The Premier Online Community for Real Estate Appraisers!
-
Welcome to AppraisersForum.com, the premier online
community for the discussion of real estate appraisal. Register a free account to be able to post and unlock additional forums and features.
FHA Attic Access
- Thread starter PhillyNJ
- Start date
- Status
debbie graham
Junior Member
- Joined
- Aug 4, 2006
- Professional Status
- Certified Residential Appraiser
- State
- Florida
Attic
Funny, this just happened to be too! I've done hundreds of attic inspections and this one was impossible to reach, no way -- no how.
Last year when I called FHA, she said note that, FHA does not want you to break your neck. She DID not say, the loan would not be approved, only that it is ultimately up to lender, after is is noted and a picture of the scuttle is added. Those two were not subject to completion, today another lender is requiring it no matter what, so they are getting a contractor to go up there. I had also stated the roof was only 7 months old. I had to make report subject to completion.
Deb
Funny, this just happened to be too! I've done hundreds of attic inspections and this one was impossible to reach, no way -- no how.
Last year when I called FHA, she said note that, FHA does not want you to break your neck. She DID not say, the loan would not be approved, only that it is ultimately up to lender, after is is noted and a picture of the scuttle is added. Those two were not subject to completion, today another lender is requiring it no matter what, so they are getting a contractor to go up there. I had also stated the roof was only 7 months old. I had to make report subject to completion.
Deb
The Dog
Senior Member
- Joined
- Apr 18, 2005
- Professional Status
- Certified General Appraiser
- State
- Oregon
International Residential Code 2003
R807.1 Attic Access"In buildings with combustible ceiling or roof construction, an attic access opening shall be provided to attic areas that exceed 30 square feet (2.8m sq) and have a vertical height of 30 inches (762mm) or greater.
The rough-framed opening shall not be less than 22 inches by 30 inches (559mm by 762mm) and shall be located in a hallway or other readily accessible location. A 30-inch (762mm) minimum unobstructed headroom in the attic space shall be provided at some point above the access opening."
Last edited:
BarbaraNJ
Member
- Joined
- Jan 15, 2002
- Professional Status
- Certified Residential Appraiser
- State
- New Jersey
PhillyNJ:
I have to conclude that you are appraising a home in New Jersey. I am both a NJ Cert Appraiser and a NJ Lic. Building Inspector (NOT a home inspector) I inspect new construction for the State and/or Municipalities.
It has been a code requirement for many years to provide attic access if the attic volume is greater than 30 sq. ft. Additionally, a pull down stair (versus a scuttle) in a hallway or other accessible area has been "code" for about 6 to 9 years.
I would recommend that you go to the Building Department in the town where the house is located. When they find out the present owner (Illegally) sealed the attic access, they will do the "dirty work" for you and make sure the accesss is unsealed.
If you go to the town and they don't take any action, please get back to me.
I have to conclude that you are appraising a home in New Jersey. I am both a NJ Cert Appraiser and a NJ Lic. Building Inspector (NOT a home inspector) I inspect new construction for the State and/or Municipalities.
It has been a code requirement for many years to provide attic access if the attic volume is greater than 30 sq. ft. Additionally, a pull down stair (versus a scuttle) in a hallway or other accessible area has been "code" for about 6 to 9 years.
I would recommend that you go to the Building Department in the town where the house is located. When they find out the present owner (Illegally) sealed the attic access, they will do the "dirty work" for you and make sure the accesss is unsealed.
If you go to the town and they don't take any action, please get back to me.
mick34d
Freshman Member
- Joined
- Mar 5, 2008
- Professional Status
- Certified Residential Appraiser
- State
- South Carolina
What you did was acceptable and proper in fact in many cases I have been told by Denver and Atlanta on new construction where the seal has not been broken on new attic areas that I am to report what I see and appraise "as is" and do not break the seal. You did nothing wrong, if the lender wants the owner to cut a hole, that is their problem, not yours, just make sure you get a trip fee for a re-inspection. You are required under USPAP to provide a credible report. It sounds like you did just that. You explained what you did and inspecting that attic doe snot reduce the credibility of the report.
Scott R Marshall
Senior Member
- Joined
- Dec 14, 2006
- Professional Status
- Certified Residential Appraiser
- State
- New Mexico
The report should have been CB4'd subject to that inspection. If someone wants to require them to crack it open that is their call, I am only following FHA/HUD guidelines. If they wish to waive it that is fine as well.
Remember, in every case and in every instant it is the golden rule: Those with the gold make the rules. It does not matter if to you it is unreasonable, it is what it is. Now what you have on your hands is not only an error on the report but based on what has been posted by others in your local market, a potential code violation. And remember you are not the bad guy here. It is a requirement in order to qualify through FHA/HUD. If the owner doesn't want to do it than they must not really want the loan.
Remember, in every case and in every instant it is the golden rule: Those with the gold make the rules. It does not matter if to you it is unreasonable, it is what it is. Now what you have on your hands is not only an error on the report but based on what has been posted by others in your local market, a potential code violation. And remember you are not the bad guy here. It is a requirement in order to qualify through FHA/HUD. If the owner doesn't want to do it than they must not really want the loan.
RSW
Elite Member
- Joined
- Feb 18, 2002
- Professional Status
- Certified Residential Appraiser
- State
- Tennessee
You are incorrect. The report should not have been made Cb4. It should have never been finished until the attic was inspected per HUD/FHA appraisal protocol. Read the revised appendix d.
Wm. Hattaway
Senior Member
- Joined
- Mar 18, 2006
- Professional Status
- Certified Residential Appraiser
- State
- Florida
Not every home is eligible for FHA financing. It sounds as if you are apprising one that isn’t. The customer can go elsewhere for the loan or cut a hole and stay with FHA financing.
Terrel L. Shields
Elite Member
- Joined
- May 2, 2002
- Professional Status
- Certified General Appraiser
- State
- Arkansas
If it is not FHA, should not be an issue...who knows though?
Scott R Marshall
Senior Member
- Joined
- Dec 14, 2006
- Professional Status
- Certified Residential Appraiser
- State
- New Mexico
RSW,
I agree with you in principal but I have run into instances where for whatever reason it could not be done (whether attic or crawlspace). In those instances I have always CB4'd them. In an instance where perhaps it was possible to easily re-inspect once an easy repair was made, maybe I would work with the owner on attempting to reshedule a time when I can re-inspect. However, I have run into instances where a crawlspace has been sealed up. In some cases, especially with reverse mortgages, the owner has no idea where it is as maybe it is under the carpet or buried under a bunch of stuff in a closet. In my experience it has been easier to simply CB4 it and explain the situation. A bit different in the case of attics/scuttles although I have also run into 1 instance where the panel to the scuttle was sealed. In that instance, the subject was less than a 10 minute drive from my home and re-inspection was easy. If it were a 45 minute drive maybe my reaction would have been slightly different. As harsh as this sounds, time is money and I am not making a second trip for free when it is no fault of my own.
I am sure we have all run into this and have all handled it differently dependant on the situation. I'm just saying I have run into cases where "making it right" was going to be either a big issue for the borrower, myself or both. I guess my only other alternative is to refuse to complete the assignment until such a time when the issue is remedied.
I agree with you in principal but I have run into instances where for whatever reason it could not be done (whether attic or crawlspace). In those instances I have always CB4'd them. In an instance where perhaps it was possible to easily re-inspect once an easy repair was made, maybe I would work with the owner on attempting to reshedule a time when I can re-inspect. However, I have run into instances where a crawlspace has been sealed up. In some cases, especially with reverse mortgages, the owner has no idea where it is as maybe it is under the carpet or buried under a bunch of stuff in a closet. In my experience it has been easier to simply CB4 it and explain the situation. A bit different in the case of attics/scuttles although I have also run into 1 instance where the panel to the scuttle was sealed. In that instance, the subject was less than a 10 minute drive from my home and re-inspection was easy. If it were a 45 minute drive maybe my reaction would have been slightly different. As harsh as this sounds, time is money and I am not making a second trip for free when it is no fault of my own.
I am sure we have all run into this and have all handled it differently dependant on the situation. I'm just saying I have run into cases where "making it right" was going to be either a big issue for the borrower, myself or both. I guess my only other alternative is to refuse to complete the assignment until such a time when the issue is remedied.
- Status