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Federal Pacific Breaker Boxes

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Mar 3, 2006
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Licensed Appraiser
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Virgin Islands
Does anyone have any experience with appraising a house with a Federal Pacific Breaker Box for Fannie Mae? Did you make the appraisal "subject to" an electrical inspection, "subject to" replacement of the breaker box, or "as-is" but report that the subject had a Federal Pacific breaker box?
 
Not all Federal Pacific Electric panels are dangerous. The Stab Lok version is the one that has issues.
 
Personal experience. . . my FP stab lok panel installed in 1957 still operates correctly and has been inspected and given the OK by several different jouneyman electricians over the past 23+ years of ownership. Originally had quite a bit of current through it using now obsolete radiant ceiling heat, which was disconnected and a heat pump system drawing much less power installed circa 2007. So, 50 years prior and no real issues, maybe sometime a specific breaker or two was replaced in the mains box but not the stab lok, judging by appearances; would have been before ownership.
Perhaps a certain series or serial or model of this particular stab lok breaker box has problems? So, does Fannie or Freddie have a list of problem serials or models? If not, is it really a problem to F/F? I think I would call 1) a good local electrician and 2) Fannie help center. Get an answer in writing from Fannie if you can before proceeding.
 
GSE wants lender to buy loan back because appraiser reported the subject had "Federal Pacific breaker box, which is known to have safety issues" and recommended electrical inspection, but made appraisal "as-is" versus "subject to" electrical inspection
 
Perhaps the GSE has run a regression analysis proving a sharp difference in value between homes with Federal Pacific boxes and those without. :drinking:
 
Some dogs are better left to lie... They wake up and bite you.
 
GSE wants lender to buy loan back because appraiser reported the subject had "Federal Pacific breaker box, which is known to have safety issues" and recommended electrical inspection, but made appraisal "as-is" versus "subject to" electrical inspection

Did the house burn down due to faulty breaker box and was under-insured so the collateral wasn't fully covered causing a loss?

Or, did the borrowers default because the breaker box somehow drove the borrowers to financial ruin?
 
"The appraiser is not an inspector, electrician,plumber, or other licensed technician and is not...."

This is an inspector issue. I would not address this as I DO NOT KNOW that this particular Box is an issue. You would have to open the box and examine it to determine the risk factor.
 
Be sure to wear safety glasses when dealing with FPE panels.



images
 
Faulty reporting. Photo of FPE panel box. Followed by statement; Assumed acceptable. Please refer to home inspection report, for any technical details. Appraiser not an electrical inspector, etc, etc.

FPE is a possible danger, but not an absolute indication of one. If they pigtail those aluminium connections, resonating electrical frequency will not cause friction heat and possible fire hazards. It's all about tying in with proper metals. The danger comes from metal on metal contact under load, and ensuing heat up, and the danger is the aluminum wiring. A total original FPE with total original aluminum wiring can still be acceptable, if they've combed through connection points and swapped out some coupling metals.

An absolutely original FPE system with original tie ins, breaker pieces, and original line, that might be a danger.

Don't go there, and condition subject to passing of electrical inspection if anything is wrong. Otherwise, like the other appraiser said, I've seen many an FPE pass electrical inspection. I've called them subject to a handful of times and unless there is some other associated damage, they usually do pass professional electric inspection.

Don't recommend inspection I guess, unless you go subject to, but rather; use an ordinary or extra ordinary assumption.

Remember, the lender does review the home inspectors report, even though you do not. Underwriting security is about more than just the appraiser.
 
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