Is a faulty grade a major problem? (Sun Lakes: HOA, how much)

[MsMea1]

We are in the process of fulfilling our Arizona dream and buying a house in Sun Lakes. The inspection report states that there is a faulty grade and there is evidence of surface water draining toward the house. The seller is unwilling to remedy this issue. His realtor told our realtor that all inspections in Sun Lakes report a faulty grade. We are concerned and wonder what our next step should be. Does anyone out there live in Sun Lakes? Does anyone know how much it might cost to resolve this issue? Any comments would be appreciated. Thanks so much!

[PhxMan500]

You should certainly find an expert on the matter, which could be a professional landscaper who knows about water flow, or a construction engineer. The inspector should be able to give you more details also as to what caused that assessment on his or her report and recommend someone to give estimates.

When I've seen faulty grading before, it has usually been something obvious such as pavers or a concrete patio installed by a novice, a tree raising the ground, a mound of dirt the owner thought looked great, etc. Any of those are relatively simple fixes, but it could be something worse such as a shoddy foundation pour. I know for a fact that ALL inspections in Sun Lakes do NOT report a faulty grade. Maybe in that specific neighborhood, but not all of Sun Lakes.

Regardless, you might want to talk to your realtor about extending the inspection period (if needed) so you can get a reasonable quote on fixing the problem.

[stevek64]

The first thing I'd do is ask your inspector for more details and get clarification. If the inspector pointed it out, they should know the details on what it would take to fix it....or at least one would hope.

IMHO, and in my experience, and talking to others with the same experience, I think more than a few home inspectors nitpick on minor things just to fill up a report to make home owners feel they are getting their money's worth. This may or may not be the case in your situation of course.

[Montanama]

I agree. Check with the inspector first. Grade issues are an extremely common issue to come up on an inspection. I see very few that don't mention this issue.

This can be something as simple as regarding 18"-2' of the ground along the home--by just a few inches sometimes--or as mentioned, pulling out some pavers that were improperly installed an re-laying them.

Or it can involve heavy equipment re-grading the whole front yard. And anything in between.

Check with the inspector. If it's a big issue, you can at least put a dollar amount to it and decide if you want to eat that. If it's a small issue, you can be reassured.

The fact that the sellers don't want to deal with it doesn't mean anything, really. Some sellers say, "That's a small thing--they can deal with it themselves." OR "That's too expensive! No way I'm doing that!" or "I already negotiated down as far as I can go and I refuse to budge another nickel." or, "I don't even really want to sell. Give me an excuse to get out of this." Who knows?

Start with the inspector, and then get a bid.

[caryberry]

Run or hire a geo-technical engineer. If you need a recommendation, feel free to message me

[Sandduner]

^^^^ this... Great advice...at least get another opinion on the grade.
I inspect many homes with structural issues, and many go back to drainage and or negative fall towards the home.
That being said, many issues are easy fixes.
Better safe than sorry

[Zippyman]

You dont need a geo-engineer to tell you if the grade is sloped toward the house. If it is, you can see it, and it *should* be fixed, though most people ignore it until they have a problem.

[stevek64]

Originally Posted by zippyman

you dont need a geo-engineer to tell you if the grade is sloped toward the house.

+1.

Save your money.

[MalteseJane]

Originally Posted by Zippyman

You dont need a geo-engineer to tell you if the grade is sloped toward the house. If it is, you can see it, and it *should* be fixed, though most people ignore it until they have a problem.

I agree. You see it. And it should be fixed. Our gardener is very careful NOT to disturb the grading (Pulte and HOA regulations).

[Finger Laker]

I'm with the get the engineer crowd.... Could be simple, could be serious or simple where the damage had been done

Soils out here are poor and so is some of the construction ..... This leads to AZ being one of the worst states for residential construction defect .... Things can get very nasty

Start with the inspector, if any signs of being a greater concern and not a minor note then go engineer or run