Does Broken Pane Need To Be Fixed

[Mrs. Alam]

Hello All,

I'm working on a FHA deal and there is a cracked window. It is a double pane window and the outside pane is cracked. Will FHA require this to be repaired?

TIA

 

[erockinaz]

Once upon a time, yes. But FHA no longer requires a cracked window to be replaced if the appraiser determines that it meets MPR (minimal property requirements) or does not pose a danger to occupants. A small crack in a dual pane window does not, IMO, pose a hazard, so I would note it, but not call for it to be replaced. An underwriter, however, may call for it be replaced.

 

[chad hampton]

I agree with erock. It does not present a safety hazard, IMO.

 

[glenn walker]

No *** Go to your new 4000.1 FAQ talks about this issue.

 

[JTip]

Nothing says "quiet desirable neighborhood, perfect for your growing family" like a good bullet spider web hole on the sliding glass door.

 

[Dale Smalley]

Doesn't this weaken the integrity of the glass and can now crack and or shatter? I don't want to pay for it. Possible safety issue that can be easily fixed. I would call for it to be fixed. Safety First

 

[CANative]

Per HUD Handbook 4150.2, Appendix D

Cosmetic repairs are not required; however, they are to be considered in the overall condition rating and valuation of the property. Examples of cosmetic repairs would include surface treatments, beautification or adornment not required for the preservation of the property. For example, generally, worn floor finishes or carpeting, holes in window screens, or a small crack in a windowpane are examples of deferred maintenance that do not rise to the level of a required repair but must be reported by the appraiser.

There is a new Handbook which just went into effect last week (4000.1). It says the same thing, more or less.

 

[erockinaz]

No *** Go to your new 4000.1 FAQ talks about this issue.

Glenn, I don't see a FAQ for 4000.1 that addresses this. If there is, please point it out so I am in the know. Thanks

 

[CANative]

You already have the answer (I posted it.)

 

[CANative]

Here it is in the 4000.1 (Page 449)

ii. As-Is Condition and Cosmetic Repairs

The Appraiser may complete an as-is appraisal for existing Properties when minor
property deficiencies, which generally result from deferred maintenance and normal wear
and tear, do not affect the health and safety of the occupants or the security and
soundness of the Property. Cosmetic or minor repairs are not required, but the Appraiser
must report and consider them in the overall condition when rating and valuing the
Property. Cosmetic repairs include missing handrails that do not pose a threat to safety,
holes in window screens, cracked window glass, defective interior paint surfaces in
housing constructed after 1978, minor plumbing leaks that do not cause damage (such as
a dripping faucet), and other inoperable or damaged components that in the Appraiser’s
professional judgment do not pose a health and safety issue to the occupants of the house.
If an element is functioning well but has not reached the end of its useful life, the
Appraiser should not recommend replacement because of age.