Exposed wiring & FHA compliance

[DJVAN57]

Relating to FHA minimum property requirements : homeowner has renovated kitchen which is almost 100% complete. There are however 2 Ceiling light fixtures that have been ordered but not yet delivered. The wiring is in place in the junction boxes and wires capped but still exposed. Opinions on whether this would cause it to not pass. I'm leaning toward requiring repair (install fixtures) and will need final inspection. Thanks !

 

[glenn walker]

Relating to FHA minimum property requirements : homeowner has renovated kitchen which is almost 100% complete. There are however 2 Ceiling light fixtures that have been ordered but not yet delivered. The wiring is in place in the junction boxes and wires capped but still exposed. Opinions on whether this would cause it to not pass. I'm leaning toward requiring repair (install fixtures) and will need final inspection. Thanks

I think its a real over reach -its not a H & S issue as they are capped. NOTE; THESE ARE CEILING Outlets, is someone going to get on a ladder and unscrew the wire nuts and get shocked ? Yes if they were Wall outlets but even those could be covered with $1 outlet covers. Also with supply chain issues getting custom fixtures in a timely fashion can take time and you may make the borrower lose their rate lock. I always try to use some good old fashioned common sense.

 

[Dublin ohio]

Relating to FHA minimum property requirements : homeowner has renovated kitchen which is almost 100% complete. There are however 2 Ceiling light fixtures that have been ordered but not yet delivered. The wiring is in place in the junction boxes and wires capped but still exposed. Opinions on whether this would cause it to not pass. I'm leaning toward requiring repair (install fixtures) and will need final inspection. Thanks !

A cheap simple fix would be a couple of blank ceiling box covers. $2-$3 each

 

[Timothy Hogan]

Relating to FHA minimum property requirements : homeowner has renovated kitchen which is almost 100% complete. There are however 2 Ceiling light fixtures that have been ordered but not yet delivered. The wiring is in place in the junction boxes and wires capped but still exposed. Opinions on whether this would cause it to not pass. I'm leaning toward requiring repair (install fixtures) and will need final inspection. Thanks !

4000.1.II.D.3.g.ii Electrical System

The Appraiser must notify the Mortgagee of the deficiency of MPR or MPS if the electrical system is not adequate to support the typical functions performed in the dwelling without disruption, including appliances adequate for the type and size of the dwelling.

The Appraiser must examine the electrical system to ensure that there is no visible frayed wiring or exposed wires in the dwelling, including garage and basement areas, and report if the amperage and panel size appears inadequate for the Property. The Appraiser must operate a sample of switches, lighting fixtures, and receptacles inside the house and garage, and on the exterior walls, and report any deficiencies. The Appraiser is not required to insert any tool, probe or testing device inside the electrical panel or to dismantle any electrical device or control.

 

[Tom D]

if you show that photo in your report, i think the underwriter will say to get it finished irregardless of it being FHA. sorta uncompleted construction.

 

[Overimprovement]

Needs fixed and a final. A cover would work. FHA's rules not ours. Sometimes rules trump common sense. EZ trip fee right?

 

[redfish]

"Exposed wires" means the bare conductive material is exposed not the sheathed wiring itself. If the wire is capped and its sheathed its not exposed. There isnt a basement in Michigan that would meet MPR if exposed sheathed wiring fails MPR/MPS.

 

[David S. Roberson]

4000.1.II.D.3.g.ii Electrical System says
"exposed wires" not "exposed bare conductive material".

 

[Overimprovement]

4000.1.II.D.3.g.ii Electrical System says
"exposed wires" not "exposed bare conductive material".

Agreed. When I work with house wiring, I strip wires--to expose the bare conductive material for connecting to fixtures/plugs/etc. If the wires were already exposed, they would not need to be stripped.

 

[redfish]

4000.1.II.D.3.g.ii Electrical System says
"exposed wires" not "exposed bare conductive material".

Whatever. Wires runs through the thermoplastic sheathing. FHA doesn't think people are dumb enough to misconstrue the difference between wire and thermoplastic sheathing.