Broken WIndow - repair requirement

Discussion in 'FHA/HUD and VA' started by sflanegan, Sep 16, 2008.

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  1. sflanegan

    sflanegan New Member

    0
    Mar 27, 2008
    Professional Status:
    Certified General Appraiser
    State:
    California
    Recently performed an FHA appraisal on a property with a broken window in the garage/basement area. I called out repair on the window, because broken glass was still in the frame and I consider this to be a safety concern. The lender is curious what would constitute an adequate repair. Could he remove the broken shards from the frame and then board up the window, making sure it was weatherproof, or does he need to replace the window completely. I guess the borrower is strapped for cash. I am reviewing the handbook now, but I thought I would get some opinions. Thanks.
     
  2. RSW

    RSW Elite Member

    3
    Feb 18, 2002
    Professional Status:
    Certified Residential Appraiser
    State:
    Tennessee
    Is the glass only cracked or is it broken and part of it missing? If part of it is missing then you are correct to call for repair. I would call for the glass to be replaced since that is what was there to begin with. If they board up the window with wood it would have to be painted or covered not be exposed to the elements. just call for the glass replacement. It is what it is.
     
  3. Ross (CO)

    Ross (CO) Senior Member

    0
    Jan 17, 2002
    Professional Status:
    Certified Residential Appraiser
    State:
    Colorado
    "I guess the borrower is strapped for cash."

    - - - - - - - - -

    Wow, that bad, huh ? When you asked the homeowner how long the window has been broken what did they say ? Is this a window that could be actively opened or was it a fixed piece of glass ?

    Show a picture of the broken window in the report and make the sincere suggestion that the window be replaced.....and that you be given the future assignment to return to the property to confirm that adequate workmanship was performed and that the window is "whole" again ! This will give your client the comfort that they seek.

    I am certain that the lender representative will also come forward with the necessary cash to help out this borrower. The window replacement cost would be measureably less than the commission earned closing the transaction. You now get a second fee (albeit much less) for the return visit to the property and the supplemental photo and 3-sentence write up with this later date and your name mentioned and which you email separately to the client without having to amend the originally-submitted report.

    See, it can all work out for everyone's benefit.
     
  4. Mikyl

    Mikyl New Member

    0
    May 23, 2008
    Professional Status:
    Certified Residential Appraiser
    State:
    California
    I actually did an appraisal similar to this. The house had three broken windows, some broken doors and holes in the drywall. The LO didn't want to lose the loan so he hired a contractor to do the repairs himself and then the borrower paid him back when the loan closed. Just an option for the borrower. I think, though, in your case that the window has to be repaired. If it is boarded up there is no egress in case of emergency.
     
  5. RSW

    RSW Elite Member

    3
    Feb 18, 2002
    Professional Status:
    Certified Residential Appraiser
    State:
    Tennessee
    This is a FHA appraisal as stated in the OP and it is an MPR item and there is no other course of action but to condition it for repair if the glass is broken.
     
  6. AnonApprsr

    AnonApprsr Elite Member

    0
    Jan 21, 2008
    Professional Status:
    Certified Residential Appraiser
    State:
    Massachusetts
    All an appraiser has to do is note the issues, you don't have to stop the appraisal.
     
  7. CigarDad

    CigarDad Junior Member

    0
    Sep 10, 2007
    Professional Status:
    Certified Residential Appraiser
    State:
    California
    Broken window glass is no longer a required fix item for HUD/FHA. Remove your condition and let the poor people get a loan.


    MORTGAGEE LETTER 2005- ML-48
    Examples of minor property conditions that no longer require automatic repair for existing properties include, but are not limited to:

    · Missing handrails
    · Cracked or damaged exit doors that are otherwise operable
    · Cracked window glass
    · Defective paint surfaces in homes constructed post 1978
    · Minor plumbing leaks (such as leaky faucets)
    · Defective floor finish or covering (worn through the finish, badly soiled carpeting)
    · Evidence of previous (non-active) Wood Destroying Insect/Organism damage where there is no evidence of unrepaired structural damage
    · Rotten or worn out counter tops
    · Damaged plaster, sheetrock or other wall and ceiling materials in homes constructed post- 1978
    · Poor workmanship
    · Trip hazards (cracked or partially heaving sidewalks, poorly installed carpeting)
    · Crawl space with debris and trash
    · Lack of an all weather driveway surface
     
  8. Couch Potato

    Couch Potato Elite Member

    0
    Mar 15, 2004
    Professional Status:
    Certified Residential Appraiser
    State:
    North Carolina
    Check again.

    Wrong. Glass that is merely cracked, but otherwise in tact is not a required fix. Glass that is broken with pieces missing is a required fix.
     
  9. Ross (CO)

    Ross (CO) Senior Member

    0
    Jan 17, 2002
    Professional Status:
    Certified Residential Appraiser
    State:
    Colorado
    (per the original poster's own words !)........",because broken glass was still in the frame and I consider this to be a safety concern."

    There is a distinct difference between cracked and "broken glass was still in the frame". Show a picture of that window's condition, and consider that within the home's total condition, and give the place an as-is market value opinion. Include apt description of this window in your text field regarding Condition of the Improvements. Let the lender take the heat if no "replacement" is discussed further around their office. Your workfile record will show what existed, and what you showed and told them. Hope that your report is not altered in any way as to remove that photo or the text about that window......and that no child incurs severe lacerations the day after the closing.
     
  10. K.P. Taylor

    K.P. Taylor New Member

    0
    Jul 22, 2005
    Professional Status:
    Certified Residential Appraiser
    State:
    New Mexico
    If your question is to what degree the repair has to be. My answer is, it is up to the underwriter, I included a picture and if the underwriter will accept a boarded up window with a picture being taken to show work. Then the question is answered. It is not solely the appraiser who determines the adequacy of the repair. If the underwriter throws it back to the appraiser, then I would call for new complete glass and operation.
     
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