The Roof That Looked Perfect
From the ground, the tile roof looked great. Spanish-style clay tiles, the kind that last 50 years or more. My clients' Portland home had a composition shingle roof they'd replaced after 18 years. This tile roof was 28 years old and they assumed it was fine.
The tiles were fine. The underlayment wasn't.
I explained that tile roofs in the Phoenix area have two layers that age differently. The tiles themselves are incredibly durable. But underneath sits a felt or synthetic underlayment that degrades from heat cycling. Every day the roof heats to 150+ degrees in summer and cools at night. That cycle breaks down the underlayment over 25-30 years.
In the attic, I found evidence of past moisture intrusion at several locations. The stains were old and dry. No active leaks. But the underlayment was reaching the point where those tiles would need to come off for a re-felt job. That's a $15,000-25,000 project in Scottsdale, depending on roof size and tile condition.
My clients from wet Portland had never heard of this. In Oregon, the tiles would be the weak point. Here, it's what's underneath.
HVAC: The Expected Finding
The air conditioning system was original to the house. Twenty-eight years old. Two 3.5-ton units serving different zones.
In Portland, a 28-year-old furnace might still function since it runs maybe four months per year. In Scottsdale, these AC units had run hard from April through October every year for nearly three decades. That's roughly 5,000+ hours annually versus maybe 1,500 in a mild climate.
Both units were running when I tested them. The temperature split was acceptable. But both compressors showed their age. The electrical connections were corroded. The condensers had been repaired multiple times based on visible patches.
I estimated 1-3 years of remaining life with luck. Replacement for both units would run $18,000-24,000. My clients factored that into their offer, and the seller accepted a credit.
The Pool Surprise
The pool was the main attraction. Pebble-tech surface, newer looking. Equipment pad with a variable speed pump that appeared relatively recent.
But the heater was 15 years old and showing corrosion. The pool timer was original and barely functional. And the biggest issue: the decking around the pool had settled unevenly, creating drainage toward the house rather than away from it.
Phoenix pools work hard. The pumps run daily, fighting evaporation and keeping water circulating in extreme heat. Equipment that might last 15 years in California might manage 8-10 here. The heater was on borrowed time, and the decking slope was a water intrusion risk during monsoon rains.
My clients had budgeted for a fun pool. They hadn't budgeted for $8,000 in equipment updates and potential deck work.
Desert Landscaping Doesn't Mean Dry
The front yard was classic Scottsdale: crushed granite, saguaros, palo verde trees. No grass to water. My clients assumed this meant no water issues to worry about.
Except desert landscaping still needs irrigation. And this home's drip system had problems.
I found soft soil near the foundation on the east side. The drip line for a row of agaves had developed a leak, and water had been slowly saturating the soil against the foundation. The stucco showed early moisture wicking at the base. Nothing structural yet, but the kind of issue that becomes serious if ignored.
The lesson: desert landscaping uses less water, but irrigation leaks are common and can cause the same foundation issues as anywhere else. The dry soil here expands when wet, putting pressure on foundations. A small leak near the house is a bigger deal than it might seem.
Scorpion Entry Points
My clients laughed when I mentioned scorpion inspection. They thought I was joking.
I wasn't. Bark scorpions are common in Scottsdale. They enter homes through gaps as small as a credit card thickness. Standard inspection practice here includes checking for entry points.
This home had several. Gaps at the garage door weatherstripping. Missing caulk around pipe penetrations. A damaged threshold seal at the back slider. The AC line penetrations weren't sealed.
None of these were major repairs. Maybe $200 in materials and a weekend of work. But for buyers from the Pacific Northwest, scorpion-proofing wasn't even on their radar. I walked them through what to seal and recommended a pest company for preventive treatment.
The Verdict
My clients bought the house. They negotiated $15,000 off the price for the HVAC situation and scheduled the roof for underlayment evaluation within two years. They fixed the irrigation leak immediately and sealed the scorpion entry points before moving in.
Six months later, they told me they loved the house and the Phoenix lifestyle. The AC units were still running. The pool was their favorite feature. And they'd only seen one scorpion, outside, which their pest treatment handled.
The inspection didn't scare them off. It prepared them. That's what a good Phoenix-area inspection should do.