How to Get Apartments, Condos and HOA Buildings Ready for Monsoon Season
One roof over many households means one leak can reach several units. Here is how landlords, HOAs and property managers can get multi-family buildings ready for Phoenix storms.
Key takeaways
- Phoenix monsoon season runs June 15 to September 30, so have multi-family buildings in top shape before the end of May.
- The season brings roughly half of Phoenix's yearly rain, with July and August usually the wettest months.
- Arizona heat breaks down caulk, weatherstripping and sealant, so check them before and after every monsoon season.
- Do not wait until September 30 to inspect storm damage, because every storm in between pushes more water into the building.
- A storm plan for staff and residents matters as much as the roof itself on apartments, condos and townhomes.
When is monsoon season in Phoenix, and when should you prepare?
Phoenix monsoon season runs from June 15 to September 30, according to the National Weather Service. We recommend having multi-family buildings in top condition before the end of May. The season brings thunderstorms, heavy rain, dust storms and sometimes golf ball-sized hail, which can cause flash floods across the metro area.
Moisture pulled north from the Gulf of America and the Gulf of California fuels these storms. Phoenix gets roughly 50% of its yearly rainfall in this window, and July and August are usually the wettest months. That much rain in a few weeks raises the risk of flash flooding and severe storm damage. You can follow the National Weather Service’s Phoenix monsoon updates all season.
Some of our friends and customers love monsoon season. Others dread it. Either way, if you are a landlord, HOA board member or property manager, the best thing you can do is prepare. A simple calendar keeps the work on track:
| When | What to do |
|---|---|
| April to May | Professional roof inspection and any repairs |
| June 15 to September 30 | Targeted checks after severe wind, hail or rain |
| September to October | Post-season inspection, debris removal and sealant review |
Why does monsoon prep matter more for multi-family buildings?
One roof often protects many households. A leak over a hallway, stairwell or shared roof deck can reach several units at once, create liability and disrupt residents who have no control over the roof. That is why pre-season inspections and fast mid-storm response matter more on apartments, condos, townhomes and duplexes than on a single-family house.
Preparation also covers people, not just roofing. Create and practice evacuation and communication plans so families and staff stay informed during storms. Residents should know their evacuation routes, keep a storm kit at home, and know which member of your team to call for help.
For buildings across the East Valley, including the dense rental stock near campus, our page on multi-family roofing in Tempe explains how we work with property managers. You can also see the full range of roofing services for multi-family properties we offer.
What does a professional monsoon roof inspection check?
A professional monsoon inspection looks for the weak points that storms exploit: leaks, loose flashing, damaged shingles or tiles, deteriorated sealant, ponding water and clogged drains. It also checks inside for ceiling stains, holes and mold. On multi-family buildings, inspectors should look at much more than missing shingles, because problems spread across units.
Our crews check:
- Cracked, loose or missing shingles or tiles
- Loose or worn flashing around walls, vents and penetrations
- Failed caulk, sealant and weatherstripping
- Ponding water and clogged gutters or downspouts
- Drainage that does not move water at least six feet from the building
- Interior clues such as dark spots, holes and mold on ceilings and walls
For HOAs and property managers, the inspection also creates a written record of the roof’s condition before or after a storm. That record helps with resident communication and with insurance claims. If you manage an HOA, make sure each homeowner understands why pre-season inspections matter, and recommend qualified roofing contractors for the work.
In Arizona, heat breaks down caulk, weatherstripping and sealants faster than most people expect. We recommend having us inspect and weatherproof your roof every other year. Some roofs need yearly maintenance, and we will recommend a schedule for your property during the inspection.
What can staff check if a contractor cannot come out right away?
Knowledgeable maintenance staff can do a basic walk-through as a stopgap, not a replacement for a professional inspection. Keep staff off steep or unsafe roofs. If anything looks wet or unsafe, call a contractor. Our rule is simple: if you are not sure you can do it safely, hire a professional.
Interior checklist
- Look for dark spots, holes, mold or water damage on walls and ceilings.
- Watch for leaks that could damage foundations or interiors.
- Deal with mold right away, because it can be hazardous and gets worse during monsoon season.
Shingles and tiles
Inspect for cracked, missing or loose shingles and tiles before June. Damaged roofing sheds water poorly in a storm and should be fixed before it causes structural problems.
Seals and penetrations
- Windows and doors: use weatherstripping or caulk to block water.
- Ductwork: look for small cracks or holes that hurt air quality and energy use.
- Pipes and penetrations: make sure gaskets are tight and metal flashings are secure.
- Sheet metal parts: confirm every seal is intact.
How do you keep drainage working during storms?
Gutters, downspouts and site drains must move water away from the building fast. Clogged systems cause water damage, foundation problems and flooding of walkways and first-floor units. Clean them before the season, check them during it, and fix any breaks right away. Downspouts should send water at least six feet from the building.
Gutter and downspout upkeep includes:
- Removing leaves, twigs and debris
- Fixing leaks and breaks
- Adding gutter guards
- Trimming trees and bushes that drop debris
Around the building, check for cracks and drainage problems near foundations before, during and after the season. Test your drainage systems to make sure they keep up with heavy rain. For grading or yard drainage, consider a landscaping company that handles drainage work. The goal is a system that channels water away from the structure every time.
How should you secure outdoor areas and plan for residents?
Secure anything the wind can throw, trim trees near buildings and power lines, and give staff and residents a clear storm plan. Wind-blown furniture and branches damage roofs, windows and people. Safety comes first, so hire a professional for any task your team cannot do safely.
Outdoor prep
- Trim trees and branches near buildings, gutters, downspouts, windows and power lines.
- Secure or remove patio furniture, decorations, grills and other movable items.
- Remind residents to bring chairs, bikes, brooms and other light items indoors.
- Use heavy weights or tie-downs on larger items you cannot move.
- Teach staff and residents about storm risks and why preparation matters.
Impact-resistant windows and doors offer long-term protection against dust storms, heavy rain and flying debris. They can prevent injuries and reduce damage for years, and they show residents you take their safety seriously.
Storm plan for property management
- Check and clear storm drains and French drains.
- Seal windows and doors with weatherstripping, and add storm shutters where they fit.
- Review insurance policies for adequate storm damage coverage.
- Write a communication plan for staff and residents, and make sure staff know the procedures.
- Get damage inspected as soon as you notice it.
Storm plan for residents
- Keep a kit with water, non-perishable food and flashlights.
- Know evacuation routes and emergency contact numbers.
- Know who to call for help during a storm.
- Follow National Weather Service forecasts and warnings.
Should you wait until the season ends to inspect roof damage?
No. Do not wait until September 30. If you see leaks, stained ceilings, missing shingles, loose flashing or standing water, every storm that follows pushes more rain into the building. A small repair can turn into interior damage, mold and problems in several units. Inspect as soon as you notice an issue.
A mid-season inspection is still worth it. It finds active leaks, documents storm damage for insurance and stops water from traveling through shared roof decks and walls. Waiting can also hurt a claim, because weeks of water entry make it harder to separate storm damage from neglect.
Here is the approach we recommend:
- Photograph and report damage as soon as it appears.
- Get a professional inspection quickly.
- Make temporary repairs to stop active leaks.
- Schedule a full post-season inspection in September or October.
- Plan next year’s full assessment before the end of May.
Preparation is what keeps monsoon damage small. Starting early, being thorough and keeping residents informed protects your investment and the people living under your roof. For a deeper look at what a routine inspection program covers, read our guide on why multi-family roof inspections save money. To book, call (480) 427-7600, Monday to Friday, 8:00am to 4:00pm.
