FHA Attic Access

[PhillyNJ]

Hey Everyone
Got an attic access question.....I am appraising a dwelling that is 6 years old. The property owner told me that the previous owner or builder sealed the scuttle access to the attic. The scuttle was supposedly located in the walk-in closet area. At the time of inspection, there was no access to the attic. Where the scuttle was looks like the remainder of the ceiling area within the closet, drywall, taped and painted.

I stated this in the report, that the scuttle has been sealed and the appraiser was unable to inspect.

This report got kicked back and they indicated they want the subject made - 'Subject to Attic Inspection'. I made the report 'As-Is' and mentioned the above.

Are they seriously going to make a homeowner cut out the ceiling so an appraiser can inspect the attic area? Has anyone ever encountered this?

 

[residentialguy]

Yep...it's their money on their terms.

 

[RSW]

You should not have finished the appraisal without inspecting the attic per HUD/FHA appraisal protocol. Per Revised appendix D, Page D-3:

If unable to visually evaluate the improvements in their entirety, contact the lender and reschedule a
time when a complete visual inspection can be performed. This includes access to the crawl space and
attic. 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.

Per the Homeownership Center Reference Guide:

2: Attics:
A. It is the homeowner/sellerıs responsibility to provide clear access to these
areas. FHA appraisers are required to observe the attic area.
B. When there is no safe access to the attic the appraiser is to note the
inaccessibility in the appraisal report.
C. Inspection:The attic must be examined whether access is by pull-down stairway
or scuttle. At a minimum, the appraiser must enter head and shoulders into the
attic.

 

[PhillyNJ]

You should not have finished the appraisal without inspecting the attic per HUD/FHA appraisal protocol. Per Revised appendix D, Page D-3:

If unable to visually evaluate the improvements in their entirety, contact the lender and reschedule a
time when a complete visual inspection can be performed. This includes access to the crawl space and
attic. 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.

Per the Homeownership Center Reference Guide:

2: Attics:
A. It is the homeowner/sellerıs responsibility to provide clear access to these
areas. FHA appraisers are required to observe the attic area.
B. When there is no safe access to the attic the appraiser is to note the
inaccessibility in the appraisal report.
C. Inspection:The attic must be examined whether access is by pull-down stairway
or scuttle. At a minimum, the appraiser must enter head and shoulders into the
attic.

Correct...letter B is why I completed the appraisal. There was no safe access and it was noted in the appraisal report. There wasn't a plant, ice, furniture, etc. blocking access.....there was no access. Everything above indicates, if for some reason, some obstruction is in the way of the attic access, the appraiser should inspect the attic when area is cleared. Nothing in that writing tells me that, if there is no attic access, an appraiser should require the homeowner to cut out their ceiling so the appraiser can inspect.

 

[RSW]

Correct...letter B is why I completed the appraisal. There was no safe access and it was noted in the appraisal report. There wasn't a plant, ice, furniture, etc. blocking access.....there was no access. Everything above indicates, if for some reason, some obstruction is in the way of the attic access, the appraiser should inspect the attic when area is cleared. Nothing in that writing tells me that, if there is no attic access, an appraiser should require the homeowner to cut out their ceiling so the appraiser can inspect.

That is for when there is no access possible such as a high ceiling in a garage or it is necessary to access it from the exterior: Not when there is no scuttle or dropstairs on the interior. I have had some where the scuttle or dropstairs were in the stairwell going to the basement. I've only had a few where it was considered to be unsafe to access the attic. I'm waiting on one right now where the owner is going to have to install a scuttle in an addition so I can inspect the attic. I was able to inspect the attic over the original dwelling but not the addition. I can't complete the appraisal until the attic is inspected per HUD/FHA appraisal protocol.

 

[PhillyNJ]

That is for when there is no access possible such as a high ceiling in a garage or it is necessary to access it from the exterior: Not when there is no scuttle or dropstairs on the interior. I have had some where the scuttle or dropstairs were in the stairwell going to the basement. I've only had a few where it was considered to be unsafe to access the attic.

Exactly...if there is no access on the interior...how do you suppose you get there??

 

[Mr Rex]

Exactly...if there is no access on the interior...how do you suppose you get there??

They need to cut a hole. For what its worth, lack of access in a newer home like the subject is a code violation in most places as well.

 

[PhillyNJ]

They need to cut a hole. For what its worth, lack of access in a newer home like the subject is a code violation in most places as well.

That's crazy...they make them cut the hole. Have you actually gotten confirmation from FHA that they need to do this? I'm waiting on a call. In the FHA writing it just states, the attic must be inspected whether drop stair or scuttle. Nothing about homeowners cutting out ceilings.

 

[Mr Rex]

What it says is that the attic must be entered by at least your head and shoulders. Only if it presents a hazard to the appraiser's safety is it OK to just note it. In those cases, the DEU may waive it, or they may require that a Home Inspector or similar professional access the attic.

 

[RSW]

And just how long have you been doing FHA appraisals?.......

You may want to read the attachment below: