1004D completion on home inspection report repairs

[deaksmom]

Good morning, hope everyone is having another great day in Appraisal Paradise! I'm reaching out to see if anyone has ever been sent a 1004D completion assignment (I completed the original appraisal) that instructions are to verify completion of repairs called out by a professional home inspector? ie. - electrical, plumbing repairs, repair for moisture detection inside walls, pest control treatment for German cockroaches.

If we are not qualified to recommend these types of repairs (only recommend inspections if we observe "obvious" evidence of such - which I didn't during the field inspection since I am not a home inspector), then how are we qualified to verify their completion? How would you respond to this request?

Thanks for any insight!

 

[J Grant]

IDK- ask the owner for receipts that the work was done and submit them. you can tell your client you are not qualified to judge repairs that you did not make the appraisal subject to. It is inappropriate imo for a client to make an appraiser responsible for work a home inspector called for - repairs or inspections that the appraiser never called for to be done.

Perhaps explain it and turn down the request. See what others here suggest.

 

[alebrewer]

The framers of the 1004 (and related forms) built in advice for what an appraiser would be qualified to inspect, and what they wouldn't be qualified to inspect. Were it me, I'd apply the same logic. If you're comfortable rendering an opinion as to the nature of the repair (replace broken windows for instance) - go ahead. If you feel you're not qualified to opine on the repairs (plumbing or electrical for example), then the lender's underwriter should take responsibility.

 

[Tom D]

I'm with grant. The contractors invoices for the work completed is what i include in the report. Moister detection is a new one for me, who does that work.
Based on the work invoices submitted it appears that the requested repairs were completed. Some of the stuff you should visible see done as you look around.

 

[jay trotta]

Good morning, hope everyone is having another great day in Appraisal Paradise! I'm reaching out to see if anyone has ever been sent a 1004D completion assignment (I completed the original appraisal) that instructions are to verify completion of repairs called out by a professional home inspector? ie. - electrical, plumbing repairs, repair for moisture detection inside walls, pest control treatment for German cockroaches.

If we are not qualified to recommend these types of repairs (only recommend inspections if we observe "obvious" evidence of such - which I didn't during the field inspection since I am not a home inspector), then how are we qualified to verify their completion? How would you respond to this request?

Thanks for any insight!

IMO- the Home Inspector noted the problems; they would in turn need to go back and verify the completion to their satisfaction, as they hold the "Licensing" in that "Field of Expertise" - Not You

Good Luck

 

[NC Appraising]

Most of the time (not in all situations) the home inspector will go back out and verify. I would call the buyers agent and ask if the home inspector has any thing that is written down.

It's on you if you want to do the 1004d report based on the home inspectors reinspection.

I kinda understand why the lender wants someone to verify. I know most agents and buyers have a so called professional in their back pocket. If the buyer is OK with it, they can usually find someone to write up a bullshet invoice or letterhead.

I have had both....even engineers have worded it in way so that they can get financing. Trust but verify.

I would not do it without invoices and letterheads from the contractors stating that all repairs have been completed per the home inspection report.

As for the 1004d....how do you get past this......

HAVE THE IMPROVEMENTS BEEN COMPLETED IN ACCORDANCE WITH THE REQUIREMENTS AND CONDITIONS STATED IN THE ORIGINAL
APPRAISAL REPORT?

INTENDED USE: The intended use of this certification of completion is for the lender/client to confirm that the requirements or conditions stated in the
appraisal report referenced above have been met.

 

[Trihard]

They are scope creeping you. Sounds like they are missing receipts or confirmation letters from the people that did the repairs and they want you to take responsibility. You don't have to do everything the AMC tells you to do. Tell them to provide you with all evidence that the repairs have been completed in a workman like manor and then you can head out there to take photos.

 

[Terrel L. Shields]

pest control treatment for German cockroaches.

Dang them Nazis.

 

[shrubberyvaluation]

Good morning, hope everyone is having another great day in Appraisal Paradise! I'm reaching out to see if anyone has ever been sent a 1004D completion assignment (I completed the original appraisal) that instructions are to verify completion of repairs called out by a professional home inspector? ie. - electrical, plumbing repairs, repair for moisture detection inside walls, pest control treatment for German cockroaches.

If we are not qualified to recommend these types of repairs (only recommend inspections if we observe "obvious" evidence of such - which I didn't during the field inspection since I am not a home inspector), then how are we qualified to verify their completion? How would you respond to this request?

Thanks for any insight!

You don't verify it.

 

[Tom4value]

Good morning, hope everyone is having another great day in Appraisal Paradise! I'm reaching out to see if anyone has ever been sent a 1004D completion assignment (I completed the original appraisal) that instructions are to verify completion of repairs called out by a professional home inspector? ie. - electrical, plumbing repairs, repair for moisture detection inside walls, pest control treatment for German cockroaches.

If we are not qualified to recommend these types of repairs (only recommend inspections if we observe "obvious" evidence of such - which I didn't during the field inspection since I am not a home inspector), then how are we qualified to verify their completion? How would you respond to this request?

Thanks for any insight!

As noted in the comments, have the client send you the written verification that the work has been done by the contractor. Make sure they don’t just send you the estimates! Ask the client if they want photos. If they don’t, then there really isn’t anything they want from you.