What Arizona Homeowners & Realtors Should Know About Window Inspections

Why Window Inspections Deserve More Attention Than They Get

Window problems don’t usually show up during an open house. But give it a few weeks—especially with Arizona’s monsoon season—and they turn into one of the most frustrating surprises for homeowners and a headache for realtors.

We’re talking about issues like:

• Hidden wood rot

• Water intrusion

• Failing deals

• Painted-shut windows

• Cracks or corrosion that were missed during the initial inspection

The good news? Most window-related problems are preventable—when expectations are clear and proper inspection protocols are followed.

How Window Inspections Work (And What They Don’t Include)

As home inspectors, we follow a Standard of Practice (SOP) that outlines what we are—and are not—required to inspect. For windows, most SOPs (including ASHI and InterNACHI) require us to inspect a representative number of windows. That’s important to understand:

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What does “representative number” mean?

It typically means one window per room—or a sampling of each window type throughout the home. That could be 25-50% of all windows, depending on accessibility.

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Under the SOP, we are not required to test:

• Every single window in a large room

• Windows that are painted shut or sealed

• Windows blocked by furniture or personal items

• Windows that require removal of coverings, decor, or belongings

Trying to force open a sealed or blocked window can cause damage and exceed the non-invasive nature of a standard home inspection.

Why Window Issues Are So Common in Arizona

Arizona may be dry much of the year, but that doesn’t mean moisture issues can’t form around windows. In fact, many Arizona homes—especially older builds or homes with sealed HVAC systems—may show signs of:

• Condensation buildup inside double-pane windows

• Sun-damage seals on west-facing windows

• Leaks after monsoons due to poor drainage or flashing

These issues are often hidden behind blinds, furniture, or caulk until they become bigger problems.

How We Handle Window Inspections at AmeriSpec-Phoenix

Our goal is to inspect every window we can safely access. In most cases, that’s more than the required sample. We try to operate all single-hung windows, whenever possible; these windows often have damaged or slipped channel balances. We’ll open and close the windows we can reach without moving personal belongings, furniture, or heavy coverings.

We also:

• Report any signs of obvious water intrusion, staining, or rot

• Identify fogging, broken seals, or cracks

• Recommend further evaluation when we find issues in the sample group

For Realtors: Help Set Expectations

Window claims often happen because of mismatched expectations. To help protect your clients—and your reputation—we recommend the following:

Before the Inspection

• Let your clients know that home inspectors don’t move furniture or decor to access windows.

• Share that we follow a representative sampling method where possible.

During the Inspection

• Encourage the seller to open window coverings where possible.

• Ask buyers to flag window concerns early—like sticky operation or visible fogging.

After the Report

• If issues are found in even one window, suggest further evaluation of the rest.

• Remember: a small issue in one may hint at bigger problems in others.

Why Documentation Matters

Our reports at AmeriSpec-Phoenix include:

• Notes on any issues detected with the windows that were inspected

• Detailed photos on problem areas

• Recommendations for repair or further evaluation, when appropriate

That kind of documentation protects everyone—homeowners, buyers, and realtors—if something goes wrong down the road.

Arizona-Specific Insight

We always remind our clients and agents:

South- and west-facing windows in Arizona get hit with the most sun, heat, and storm exposure. If window issues pop up anywhere, it’s usually there first.

Need a Window Inspection Done Right?

Whether you’re a homeowner trying to stay ahead of maintenance—or a realtor helping a client prepare for listing—we’ve got you covered.

AmeriSpec-Phoenix, a division of JRX Inspections, offers certified home inspections throughout Maricopa, Pinal, and surrounding counties, with detailed reports and fast turnaround times.

Final Thought

Window inspections may seem minor—but when water intrusion or damage gets missed, the repair bills can climb quickly. Set expectations early, inspect thoroughly, and document everything.

We’re here to help you do all three.