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If you are buying or selling a home, and the buyer is financing the purchase, the lender will typically require an appraisal. The appraisal is ordered by the lender to confirm the property meets basic safety and condition standards, and that the value checks out.
The appraiser visits the property and checks that it meets their criteria. Different loan types come with different rules. FHA and VA loans tend to be the most strict in what they require.
Sometimes the appraiser flags items that must be fixed before the loan can fund. This can delay closing if you are not prepared. I always tell my sellers that a little prep work upfront can save a lot of stress later.
There are many things an appraiser looks for, but these are the ones I see called out again and again here in Tucson.
1. Fascia that is peeling or rotted
This is hands down the most common issue I see. Tucson sun is tough on exterior wood, especially fascia boards.
Over time, the paint starts to peel and the wood can rot. If there is visible damage, the appraiser will almost always call it out. They usually require the damaged wood to be replaced and repainted. It is a simple fix, but it comes up constantly.
I always recommend taking care of this before listing. It improves curb appeal and helps you avoid delays later.
2. Evidence of past water damage
Water damage is something appraisers never ignore. They look for stains, discoloration, and any signs of deterioration.
This can show up as ceiling stains, damaged drywall, or rotted wood on the exterior. Even if the issue has already been fixed, the visible evidence can still raise concern.
I have seen this slow down deals more than once. Cleaning up and properly repairing these areas before listing makes a big difference.
3. Window bars without a safety release
This is especially common in central Tucson neighborhoods. Window bars are everywhere and many homeowners like both the look and the security.
But there is one requirement that often gets missed. Bedrooms need at least one window with a quick release mechanism. This allows for an emergency exit if needed. If that release is not there, the appraiser will require it.
The fix is usually quick and inexpensive, but it has to be done before closing.
4. Roof condition issues
The roof needs to have 2-5 years remaining life (depending on the type of financing) and cannot show obvious damage. Appraisers will look at it from the ground and note anything visible.
Missing shingles, sagging areas, or worn sections can all get flagged. If it looks questionable from the street, it will likely come up in the report.
I always tell my sellers to take a good look at the roof before going listing. If it stands out to you, it will stand out to the appraiser too.
5. Missing or non-working smoke detectors
This is one of the easiest things to fix, but I still see it called out all the time. Smoke detectors must be installed in the right places and they need to work.
That usually means inside each bedroom, outside sleeping areas, and on every level of the home.
This comes up a lot with FHA and VA loans. It is a quick fix, but it can still delay closing if it gets overlooked.
Final thoughts on Tucson appraisal issues
Appraisals are not meant to kill your deal. They are there to make sure the home meets basic safety and livability standards.
In Tucson, I consistently see the same items come up. Most of them are simple and affordable to fix if you catch them early.
If you are getting ready to sell, I am always happy to walk through your home and point out anything that might come up. A little preparation goes a long way in keeping your transaction smooth.
Have questions for me? Give me a call or text at (541) 521-0145, or click here to go to my contact page.
You can also follow me on Instagram for behind the scenes marketing, new listings, and Tucson real estate updates. Click here to head to my Instagram!
