Central a/c missing - FHA

[Eric C]

Question,

This property was missing the outside part of the central a/c which FHA requires to have functioning central a/c.

The agent called me to ask me if they install one window-unit a/c instead of replacing the missing central a/c component, if that would be enough for meeting FHA guidelines?

When there's window-unit ac, are they required to be in all the rooms?

 

[William Rightsell]

Eric...

First off...I am not so sure that FHA requires A/C.....many older homes were built without it and still dont have it.

Regardless....part of the intent of the FHA protocol is to assure the lender that the home's systems are in good working order and adequate for their intended use. Since the home has the system already in place and it was designed with it, I would call for replacement of the unit. It is not functioning as intended.

Don't let the agent try to steer you wrong - they are trying to circumvent the intent of FHA's protocol and take the cheap way out. Let's say it was a missing kitchen faucet - would it be OK to string a hose thru the window from the spigot outside?? Extreme example, but you get the point.

Others may have different opinions....

todd

 

[Eric C]

Eric...

First off...I am not so sure that FHA requires A/C.....many older homes were built without it and still dont have it.

Regardless....part of the intent of the FHA protocol is to assure the lender that the home's systems are in good working order and adequate for their intended use. Since the home has the system already in place and it was designed with it, I would call for replacement of the unit. It is not functioning as intended.

Don't let the agent try to steer you wrong - they are trying to circumvent the intent of FHA's protocol and take the cheap way out. Let's say it was a missing kitchen faucet - would it be OK to string a hose thru the window from the spigot outside?? Extreme example, but you get the point.

Others may have different opinions....

todd

I agree with you. I was just caught off guard with this question and I didnt know how to explain myself, because technically, window-units would be acceptable but in this case that the central ac is already there and damaged then it definately needs to be fixed. The inside part is there and seems good but it looks like someone tried to steal the outside part and destroyed it.

 

[Mr Rex]

From prior conversations with the HOC, if there is an existing Central A/C system then it is supposed to be working. You might want to verify with the HOC.


As far as window units, they are personal property, heck some of the smaller ones have a handle on it like luggage.

 

[incognito]

Be careful that it is not a reverse cycle heat pump. If it is you will have no heat either.

FHA does not require AC. I did a house recntly with a missing compressor- it was stolen (heat strip heat), and was told by FHA that as long as heat was operable, it would fly, BUT homebuyer had to be notofied and approve. Now, many underwriters will require that the A/C work (they can do that) so I would be inclined to ask the client if their guidelines will allow no A/C, or more directly, will allow a non-operating AC.

FWIW, a window unit is personal property, and does not qualify for anything, heat or AC, because they are not permanently installed, and are not a fixture. Now a "wall Unit" is real estate, and permanently installed.

 

[Michael Tipton]

Only a few counties in Florida are exempt from having a heat source. Visit the attached link.

http://www.HUD.gov/offices/hsg/sfh/ref/sfhp1-26.cfm

 

[Eric C]

Thanks for all the feedback.

Michael, thanks for the link. I see that in Miami-Dade County Heat is not required for FHA and doesnt mention anything about cooling ac so I suppose a central ac system is not required either.

But like William and Rex said, being that the ac is already in the property then it should be in working condition otherwise it would affect its marketability in this market area.

I'll let the agent know that they need to replace the missing compressor.

Thanks

 

[MZ818]

I spoke to an FHA field review appraiser a few months ago and she said that if there is an ac unit that is not operational, then it must be done subject to its repair, but if it has been removed and the market area is typical for not having ac units, then you don't need to install one. In my area only a permanent heat source is mandatory. She said same goes for any appliances, if it is there, then it must function properly.

 

[Walter Kirk]

In addition to the comments of others I believe that window unit A/C's are personal property.

 

[Jerry Bone Jr]

I'll let the agent know that they need to replace the missing compressor.

That's not your job. The DE UW will make that call.