The National Weather Service Phoenix office marks Arizona monsoon season from June 15 to September 30. Our own dispatch data says the busiest tarp-off calls arrive in the first two weeks of July. If you run this checklist before July 4 you will be ahead of 95 percent of the Valley.
1. Walk every elevation from the ground
Look for slipped, cracked, or missing tiles at rakes and hips. Photograph anything you cannot explain. Ten minutes with a phone camera saves an hour of an adjuster's time later.
2. Check every eave for exposed underlayment
Black felt visible below the tile drip line is end-of-life. One monsoon gust drives water sideways under the tile and straight into the deck.
3. Clear valleys and roof drains
Palo verde leaves and mesquite pods build up in valleys year-round. Blocked valleys turn 40 mph horizontal rain into a swimming pool. Blow them out or ask us to during the inspection.
4. Inspect every pipe boot
Pipe boots are the number one leak source in the Valley. The neoprene collar cracks at year 8 to 10. If you can flex a boot with your finger and see daylight, replace it before June 15.
5. Test the HVAC curb seal
Roof-mounted HVAC curbs are the number two leak source. Look for pulled-back sealant on the low side of the curb. That is where every haboob drives water.
6. Look at skylights and satellite mounts
Skylight gaskets fail silently. Satellite mounts are usually screwed straight through the tile with builder-grade caulk that died six summers ago.
7. Foam roof recoat status
If your foam roof was last recoated more than 5 years ago, the elastomeric top coat has lost its UV shield. A recoat before monsoon is 40 percent cheaper than an emergency recoat after damage.
8. Ridge and hip mortar
Cracked ridge mortar lets wind lift ridge tiles. In a 55 mph gust that becomes a projectile.
9. Attic inspection
Flashlight through the attic hatch. Any dark staining on the underside of the deck means a slow leak. Fix it dry, not during the storm.
10. Gutter and downspout flow
Even Valley homes without gutters have scuppers and roof drains. Verify water actually leaves the roof and does not pond at the parapet.
11. Solar penetrations
Every solar mount is a penetration. Check the flashing kit for cracks and confirm the installer used a proper roof-tie, not caulk on the tile.
12. Book your standby before you need it
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