FHA MPR

[Tahoe Girl]

Hello all. I am doing an FHA appraisal on a residential property. The garage ceiling has water stains. The roof is not visible due to snow. The attic ceiling looks fine. Can I just do an Extraordinary Assumption that the roof does not need repair? Would I be able to say that the subject meets minimum property requirements? Do I need to say this is a health & safety issue? It is not in the living area.

 

[Tom D]

not necessarily needed, if the leaks looked really, really old. you didn't say if it was a refi, or sale. what did the owners tell you about the stains. maybe they had a recent roof fix bill, or can tell you when it was fixed.
if they don't have recent proof, and if you don't want to be beaten with a big HUD stick, ask for a roof cert that it is still good for 2 years.

 

[glenn walker]

Hello all. I am doing an FHA appraisal on a residential property. The garage ceiling has water stains. The roof is not visible due to snow. The attic ceiling looks fine. Can I just do an Extraordinary Assumption that the roof does not need repair? Would I be able to say that the subject meets minimum property requirements? Do I need to say this is a health & safety issue? It is not in the living area.

FHA does not allow Extraordinary Assumptions on roofs or things where there is evidence of leaking or damage BUT Its also really not a Health and Safety issue its only a question of does the garage leak water or is it water tight ? Your kinda in a corner now and about all you can do is state what you visually observed. I would have asked the owner as often the roof had been replaced or repaired and you are looking at old water stains.

As far as saying it meets MPR not unless you can also say the roof shows no evidence of leaking . So now you are in a corner-may have to be the bad guy/gal and check that inspection box and recommend the lender get a roof inspection and a certification showing its is water tight or it has been repaired. Personally I couldn't see anything if snow was on a roof and since you see no current evidence of a leak maybe you are going over-board ?

 

[shrubberyvaluation]

Hello all. I am doing an FHA appraisal on a residential property. The garage ceiling has water stains. The roof is not visible due to snow. The attic ceiling looks fine. Can I just do an Extraordinary Assumption that the roof does not need repair? Would I be able to say that the subject meets minimum property requirements? Do I need to say this is a health & safety issue? It is not in the living area.

Doesn't FHA require you to inspect when the roof is visible?

 

[Ariba]

Doesn't FHA require you to inspect when the roof is visible?

No. If that was the case the appraisal business would be put on hold in 60% of America from September to April.

 

[andrew81]

Hello all. I am doing an FHA appraisal on a residential property. The garage ceiling has water stains. The roof is not visible due to snow. The attic ceiling looks fine. Can I just do an Extraordinary Assumption that the roof does not need repair? Would I be able to say that the subject meets minimum property requirements? Do I need to say this is a health & safety issue? It is not in the living area.

I would report the roof is unobservable due to snow. There are ceiling water stains and no stains in the attic. Let the lender and/or underwriter decide what they want to do with the information.

The requirement is:
g. Roof Covering (09/14/2015)
The Appraiser must notify the Mortgagee of the deficiency of MPR or MPS if the roof
covering does not prevent entrance of moisture or provide reasonable future utility, durability
and economy of maintenance and does not have a remaining physical life of at least two
years.
The Appraiser must observe the roof to determine whether there are deficiencies that present
a health and safety hazard or do not allow for reasonable future utility. The Appraiser must
identify the roofing material type and the condition observed in the “Improvements” section
of the report.
The Appraiser must report if the roof has less than two years of remaining life, and make the
appraisal subject to inspection by a professional roofer.
When the Appraiser is unable to view the roof, the Appraiser must explain why the roof is
unobservable and report the results of the assessment of the underside of the roof, the attic,
and the ceilings.

 

[sputnam]

Yep. As above. "The appraiser was unable to observe the roof due to snow. Water stains were observed on the garage ceiling."