Arizona homeowners come with some pretty unique challenges when it comes to maintaining your home. We may not be digging out of snowbanks in January, but our desert climate still dishes out plenty of wear and tear – from scorching sun and monsoons to critters looking for a cool place to hide. As a home inspector, I’ve seen firsthand how small issues turn into major problems when regular maintenance is overlooked.
Here are five seasonal tasks every Arizona homeowner should have on their radar to keep their home safe, efficient, and ready for whatever the desert throws at it.
☀️ 1. Roof Check-Up (Spring & Fall)
Arizona roofs take a beating. Between intense summer sun and monsoon rains, it’s no surprise I often find cracked tiles, worn-out underlayment, or clogged roof valleys during inspections. Tile roofs, in particular, can hide damage underneath that you won’t see from the ground.
Quick Tip:
Get a roof inspection at least twice a year. Once before monsoon season (June) and again in the fall. Look for cracked or sliding tiles, debris in valleys, exposed fasteners, or ponding on flat roof sections. If you’re not comfortable climbing up yourself, hire someone who knows what to look for (hint: we do that).
🌬️ 2. HVAC TLC (Spring)
That A/C unit works overtime in Arizona. If your system is dirty, clogged, or low on refrigerant, not only will your home be hotter, it’ll also cost more to cool. I’ve lost count of how many attic units I’ve seen with full condensate pans, dirty coils, or bad ductwork.
Quick Tip:
Change your air filter monthly during the summer, clean out the condensate line, and rinse debris off the outdoor condenser unit. Schedule a tune-up every spring and make sure your attic has proper ventilation. Heat buildup up there can shorten the life of your system and everything around it.
💧 3. Irrigation System Check (Spring & Summer)
In-ground irrigation is great… until it leaks. I’ve seen water lines buried under soil slowly erode foundations, rot out framing, or invite termites right to the buffet. Many homeowners don’t realize their irrigation system has been leaking until it’s too late.
Quick Tip:
Walk your yard every few weeks with the system running. Look for soggy spots, water against the foundation, or signs of spray hitting the home. Adjust sprinklers away from stucco, and never let water puddle near your slab. Upgrade to drip emitters with timers if you haven’t already – they’re efficient and easier on your house.
🧱 4. Stucco & Exterior Seal Maintenance (Fall)
Arizona stucco does a great job in the heat, but it’s not invincible. Small cracks, gaps, or missing weep screeds can allow moisture to enter during monsoon season. Over time, that can lead to swelling, staining, or interior drywall issues.
Quick Tip:
Inspect your exterior walls each fall. Check around windows, doors, hose bibs, and roof-to-wall junctions. Fill any cracks, re-caulk joints, and never cover your weep screed (that small metal strip at the bottom of the wall). It’s there for drainage and ventilation – and it needs to stay exposed.
🐜 5. Pest Prevention (All Year)
From termites to scorpions, Arizona pests are more than a nuisance – they’re often a sign of underlying issues. A cracked foundation, standing water, or old wood fencing can become an open invitation.
Quick Tip:
Get a termite inspection annually, even if you don’t see signs. Walk the perimeter of your home looking for mud tubes or evidence of gnawing or digging. Seal up exterior gaps, keep tree limbs away from the roof, and store firewood well away from your house. And yes – don’t leave pet food out overnight unless you want company.
Regular maintenance is the key to making your home last – and keeping repair bills low. A few hours every season can prevent thousands of dollars in damage down the road.
If you’re not sure what condition your home is in, or just want a second set of eyes, that’s where I come in. A seasonal maintenance inspection can give you peace of mind – and a clear list of priorities to tackle. I also offer sewer camera inspections, infrared scans, and full home inspections across the Phoenix metro.
Questions? Need an inspection?
I’d be happy to help.
📍Property Inspections Plus | Serving Gilbert, Phoenix, and surrounding Arizona communities.
🔍 Sewer | Termite | Thermal | Full Home Inspections
📞 Call/text: 623-399-0079
Hi, I’m Home Inspector Dan — owner of Property Inspections Plus and a 
