When you’re buying or selling a home in Arizona, discovering that specific structural concerns have been flagged by a lender or city inspector can feel overwhelming. Whether you’re dealing with an FHA loan inspection, a conventional loan appraisal, or a municipal building inspection, understanding what these red flags mean and how to address them is crucial for moving forward with your real estate transaction.
What To Do When Structural Concerns Are Flagged in Arizona
When specific structural concerns are flagged by a lender or city inspector in Arizona, the most critical step is to immediately hire a licensed structural engineer. An engineer provides the necessary independent assessment, designs code-compliant repairs, and produces the official documentation required by lenders and municipalities to keep your sale or purchase on track. Do not attempt repairs or rely only on contractor bids before an engineer has identified the root cause.
Understanding Why Structural Concerns Are Flagged by Lenders and Cities
When specific structural concerns are flagged, it is designed to protect all parties involved. Lenders need assurance that the property securing their loan is structurally sound and will maintain its value. City inspectors ensure that homes meet minimum safety standards to protect occupants and the broader community.
In Arizona’s unique climate, flagged structural concerns often relate to issues exacerbated by our extreme heat, monsoon seasons, and expansive soil conditions.
Common Reasons Lenders Flag Structural Concerns
Lenders typically flag specific structural concerns when they identify issues that could:
- Compromise the home’s market value or resale potential.
- Pose safety hazards to future occupants.
- Require costly repairs that might affect the borrower’s ability to make mortgage payments.
Why City Inspectors Flag Structural Issues
City inspectors in Arizona municipalities flag specific structural concerns to:
- Ensure compliance with local building codes and safety standards.
- Protect public safety and welfare.
- Verify that additions or modifications were properly permitted.
The Most Common Structural Concerns Flagged in Arizona
Arizona’s unique environmental conditions create specific challenges that frequently appear in inspection reports.
Foundation Issues and Settlement Problems
Arizona’s expansive clay soils are notorious for causing foundation movement. Foundation problems top the list of structural concerns flagged:
- Differential Settlement: Uneven settling that causes cracks in walls and doors that won’t close properly.
- Foundation Cracks: Inspectors flag those wider than $1/4$ inch, horizontal cracks, or cracks that show signs of active movement.
- Stem Wall Deterioration: Common in Arizona homes built between the 1950s and 1980s, occurring when rebar corrodes and causes concrete to crack and crumble.
- Heaving or Upheaval: When soil expands and pushes the foundation upward.
Roof Structure Deficiencies
The intense Arizona sun and occasional severe weather make roof integrity critical. Structural concerns regarding roofs include:
- Inadequate Roof Support: Missing or improperly spaced rafters or trusses.
- Sagging Roof Decking: Often visible from inside the attic.
- Insufficient Remaining Life: FHA inspectors specifically flag roofs with less than two years of remaining serviceable life.
Load-Bearing Wall Modifications
One of the most serious specific structural concerns flagged involves unauthorized modifications to load-bearing walls:
- Removed or Cut Structural Members: Walls or beams removed without proper support or Engineering and Design Services approval.
- Unpermitted Additions: Structural changes made without city permits, raising questions about code compliance.
- Inadequate Support Beams: Improperly sized headers or beams that cannot carry the intended load.
Structural Damage from Termites and Wood-Boring Insects
Subterranean termites and other wood-destroying organisms create specific structural concerns in Arizona, often requiring a detailed assessment of compromised structural members.
What Happens When Structural Concerns Are Flagged
When specific structural concerns are flagged by a lender or city inspector, the resulting report will outline the specific locations, the severity of the issue, and recommended actions.
Impact on Loan Approval
For purchase transactions, flagged structural concerns typically result in:
- Conditional Approval: The loan may be approved contingent upon necessary repairs being completed and verified.
- Delayed Closing: Timelines extend while repairs are made and re-inspections occur.
Required Next Steps
Once specific structural concerns are flagged, the typical process includes:
- Professional Evaluation: Hiring a licensed structural engineer to assess the concerns.
- Scope of Work Development: Creating detailed repair specifications.
- Repair Completion: Executing the necessary structural work.
- Re-inspection: Having the repairs verified by the original inspector or engineer.
How to Address Structural Concerns Flagged by Inspectors
Taking the right approach when specific structural concerns are flagged by a lender or city inspector can save time, money, and stress in Arizona.
Step 1: Hire a Licensed Structural Engineer
When structural concerns are flagged, your first call should be to a licensed structural engineer in Arizona.
- Independent Assessment: Engineers provide unbiased evaluations of the actual severity of flagged concerns.
- Engineering Solutions: They design appropriate repairs that satisfy both inspectors and building codes. Schembri Engineers provides essential Engineering and Design Services for these solutions.
- Documentation: Professional engineering reports carry significant weight with lenders and city officials.
Step 2: Get a Detailed Structural Assessment
Your structural engineer will physically inspect all flagged areas, identify the root cause, assess the urgency, and create stamped engineering drawings when necessary for permits.
Step 3: Develop a Comprehensive Repair Plan
Based on the engineering assessment, develop a plan that:
- Prioritizes safety issues.
- Complies with current Arizona building codes.
- Ensures necessary permits are obtained.
- Uses qualified, licensed contractors for execution.
Step 4: Execute Repairs with Proper Documentation
Keep detailed records of all work, including before, during, and after photographs, receipts, and final sign-offs from city building departments.
Arizona-Specific Considerations for Structural Concerns
Arizona’s unique environment creates specific challenges engineers must address when structural concerns are flagged:
- Expansive Soil Challenges: Requires special attention to moisture management (proper grading and drainage) to prevent foundation movement.
- Extreme Temperature Effects: Thermal expansion and contraction affect structural connections, and intense UV degradation impacts exposed materials.
- Monsoon Season Impacts: Engineers must account for severe wind loads (microbursts) and the potential for flash flooding, which compromises foundation integrity if drainage is poor.
Working with Schembri Engineers
When specific structural concerns are flagged by a lender or city inspector in Arizona, Schembri Engineers provides expert guidance through the entire process.
Why Choose Schembri Engineers
- Arizona Expertise: Deep understanding of local soil conditions, climate challenges, and building practices throughout the state.
- Lender Experience: We know precisely what lenders and building departments need to see in engineering reports and repair documentation.
- Quick Turnaround: We understand real estate timelines and work efficiently to keep transactions on track.
To better understand the value of professional assessment during a real estate transaction, learn why Arizona homebuyers need a structural engineer before closing.
Conclusion: Take Action When Structural Concerns Are Flagged
Discovering that specific structural concerns have been flagged by a lender or city inspector doesn’t have to derail your real estate plans. With the right professional guidance, most structural issues can be resolved efficiently and cost-effectively.
Our team provides the expertise, documentation, and solutions needed to satisfy inspectors, protect your investment, and move forward with confidence.
