Air Conditioning

[David S. Roberson]

Existing REO has central heat and air; the air conditioning compressor is missing. FHA does not require air conditioning, but if the house has central heat & air, is a missing compressor a minimum property requirement issue? After all, we are required to check the air if they have it. The M&M contractor says it's an MPR, and I can't get through to anyone in Atlanta on the phone. I need a specific guideline, and I can't find one.

 

[Judy Whitehead (Florida)]

Is this a sale with an FHA loan? If so, I would think the missing compressor would have to be replaced for the heat alone. If you read the new valuations conditions it doesn't specifically say, but in my opinion health and safety would be at risk if there was no heat. What if there were small children or older people living in the house?

I appraised a bank-owned REO for them and the "guts" of the exterior unit was missing. I made my adjustments for replacing the necessary equipment in the CHA category, although I guess you could also make it in condition. When I called the real estate agent to tell her, she hadn't even noticed that the interior of the AC was missing. She had simply seen the outside casing.

If you read the new valuations conditions, it simply says that mechanical systems must protect the occupants for health and safety reasons and does not specifically say anything about a central system.

 

[Judy Whitehead (Florida)]

Oh - I just found this.....

Typical conditions that would require further inspection or testing by qualified
individuals or entities:
* infestation - evidence of termites
* inoperative or inadequate plumbing, heating or electrical systems
* structural failure in framing members
* leaking or worn-out roofs
* cracked masonry or foundation damage

 

[David S. Roberson]

The compressor needs to work for the heat pump to function; therefore, in this case I'm requiring a functional air conditioner. The lack of specific data in guidebooks is frustrtaing, though.

 

[Mr Rex]

The heat pump you describe is 2 units, the exterior compressor and the interior coil/fan section. So if you don't have both sections, no heat, except maybe the strips, if the interior fan section has strip heat (aka emergency back up). Subject to repair IMHO.

 

[Rrebera]

missing compressor

Existing REO has central heat and air; the air conditioning compressor is missing. FHA does not require air conditioning, but if the house has central heat & air, is a missing compressor a minimum property requirement issue? After all, we are required to check the air if they have it. The M&M contractor says it's an MPR, and I can't get through to anyone in Atlanta on the phone. I need a specific guideline, and I can't find one.

you don't need a compressor for the heat to work......I am assuming when you say heat and central air you are not talking about a heat pump.

 

[Kevin A. Spellman]

If there are market expectations from a typical buyer to have central air and a heating system, I would call for it. A missing fixture such as a condensing unit should be considered a deficiency. A typical buyer would believe something is missing.

 

[Matt Lemansky]

I would call for it as well. If the home has central air and the compressor is broken/missing then it must be replaced or repaired...I've been told this in every FHA update class I've taken.

 

[OSU Beavers]

O.f.f.s. A.d.a.c.q.