

• Roof rats (common in older neighborhoods with citrus trees)

• Packrats (can damage wiring)

Tip: Always get a termite inspection, even for newer homes.

5. Plumbing: Polybutylene & Galvanized Pipes

Older Phoenix homes (built before the 1990s) may contain plumbing materials that are prone to leaks.

Things to know:

• Polybutylene pipes can fail and may affect insurance.

• Galvanized pipes corrode internally, reducing water flow.

Phoenix’s hard water can accelerate wear on plumbing, water heaters, and fixtures.

Tip: Ask the seller about the age of plumbing and replace older water heaters proactively.

6. Electrical Systems in Older Homes

Homes built from the 1960s–1980s may have outdated electrical panels or aluminum wiring.

Watch for:

• Federal Pacific or Zinsco panels (known hazards)

• Hot outlets

• Insufficient amperage for modern AC loads

• DIY or unpermitted electrical work

If you’re planning a remodel or adding EV charging, an electrical panel upgrade may be needed.

7. Drainage & Monsoon Flooding

Phoenix isn’t known for rain—until monsoon season hits. Short bursts of intense rain can cause flash-flooding.

What to look for:

• Grading issues (ground sloping toward the home)

• Pooling water in the yard

• Stains on base of exterior walls

• Need for French drains or gutter systems

• Floor level relative to street

• Location within a designated floodplain

Tip: Even homes not in flood zones can experience monsoon flooding due to poor drainage.

8. Pool & Backyard Safety Issues

Phoenix has more pools per capita than most U.S. cities. Pool inspections are essential.

What inspectors look for:

• Surface cracks

• Equipment age (pumps, filters, heaters)

• Tile damage from heat

• Proper fencing for child safety

• Water chemistry or staining

Saltwater systems and resurfacing can be costly—get estimates beforehand.

9. HOA Rules, Fees & Restrictions

While not a physical inspection, buying in Phoenix often means buying into an HOA.

Questions to ask:

• What are the monthly fees?

• How strict is enforcement?

• Are there rental restrictions?

• Is the community planning upcoming assessments?

• Are there rules about landscaping or exterior paint?

HOA rules can dramatically impact lifestyle and resale value.

10. Water Supply & Long-Term Sustainability

Phoenix is growing rapidly, and the ongoing conversation about long-term water supply leads buyers to ask:

• Does the home use city water or a private well?

• Is the area dependent on Colorado River allocations?

• Are there restrictions on future building around the home?

Most areas are secure, but it’s smart to know your water source and any future risks.

Final Thoughts

Buying a home in Phoenix is a fantastic investment—if you know what to look out for. The desert environment, aging housing stock in some areas, and monsoon weather patterns all mean that the right inspections can save you thousands of dollars and a lot of headaches.

If you’re not sure where to start, contact our team We can connect you with a qualified Phoenix-area inspector and together we can guide you toward specialized inspections that fit the home’s age, neighborhood, and condition.