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Quick release on security bars

Discussion in 'FHA/HUD and VA' started by Lobo Fan, Nov 22, 2008.

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  1. Lobo Fan

    Lobo Fan Elite Member

    1
    Nov 28, 2004
    Professional Status:
    Certified Residential Appraiser
    State:
    New Mexico
    I looked at a house yesterday with security iron over the bedroom windows that require a key to get open. I thought I read somewhere that this is not acceptable and an MPR item. The 4150-D calls for a "quick release". Is a dead bolt type lock a "quick release"?

    Client will have a meltdown if I condition this as a repair. I want to be very sure.
     
  2. Randolph Kinney

    Randolph Kinney Elite Member
    Gold Supporting Member

    309
    Apr 7, 2005
    Professional Status:
    Certified Residential Appraiser
    State:
    California
    California state law requires all bedroom windows that have security bars have a "quick release" mechanism. Key will not qualify as a quick release.
     
  3. Lobo Fan

    Lobo Fan Elite Member

    1
    Nov 28, 2004
    Professional Status:
    Certified Residential Appraiser
    State:
    New Mexico
    This might come down to a local code issue. This property is located in an area with very lax code enforcement. I will look into the local code thing.
     
  4. Mike Garrett RAA

    Mike Garrett RAA Elite Member
    Gold Supporting Member

    55
    Jan 14, 2002
    Professional Status:
    Certified Residential Appraiser
    State:
    Colorado
    I have seen them there the key is hanging right next to the lock and it was accepted by the underwriter.
     
  5. Lobo Fan

    Lobo Fan Elite Member

    1
    Nov 28, 2004
    Professional Status:
    Certified Residential Appraiser
    State:
    New Mexico
    Yuck, yuck, the borroweer could not even find the key(s) to demonstrate that they worked. I would not want to see a panicked 6 year old trying to find and fit a key in a smoke filled room. I get shivers just thinking about it.
     
  6. PropertyEconomics

    PropertyEconomics Elite Member

    1
    Jun 19, 2007
    Professional Status:
    Certified General Appraiser
    State:
    New Mexico

    I dont believe that would be acceptable by code here Mike .. in the event of fire fumbling for a key, putting it in the lock, opening it, removing it, may well result in death. I think the building code here is very strict now on quick releases on the BEDROOM windows only (or atleast one bedroom window if I recall correctly). Hitting a button or stepping on one is much faster in the event of fire. A check with the local building department could easily answer this question and I believe Lobo this is a STATE building code and not something local. No matter how lax local officials may be, State Code is State Code.
     
  7. Kevin Mc

    Kevin Mc Elite Member

    0
    Jun 7, 2004
    Professional Status:
    Certified Residential Appraiser
    State:
    New York
    you will get an awful lot of conflicting information. NYC doesn't require them but the FDNY does (on bedroom windows). Go figure. The one consistent I have found over many years is most insurers do require them. Disclose and let the UW make the call.
     
  8. Mike Boyd

    Mike Boyd Elite Member

    0
    Jan 18, 2002
    Professional Status:
    Retired Appraiser
    State:
    California
    The Quick Release function I have seen has a push mechanism. It releases the lock and opens the bars in a single motion.
     
  9. Lobo Fan

    Lobo Fan Elite Member

    1
    Nov 28, 2004
    Professional Status:
    Certified Residential Appraiser
    State:
    New Mexico
    The most common one I have seen around here is a turn handle in the interior wall. I guess California requires foot pedals. I often see chains and padlocks installed as well. I am going to condition the report on the removal of the locks. I am also researching for a minimum size for the opening? Any thoughts on that one?
     
  10. Mike Garrett RAA

    Mike Garrett RAA Elite Member
    Gold Supporting Member

    55
    Jan 14, 2002
    Professional Status:
    Certified Residential Appraiser
    State:
    Colorado
    We can condition the appraisal all we want, once they close on the loan back come the locks anyway.
     
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