FHA Testing Water

[shrubberyvaluation]

Had an FHA appraisal. Water was turned off. Made it subject to water turned on so toilets could be flushed and a sample of faucets could be turned on.

Told everything was on. Went to property and water was only on to the kitchen and one full bath. The other full bath and two half baths had the water turned off

4000.1 I believe states toilets need to be flushed and a sample of faucets.

Note it doesn't say a sample of toilets, I could only flush one of them. Also is a sample ok of the faucets that had the water turned on?

I asked FHA and was just told the number of test points for a water system is not mandated.


It seems they are saying that it doesn't matter and this is fine but it is also vague to me with the 4000.1 verbiage and curious what others would do.

 

[CGinMN]

Since they didn’t turn the water on to the other fixtures, there is cause for concern but it’s not your decision at this point. IMO report exactly what you observed and let the lender decide their risk tolerance.

 

[Lil Rhody]

I would still make the appraisal subject to verification that the plumbing system was functioning properly. With multiple fixtures not operational, there is cause for concern that a bigger problem other than the water just not being turned on to those fixtures exists.

 

[J Grant]

state the # of toilets you were able to flush, then turn the appraisal in and see what happens. As long as you disclose what was turned on and what you did you are covered.

 

[shrubberyvaluation]

I would still make the appraisal subject to verification that the plumbing system was functioning properly. With multiple fixtures not operational, there is cause for concern that a bigger problem other than the water just not being turned on to those fixtures exists.

Ended up doing that, thank you.

 

[Tom4value]

Been doing FHA appraisals for over 30 years and unless something changed that I am not aware of, we are to attest that “all fixtures and appliances appear to be in working order”. That is the verbiage I put in the report. The only “sample” tests are for electrical outlets and built in light fixtures. I turn on all faucets, including shower heads and flush all toilets. If I can’t because some are turned off, I make it subject to.

I have done inspections in the past that are similar to yours and ask the realtor or owner why they are turned off and ask permission if I can turn them on. Sometimes you just have to open the valve at the fixture. Always ask, though!

 

[Atlanta CG]

Never, ever, turn a spigot on to check the water flow in a sink or toilet. Get them to do it. A flood will create more headaches for you than you realize.

 

[sputnam]

Had an FHA appraisal. Water was turned off. Made it subject to water turned on so toilets could be flushed and a sample of faucets could be turned on.

Told everything was on. Went to property and water was only on to the kitchen and one full bath. The other full bath and two half baths had the water turned off

4000.1 I believe states toilets need to be flushed and a sample of faucets.

Note it doesn't say a sample of toilets, I could only flush one of them. Also is a sample ok of the faucets that had the water turned on?

I asked FHA and was just told the number of test points for a water system is not mandated.


It seems they are saying that it doesn't matter and this is fine but it is also vague to me with the 4000.1 verbiage and curious what others would do.

Report what you did and what you know. The decision about whether to fund the loan or not, isn't yours to make. If the Lender/FHA requires that all of the toilets be flushed, they will send you (or soeone) back to make sure they do.

 

[Lil Rhody]

Been doing FHA appraisals for over 30 years and unless something changed that I am not aware of, we are to attest that “all fixtures and appliances appear to be in working order”. That is the verbiage I put in the report. The only “sample” tests are for electrical outlets and built in light fixtures. I turn on all faucets, including shower heads and flush all toilets. If I can’t because some are turned off, I make it subject to.

I have done inspections in the past that are similar to yours and ask the realtor or owner why they are turned off and ask permission if I can turn them on. Sometimes you just have to open the valve at the fixture. Always ask, though!

The specific language in the 4000.1 regarding toilets and faucets is, "The Appraiser must flush the toilets and operate a sample of faucets to observe water pressure and flow..." All faucets do not need to be checked but one could interpret that all toilets need to be flushed. I flush all toilets and test more than half of the faucets.
The language regarding fixtures is, "The Appraiser must operate a sample of switches, lighting fixtures, and receptacles inside the house and garage, and on the exterior walls, and report any deficiencies." All fixtures do not need to be checked.

Atlanta CG is spot on; NEVER turn a valve under a fixture or at a water/gas main.

 

[Tom4value]

The specific language in the 4000.1 regarding toilets and faucets is, "The Appraiser must flush the toilets and operate a sample of faucets to observe water pressure and flow..." All faucets do not need to be checked but one could interpret that all toilets need to be flushed. I flush all toilets and test more than half of the faucets.
The language regarding fixtures is, "The Appraiser must operate a sample of switches, lighting fixtures, and receptacles inside the house and garage, and on the exterior walls, and report any deficiencies." All fixtures do not need to be checked.

Atlanta CG is spot on; NEVER turn a valve under a fixture or at a water/gas main.

Ah, ok. They must have changed it over the years. I do it, anyway out of habit.

Regarding turning on valves, I always ask first. However, I see your point. Best if they do it.