A Sun City home is usually single-story, slab on grade, with block or frame walls, a low-slope or shingle roof and plumbing that has been in place for fifty years or more. Water behaves differently in these homes than in new construction. A slab leak in a hot water line can wet three rooms of carpet and tile before the owner notices a warm spot. Corroded galvanized supply pipe can drip inside a wall for months. Older water heaters in carports, utility rooms and closets fail without warning. We know these layouts and where water tends to go in them.

Sun City is also a community of seasonal residents. Many owners split the year between Arizona and the Midwest or Canada, and a supply line that breaks in July may not be discovered until October. We work with absentee owners every week: coordinating access through neighbors, property managers or lockboxes, sending daily photos and documenting the timeline for the insurance company.