Before real estate, I ran an HVAC company here in the Phoenix West Valley for over a decade, Cooler Tymes. Before that, I worked hands-on as a handyman. I sold the business to move into real estate, but the way I look at a house never really turned off.
I’m not a home inspector, and I’m not trying to be one. I always recommend a licensed inspector walk through any home before you buy it. Arizona doesn’t require it by law, but it’s one of the smartest moves a buyer can make, and nothing here replaces that professional evaluation. What I can do, from years of actually working on these systems, is walk through a house with you and point out the kinds of things worth asking your inspector about. Here’s what that actually looks like, focused on three systems that matter more in Arizona than almost anywhere else.
The AC system
Arizona air conditioning works harder than almost anywhere in the country: long cooling seasons, dust, heat that doesn’t let up. A few things I’ll always glance at:
- The outdoor condenser unit: is it clear of debris, or buried in leaves and overgrown landscaping? Restricted airflow around that unit makes the whole system work harder than it should.
- The condensate drain line: a blocked one can back up and cause water damage you won’t notice until it’s already a problem.
- The vents and registers inside, blocked by furniture or drapes, they fight the system the same way a dirty filter does.
None of this tells you the system is broken. It tells you what to ask your inspector to look closer at, and it’s the kind of thing a buyer walking through on their own would never think to check.
The windows
This one surprises people. In our climate, which direction a window faces matters more than almost anything about the window itself. West-facing glass takes the hardest hit: direct sun during the hottest part of the afternoon. When I walk a house, I’m noting which rooms have unshaded west- or east-facing windows, because that’s usually where the AC is working overtime and where the room itself just feels hotter, regardless of what the thermostat says.
It’s a simple thing to check yourself on a showing: stand in the room in the afternoon, if you can, and see how it feels.
The water heater
Water heaters don’t fail without warning. They usually tell you first. Unusual rumbling or vibrating noise, or sediment/rust showing up in the hot water, are the practical signs I’m listening and asking about. That’s a mineral buildup issue that’s common with our water, and it’s worth knowing about before you’re the one dealing with it.
Why this matters
None of this is about scaring anyone off a house. Most of what I look for isn’t a dealbreaker. It’s a “worth asking about” or a “good to know going in.” I’d rather give you more information than you need than have something surprise you after closing. That’s just how I work.
If you’re touring homes right now, I’m happy to walk one with you and point out what I’d check. No pressure, no obligation.
A note on my background: Mike Greco is a REALTOR® with Realty ONE Group. Before real estate, he founded and ran Cooler Tymes, an HVAC company serving the Phoenix West Valley for over a decade, before selling it to move into real estate.
Disclaimer: Mike’s observations here come from his own construction and HVAC background, not a licensed home inspection. They’re meant to help you know what to ask about, not to replace a licensed inspector. Always have a licensed professional inspect any home before you buy.