FHA Attic Access

[Delta85]

So you don't do vacant houses? Or do you demand that Sally High Heels Realtor bring you her ladder when doing a vacant purchase?

Whoever is the contact is obligated to supply access. Homeowner, realtor, whoever. It's Sally High Heels listing. She's making potentially THOUSANDS of dollars on the deal. She can come prepared with a proper ladder. It's her responsibility or whoever the seller is, vacant or not. I'm no general laborer. I'm just as much of a professional as Sally High Heels.

I'm not comfortable carrying a ladder through someones home. I have enough liability with the report itself. I don't need some SOB claiming I cracked their wall or broke a window or knocked a priceless antique off of a shelf.

I also don't drive a car large enough to carry a small ladder in, let alone one for larger needs. Different homes have different attic locations of different ceiling heights. A step stool may not be enough. What then?

 

[Mr Rex]

So you don't do FHA REOs? Good luck gettting a REO broker to bring you a ladder.

 

[Delta85]

So you don't do FHA REOs? Good luck gettting a REO broker to bring you a ladder.

I actually don't do many FHA REO but again, it's not my responsibility to provide access. Broker does not want to provide access? Fine. Report is subject to inspection of attic and that's how it remains until someone provides me access.

I'm not a Home Inspector. I don't bring ladders, tools, etc. other than what I need to take notes, measure, and photograph while doing a visual inspection.

 

[444nutman]

So you don't do FHA REOs? Good luck gettting a REO broker to bring you a ladder.

Good luck even getting the right lock box code. I was given a four digit code two days ago. Get to the property it is a 3 letter code box. Most use the same codes, so I tried the ones I normally use on letter code boxes and got in on the 2nd attempt.

 

[scott1]

Well if anything out of all this difference of oppinion in the attic access issue. It has helped me in the long run. I now ask to confirm that there is attic access and the type of access when I make the appointment phone call. Thanks to all.
Scott

 

[Lloyd Bonafide]

I actually don't do many FHA REO but again, it's not my responsibility to provide access. Broker does not want to provide access? Fine. Report is subject to inspection of attic and that's how it remains until someone provides me access.

I'm not a Home Inspector. I don't bring ladders, tools, etc. other than what I need to take notes, measure, and photograph while doing a visual inspection.

I don't see how you can have that attitude and do FHA appraisals. Probably 1/3 or more of the FHA appraisals I do are vacant properties, and the agent usually doesn't meet me there. A four foot ladder fits in a regular car trunk and always is sufficient for me.

I saw an older, one-level / two BR condo today that had vaulted ceilings in almost all of the living areas, except for a dropped ceiling in the hallway and bathrooms, and there was no access to an attic anywhere. It looks like there was never any access designed for the small attic area from either the inside or the outside, (which contains heat ducting.) I think I'll probably just appraise as-is, mention the lack of any designed attic access, and let the UW make the call. (???)

 

[Jambalaya]

Attic: None
/its that simple

Was it Drop Stair? No
Was it Wak Up? No
Was it Scuttle? No

 

[Delta85]

I don't see how you can have that attitude and do FHA appraisals. Probably 1/3 or more of the FHA appraisals I do are vacant properties, and the agent usually doesn't meet me there. A four foot ladder fits in a regular car trunk and always is sufficient for me.

As I stated earlier I'm not expected to supply my own access to an attic. In fact it is stated that access must be provided TO the appraiser.

I'm not saying one should not bring a ladder. If you want to by all means do so. But in the end it is the obligation of the homeowner, realtor, etc. to provide access. If a realtor does not want to provide that access cause they can't take the time to meet the appraiser at a property they are gonna make thousands of dollars off of then I have no problem making the report subject to and leaving it at that until someone provides access.

I don't like the idea of hauling a ladder through someones home. I don't want any additional liability.

 

[Scott R Marshall]

I can't believe it!

I do not think I could have scripted this better. I called the owner earlier this week and went through the usual litany of what I need to do as part of completing an FHA/HUD inspection. The owner tells me they have no attic or crawlspace so things should not be too bad. Show up to the appointment today and what do I see. A sealed panel which I am assuming will allow me access to the scuttle.

Called the mothership and was given the standard FHA/HUD response:

FAQ : Is an attic inspection required for FHA?

Solution Details : The appraiser must enter the attic and observe the interior roof structure and attic for evidence of leaks, water damage, structural problems, previous fire damage, FRT sheathing, exposed and frayed wiring, deficient materials, deficient insulation and adequate ventilation by vent, fan or window. The attic must be entered, at a minimum, by head and shoulders, whether access is by pull-down stairway or scuttle. Size of scuttle and accessibility of the attic dictate the level of entry. If unable to visually evaluate the improvements in their entirety, the appraiser must contact the lender and reschedule a time when a complete visual inspection can be performed. The appraiser is not required to disturb insulation, move personal items, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

Handbook 4150.2, Section 3-6A(9)
Mortgagee Letter 05-48

So I asked if that meant the appraisal could not be made "subject to" that inspection. The individual said they could not answer that question but the Denver HOC could. Unfortunately they were already closed. My question and phone number have been forwarded to them. Pending a government shutdown, we should at least, finally and definitively have the final answer to this epic question (that is until someone else calls their local HOC and speaks to someone else who gives them a different answer).

I have included a photo of the Holy Grail of all FHA/HUD appraisal dilemmas.

 

[Scott R Marshall]

Just received the phone call. Could not make it to my phone in time so they left a message. Per this message, the appraisal can be completed "subject to" that inspection and can not be completed "as-is". If there were a way for me to provide the voicemail recording on this forum I would do so but you have to take my word for it.

I will patiently await anyones response. woohoo:new_multi: