Best Water Softener for Glendale, AZ — 17 Things to Know BEFORE You Buy!

Written by Craig "The Water Guy" Phillips

1. The Local Water Problem in Glendale, Arizona

Every morning, 250,000 Glendale residents wake up to water that contains more dissolved minerals than most swimming pools. At 17.2 grains per gallon (GPG), Glendale's municipal water supply ranks among the hardest in Arizona — and that's saying something in a state where soft water is as rare as snow in July.

To understand what 17.2 GPG means for your home, picture this: every gallon of water flowing through your pipes carries the equivalent of nearly three tablespoons of dissolved calcium and magnesium. Glendale's water hardness is classified as "extremely hard" — the highest category on the hardness scale. For context, water becomes "hard" at just 7 GPG, and "very hard" at 10.5 GPG. Glendale's water exceeds even the "very hard" threshold by more than 60%.

This extreme mineral concentration stems from Glendale's reliance on groundwater from the Salt River Valley aquifer system. As water percolates through layers of limestone, caliche, and mineral-rich desert soils for decades or centuries, it dissolves massive quantities of calcium carbonate and magnesium sulfate. The Central Arizona Project canal water that supplements Glendale's supply travels 336 miles from the Colorado River, picking up additional minerals along its concrete-lined journey through the Sonoran Desert.

The financial implications for Glendale homeowners are staggering. At 17.2 GPG, the average household faces an estimated "hard water tax" of $2,400 to $3,200 annually — combining accelerated appliance replacement, energy waste from scale-clogged water heaters, soap and detergent inefficiency, and premature plumbing repairs. Over a 10-year period, that's $24,000 to $32,000 in preventable costs.

2. What 17.2 GPG Does to Your Home

At Glendale's extreme hardness level of 17.2 GPG, calcium carbonate doesn't just coat your water heater elements — it forms concrete-like deposits that can reduce efficiency by 45% within 18 months. To visualize this process, imagine each water molecule as a delivery truck carrying a heavy load of dissolved limestone. When water heats up in your tank, those mineral "passengers" jump off and stick to every available surface, forming layers that act like insulation blankets around heating elements.

The scale formation at 17.2 GPG happens with alarming speed. A new 40-gallon electric water heater in Glendale typically shows measurable scale buildup within 60 days. By month six, the bottom heating element often develops a chalky white coating thick enough to see with the naked eye. Energy efficiency drops 8-12% for every quarter-inch of scale accumulation, and at Glendale's mineral concentration, quarter-inch buildup occurs in 12-15 months without treatment.

Glendale's older neighborhoods, particularly those built before 1985 with galvanized steel plumbing, face accelerated pipe deterioration. The combination of 17.2 GPG hardness and iron creates a compounding problem: calcium deposits provide rough surfaces where iron particles anchor and oxidize. Within 5-7 years, galvanized pipes in untreated Glendale homes often show 30-40% diameter reduction from mineral buildup. Copper pipes fare better but still develop significant scale rings at joints and elbows.

Appliance manufacturers have taken notice of extreme hardness markets like Glendale. Tankless water heater warranties are routinely voided if no water softener is installed in areas exceeding 15 GPG. The reason: mineral scale clogs the narrow heat exchanger tubes within months, causing catastrophic failure. Dishwashers in Glendale homes typically require replacement every 6-8 years instead of the national average of 10-12 years, with control valves and spray arms being the most common failure points.

The soap and detergent waste at 17.2 GPG is mathematically brutal. When calcium and magnesium ions encounter soap molecules, they form insoluble curds instead of cleansing suds. Glendale households typically use 3-4 times more laundry detergent, dish soap, and shampoo than families in soft water cities. For a family of four, this translates to an extra $40-60 monthly in cleaning products — $480-720 annually in soap waste alone.

Personal care effects become noticeable quickly in Glendale's extreme hardness environment. Calcium ions strip natural oils from skin and hair, leaving a mineral film that soap cannot penetrate effectively. Residents frequently report persistent dry skin, brittle hair, and clothes that feel stiff and scratchy even after washing. The minerals literally coat fabric fibers, making cotton towels feel like sandpaper and turning white garments gray over time.

3. Glendale's Specific Contaminant Profile

Beyond the crushing 17.2 GPG hardness baseline, Glendale residents are simultaneously managing chlorine, iron, and fluoride — each of which interacts with the extreme mineral concentration in problematic ways. This layered contamination profile requires strategic treatment planning, as standard approaches that work in moderate hardness cities often fail under Glendale's conditions.

Chlorine in Glendale's Water System

Glendale adds chlorine as a primary disinfectant, with concentrations typically ranging from 1.8 to 3.2 mg/L depending on seasonal demand and distribution distance from treatment plants. The chlorine enters the water supply at the Glendale Water Services treatment facilities, where it's injected to eliminate bacteria and viruses throughout the 200+ mile distribution network.

At 17.2 GPG hardness, chlorine becomes more aggressive toward home plumbing systems. The calcium and magnesium minerals create microscopic rough surfaces on pipe walls and fixture interiors. Chlorine concentrates in these mineral deposits, accelerating corrosion of rubber gaskets, O-rings, and metal fittings. Glendale homeowners often notice toilet flappers and faucet washers deteriorating faster than expected — the combined chlorine-hardness exposure breaks down rubber compounds 40-60% quicker than in soft water environments.

The EPA maximum residual disinfectant level for chlorine is 4.0 mg/L, and Glendale's levels consistently remain well below this threshold. However, the taste and odor become more pronounced during summer months when higher chlorine doses are needed to maintain disinfection through Glendale's extensive pipe network in 115°F+ temperatures.

A salt-based water softener like the SoftPro Elite HE removes the hardness minerals but does not address chlorine. Glendale residents seeking comprehensive treatment should pair the softener with an activated carbon whole-house filter to neutralize chlorine taste, odor, and rubber-degrading effects.

Iron in Glendale's Groundwater

Iron enters Glendale's water naturally through groundwater contact with iron-bearing minerals in the Salt River Valley aquifer system. Concentrations typically measure 0.1 to 0.4 mg/L — sometimes exceeding the EPA's secondary standard of 0.3 mg/L in wells serving the northwestern sections of the city.

The interaction between iron and 17.2 GPG hardness creates a perfect storm for staining. Dissolved ferrous iron (invisible when cold) oxidizes rapidly when water heats up or sits exposed to air. In Glendale's mineral-rich environment, these iron particles bond to calcium deposits, creating orange-brown stains that are nearly impossible to remove from toilets, tubs, and dishwasher interiors.

Residents notice iron problems most acutely in bathroom fixtures and white laundry. The telltale signs include rust-colored rings in toilet bowls, orange staining around faucet aerators, and white clothes developing a yellowish tint over time. The problem intensifies during Glendale's summer months when water temperatures in outdoor service lines can exceed 90°F, accelerating iron oxidation before water reaches household fixtures.

Iron above 0.3 mg/L will foul water softener resin, reducing the system's calcium and magnesium removal efficiency. For Glendale homes with measurable iron levels, an iron-specific pre-filter using birm or greensand media should be installed upstream of the SoftPro Elite HE to protect the softener resin and prevent orange staining throughout the home.

Fluoride in Glendale's Treated Water

Glendale adds fluoride to the municipal water supply at approximately 0.7 mg/L as part of the community water fluoridation program recommended by the CDC and Arizona Department of Health Services. This addition occurs at the treatment plant level and represents the optimal level for dental health benefits while remaining well below safety thresholds.

Fluoride does not interact chemically with 17.2 GPG hardness in ways that create operational problems for homes. Unlike chlorine and iron, fluoride remains stable and dissolved regardless of mineral concentration. The EPA maximum contaminant level for fluoride is 4.0 mg/L, making Glendale's 0.7 mg/L addition conservative and compliant.

Water softeners, including the SoftPro Elite HE, do not remove fluoride. The ion exchange resin is designed specifically to replace calcium and magnesium with sodium — fluoride ions pass through unchanged. Glendale residents with concerns about fluoride intake would need a reverse osmosis system at their drinking water tap, which can be installed independently of whole-house water softening.

4. Why Most Glendale Homeowners Pick the Wrong Softener

Walk through any Glendale neighborhood and you'll find garages filled with undersized water softeners that couldn't handle the city's punishing 17.2 GPG for more than a few months. After 15 years covering Arizona's water treatment market, I've seen the same four mistakes destroy thousands of dollars in home investments and leave families more frustrated than when they started.

The first and most costly mistake is buying on price alone. A 24,000-grain softener that works perfectly in Scottsdale's 8 GPG water will be overwhelmed within days in Glendale. At 17.2 GPG, the resin exhaustion happens more than twice as fast as the manufacturer's standard calculations predict. Homeowners discover their "bargain" system regenerates every 2-3 days, burning through salt and producing hard water breakthrough between cycles. The math is unforgiving: a family of four in Glendale needs at least 40,000-48,000 grain capacity to achieve stable performance.

Mistake number two involves confusing softeners with comprehensive water filters. Salt-based softeners use ion exchange resin to remove calcium and magnesium — period. They do not reliably address Glendale's chlorine, iron, or fluoride contamination. Residents who expect a single softener to solve taste, odor, and staining issues alongside hardness are setting themselves up for disappointment. Glendale's multi-layered water profile demands a strategic approach: softening for scale prevention, plus targeted filtration for specific contaminants.

The third mistake is ignoring grain capacity mathematics entirely. Here's the formula every Glendale homeowner should memorize: [Number of People] × 75 gallons per day × 17.2 GPG = daily grain demand. For a family of four: 4 × 75 × 17.2 = 5,160 grains consumed daily. Multiply by seven days and you need 36,120 grains weekly — before adding the recommended 20% buffer for high-usage periods. This math eliminates most residential softeners from consideration before you even look at features or warranties.

The final mistake involves overlooking salt efficiency at Glendale's extreme hardness level. An inefficient softener regenerating every few days in 17.2 GPG water can consume 15-20 bags of salt monthly instead of the 6-8 bags a high-efficiency unit requires. Over ten years, this difference compounds to $3,000-4,000 in unnecessary salt costs — often exceeding the original purchase price difference between economy and premium systems.

5. What to Do Next

Before shopping for any water treatment system, test your specific water to confirm Glendale's citywide averages match your home's actual conditions. Municipal water quality can vary by neighborhood, especially in areas served by different well fields or those at the end of distribution lines.

Order a comprehensive water test kit that measures hardness, iron, chlorine, and pH levels. Document your results and keep them handy when comparing softener specifications. Many Glendale residents discover their iron levels exceed the city average, requiring pre-filtration that affects total system cost and installation complexity.

Next, calculate your household's actual daily water usage by reading your meter for one week and dividing by seven. The standard 75-gallon-per-person estimate works for most families, but households with teenagers, frequent laundry cycles, or large gardens may use 20-30% more water. Accurate usage data prevents undersizing mistakes that plague Glendale installations.

6. The SoftPro Elite HE: Built for Glendale's Water

After evaluating Glendale's water hardness of 17.2 GPG and the presence of chlorine, iron, and fluoride in the local supply, one system consistently rises to the top for Glendale homeowners: the SoftPro Elite HE Water Softener. This recommendation isn't based on marketing claims or price points — it's anchored to the specific performance requirements that Glendale's extreme water conditions demand.

The foundation of the SoftPro Elite HE's Glendale advantage lies in its salt-based ion exchange technology. Salt-free systems do not actually remove hardness minerals — they only attempt to change crystal structure through template-assisted crystallization. At 17.2 GPG, this approach fails catastrophically. The mineral concentration overwhelms any crystal modification process, leaving calcium and magnesium free to form scale deposits throughout your plumbing system. The SoftPro uses true cation exchange resin to physically replace calcium and magnesium ions with sodium ions — the only proven method for delivering genuinely soft water at Glendale's hardness level.

Demand-initiated regeneration (DIR) becomes operationally critical in extreme hardness environments like Glendale. Traditional timer-based systems regenerate on fixed schedules regardless of actual water usage or resin condition. At 17.2 GPG, resin exhaustion happens unpredictably — heavy usage weekends can deplete capacity days ahead of schedule, while vacation periods may extend resin life well beyond the timer setting. DIR monitors actual water flow and hardness breakthrough, regenerating only when the resin bed is genuinely depleted. This prevents the hard water breakthrough that destroys appliances and eliminates the salt and water waste of unnecessary regeneration cycles.

The NSF/ANSI Standard 44 certification verifies that the SoftPro's resin meets rigorous performance and materials safety standards. For Glendale residents already managing chlorine, iron, and fluoride in their water supply, knowing the softening process itself doesn't introduce additional contaminants provides essential peace of mind. The certification also validates the system's capacity claims — crucial when sizing for 17.2 GPG consumption rates.

Grain capacity options (32K, 48K, 64K, 80K) allow precise matching to Glendale household needs. Using the sizing formula: a typical 4-person Glendale household consumes 4 × 75 gallons × 17.2 GPG = 5,160 grains daily, or 36,120 grains weekly. Adding a 20% buffer brings the requirement to 43,344 grains weekly. This points directly to the 48,000-grain capacity tier for optimal 5-7 day regeneration cycles. Larger households or those with high water usage should consider the 64K model.

The 10-year warranty provides Glendale homeowners with protection during the years of highest mineral stress. At 17.2 GPG, softener components work harder than in moderate hardness cities. Resin beds, control valves, and brine systems face daily mineral loads that would overwhelm lesser systems within months. SoftPro's decade-long coverage demonstrates confidence in the system's ability to withstand Glendale's demanding conditions.

Iron compatibility design allows the SoftPro Elite HE to work effectively downstream of iron-specific pre-filtration systems. Since Glendale's groundwater contains 0.1-0.4 mg/L iron, many homes benefit from birm or greensand pre-filters to prevent orange staining. The SoftPro's resin and control valve are engineered to handle the slightly altered water chemistry that results from upstream iron treatment, preventing compatibility issues that disable other softener brands.

For Glendale households dealing with 17.2 GPG of water hardness and the compounding presence of chlorine, iron, and fluoride, the SoftPro Elite HE is not a comfort upgrade — it is infrastructure protection for your home.

7. Homeowner Checklist for Glendale Water Treatment

Before purchasing any water softener, confirm your home's electrical and plumbing configuration can support the installation. The SoftPro Elite HE requires a standard 110V electrical outlet within six feet of the installation location, plus access to a drain for regeneration discharge.

Measure the available space in your garage, utility room, or basement. Account for salt storage — Glendale's 17.2 GPG consumption means you'll need space for 6-10 bags of salt at any given time. Plan for easy salt loading access, as you'll be refilling the brine tank monthly.

Identify your home's main water line entry point and confirm there's adequate space for both the softener and any required pre-filtration. If your water test reveals iron above 0.3 mg/L, budget for an additional iron filter upstream of the softener. This combination approach protects your investment and ensures comprehensive treatment.

8. How to Size Your Softener for Glendale

Proper sizing for Glendale's 17.2 GPG water requires precise calculation — guessing leads to expensive mistakes. Follow this step-by-step process to determine the correct grain capacity for your household.

Step 1: Count household members, including any regular overnight guests or college students who return seasonally.

Step 2: Multiply by 75 gallons per person per day (industry standard for residential usage).

Step 3: Multiply household gallons × 17.2 GPG = daily grain demand.

Step 4: Multiply daily grains × 7 days = weekly grain demand.

Step 5: Add 20% buffer for high-usage days (guests, extra laundry, lawn watering).

Step 6: Match result to SoftPro Elite HE grain capacity tier.

Example calculation for a 4-person Glendale household:

Step 1: 4 people
Step 2: 4 × 75 = 300 gallons daily
Step 3: 300 × 17.2 GPG = 5,160 grains daily
Step 4: 5,160 × 7 = 36,120 grains weekly
Step 5: 36,120 × 1.20 = 43,344 grains weekly capacity needed
Step 6: Select 48,000-grain SoftPro Elite HE model

This sizing ensures regeneration every 5-7 days, which maximizes salt efficiency and prevents resin degradation from overwork. Undersizing forces more frequent regeneration cycles, wasting salt and water while reducing system lifespan. Oversizing wastes money upfront and can lead to channeling in underutilized resin beds.

9. Recommended Setup for Glendale Homes

Given Glendale's complex water profile of 17.2 GPG hardness plus chlorine and iron, most homes benefit from a multi-stage treatment approach. The SoftPro Elite HE handles hardness removal, but comprehensive treatment requires strategic companion systems.

For homes with iron levels above 0.3 mg/L, install a birm or greensand iron filter before the softener. This prevents orange staining and protects the SoftPro's resin from iron fouling that would reduce its calcium and magnesium removal efficiency.

Address chlorine with an activated carbon whole-house filter installed after the softener. This sequence is critical — chlorine can damage softener resin over time, but the carbon filter works more effectively in softened water where minerals won't interfere with chlorine adsorption.

For drinking water, consider a reverse osmosis system at the kitchen sink to address fluoride and provide final polishing. This three-stage approach — iron pre-filtration, softening, carbon filtration — provides comprehensive treatment for Glendale's layered contamination profile.

10. Installation in Glendale: What to Know

Glendale does not require a licensed plumber for water softener installation, but the city does require permits for modifications to the main water service line. Most softener installations connect after the main shutoff valve and don't trigger permit requirements, but confirm with Glendale's Building Safety Department if your installation involves moving or modifying the meter or service connection.

The optimal installation sequence places the softener after your main shutoff valve and pressure regulator, but before your water heater and any branch lines to fixtures. This ensures all water entering your home's plumbing system is treated, maximizing appliance protection and soap efficiency. The system requires a drain connection for regeneration discharge — most Glendale installations drain to a utility sink, floor drain, or exterior area drain.

Glendale's municipal water pressure typically ranges from 50-75 PSI, which suits the SoftPro Elite HE's operating requirements perfectly. If your home experiences pressure above 80 PSI, install a pressure reducing valve upstream of the softener to prevent damage to internal components and extend system lifespan.

At 17.2 GPG consumption levels, use only evaporated salt pellets — the highest purity option available. Solar crystals and rock salt contain impurities that accumulate in the brine tank more quickly at high regeneration frequencies. Evaporated pellets minimize brine tank maintenance and prevent the formation of salt bridges that can disable regeneration cycles. Plan to check salt levels monthly, as Glendale's hardness level typically requires 6-8 bags of salt per month for a family of four.

11. Maintenance Schedule for Glendale Homeowners

At Glendale's extreme 17.2 GPG hardness level, proactive maintenance prevents expensive repairs and ensures consistent soft water delivery. The high mineral load places additional stress on all system components, making regular inspection and cleaning essential for long-term performance.

Monthly tasks focus on salt management and basic system checks. Inspect salt levels in the brine tank — consumption at 17.2 GPG is significantly higher than manufacturer estimates based on moderate hardness. Look for salt bridges, which are crusts of salt that form above the water line and prevent proper brine formation. Check that the bypass valve remains in the service position, as vibration from frequent regeneration cycles can occasionally shift valve positions.

Every three months, perform more detailed inspection and testing. Clean the brine tank interior to remove any accumulated sediment or salt residue. Test post-softener water hardness with a test strip kit — readings above 1 GPG indicate resin exhaustion, improper regeneration, or system malfunction. If your home has iron pre-filtration, inspect and clean or replace the iron filter media according to manufacturer specifications.

Annual maintenance becomes critical in Glendale's high-mineral environment. Complete a full brine tank cleaning, removing all salt and scrubbing interior surfaces. Perform a comprehensive resin bed evaluation — if post-softener hardness creeps above 1 GPG despite proper salt levels and regeneration timing, the resin may need cleaning or replacement. For homes with iron in the water supply, inspect the softener resin for orange iron fouling and use iron-specific resin cleaner if needed.

Every five years, evaluate resin replacement needs. At 17.2 GPG, resin degrades faster than in soft-water cities due to the extreme daily mineral load. Professional resin replacement typically costs $300-500 but extends system life by another 5-7 years. Monitor regeneration frequency and salt consumption — increasing requirements often indicate declining resin efficiency that replacement can restore.

12. Is Glendale's water at 17.2 GPG dangerous to drink?

Glendale's 17.2 GPG hardness level is not dangerous for human consumption — calcium and magnesium are essential minerals that many people supplement through diet or vitamins. The EPA does not regulate hardness as a health concern, instead classifying it as an aesthetic and operational issue affecting taste, plumbing, and appliances.

However, the extreme mineral concentration does create indirect health and safety concerns. Scale buildup in water heaters at 17.2 GPG can harbor bacteria in areas where cleaning is impossible. Reduced soap effectiveness means more difficulty achieving proper hygiene, and the skin irritation from mineral deposits can exacerbate conditions like eczema in sensitive individuals.

13. Will a water softener remove chlorine, iron, and fluoride from Glendale's water?

The SoftPro Elite HE water softener removes calcium and magnesium hardness minerals but does not reliably address Glendale's other contaminants. Softeners use ion exchange resin designed specifically for hardness removal — chlorine, iron, and fluoride require different treatment technologies.

For comprehensive treatment in Glendale, pair the softener with targeted filtration: iron pre-filters for staining prevention, activated carbon systems for chlorine removal, and reverse osmosis at drinking taps for fluoride reduction. This multi-stage approach addresses each contaminant with the most effective technology rather than expecting one system to handle everything.

14. How much salt will I use per month in Glendale at 17.2 GPG?

A family of four in Glendale typically consumes 6-8 bags of salt monthly with a properly sized SoftPro Elite HE system. This calculation is based on 300 gallons daily usage at 17.2 GPG hardness with regeneration every 5-7 days.

Salt consumption varies with actual water usage, system efficiency, and regeneration programming. Expect higher usage during summer months when landscape watering increases household consumption. Budget $25-40 monthly for evaporated salt pellets at current Glendale retail prices.

15. Does Glendale require a permit to install a water softener?

Glendale does not require permits for standard water softener installations that connect to existing plumbing after the main shutoff valve. However, modifications to the water service line, meter, or main shutoff valve may trigger permit requirements.

Contact Glendale Building Safety at (623) 930-2978 if your installation involves electrical work beyond plugging into an existing outlet, or if you're unsure about your specific installation requirements. Most residential softener installations qualify as maintenance rather than modification and proceed without permits.

16. Why does soft water feel slippery in the shower?

Soft water feels slippery because it allows soap to work properly for the first time in your Glendale home. At 17.2 GPG, calcium and magnesium ions prevent soap from forming suds, instead creating sticky scum that clings to your skin and creates a false sense of "clean."

With soft water, soap molecules can properly dissolve and rinse away, leaving your skin feeling naturally smooth rather than coated with mineral residue. The slippery sensation is actually clean skin — an adjustment that typically takes 1-2 weeks for Glendale residents accustomed to hard water's harsh feel.

17. 30-Day Action Plan for Glendale Water Treatment

Week 1: Test your water and confirm Glendale's citywide averages match your home's actual conditions. Order a comprehensive test kit measuring hardness, iron, chlorine, and pH. Document results for equipment sizing and filtration planning.

Week 2: Calculate your household's water usage and grain capacity requirements using the formulas provided. Read your water meter daily for seven days to establish baseline usage patterns. Factor in seasonal variations if installing during winter months.

Week 3: Research installation requirements and prepare your space. Identify installation location, confirm electrical access, and plan salt storage. Contact local suppliers for pricing on the SoftPro Elite HE in your required grain capacity.

Week 4: Schedule installation and establish your maintenance routine. Purchase initial salt supply and testing materials. Document your pre-installation water conditions for comparison after the system is operational.

Final Verdict for Glendale

Glendale's water hardness of 17.2 GPG demands commercial-grade treatment in a residential package. This isn't a comfort upgrade or lifestyle enhancement — it's essential infrastructure protection for any home built to last more than a few years in Arizona's mineral-rich environment.

The combination of extreme hardness with chlorine, iron, and fluoride creates a perfect storm of appliance damage, energy waste, and daily frustration that compounds exponentially without proper treatment. Scale formation at 17.2 GPG happens fast enough to measure in weeks rather than years, making prompt action financially critical for Glendale homeowners.

The SoftPro Elite HE rises above other residential softeners because its demand-initiated regeneration, NSF-certified resin, and 48,000-grain capacity options directly address the operational challenges that Glendale's water profile creates. This isn't about brand loyalty or marketing claims — it's about matching system capabilities to measurable water conditions that destroy lesser equipment within months.

Check current SoftPro Elite HE pricing and available grain capacities for a Glendale household dealing with 17.2 GPG hardness. The investment pays for itself through energy savings, appliance protection, and soap efficiency within 18-24 months — after which it continues delivering thousands of dollars in annual savings for the next decade.

In a city where summer temperatures routinely exceed 115°F and residents rely on evaporative cooling systems that can't function properly with hard water, the SoftPro Elite HE isn't just protecting your pipes — it's preserving the desert lifestyle that brought you to the Valley of the Sun in the first place.

[Meta Description: Glendale AZ water at 17.2 GPG extremely hard + chlorine causes severe scale damage. SoftPro Elite HE protects appliances. Expert buying guide for homeowners.]