FHA Appraiser Notes Items Not Within Appraisal Guidelines

[residentialguy]

I recently had an appraisal completed on my personal home and the appraiser noted that there were two spots where there was cracked vinyl siding and one spot on the rear that had melted siding from a grill being placed to close.

I am curious how the appraiser set the condition of the appraisal. Amm115...what box was checked on the bottom of page two in the RECONCILIATION area?
Was the appraisal made
1. “as is”,
2. subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been completed,
3. subject to the following repairs or alterations on the basis of a hypothetical condition that the repairs or alterations have been completed, or
4. subject to the following required inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair:

 

[J Grant]

I've gone to houses where the maintenance is not done with expensive ATV vehicles about, and other signs they are spending money on everything but their own house, then they expect appraiser to make everything right. If this particular HO is under such hardship they cant' replace a few siding shingles so be it but this is not a major $ repair.

Who knows about the value and whether this repair is cosmetic or should have been mentioned as a safety issue if missing siding allows water/weather in. The HO is giving their side of the story but the appraiser is not around to give their side of the story. If missing siding is not a safety issue I lump it in with condition, like such deferred maintenance might result in a C4 vs C3 condition (for example, depending on what rest of condition is of the dwelling).

 

[Mark K]

The pipe to the septic system, if the septic is operating properly, will be empty so there is nothing to freeze.

Septic pipes in unheated areas will certainly freeze up in MI weather, used to live there, had to fix it.

I don't think its something for the appraiser to get concerned with (did she inspect all the water lines for insulation?).

 

[CANative]

If you have drips, running toilets, or clogs then yes, the drain pipes in an unheated crawl space going to the septic can freeze. I think I predicated my statement on a properly functioning system.

 

[Mike Garrett RAA]

As everyone knows, I don't do FHA appraisals anymore. That said...it sounds to me like the appraiser is nit picking this. Could it be it's just an attempt to collect a re-inspection fee?

 

[Mark K]

When its below Zero,not just below freezing, as is frequently the case in that area, a perfectly operating system can freeze up if not protected. The ice builds up slowly with each flow of water until the drain is blocked. Once its blocked, it freezes into a solid mass.

I wouldn't expect west coasters to understand just how cold it can get in the upper midwest. But then, strapping water heaters to a wall is a waste of time since there's no way an earthquake can shake enough to knock one over.

 

[bnmappraisal]

That said...it sounds to me like the appraiser is nit picking this

I agree with you here, Mike, based on the pics provided by the OP.
Personally, I'd probably mention them in the report and provide the photos as well, but then leave it up to the underwriter.

Could it be it's just an attempt to collect a re-inspection fee?

Man, I sure hope that's not the case...

 

[Vermonter]

When its below Zero,not just below freezing, as is frequently the case in that area, a perfectly operating system can freeze up if not protected. The ice builds up slowly with each flow of water until the drain is blocked. Once its blocked, it freezes into a solid mass.

Been there! Not fun! Especially when you can't access the line from the tank side because it's buried under 4 feet of frozen ground with no riser and have to thaw it from the inside.

I would agree the rest is cosmetic, however would deserve mention in the report. The steps are just nitpicky. The cracked vinyl could be a (very minor) water infiltration concern.....but even that is a stretch.

Not sure if most appraisers know this, but vinyl siding is not really water proof (there are weep holes at the bottom of every panel). The vapor barrier underneath provides most of the moisture protection. The vinyl protects the vapor barrier from UV degradation and physical damage, but one doesn't work very well without the other.

 

[jay trotta]

If it doesn't match, paint it to match.

seen some of those, "matched paint jobs"

 

[Mr Rex]

I like when all 4 sides are a slightly different color. It adds character.