Real Estate Appraisal Forum

appraisersforum.com logo
The Premiere Online Community for Real Estate Appraisers!
 Fastest Way to Find a Real Estate Appraiser Enter Zip Code:
 
 
Go Back   Appraisers Forum > Real Estate Appraisal Forums > FHA/HUD and VA
Register Help Our Rules Calendar Archives Mark Forums Read


Closed Thread
 
Thread Tools
  #1  
Old 03-17-2011, 11:39 AM
ninerk ninerk is offline
 
Join Date: Sep 2010
State: California
Professional Status: Certified General Appraiser
Posts: 25
Default FHA Guidelines-Gas Stub in middle of Patio

Greetings,
I am appraising a newer home in Stockton, CA. Two things I am pointing out for FHA "repair":

Unsecured 220V line; the main line is not secure and the wires are exposed with the twist caps.

Then there is a gas line stub in the middle of the patio. It has the shut off valve and endcap, but can easily be turned on.

These are for what appears to be an unfinished outdoor kitchen; I should definitely call out the gas line stub right?

It only has a rubber cap on it right now; short of removing the entire gas line and tearing up the nice new patio, what repair should I recommend?

Remove shutoff valve and install hard cap? Stub would still be sticking out, would you recommend placing a wooden structure over it?

Shut off gas, then cut line at concrete and cap/fill?

Getting my feet wet here with FHA, sorry for the FHA question.

Thank you.
Sponsored Links

  #2  
Old 03-17-2011, 12:17 PM
Abester's Avatar
Abester Abester is offline
 
Join Date: Jun 2003
Location: America, yeah
State: Florida
Professional Status: Certified General Appraiser
Posts: 1,382
Default

Why are appraisers responsible for this? Maybe the owner will want to finish the outdoor kitchen? It has a shut off, so I don't understand why anything else is required? How about a lock on the shutoff it's that dangerous.
__________________
G.G. Liddy said it best: "When I was a kid, this was a free country."
  #3  
Old 03-17-2011, 12:33 PM
ninerk ninerk is offline
 
Join Date: Sep 2010
State: California
Professional Status: Certified General Appraiser
Posts: 25
Default

Quote:
Originally Posted by Abester View Post
Why are appraisers responsible for this? Maybe the owner will want to finish the outdoor kitchen? It has a shut off, so I don't understand why anything else is required? How about a lock on the shutoff it's that dangerous.
The classes I took strongly advised that FHA is concerned with anything that is a safety or structure issue.

The gas line as is right now could easily be turned on with the valve by a child.

Same thing with the 220V line, all it would take would be a curious kid to take the twist caps off and get electrocuted.

This is a purchase and an AS IS appraisal. Right now, AS IS is HAZARDOUS.
  #4  
Old 03-17-2011, 12:40 PM
Abester's Avatar
Abester Abester is offline
 
Join Date: Jun 2003
Location: America, yeah
State: Florida
Professional Status: Certified General Appraiser
Posts: 1,382
Default

A kid can make anything dangerous. It has a shut off valve. The easiest fix, if it's the appraiser's business, is to require a lockable shut-off.
__________________
G.G. Liddy said it best: "When I was a kid, this was a free country."
  #5  
Old 03-17-2011, 12:43 PM
Mr Rex's Avatar
Mr Rex Mr Rex is online now
 
Join Date: Jan 2004
Location: X Marks the spot
State: North Carolina
Professional Status: Certified Residential Appraiser
Posts: 26,075
Default

You need to report what you see. I would be careful with suggestions on the required repair, particularly when you start talking about taring up the patio etc. Are you sure that there is not another valve installed before the line goes under the patio?
__________________
You talking to me?
  #6  
Old 03-17-2011, 01:59 PM
cjski cjski is offline
 
Join Date: Jan 2009
State: California
Professional Status: Licensed Appraiser
Posts: 210
Default

I wouldn't condition for removal. I would condition for it to be capped off though. That way, whether the valve is turned on or not, no gas can escape.
  #7  
Old 03-17-2011, 02:29 PM
hglenbetts's Avatar
hglenbetts hglenbetts is offline
 
Join Date: Dec 2007
Location: Milford, Mi (SE Mich)
State: Michigan
Professional Status: Certified Residential Appraiser
Posts: 1,741
Default

Quote:
Originally Posted by cjski View Post
I wouldn't condition for removal. I would condition for it to be capped off though. That way, whether the valve is turned on or not, no gas can escape.
Ditto on a "Hard" cap on the end. BTW, are we talking black pipe or flex? If flex, then there is an issue about it being properly secured.

OP, I too would condition the 220 line. Recently had a very similar situation.
__________________
“There’s only one country that guarantees, in writing, your right to pursue happiness”… Tony Soprano
  #8  
Old 03-17-2011, 03:27 PM
Mike Garrett, RAA's Avatar
Mike Garrett, RAA Mike Garrett, RAA is offline
 
Join Date: Jan 2002
Location: Colorado Springs, CO
State: Colorado
Professional Status: Certified Residential Appraiser
Posts: 20,915
Default

Make them tear the house down so there isn't any hazards!

Seriously, Note it, take a picture of it, and let the underwriter decide what needs to be done.

Repeat after me...."I am an appraiser, I am not a home inspector, I am not the permit police, and I am not a code enforcement officer".
__________________
A Former AQB Certified USPAP Instructor
  #9  
Old 03-17-2011, 04:11 PM
ninerk ninerk is offline
 
Join Date: Sep 2010
State: California
Professional Status: Certified General Appraiser
Posts: 25
Default

Thanks for all the responses. I did not mean to sound like I was going to tell them to tear up the patio.

As recommended, I just report what is there and discuss possible solutions to current conditions that do not meet the FHA guidelines. That way the UW has an idea of what the repairs would cost.

The gas line is a hard line with a valve, a simple cap will solve the problem of any unwanted leaks/EXPLOSIONS.
  #10  
Old 03-17-2011, 05:31 PM
NORTON NORTON is offline
 
Join Date: Oct 2007
State: California
Professional Status: Certified Residential Appraiser
Posts: 1,904
Default

is it a trip hazard?
Sponsored Links

Closed Thread


Thread Tools

Posting Rules
You may not post new threads
You may not post replies
You may not post attachments
You may not edit your posts

vB code is On
Smilies are On
[IMG] code is On
HTML code is Off
Forum Jump




Copyright © 2000-, AppraisersForum.com, All Rights Reserved
     Terms of Use  Privacy Policy
AppraisersForum.com is proudly hosted by the folks at AppraiserSites.com

Fastest Way to Find a Real Estate Appraiser Enter Zip Code:
Partner Sites:
AppraiserUSA.com - National Appraiser Directory AllDomainsUSA.com - Domain Name Registration
DeadbeatListings.com - Deadbeat ListingsAppraiserSites.com - Web Hosting for the Professional Real Estate Appraiser
Find FHA Appraisers - FHA Appraiser Search Commercial Appraisers - Commercial Appraiser Search
Relocation Appraisal - Find Relocation Appraisers Domain Reseller - Business Opportunity
Home Security Buzz - Home Security Info Radon Testing - Radon Gas Info
My Medicare Forum - Medicare Info Stop Smoking Help - Help Quitting Smoking
CordlessPhoneStore.com - Great Cordless Phones AndroidTabletCity.com - Android Tablet Computers

Follow AppraisersForum.com:          Find us on Facebook            Follow us on Twitter


All times are GMT -5. The time now is 08:07 AM.

SiteMap: 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 27, 28, 29, 30, 31, 32, 33, 34, 35, 36, 37, 38, 39, 40, 41, 42, 43, 44, 45, 46, 47, 48, 49, 50, 51, 52, 53, 54, 55, 56, 57, 58, 59, 60, 61, 62, 63, 64, 65, 66, 67, 68, 69, 70, 71, 72, 73, 74, 75, 76, 77, 78, 79, 80, 81, 82, 83, 84, 85, 86, 87, 88, 89, 90, 91, 92, 93