Whether you’re buying your first home or preparing to sell, the home inspection can feel like one of the most uncertain stages of the transaction. But the truth is, inspections aren’t meant to create worry — they’re meant to give clarity.

As someone who guides buyers and sellers across Gilbert, Chandler, Mesa, Queen Creek, Scottsdale, and the entire Phoenix metro, I’ve seen the same inspection items come up year after year. In 2026, the most common issues still connect to Arizona’s climate, long-term wear, and natural aging of major systems.

Here’s what typically gets flagged — and how to navigate it with confidence.

1. HVAC Systems and Cooling Efficiency

No surprise here — in Arizona, the HVAC system is one of the most important parts of the home. Inspectors pay close attention because cooling is essential during our long, warm summers.

What often gets flagged:

• Older AC units

• Inconsistent cooling

• Dirty coils or clogged filters

• Low refrigerant levels

• Units nearing end of lifespan

💡 Denise’s Insight: “A strong HVAC report gives buyers peace of mind — but even older units are manageable with the right expectations.”

2. Roofing Concerns From Heat Exposure

Arizona roofs take on a lot — UV exposure, monsoon winds, and years of intense sun. Inspections often reveal issues that simply come from age.

Common findings:

• Worn underlayment

• Cracked tiles

• Loose or missing shingles

• Flat roof coating wear

Not all issues require replacement. Sometimes simple repairs or maintenance can resolve concerns.

3. Electrical Panel Updates & Safety Checks

Older homes in Phoenix, Mesa, and Scottsdale may still have panels that inspectors flag for age or outdated components.

What inspectors frequently note:

• Outdated panels in older homes

• Double-tapped breakers

• Missing GFCI outlets near water sources

• Loose wiring or overfilled panels

These issues are typically easy to correct with a licensed electrician.

4. Plumbing Wear & Water Heater Age

Arizona hard water is a big factor in plumbing inspections.

Common items flagged:

• Aging water heaters

• Corrosion at fittings

• Slow drains

• Minor leaks under sinks

• Older supply lines

Most of these are simple fixes, especially if caught early.

5. Window Seals & Sun Damage

Sun exposure affects window frames, seals, and screens.

Inspectors often flag:

• Failed window seals (foggy-looking glass)

• Cracked or aging weatherstripping

• Loose frames on older windows

This doesn’t necessarily impact functionality — but buyers appreciate knowing long-term expectations.

6. Exterior Grading & Drainage

Monsoon storms highlight small drainage issues more than any other time of year.

Frequent findings:

• Soil sloping toward the home

• Standing water after heavy rain

• Downspouts needing extension

These are easy corrections that protect the home long-term.

7. Pool Equipment (If Applicable)

Pools remain popular in Arizona, and inspectors take extra care evaluating equipment.

Common findings:

• Aging pumps

• Leaks around equipment

• Cracked decking

• Older pool plaster

• Filter maintenance needs

Not all pool issues are serious — many are normal upkeep items.

8. General Wear & Tear

Even well-maintained homes have natural aging. Inspectors often note:

• Cosmetic cracks in stucco

• Aging exterior paint

• Loose outlets or hinges

• Grout wear in kitchens and bathrooms

These are typical and rarely deal-breakers.

FAQs About Home Inspections in Arizona (2026)

Q: Should sellers get a pre-inspection?
A: In some cases, yes. It helps you understand potential repairs before listing — especially for older homes.

Q: Will every inspection report look long?
A: Yes. Inspectors are thorough, and long reports are normal.

Q: Does everything on the report need to be fixed?
A: No. Buyers typically focus on major systems, safety items, and repairs that affect comfort or long-term function.

Q: How long does the inspection take?
A: Most Arizona home inspections take 2–4 hours, depending on size and features.

Q: Do buyers attend the inspection?
A: Many do, but it’s optional. Inspectors also provide detailed reports with photos.

Why This Matters

A home inspection shouldn’t be stressful — it should be informative. When both buyers and sellers understand what typically gets flagged, the process becomes smoother, faster, and far less overwhelming.

Whether you’re preparing a home for the market or stepping into your first purchase, I’m here to help you navigate every step clearly and confidently.

Buying or Selling in Gilbert, Chandler, Scottsdale, Mesa, Queen Creek, or Phoenix?

Let’s walk through the process together and create a smooth, informed experience from start to finish.

📞 480-980-4400
📧 [email protected]
🌐 www.denisehurd.com

Let’s make your next move a confident one.