Reference
All findings
Twenty-nine findings, each with a verdict: monitor it, budget for it, or get it evaluated before you close. The verdict is the point. An inspection report lists everything it sees, which is correct and also unhelpful — it gives a cracked mortar joint the same visual weight as a Federal Pacific panel.
Roughly a quarter of what follows genuinely warrants a specialist before closing. The rest is a house being a house in North Texas.
| Finding | Verdict | Era | What it is |
|---|---|---|---|
| Master policy and insurance shortfalls | Blocks financing | In the condo documents | Who insures what, and where the seam leaves an owner exposed |
| Short-term rentals and condotel character | Blocks financing | When the lender reviews the project | What makes underwriting call a condominium a hotel |
| Single-entity ownership concentration | Blocks financing | When the lender reviews the project | One owner, too many units, and the limits that survived 2026 |
| Too little of the budget going to reserves | Blocks financing | In the budget or reserve study | The 10 percent test, and the 15 percent that replaces it |
| Commercial and non-residential floor area | Complicates it | When the lender reviews the project | The 35 percent line, and what counts as floor area |
| Developer control, phasing and turnover | Complicates it | In the condo documents | What declarant control is, when it ends, and what turnover reveals |
| Investor and non-owner-occupancy ratio | Complicates it | When the lender reviews the project | The 50 percent limit Fannie Mae retired in March 2026 |
| No current reserve study | Complicates it | In the budget or reserve study | Why a stale study is a different problem from a missing one |
| Owner delinquency rates | Complicates it | In the budget or reserve study | The 15 percent line, and why some delinquency is normal |
| Pending or threatened litigation | Complicates it | In the condo documents | Which lawsuits matter, and the question the form does not ask |
| Special assessments, pending and past | Complicates it | In the condo documents | Which assessments are financeable, and the one variety that is not |
| Underfunded reserves | Complicates it | In the budget or reserve study | What percent funded measures, and what it does not decide |
| Milestone inspection findings | Blocks financing | Through a state-mandated report | What the report can say, what it cannot, and what a finding triggers |
| Concrete spalling and rebar corrosion | Complicates it | On a physical inspection | Why the damage you can see is always the smaller number |
| Deferred maintenance | Complicates it | On a physical inspection | Why it accumulates, how it is found, and when it stops a loan |
| Elevators, sprinklers and life safety | Complicates it | On a physical inspection | The systems where someone else sets the schedule |
| Envelope failure and water intrusion | Complicates it | On a physical inspection | Which wall you have decides how it fails, and where to look |
| Facade and balcony safety programmes | Complicates it | Through a state-mandated report | Where they apply, what they classify, and what a finding costs |
| Parking structure condition | Complicates it | On a physical inspection | Looking at it is a weak instrument, and here is why |
| Roof condition as a common element | Complicates it | On a physical inspection | Anyone quoting you a flat number for roof life is guessing |
| Structural Integrity Reserve Study | Complicates it | Through a state-mandated report | What the study covers, and why visual is the word that matters |
| Aging plumbing risers and stacks | Not a financing issue | On a physical inspection | The pipe is the cheap part; getting to it is not |
| Central and common HVAC systems | Not a financing issue | On a physical inspection | The architecture decides who controls what |
| Electrical service capacity in older towers | Not a financing issue | On a physical inspection | Capacity is an empirical question, not an age question |
By build era
Grouped by the decade they belong to
In the condo documents
4 findingsWhat the declaration, minutes, budget and disclosures reveal.
In the budget or reserve study
4 findingsWhat the association's own financial reporting shows.
On a physical inspection
9 findingsWhat someone looking at the building can actually see.
When the lender reviews the project
4 findingsWhat agency project review tests for.
Through a state-mandated report
3 findingsWhat milestone inspections and structural reserve studies surface.