Published May 4, 2025
What to Check Before Buying a Home in Arizona—Especially in the Summer
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Buying a home is one of the biggest investments you’ll make in your lifetime, and with the summer season heating up the real estate market, it’s easy to get swept away by curb appeal and charming interiors. But before you sign on the dotted line, it's crucial to look beyond the surface. Summer brings specific environmental conditions—heat, humidity, and increased pest activity—that can reveal issues you might otherwise overlook. Whether you're a first-time homebuyer or a seasoned investor, here’s a comprehensive list of the most important parts of a house to inspect before making your purchase this summer.
1. Roof and Gutters: Your First Line of Defense
Summer storms and scorching sun can wreak havoc on a roof. Look for missing shingles, water stains on ceilings, or sagging gutters. These could indicate leaks, poor drainage, or structural damage.
Why it matters in summer: Heat accelerates wear and tear on roofing materials, and clogged gutters during monsoon season can cause water to back up and damage the home’s foundation.
Pro Tip: Hire a certified roof inspector to examine both the interior and exterior of the roof. Replacing a roof is a major expense, and knowing its condition beforehand can help in negotiations.
2. HVAC System: Keep Your Cool
In the middle of a heatwave, you don’t want to discover that your new home’s air conditioning system is outdated or underperforming.
Check for:
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- Age of the HVAC unit (10+ years may be nearing replacement)
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- Maintenance records
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- Even airflow throughout the house
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- Unusual noises or odors when running
Why it matters in summer: HVAC systems work overtime in the summer, and any inefficiencies can lead to high energy bills—or worse, a breakdown in extreme heat.
Pro Tip: Ask the seller when the unit was last serviced and consider having an HVAC technician perform a tune-up or full inspection.
3. Windows and Doors: Insulation and Efficiency
Check for drafts, condensation between panes, and cracks in window seals or door frames.
Why it matters in summer: Poor insulation lets cool air escape, forcing your AC to work harder. This not only affects comfort but also your monthly utility bills.
Pro Tip: Look for double- or triple-pane windows, and test doors and windows for smooth opening/closing and proper sealing.
4. Plumbing System: Don’t Let Leaks Linger
Inspect under sinks, around toilets, and behind appliances for signs of water damage, mold, or rusted pipes.
Summer tip: Hot weather can dry out older plumbing seals, leading to leaks. Also, outdoor irrigation systems should be checked for proper function, especially in water-restricted areas.
Pro Tip: Turn on all faucets and flush all toilets. Check water pressure and ensure drains clear quickly. Ask about the age and material of the pipes—older homes may still have galvanized plumbing prone to corrosion.
5. Electrical System: Safety First
Outdated or faulty electrical wiring can be a fire hazard—especially in hot, dry months.
Look for:
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- Flickering lights
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- Warm outlets or breaker panels
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- Two-prong outlets (indicates older wiring)
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- Exposed wires or overloaded power strips
Why it matters in summer: Increased use of appliances, fans, and AC puts added pressure on the system. A weak electrical infrastructure could fail or pose a serious risk.
Pro Tip: Have a licensed electrician perform an inspection if you have any doubts. Check the capacity of the electrical panel—many modern families need at least 200 amps.
6. Foundation and Structural Integrity
Walk the perimeter of the home and inside the basement (if applicable) looking for cracks in the foundation, uneven floors, or doors that don’t close properly.
Why it matters in summer: Shifting soil, especially in dry or drought-prone areas, can lead to foundation problems. These issues are costly to repair and can compromise the whole structure.
Pro Tip: If you see signs of settlement, get a structural engineer’s opinion before moving forward with the purchase.
7. Attic and Insulation: Don’t Overheat
An attic can reveal a lot about a home’s ventilation and insulation—both key to staying cool in the summer.
Check for:
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- Signs of pests or water damage
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- Mold or mildew
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- Proper insulation levels
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- Functional attic fans or vents
Why it matters in summer: Without proper ventilation, attic heat can radiate down into your living space and force your AC to work harder.
Pro Tip: An energy audit can help identify efficiency gaps and suggest improvements.
10. Exterior Surfaces and Paint
Check the siding, stucco, or brick for cracking, peeling, or sun damage.
Why it matters in summer: UV rays and high temperatures can fade paint and deteriorate materials. Regular maintenance is required to protect the exterior.
Pro Tip: Ask when the home was last painted or had exterior repairs. It could become a negotiating point if maintenance is overdue.
Final Thoughts: Hire a Pro
Even if everything looks great on the surface, hiring a qualified home inspector is one of the smartest decisions you can make. They’re trained to spot red flags you might miss and can help you avoid major headaches—and expenses—down the road.
Buying in summer? The season can work in your favor: many problems reveal themselves in extreme heat. Use this to your advantage during showings and inspections.
Ready to make a move? A smart homebuyer is a prepared one. Keep this checklist in hand as you tour homes this summer, and you’ll be on your way to making a confident, informed decision.
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