FHA/HUD And Heat Source

[Steve Carter]

I'm appraising a small house that may or may not have a bedroom, depending on definitions. But perhaps the bigger issue is it's heat source. It has what is variously known as a ductless heat pump, or mini-split, or.... The unit is rated for 800 sqft (per owner) and the dwelling is slightly less than 700 sqft. But my initial research indicates these are intended to have an air handler in each room they are heating/cooling and the 800 sqft would apply to per room, not the whole house. With the bedroom/den door closed, the bathroom doors (yes it has 1.5 . damn 1.1 bathrooms) closed, they are without heat.

Anyone have experience with a this type of problem?

I'm going to give FHA/HUD a call tomorrow, as well has a couple of heating companies, but I thought I'd ask here now.

 

[JTip]

http://mitsubishiacdealers.com/info/what-size-system

What Makes Ductless Air Conditioners So Efficient?

Mitsubishi Electric ductless systems have Seasonal Energy Efficiency Ratios (SEERs) of at least 13, while some inverter units boast SEERs of from 20 to 22. The higher the SEER rating, the more efficient the system will be. For maximum efficiency, Mitsubishi Electric Heating and Cooling recommends installing an air handler in every room. However, one indoor unit can certainly cool multiple rooms if the BTU capacity of that unit is sufficient to cool the area of the corresponding space.

There are two additional reasons why Mitsubishi Electric split systems are so efficient:

• An air handler in each room provides maximum efficiency because you need only cool the rooms you use -- and only while you're using them.
• Because the cooled air is released directly from the indoor units instead of traveling through a system of ducts, it retains and releases maximum cooled temperature.

 

[Mr Rex]

I'm appraising a small house that may or may not have a bedroom, depending on definitions. But perhaps the bigger issue is it's heat source. It has what is variously known as a ductless heat pump, or mini-split, or.... The unit is rated for 800 sqft (per owner) and the dwelling is slightly less than 700 sqft. But my initial research indicates these are intended to have an air handler in each room they are heating/cooling and the 800 sqft would apply to per room, not the whole house. With the bedroom/den door closed, the bathroom doors (yes it has 1.5 . damn 1.1 bathrooms) closed, they are without heat.

Anyone have experience with a this type of problem?

I'm going to give FHA/HUD a call tomorrow, as well has a couple of heating companies, but I thought I'd ask here now.

The requirement is to maintain 50 degrees in all rooms. A unit rated for 800sf installed in a 700sf house would meet that requirement IMHO. FHA does not require ducted central heat and A/C.

 

[timd354]

I'm appraising a small house that may or may not have a bedroom, depending on definitions.

Please don't tell me that you another one who believes that in order to count a room as a bedroom that room must have a closet.

 

[ucbruin]

Please don't tell me that you another one who believes that in order to count a room as a bedroom that room must have a closet.

How does your company define a "bedroom"?

 

[Mike Kennedy]

I'm appraising a small house that may or may not have a bedroom, depending on definitions. But perhaps the bigger issue is it's heat source. It has what is variously known as a ductless heat pump, or mini-split, or.... The unit is rated for 800 sqft (per owner) and the dwelling is slightly less than 700 sqft. But my initial research indicates these are intended to have an air handler in each room they are heating/cooling and the 800 sqft would apply to per room, not the whole house. With the bedroom/den door closed, the bathroom doors (yes it has 1.5 . damn 1.1 bathrooms) closed, they are without heat.

Anyone have experience with a this type of problem?

I'm going to give FHA/HUD a call tomorrow, as well has a couple of heating companies, but I thought I'd ask here now.

What are the local Municipal Requirements for year-round occupancy (building ordinance) and does the subject dwelling meet them?

 

[timd354]

How does your company define a "bedroom"?

We don't.

However, the so-called requirement for a room to contain a closet in order to be called a bedroom is an urban myth. Unfortunately, some appraisers perpetuate this myth by repeating it because they are doing what their uninformed mentor told them to do.

It is not a lending requirement and is not requirement of the International Building Code, the International Residential Code for One- and Two- Family Dwellings, or most other building codes. (there may be a couple of goofy local codes that have such a requirement, but since most local residential building codes are based upon the IRC or other similar code, this would be extremely rare.). The requirements to call a room a bedroom revolve around minimum room size, having 2 means of acceptable egress, etc. Whether a room can be utilized as a bedroom has nothing to do with whether or not there is a closet.

 

[CANative]

Did you actually read the 4000.1 before posting this question?