FHA ceiling repairs -WWYD?

[soucat]

FHA condo/PUD assignment. Looking for peer input on whether you would call for a roofing contractor, general contractor, both, or neither.

Facts:

• Approximately 48-year-old dwelling with flat roof.
• Roof age unknown.
• No attic access observed.
• Upper-level bedroom directly beneath roof exhibits multiple prior ceiling patches, apparent unevenness, and a visible hairline crack.
• Garage below bedroom exhibits multiple prior ceiling repairs/patches and some associated discoloration appears consistent with water staining.
• Cause, extent, and adequacy of repairs could not be determined during inspection.
• No active leak observed.
• No obvious mold or major structural distress observed.
• One explanation provided by agent was that repairs were related to removal of a prior roof mounted solar heating system, but this could not be independently verified and the extent of patching makes this seem not plausible. Additionally, a repair notice from over a month ago that pre-dated the heating replacement indicated the presence of holes in garage that needed to be patched.
• FHA repair items already identified include nonfunctional oven, stovetop burner that does not fully shut off, and damaged tile at stair landing presenting a potential trip hazard.

Question:

Would you:

1. Call for a licensed roofing contractor evaluation?
2. Call for a licensed general contractor evaluation?
3. Call for both?
4. Simply disclose the condition and make no further inspection requirement?

Interested in how other FHA appraisers would handle the ceiling repair history, flat roof, unknown roof age, and inability to determine the source of the prior repairs.

 

[Zoe]

FHA condo/PUD assignment. Looking for peer input on whether you would call for a roofing contractor, general contractor, both, or neither.

Facts:

• Approximately 48-year-old dwelling with flat roof.
• Roof age unknown.
• No attic access observed.
• Upper-level bedroom directly beneath roof exhibits multiple prior ceiling patches, apparent unevenness, and a visible hairline crack.
• Garage below bedroom exhibits multiple prior ceiling repairs/patches and some associated discoloration appears consistent with water staining.
• Cause, extent, and adequacy of repairs could not be determined during inspection.
• No active leak observed.
• No obvious mold or major structural distress observed.
• One explanation provided by agent was that repairs were related to removal of a prior roof mounted solar heating system, but this could not be independently verified and the extent of patching makes this seem not plausible. Additionally, a repair notice from over a month ago that pre-dated the heating replacement indicated the presence of holes in garage that needed to be patched.
• FHA repair items already identified include nonfunctional oven, stovetop burner that does not fully shut off, and damaged tile at stair landing presenting a potential trip hazard.

Question:

Would you:

1. Call for a licensed roofing contractor evaluation?
2. Call for a licensed general contractor evaluation?
3. Call for both?
4. Simply disclose the condition and make no further inspection requirement?

Interested in how other FHA appraisers would handle the ceiling repair history, flat roof, unknown roof age, and inability to determine the source of the prior repairs.

Definitely subject to an expert in that area. I would include their report in appraisal report. The person would be licensed and bonded in roofing.

I would not order that report. My client would or I could with appropriate compensation.

 

[J Grant]

subject to a roof inspection , imo

 

[Zoe]

You are responsible for scope of work. YOU.

With expert in that arena that is licensed and bonded, you have an out for liability.

You set scope of work and you depended on expert that is licensed and bonded.

 

[Tom D]

subject to a roof inspection , imo

That's about it. The rest of it is crappy patch work, diving too deep into minor stuff. Oven ,stove, tripping hazards can be requested repairs.

 

[HUDSHARM]

https://www.regulations.gov/document/HUD-2026-0727-0001/comment?sortBy=postedDate&sortDirection=desc

 

[HUDSHARM]

https://www.regulations.gov/document/HUD-2026-0727-0001/comment?sortBy=postedDate&sortDirection=desc

 

[Trihard]

FHA condo/PUD assignment. Looking for peer input on whether you would call for a roofing contractor, general contractor, both, or neither.

Facts:

• Approximately 48-year-old dwelling with flat roof.
• Roof age unknown.
• No attic access observed.
• Upper-level bedroom directly beneath roof exhibits multiple prior ceiling patches, apparent unevenness, and a visible hairline crack.
• Garage below bedroom exhibits multiple prior ceiling repairs/patches and some associated discoloration appears consistent with water staining.
• Cause, extent, and adequacy of repairs could not be determined during inspection.
• No active leak observed.
• No obvious mold or major structural distress observed.
• One explanation provided by agent was that repairs were related to removal of a prior roof mounted solar heating system, but this could not be independently verified and the extent of patching makes this seem not plausible. Additionally, a repair notice from over a month ago that pre-dated the heating replacement indicated the presence of holes in garage that needed to be patched.
• FHA repair items already identified include nonfunctional oven, stovetop burner that does not fully shut off, and damaged tile at stair landing presenting a potential trip hazard.

Question:

Would you:

1. Call for a licensed roofing contractor evaluation?
2. Call for a licensed general contractor evaluation?
3. Call for both?
4. Simply disclose the condition and make no further inspection requirement?

Interested in how other FHA appraisers would handle the ceiling repair history, flat roof, unknown roof age, and inability to determine the source of the prior repairs.

Protect your license. Never let an agent dictate anything about health and safety or structural integrity of a property. They will give you excuses to the moon. They want to close as soon as possible in order to get paid. Subject to inspection by a licensed professional.

 

[soucat]

Thanks everyone for the feedback. I was already leaning toward requiring a roofing contractor evaluation for second floor bedroom directly under roofline with excessive patching and also a GC due to excessive patching in first floor garage not under roofline (one of which does not fully cover what appears to be a prior watermark which could be from a plumbing leak), but anticipated some pushback and wanted a sanity check from other FHA appraisers. Based on the observable ceiling repairs, apparent staining, flat roof configuration, and unknown roof age, I believe further roofing and contractor evaluation is warranted

 

[Zoe]

Thanks everyone for the feedback. I was already leaning toward requiring a roofing contractor evaluation and GC due to excessive patching in first floor garage not under roofline (one of which does not fully cover what appears to be a prior watermark which could be from a plumbing leak), but anticipated some pushback and wanted a sanity check from other FHA appraisers. Based on the observable ceiling repairs, apparent staining, flat roof configuration, and unknown roof age, I believe further roofing evaluation is warranted

You can believe you are only responsible to your client and SOW but don't play the fool. FHA will love you.