Difficult attic access

[CarolC84]

I conducted an FHA appraisal on a home with only one scuttle in the home. It was located in a garage that had a 14' ceiling height. I do not carry a 14' freestanding ladder nor am I trained or insured to operate one. I completed the appraisal "as-is" and stated that the scuttle was not readily accessible, and I was making an extraordinary assumption that there were no health and safety issues with the attic. This was a very reasonable assumption as it was a high quality, 2-year-old construction. However, the AMC is asking me to go back and inspect the attic. Does anyone have any advice on this situation?

 

[bnmappraisal]

They are correct. It's in the 4000.1 handbook. I don't carry a 14' ladder either and would require the owner/agent/someone to have access made available for you to at least do a head/shoulders observation

Report should have been made SUBJ TO such an observation

 

[bnmappraisal]

@CANative ... I'm thinking you're just shaking your head right now? Or doing this

 

[CarolC84]

They are correct. It's in the 4000.1 handbook. I don't carry a 14' ladder either and would require the owner/agent/someone to have access made available for you to at least do a head/shoulders observation

Report should have been made SUBJ TO such an observation

What is in the handbook? What verbiage are you referring to? I was able to find no guidance on this issue specifically.

 

[Flakey]

HUD HOC Reference Guide


2: Attics:

A. It is the homeowner/seller's responsibility to provide clear access to these areas. FHA appraisers are required to observe the attic area.

B. Inspection:The attic must be examined whether access is by pull-down stairway or scuttle. At a minimum, the appraiser must enter head and shoulders into the attic.

C. When there is no safe access to the attic the appraiser is to note the inaccessibility in the appraisal report.

Climbing a 14' ladder is not safe. I would make it subject to inspection by someone qualified and equipped to do this task. It's the underwriters call, not the AMC. THEY ARE NOT YOUR CLIENT. Push back.

 

[Terrel L. Shields]

C. When there is no safe access to the attic the appraiser is to note the inaccessibility in the appraisal report.

Climbing a 14' ladder is not safe. I would make it subject to inspection by someone qualified and equipped to do this task. It's the underwriters call, not the AMC. THEY ARE NOT YOUR CLIENT. Push back.

We have a winner. I am climbing no 14' plus ladder for anyone...not even myself.

 

[alebrewer]

So 'safe' is intentionally vague, and would be up to the individual appraiser to determine. Vague is a double edged sword, though...

 

[alebrewer]

So the reference you quoted is, I guess, from a publication other than the 4000.1? Here is what the 4000.1 says:

"If there is no access, the Appraiser must report the lack of accessibility to the area in the appraisal report. There is no requirement to cut open walls, ceilings or floors." Highlight/underline added by me.

 

[bnmappraisal]

Page 520 of the handbook ... under:

"k. Attic Observation Requirements The Appraiser must observe the interiors of attic spaces. The Appraiser is not required to disturb insulation, move personal items, furniture, equipment or debris that obstructs access or visibility.
If unable to view the area safely in their entirety, the Appraiser must contact the Mortgagee and reschedule a time when a complete visual observation can be performed, or complete the appraisal subject to inspection by a qualified third party. In cases where access through a scuttle is limited and the Appraiser cannot fully enter the attic, the insertion of at least the head and shoulders of the Appraiser will suffice.

If there is evidence of a deficient condition (such as a water-stained ceiling, insufficient ventilation, or smell of mold), the Appraiser must report this condition, and render the appraisal subject to inspection and repairs if necessary.

If there is no access or scuttle, the Appraiser must report the lack of accessibility to the area in the appraisal report. There is no requirement to cut open walls, ceilings or floors.

An observation performed in accordance with these guidelines is visual and is not technically exhaustive."

https://www.HUD.gov/sites/documents/40001HSGH.PDF

 

[bnmappraisal]

Whether the OP goes up or the client (AMC/Lender) ok's a "3rd party" inspection ... the report should be made SUBJ TO attic observation