FHA- Water Stains On Ceiling, Calledf For New Roof.

[Jetrover]

Quick question. I did an FHA inspection on a 30 year old manufactured house. There were ceiling water stains in multiple places. I called for a new roof. Now the lender is providing a roofing inspection from a general contractor stating the roof has 7-10 year life expectancy and they are asking if this will satisfy. My opinion is no, but the underwriters can accept the roof inspection if they so desire. Am I correct? Was I correct in calling for a new roof right out of the gate of should I have called for an inspection first? Thanks

 

[CANative]

You did not "know" the condition of the roof, you just surmised that the roof was defective by your observation of the ceiling. You should have reported the condition and conditioned the appraisal on further inspection.

Our job is to observe the property for compliance with MPR/MPS and make recommendations. The DE Underwriter is responsible for requiring things.

 

[J Grant]

I would have called for repair or inspection of water damage and possibly roof inspection, not demand a new roof since you have no idea if it needs a new roof or the damage stains were from a few areas with loose tiles etc

 

[Mr Rex]

I would bet that the ceiling stains you saw were all under a plumbing vent through the roof. They crack and leak long before the roof needs replacing. The repair boots are about $15 each and take about 15 minutes each to install.

 

[Jetrover]

I understand. To correct my over zealousness, I should amend the report. Report my observation & call for a roof inspection?

 

[CindyR]

I would also note that many times I see water stains on ceilings under the brand new roof. They already have a new roof but just have not bothered to paint the ceilings. I would recommend a roof inspection to be sure there are not leaks in the new roof but just because their are water stains it does not mean the roof needs to be replaced.

 

[RSW]

I agree with CANative. You should have made the appraisal subject to an inspection with possible repairs. Let the DEU decide if the roof needs to be replaced or not.

 

[Terrel L. Shields]

Was I correct in calling for a new roof right out of the gate of should I have called for an inspection first? Thanks

When a storm peeled my roof, it leaked in the kitchen. I replaced the roof. The water stain is still there because I am lazy and don't want to have to move 900 knickknacks off the top of the cabinets and do everything necessary to repaint...That was over 10 years ago. And yes, I have replaced the rubber bushings around vent pipes.

I think appraisers have been conditioned to "fix it" too much. Let someone else decide if it needs "fixed"...it isn't always quite as obvious as we think sometimes.

 

[CANative]

I understand. To correct my over zealousness, I should amend the report. Report my observation & call for a roof inspection?

At this point you probably need to speak with the underwriter (and only the underwriter) to determine the next step. If you change the report from the HC version (replace roof using a hypothetical condition) to an inspection requirement (using an EA) then the client already has the inspection and they can move forward.

 

[AJL118]

When a storm peeled my roof, it leaked in the kitchen. I replaced the roof. The water stain is still there because I am lazy and don't want to have to move 900 knickknacks off the top of the cabinets and do everything necessary to repaint...That was over 10 years ago. And yes, I have replaced the rubber bushings around vent pipes.

I think appraisers have been conditioned to "fix it" too much. Let someone else decide if it needs "fixed"...it isn't always quite as obvious as we think sometimes.

You haven't fixed it because you don't have a wife to nag you about it.