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Do We Have To Check All Appliances?

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Wayne Henry

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Nov 17, 2003
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Certified Residential Appraiser
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Maryland
After review of the FHA 4000.1 It appears to me that we only have to check fixed appliances such as dishwashers, garbage disposals, and stoves. We do not have to check refrigerators, washer and dryers, etc..

What are the requirements for a living unit?
The mortgagee must confirm that each living unit contains:
• a continuing and sufficient supply of safe and potable water under adequate pressure and of appropriate quality for all household uses;
• sanitary facilities and a safe method of sewage disposal. Every living unit must have at least one bathroom, which must include, at a minimum, a water closet, lavatory, and a bathtub or shower;
• adequate space for healthful and comfortable living conditions;
• heating adequate for healthful and comfortable living conditions;
• domestic hot water; and
• electricity adequate for lighting, cooking and for mechanical equipment used in the living unit.

The mortgagee must ensure that cabinets and built-in appliances that are considered real property are present and operational. FHA does not have a minimum size requirement for one- to four-family dwellings and condominium units (except that a manufactured home must have a minimum size of 400 square feet to qualify for FHA financing).

For additional information see Handbook 4000.1:II.A.3.a.ii.(F) and II.D.3.c.vii.(A) at http://portal.HUD.gov/hudportal/HUD?src=/program_offices/administration/hudclips/handbooks/hsgh

The conclusion I research after my conversation with a representative at the FHA resource center in Pennsylvania was to check only fixed appliances.

I currently have a job I am completing where one of the three burners on the stove does not work. My question is, do all burners have to be functional? It does not mention that the fixed appliance has to be fully functional, just says "Operational."
 
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Deleted member 128537

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That's a good question. I would say "yes." But frankly there is no way that an appraiser can check all the appliance accurately. What are you going to do sit through an entire cycle of the dishwasher? Oven? Etc. It's a stupid requirement. If you are buying a house and can't afford to buy a new appliance or get it fixed then you shouldn't be buying the house.
 
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Mike Garrett RAA

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Jan 14, 2002
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Certified Residential Appraiser
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I think technically the only thing required in the way of appliances for FHA is a working cooking appliance.
 

Wayne Henry

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Joined
Nov 17, 2003
Professional Status
Certified Residential Appraiser
State
Maryland
I discussed the issue with the FHA resource center today, and I was told that if any of the fixed appliances are not operational on the property, it should be noted in the report, but the report should not be made "Subject to" resolution of appliances issues.

Reference attached pdf.
 

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  • Appliances 4000.1 9-30-2016.pdf
    62.5 KB · Views: 46

Fernando

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Nov 7, 2016
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Certified Residential Appraiser
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California
I think there's a difference between refi and purchases. Refi usually has the owner living in the house and the essential appliances usually works. Purchases require thorough inspection. If buyer later finds out one of the appliances don't work, appraisers may get the blame.
 

Marty Boone

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Certified Residential Appraiser
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Pennsylvania
Since I don't value personal property such as refrigerators and washers & dryers I never test these appliances.

Fernando, maybe the purpose of the Refi is to get a loan so the owner can replace the appliances that are no longer working. Turn on the oven (make sure there is nothing in it), turn on the range, hit the popcorn button on the microwave, run the water at the sink then hit the disposal switch and check the DW to see if there are dishes in it - turn it on if you believe it is necessary - take pictures as you go and you are done in 5 minutes.
 

Fernando

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Nov 7, 2016
Professional Status
Certified Residential Appraiser
State
California
There are certain appliances more important than others. Cooking range and hot water are important. Microwave if not working can always buy personal one. Dishwasher and garbage disposal are luxuries which many can survive without. FHA should make us check the really important things. People should be happy they have a home to own. Entitled people.
 

Marty Boone

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Oct 11, 2006
Professional Status
Certified Residential Appraiser
State
Pennsylvania
I agree, and FHA does make us check the really important things, do you know what they are? Start with appendix D then then read 4000.1. Were you the guy that didn't know what a BPO is?
 
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