Florence, Arizona
Home inspection in Florence
A home inspection in Florence can mean two very different buildings. In the town Levi Ruggles founded in 1866, whose historic downtown is now a National Register district, you may be buying adobe or early brick, and the questions are about water: at the base of the walls, behind later cement plaster, and at parapets and roof drains. About six miles northwest, Anthem at Merrill Ranch is a Pulte and Del Webb master plan where building began in 2006, so its homes raise production-build and first-replacement questions instead. Knowing which Florence you are buying in sets the scope of the visit.
- ASHI Certified Inspector
- From $285 residential
- Report on-site, same day
The Florence housing stock
What the local stock means for your inspection
Florence's homes came in two waves more than a century apart: adobe, brick and Victorian-era houses in the historic townsite, and the production homes of Anthem at Merrill Ranch, built from 2006 on and still being added to.
- The Town of Florence was founded in 1866, calls itself the sixth-oldest non-Native American settlement in Arizona, and is the Pinal County seat.
- After Florence became county seat in 1875, a new adobe courthouse and jail were built; the building survives as McFarland State Historic Park.
- The town's Historic District Advisory Commission decides whether changes in the historic district are appropriate, based on the town's preservation design guidelines.
Neighborhoods we inspect in Florence
- Florence Townsite Historic District
- Anthem at Merrill Ranch
- Sun City Anthem at Merrill Ranch
- Anthem Parkside at Merrill Ranch
- Legacy at Anthem at Merrill Ranch
- Summerville at Anthem at Merrill Ranch
And every other neighborhood in Florence. If your street is not listed, it is still covered.
On the ground here
What an inspector watches for in Florence
These are the items that come up most in Florence's housing stock. They are what to expect, not a verdict on any one home.
Adobe wall bases and water at grade
Adobe breaks down when it stays wet. Rain splash and water standing at the foundation can hollow out the bottom of a wall, a condition preservation guides call coving, so grading, drainage and the lowest courses of the wall get a close look.
Cement stucco that can hide adobe damage
Many older adobe walls were later coated in portland cement stucco, which cracks, lets water reach the adobe and keeps the wall from drying out. Because damage stays hidden behind it, cracks, bulges and staining in that coating are documented.
Parapet tops, roof drains and ponding
On flat-roofed historic buildings, water leaves through drains set in the parapet walls. Clogged drains, standing water and eroded parapet tops are hard on adobe and on the wood roof framing below, so parapets, drains and any sag get checked.
Wood lintels, roof framing and termites in adobe
Termites can travel through adobe walls much as they move through soil, and wood lintels, floors and roof members are all vulnerable to them. On townsite homes, adding a termite (WDIIR) inspection to the home inspection covers that risk.
Anthem's first homes near twenty years
Building at Anthem at Merrill Ranch began in 2006, which puts the original water heaters and cooling equipment in its first homes near or beyond typical service life, and the earliest roofs there deserve a careful look as well.
Homes left closed through the summer
Florence gains winter residents every year, and a house shut up through the hot months can hide slow plumbing leaks, dry drain traps and pest activity, with fixtures and appliances that have not seen daily use, so signs of vacancy are noted.
Most relevant here
What Florence buyers ask about most
Florence's townsite homes were built long before 1978, which puts lead and asbestos testing on the list, and adobe's wood members make a termite inspection worthwhile. At Anthem at Merrill Ranch, new Del Webb homes call for a new construction inspection, while resales start with a buyer's inspection.
- Buyer's Home InspectionBefore you close, know exactly what you're buying, every major system, walked with you and explained.
- Lead & Asbestos TestingOlder homes can hide lead paint and asbestos you cannot spot by looking. Testing before you disturb them protects your health and your remodel.
- Certified Termite InspectionThe wood-destroying insect report (WDIIR) Arizona lenders ask for, tied to your inspection visit.
- New Construction InspectionA brand-new build still needs an objective third party. City and county inspectors do not catch everything.
See every inspection service, available in Florence like every AZHI service.
Common questions
Inspecting a home in Florence
What does an inspection cover on an adobe house in Florence's historic district?
It starts with water, because moisture is what breaks adobe down. The inspection looks at grading and drainage at the base of the walls, cracking or bulging in plaster and any later cement stucco, parapet tops and roof drains on flat roofs, and wood lintels and roof framing. Structural cracking in adobe can call for a structural engineer who knows adobe construction, and the report says when to bring one in.
Should I test a historic Florence home for lead paint?
It is worth considering. The EPA notes that homes built before 1978 are more likely to contain lead-based paint, and the buildings that earned the townsite its National Register listing are far older than that. If you plan repairs that will sand, scrape or cut old painted surfaces, knowing beforehand matters. AZHI's lead and asbestos testing can be added to the home inspection to confirm what is there.
Is Anthem at Merrill Ranch in Florence the same place as Anthem north of Phoenix?
No. Anthem at Merrill Ranch is a separate Pulte and Del Webb master plan inside Florence, about six miles northwest of the historic downtown. It combines Anthem Parkside, open to all ages, with Sun City Anthem, a Del Webb 55-and-over section. Its homes date from 2006 on, so an inspection there centers on production-build details and the age of original water heaters, cooling equipment and roofs.
Is an inspection worth it on a new Del Webb home at Sun City Anthem at Merrill Ranch?
Yes. New homes have continued to go up there, and a third-party new construction inspection looks at workmanship that a municipal code inspection is not designed to judge, while the builder can still correct it before closing. Later, a 1-year warranty inspection timed just before the builder's warranty window closes does the same for anything that shows up after move-in.
Bob is amazing. He is not only thorough in his inspections but goes above and beyond to make sure the inspection is done in a professional manner and is there to protect his customers!
Book it
Schedule your Florence inspection
Booking in Florence? Tell us whether the home is in the historic townsite or at Anthem at Merrill Ranch and roughly when it was built, and we will plan the inspection around it.
Residential inspections start at $285. You get a price and the next available dates back.