Cracks on Plaster Walls

[monkey525]

I did an inspection for a property today that was built in 1957 but had some cracks on some parts of the walls, including the dining room, living room, bedrooms, and even along the ceremic tiles wainscot of the bathroom. Besides the obvious small cracks here and there, I didn't notice anything horrible (This is a purchase transaction). However a guy who was was doing some work on the property said he possibly noticed some asebestos and lead paint along the wall of this property so then my jaw dropped :Eyecrazy: and eyes almost popped out.

Since lead paint is a health issue, although this is being sold "as-is" (Estate sale) I should address this matter to the AMC/lender first before proceeding with the appraisal, correct? (This is a conventional appraisal and property is currently listed/under contract in "As-Is condition".) If they need to get rid of all the lead paint and possibly re-do the foundation, it would cost alot of money to cure (Possibly hundreds of thousands of dollars?!) so I don't know how to go about doing this appraisal "as-is". I'm definitely not an expert in the foundation/lead paint field.. Any advice would be appreciated, thank you! :laugh:

 

[Wm. Hattaway]

Any house built before 1978 has the possibility of having lead paint. It is actually a very durable paint. As for your handyman, unless he's an expert on asbestos I would disregard his comments. Asbestos is still around in many older homes. It is resistant to heat and fire. You say that you didn’t notice anything horrible. I’d go as is. You’re the appraiser, what you see and your opinion is what matters.

 

[Tim The Enchanter]

I've had a few appraisals lately where they were telling me what poor condition the property was in, angling for a low appraisal. In 1 case they told me about foundation issues, permits issues, retaining wall issues. All unsettled, thus their low estimate of the value. On visiting Bldg and Safety, I found out there were issues, but they were very nearly resolved. In other words the guy that met me at the property was trying to feed me a line of bull. :new_2gunsfiring_v1:

My approach when it looks OK, but they cry mold, is to say I assume it's OK, recommend the client get a physical inspection. This is beyond the scope of my expertise and work.

Just yesterday had one. Among many other defects he alleged, most of which were not visible, was the need for a sewer line replacement. Handed me an estimate of $14,750. Pretty high for a 2 bath house on 8,000 Sf lot, sewer in street. Recommend client run a camera through there and get another estimate if needed.

Be careful out there, inflated estimates for repairs are not unusual.

 

[Mr Rex]

Popcorn ceiling texture had asbestos in it up until the early 1980s. All homes built before 1978 likely have some lead paint. Plaster walls are brittle and crack over time. Masonry (brick, plaster, and concrete) is brittle and cracks upon minute movement. What else can it do?

 

[TJSum]

Asbestos siding was pretty common in this area in the 60's +/-. If the OP covers PG County, most of the homes in Bowie were built with asbestos siding back in the day. Many have replaced it over the years, but those with original siding, which is a good number, is made of asbestos. Did you take any pics of the cracks, so we can see how severe it is ???

 

[monkey525]

I hope I attached the (3) pictures correctly. They were very thin cracks scattered in different parts of the house.. Yes, the guy there did some cleaning up and minor painting job and also claimed that the foundation is a mess and it would cost hundred thousands of dollars to fix it!

Yes, I agree that older homes do have some cracks and I never thought too seriously of it until this guy mentioned "hundred thousand dollars to cure". Should I even mention these cracks along the wall on the appraisal?

 

[monkey525]

My approach when it looks OK, but they cry mold, is to say I assume it's OK, recommend the client get a physical inspection. This is beyond the scope of my expertise and work.

I guess I will disclose the cracks and possible asbestos/lead paint but give my subject the "as-is" market value, but also recommend the client to get a physical inspection since this is beyond the scope of my expertise ?

 

[Donna Quixote]

I have a house built in 1938, have asbestos tile roof that is original and still works great (do the math, how old is your functional roof) There is asbestos inside the walls insulating the heating ducts and I grew up in a similar house which had asbestos tile floors. Great material if it didn't kill people if they inhaled the powder form. Lots of old houses have asbestos.

 

[Michigan CG]

From what you have described you can do As-Is but must do it with Extraordinary Assumptions.

I would bet your client won't like that.

 

[Riick]

Were all those cracks on one wall?
BTW: Rule of thumb is that the stressor that's creating the crack is located at a 90 degree angle to the line or direction of the crack.
Those cracks say roof trying to go UP to heaven (joke) or foundation settled.

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