HVAC: Working Year-Round in Extreme Heat
National statistics show HVAC issues in roughly 25% of home inspections. In Phoenix, that number approaches 50%.
The difference is usage and stress. Phoenix AC systems run 8-10 months per year, often for 12+ hours daily during summer. National systems might run 4-5 months. The wear accumulates faster.
Comparison Table: HVAC Lifespan
| Location | Typical HVAC Lifespan | Annual Runtime |
|---|---|---|
| Northern States (MN, WI, MI) | 18-22 years | 3,500-4,500 hours |
| Mid-Atlantic (PA, NJ, MD) | 15-18 years | 4,000-5,000 hours |
| Phoenix, AZ | 12-15 years | 6,000-8,000 hours |
| Miami, FL | 12-15 years | 6,500-8,000 hours |
A 12-year-old system in Ohio might have another decade of life. The same age system in Phoenix is approaching end-of-life. Buyers from moderate climates often underestimate Phoenix HVAC replacement timelines.
Roofing: Sun Damage vs. Weather Damage
Nationally, roof issues appear in about 15-20% of inspection reports. Phoenix sees similar rates but for completely different reasons.
What's Different in Phoenix
Most of the country worries about water damage to roofs. Rain, snow, ice dams, and wind are the primary concerns. Phoenix rarely sees these issues.
Instead, Phoenix roofs face: intense UV degradation year-round, extreme heat cycling (150°+ on the surface), occasional but violent monsoon storms. The failure modes are different, but roofs still need attention.
Comparison Table: Roof Concerns by Region
| Concern | Phoenix | Northeast | Midwest | Pacific NW |
|---|---|---|---|---|
| UV degradation | Very common | Moderate | Moderate | Low |
| Underlayment failure | Common | Less common | Less common | Less common |
| Ice dam damage | Never | Very common | Very common | Rare |
| Moss/algae growth | Rare | Common | Common | Very common |
| Wind damage | Monsoon-related | Storm-related | Storm-related | Moderate |
Water Intrusion: Surprisingly Less Common
Water intrusion appears in 30-40% of inspection reports nationally. In Phoenix, it's closer to 15-20%, and most of that is monsoon-related rather than chronic.
The desert climate means less constant water exposure. No snow melt. Minimal rain most of the year. Lower humidity.
When water issues appear in Phoenix, they're typically from: monsoon season flooding, irrigation leaks near foundations, pool leaks, rare but heavy rainstorms overwhelming flat roof drainage.
Buyers from the Pacific Northwest or Southeast often arrive expecting moisture problems and are surprised at how dry Phoenix homes stay. The tradeoff is all the heat-related issues that don't exist in wetter climates.
Pool Findings: A Phoenix Specialty
Nationally, pool findings appear in maybe 10% of inspection reports since most homes don't have pools.
In Phoenix, pool findings appear in 40-50%+ of inspections because pool ownership is so common here.
What This Means for Buyers
Phoenix buyers need to understand pool inspection as a standard part of the process, not an add-on. Common pool findings include:
Equipment age and condition. Surface wear. Decking condition. Safety compliance. Electrical issues.
Pool equipment in Phoenix wears faster than national averages due to heat exposure and year-round operation. Budget accordingly if buying a home with a pool.
Foundation and Structural: Different Concerns
Foundation issues appear in about 10% of inspections nationally. Phoenix sees similar rates but for different reasons.
What Phoenix Doesn't Have
Phoenix homes don't have basements. The high water table and desert soils make basement construction impractical. This eliminates basement water intrusion, foundation wall cracking from lateral pressure, and sump pump issues.
If you're from the Midwest or Northeast, the absence of basements is a significant adjustment. Storage and living space work differently here.
What Phoenix Does Have
Desert soils expand when wet and contract when dry. Irrigation leaks and monsoon flooding can cause soil movement that affects foundations. Slab cracking from soil movement is common in older homes.
Post-tension slab construction is standard in newer Phoenix homes. These require different evaluation than traditional foundations.
Comparison: Foundation Concerns by Region
| Concern | Phoenix | Northeast | Midwest | Texas |
|---|---|---|---|---|
| Basement water intrusion | N/A (no basements) | Very common | Very common | Rare |
| Slab settling | Moderate | Less common | Less common | Very common |
| Expansive soil issues | Moderate | Low | Low | Very common |
| Frost heave | Never | Very common | Very common | Never |
Pest Issues: Scorpions and Termites
Termite evidence appears in 5-10% of inspections nationally. In Phoenix, termite and scorpion findings are more common.
Subterranean termites thrive in desert soils. Bark scorpions are endemic to the Phoenix area. Both require attention that buyers from other regions might not expect.
The good news: termite treatment is well-established here, and scorpion-proofing is straightforward. These are manageable desert realities, not reasons to avoid Phoenix homes.
What Phoenix Homes Don't Have
Some common national inspection findings rarely or never appear in Phoenix:
Regional Differences Table
| Issue | Phoenix Frequency | Why |
|---|---|---|
| Basement water problems | Never | No basements |
| Ice dam damage | Never | No freezing |
| Frozen pipe damage | Very rare | Minimal freeze events |
| Moss on roof | Never | Too dry |
| Humidity-related mold | Rare | Low ambient humidity |
| Wood rot (general) | Rare | Dry climate preserves wood |
| Heating system issues | Rare | Mild winters, heat pumps common |
Bottom Line for Relocating Buyers
If you're moving to Phoenix from another region, recalibrate your expectations:
HVAC matters more here. Systems wear faster and cost more to replace. Budget accordingly.
Water issues matter less. The chronic moisture problems of humid climates don't apply. Monsoon-related issues are occasional rather than constant.
Pools are normal. Expect pool-related findings and understand the maintenance commitment.
Sun damage replaces weather damage. UV degradation, heat stress, and thermal cycling replace the snow, ice, and rain concerns of other regions.
No basements isn't a problem. It's just different. Adjust your expectations about storage and floor plans.
Scorpions and termites are real. Manageable with proper treatment and sealing, but not something to ignore.
Local inspectors know these patterns. Trust their calibration to Phoenix conditions, even if their assessments differ from what you'd hear in your previous market.