Appraiser Marked Private Septic And Well As Public

[Huds_Harm]

I know precisely how to do that as I have been doing it for close to 30 years now. I would happily describe the process to you as well if you weren't being such an azz.

Also, I just confirmed with the county per your request the distance requirement of 50ft can only differ if it is greater not lesser than that as well as a septic showing signs of failure cannot be "repaired", and must be brought up to today's code. Had the appraiser actually observed it there would have been a chain of events preventing me from gaining a 60k bill.

 

[Mike Ault]

Also, I just confirmed with the county per your request the distance requirement of 50ft can only be differ if it is greater not lesser than that as well as a septic showing signs of failure cannot be "repaired", and must be brought up to today's code. Had the appraiser actually observed it there would have been a chain of events preventing me from gaining a 60k bill.

Was there surface evidence of a septic system malfunction at the time of the appraisal visit? I would think not or you would have been posting pictures. Sometimes the clerks at the local health authority forget about the 1986 rule, when was your parcel platted?

 

[Huds_Harm]

The appraiser could have performed all the required observations and simply cloned a report that had the "public checkbox" marked instead of private. Sloppy but not evidence of a lack of due diligence. If you had better credit and a sufficient down payment where would you currently be in this transaction? Your FHA criticisms are getting old.

I have confirmed the appraiser did not, because as you probably already know they are also required to note the following on the appraisal.

6Does the report indicate that the water is private? If yes, does the appraiser provide a comment on the availability of public water and if the subject is required to connect? Also, does the appraiser comment if private utilities are common for the area and if there is any impact on the subject's marketability?

Does the report indicate that the sewer is private? If yes, does the appraiser provide a comment on the availability of public sewer and if the subject is required to connect? If also on private water, is there a comment noting if the subject meets the minimum FHA distance requirements from the well to the storage tank, drain field, and property? Also, does the appraiser comment if private utilities are common for the area and if there is any impact on the subject's marketability?

So youre implying better credit and a bigger down payment would have gotten me a competent conventional appraisal/appraiser?

 

[Huds_Harm]

Was there surface evidence of a septic system malfunction at the time of the appraisal visit? I would think not or you would have been posting pictures. Sometimes the clerks at the local health authority forget about the 1986 rule, when was your parcel platted?

You mean patches of lush grass and standing water, yes which I recently learned are the signs of failure. The county inspector not clerk informed me of the 1985 initial recording date yet still grandfathered does not apply to something that needs to be updated to todays code.

 

[glenn walker]

I know precisely how to do that as I have been doing it for close to 30 years now. I would happily describe the process to you as well if you weren't being such an azz.

Then you are aware the appraiser did not complete their due diligence.

I think you need to consult with a Real Estate Attorney as we have three or four parties here being you the buyer-seller-and Realtors. Being that I have family members who are attorneys and I have been an-expert witness in quite a few cases I have to inform you that you need to narrow down your targets. The appraiser has whats called E & O Insurance so if you sue him they have the ability to drag out cases sometimes for over a year and unless you have deep pockets you will be bankrupted in legal fees. What makes your case so weak is you had knowledge the property was on well and septic and the appraiser is only required to call out well or septic certifications if he can visibly see or is told the systems are not operational. As far as distance I rarely know unless there is a riser sticking above the ground and nornally it takes a septic-well conterctor to dig it up and locate it and measure distance. The weak link is my guess is you knew there was a problem but ignored it thinking it would go away or it would not be so costly to mitigate. Your problem is you need to narrow this all down into a simple explanation and let the attorney tell you if you have a case against anyone. I guarantee you he/she will not take it on a contingency so shut up because for each minute you talk he bills you. Also if you lose that money is gone and not coming back. Now go do what you need to do otherwise your just pissing in the wind and having a emotional tantrum.

 

[Mike Ault]

I have confirmed the appraiser did not, because as you probably already know they are also required to note the following on the appraisal.

6Does the report indicate that the water is private? If yes, does the appraiser provide a comment on the availability of public water and if the subject is required to connect? Also, does the appraiser comment if private utilities are common for the area and if there is any impact on the subject's marketability?

Does the report indicate that the sewer is private? If yes, does the appraiser provide a comment on the availability of public sewer and if the subject is required to connect? If also on private water, is there a comment noting if the subject meets the minimum FHA distance requirements from the well to the storage tank, drain field, and property? Also, does the appraiser comment if private utilities are common for the area and if there is any impact on the subject's marketability?

So youre implying better credit and a bigger down payment would have gotten me a competent conventional appraisal/appraiser?

Those are not FHA appraisal guidelines that you are you are posting. That is a lender's underwriter overlay to use when underwriting an FHA loan. Unless it is new construction it is impossible to verify where all of the underground septic system components have been installed or how close they lie to water wells & property lines. FHA does not require the appraiser to answer the questions that you have posted above.

 

[Huds_Harm]

the appraiser is only required to call out well or septic certifications if he can visibly see or is told the systems are not operational.

And my entire point is please inform me how this was done if it was not visibly looked at?

 

[Huds_Harm]

Those are not FHA appraisal guidelines that you are you are posting. That is a lender's underwriter overlay to use when underwriting an FHA loan. Unless it is new construction it is impossible to verify where all of the underground septic system components have been installed or how close they lie to water wells & property lines. FHA does not require the appraiser to answer the questions that you have posted above.

So they just ask if they are on the appraisal to go back and request a revision from who? I'm not understanding how they include minimum distances in the handbook but don't require you to measure them. Who is?

 

[Mike Ault]

So they just ask if they are on the appraisal to go back and request a revision from who?

When they send me stipulations to answer questions straight from their overlay like the ones you posted I point out the fact that it's impossible for me to verify such things on a visual basis and then I send them the actual FHA requirements like I posted for you and those stipulations go away. Those overlays are simply to streamline their underwriting process and attempt to place as much liability on the appraiser as they will sign off on. If the FHA lender requires that information to satisfy their internal guidelines they can source it from someone besides the appraiser. If they go to the trouble to send me the appropriate documentation I will note the distances in my report however it is not a requirement. If your appraiser posted those guidelines in his report and said that your property met them you might have a valid argument but it appears that you drug up some underwriting guideline off the net and are attempting blame the appraiser for not following them when in fact verifying those things are not FHA appraiser requirements.

 

[Huds_Harm]

When they send me stipulations to answer questions straight from their overlay like the ones you posted I point out the fact that it's impossible for me to verify such things on a visual basis and then I send them the actual FHA requirements like I posted for you and those stipulations go away. Those overlays are simply to streamline their underwriting process and attempt to place as much liability on the appraiser as they will sign off on. If the FHA lender requires that information to satisfy their internal guidelines they can source it from someone besides the appraiser. If they go to the trouble to send me the appropriate documentation I will note the distances in my report however it is not a requirement. If your appraiser posted those guidelines in his report and said that your property met them you might have a valid argument but it appears that you drug up some underwriting guideline off the net and are attempting blame the appraiser for not following them when in fact verifying those things are not FHA appraiser requirements.

The appraiser included this The Subject property meets all FHA/HUD minimum guidelines as outlined by Handbooks 4000.1
And the two questions were from the AMC of the appraisal not the internet.