So, you’re a first-time homebuyer and you’ve found the perfect house. Congratulations! You’ve navigated offers, negotiations, and now you’re in the inspection period. Most buyers know they need a general home inspection but should you also bring in a structural engineer?
The answer isn’t always obvious. Arizona’s extreme climate, expansive soils, and unique construction challenges mean that even the best general home inspectors may miss issues that can cost tens of thousands of dollars down the road. Here’s why a structural inspection matters and how it can save you time, money, and stress.
What Every First-Time Homebuyer Needs to Know About Home Inspections
A general home inspection is essential for all buyers, but it has limits. Home inspectors evaluate a property’s major systems—like plumbing, electrical, HVAC, and general structural components but they are not licensed to provide engineering opinions.
This means a home inspector can identify cracks in the foundation or signs of roof damage, but they cannot determine if these issues threaten the home’s structural integrity. For first-time homebuyers, missing this distinction could lead to expensive repairs after closing.
The Role of a Structural Engineer for First-Time Homebuyers
A licensed structural engineer offers expertise beyond what a general inspection can provide. They evaluate:
Load-Bearing Capacity: Ensuring roof trusses, beams, and walls can safely support the home
Foundation Stability: Distinguishing between normal settling and structural movement that requires repair
Material Condition: Identifying damage from heat, moisture, or aging
Engineering Solutions: Providing stamped reports and repair specifications contractors must follow
Unlike general inspections, structural engineers provide detailed, actionable reports that protect buyers during negotiations.
With over 4 decades of experience and over 15,000 clients, Schembri Engineers stands out as a strong candidate when choosing an engineering firm in Arizona.
Why Arizona Homes Face Unique Structural Challenges
Expansive Clay Soil
Phoenix-area homes sit on clay soil that expands when wet and shrinks in dry months. This natural cycle can create cracks, uneven floors, and shifting foundations. Only a structural engineer can differentiate cosmetic cracks from serious structural issues.
Extreme Temperature Swings
Summer temperatures often exceed 115°F, dropping 35–40°F at night. Wood warps, roof trusses crack, and concrete experiences thermal stress—all affecting long-term structural integrity.
Monsoons & Flash Flooding
Arizona’s monsoon season can overwhelm drainage systems, causing hidden foundation issues. Water pooling, failed gutters, and improper grading contribute to unseen structural stress.
New Construction Myth
Even brand-new homes are not immune. Improperly stored materials, rushed timelines, and missed inspections can create latent structural issues.
How Real Estate Brokers of Arizona Supports First-Time Homebuyers
Buying your first home is a learning process. At Real Estate Brokers of Arizona, we specialize in guiding first-time homebuyers through every step:
Helping you understand inspection reports
Coordinating with licensed structural engineers for thorough evaluations
Negotiating repairs or price adjustments based on engineering findings
Providing education on local neighborhoods, property values, and soil conditions
Your agent guides you through inspections, recommending qualified engineers and negotiating repairs or price adjustments. Learn more about Getting Ready To Buy Phoenix Real Estate to understand the full process.
Eight Warning Signs You Should Bring in a Structural Engineer
Foundation cracks wider than ¼ inch
Doors or windows that won’t open or close properly
Sloping or uneven floors
Cracked or damaged roof trusses
Stucco cracking or separation
Signs of previous foundation repair
Removed or modified load-bearing walls
Visible water damage or poor drainage
If you notice any of these issues, a structural inspection is essential before closing.
How a Structural Inspection Works
Initial Consultation
Discuss your concerns with the engineer. A professional will outline the evaluation scope, expected timeframe, and deliverables.
On-Site Evaluation
Typically 2–4 hours. Engineers examine foundations, roof framing, structural movement, and use tools like laser levels and moisture meters.
Engineering Report
Delivered within 3–5 business days, including:
Licensed engineer’s stamp
Detailed findings with photos
Repair recommendations with specifications
Cost estimates for bidding
This report becomes a powerful negotiation tool during the homebuying process.
Choosing the Right Structural Engineer in Arizona
Look for:
Active Arizona License verified through the Board of Technical Registration
Residential experience in Phoenix-area soil and building conditions
Fast turnaround for reports
Clear communication
Verified reviews and references
Schembri Engineers offers both licensed expertise and Certified Home & Property Inspection Services across Arizona.
When Structural Inspections Are Mandatory
Homes over 40 years old
Properties in known soil problem areas
Previous foundation repair work
Additions or major renovations without permits
FHA or VA loan requirements
Investment properties
Understanding Your Options After the Report
Request Repairs: Ensure issues are fixed before closing
Negotiate Price Reduction: Adjust offer based on repair costs
Request Repair Credit: Receive a credit at closing
Walk Away: Protect your investment if issues are severe
Final Thoughts
Arizona homeownership requires smart due diligence. Extreme soil, heat, and monsoon conditions create risks that general inspections alone cannot address. A licensed structural engineer provides peace of mind, expert guidance, and legally backed recommendations to protect your investment.
The team at Real Estate Brokers of Arizona ensures buyers are supported every step of the way, from finding the perfect property to coordinating inspections with qualified engineers.
Your dream home should be beautiful and structurally sound. Take the time for proper evaluation, work with professionals, and make your Arizona home purchase an investment for decades to come.
About Real Estate Brokers of Arizona:
Founded to elevate industry standards, Real Estate Brokers of Arizona serves buyers throughout the Phoenix metropolitan area. They prioritize client protection, transparent communication, and connections with qualified professionals to ensure successful Arizona home purchases.
