Key takeaways
- Ask the inspector to run the AC in cooling mode and measure the temperature drop (when conditions allow).
- Bigger homes with multiple HVAC systems warrant an HVAC specialist.
- Look for evidence of monsoon-season roof leaks, even if the roof is dry now.
- Pool and spa equipment, heaters and automation deserve their own review.
- Ask how the home was run over the summer (water on or off, AC hold settings, pool automation, who checked on it) and order add-on scans where the answers are thin.
Why does a summer shutdown change the inspection?
Most of the home inspections I see are thorough. The gap is timing. A seasonal home that was closed from late spring through October may have had its water shut off, its AC set to a high hold temperature and its pool on an automated schedule with nobody checking. Slow leaks, stressed compressors and failed sensors don't always show themselves on a 70-degree day in November. Ask the seller for the home's summer history, because it tells you which add-on checks are worth ordering.
How should air conditioning be tested in winter?
Ask your inspector to run each AC system in cooling mode, as long as the outdoor temperature allows it without risk to the equipment, and to measure the temperature drop across the coil. For larger homes with three or more systems, I'd add a licensed HVAC contractor to check refrigerant, condenser coils, ductwork and the age of each unit. Replacing several units in a large home is a meaningful expense, so knowing their ages and condition matters for both price and negotiation.
What about the roof after monsoon season?
Monsoon storms from July through September are the toughest test of the year for a North Scottsdale roof. By November, everything looks dry. Ask the inspector to look for stains on ceilings, particularly near flat-roof sections, parapets and roof penetrations, and for patched drywall in those areas. For foam roofs, ask about the date of the last recoat. For tile roofs, the underlayment is usually the issue, not the tile. On larger or more complex roofs, a roofer's assessment is worth the cost.
What should I check on the pool and spa?
In winter, many buyers focus on the heater because they'll want to use the spa. That's reasonable, but I'd also ask about:
- The age and condition of the pump, filter and automation system.
- The pool surface and tile, including any signs of leaks.
- The condition of the heater or heat pump.
- Safety barriers and gate latches.
A pool specialist can do a more thorough review than a general inspector, and I often recommend one for larger pools.
How about plumbing and water?
North Scottsdale has hard water, and older homes may have water heaters, softeners or plumbing near the end of their service lives. Ask for water heater ages, look for any signs of past leaks and consider a sewer-line scope on older homes. On larger lots, confirm whether the home is on septic, and if it is, schedule a septic inspection.
What other winter-specific checks make sense?
- Fireplaces and fire features. These get used in winter, so have them checked for safe operation.
- Landscape irrigation. Make sure zones work and look for broken lines, since winter watering schedules can hide problems.
- Pest inspection. Scorpions and termites are part of desert living. A wood-destroying insect inspection is standard.
- Smart-home and security systems. If you'll be leaving the home for months, confirm these work and can be transferred to you.
How should I use the inspection period?
Arizona purchase contracts give buyers an inspection period to investigate the property and request repairs or credits. Winter escrows often run on tight schedules, especially around the holidays, so schedule inspections right away. My guide to contingencies and how they work covers the contract side, and the ultimate guide to home inspection before buying covers the basics.
What if I'm buying a seasonal home and won't be here in summer?
Then the inspection is even more important, because you won't be there to notice a struggling AC in July. Ask for system service records, set up a home-watch service and consider a home warranty for the first year. My seasonal home guide covers the lock-and-leave side.
Which specialists do you recommend?
My team keeps a preferred vendors list with inspectors, HVAC contractors, roofers and pool specialists who work in North Scottsdale regularly. Hire whoever you're comfortable with, but hire specialists for big systems on a large home.
Should I ask the seller for repairs or a credit?
In a cooler market, buyers often have more room to negotiate after inspection than they did a year or two ago. For big-ticket items like an aging HVAC system or a roof near the end of its life, I usually prefer a credit or price adjustment over a seller-managed repair, so you control the contractor and the quality. For smaller items, a short repair list is often simpler. Either way, base the request on written findings from the inspector or specialist, not on estimates from memory.
How do I put this into practice with a real address?
Start with the property you are actually considering — not a portal average. Pull the last 90 days of closed sales that match the same community, product type, and condition band. Walk the competition that is active today. Then decide whether the story of this home (or this building, or this lot) is strong enough to stand next to that set.
In my experience advising Northeast Valley clients for more than 30 years, the owners who do that homework early make cleaner decisions. The ones who wait for "the market to feel better" usually meet more inventory later. Scottsdale's Cromford® Market Index was 133.6 on October 29, 2026 — still a seller's market — while the Valley sat at 66.7 on October 31, 2026, a buyer's market. Those readings move weekly, so check the latest numbers before you make a decision.
If you want a second set of eyes on the comps and the showing plan for your specific situation, call me at (602) 622-1226. We answer 24/7, and I'll walk you through the numbers without the urgency language that wastes everyone's time.
FAQ
Can an AC be tested properly in winter?
Often, yes, depending on outdoor temperatures. Ask your inspector to run the cooling mode and measure the temperature drop, and consider an HVAC specialist for larger homes.
Should I worry about roof leaks when buying in November?
Monsoon leaks can be hidden by November. Ask the inspector to look for stains and patches, and consider a roofer's review for complex roofs.
Do I need a separate pool inspection?
For larger pools or older equipment, a pool specialist is worth considering. A general inspector covers the basics.
How long is the inspection period in Arizona?
It's set in the purchase contract and is commonly about 10 days by default, but it can be negotiated.
Can you recommend inspectors?
Yes. My team keeps a preferred vendors list. Call (602) 622-1226 and we'll share it.
If you're buying this winter, I'm glad to help you plan the inspection period so nothing gets missed. Call me at (602) 622-1226, answered 24/7.
Author Bio
About Darren Tackett — Darren Tackett, REALTOR®, leads The Tackett Team, powered by eXp Realty, the #1 Mega Team in Arizona (RealTrends 2025), and #75 Mega Team nationally by volume. For more than 30 years he has focused on luxury homes, golf communities and land across Scottsdale, Paradise Valley and the Northeast Valley, including the roughly $28.1 million Altitude sale at Silverleaf in 2022 — the Scottsdale record and the highest closed sale in Scottsdale. The Tackett Team | eXp Realty, 20551 N. Pima Road, Suite 185, Scottsdale, AZ 85255. (602) 622-1226 (answered 24/7). darren@tackettteam.com.