How do you typically address the inspection "observation" requirements on the standard 1004 form? I do have a one page addendum in my alamode software that one can record the estimated cost of repairs. This one page addendum break down into 5 sections. Structural, Mech, Elec, HVAC and Paint. Could I us this to identify issue and non issues. I just upgraded my license and can now per form FHA. Thanks in advance.
It should be noted that the term "inspection" as it relates to the services performed by an appraiser, are merely observations. Any time the word inspection is used in this report it generally means "observation". The appraiser's observations should in no way be construed as anything more than a visual impression of the systems performance that can be carried out by any party without the benefit of specific training or knowledge. The appraiser's visit to the site should not be construed as a Home Inspection. As with the purchase of any real property, a complete home inspection by a qualified home inspector is strongly recommended.
Appliances Considered Real Property (Conveyed): Range/Oven, dishwasher, garbage disposal, microwave, water heater, HVAC. All appear operational.
Utilities: At the time of observation, utilities were on and a representative sample of plumbing, electrical, and heating systems were tested and appeared to be working properly.
Electrical System: During the site visit the property was observed for frayed or exposed wires, however this does not mean that there are not frayed or exposed wires that are hidden from sight behind cover plates, in walls, or other areas obscured from plain sight. A sample of the switches, light fixtures, and receptacles were operated and found to be functional. The wiring was not tested for proper polarity, wire size, or grounding, as that should be left to a qualified professional. The appraiser is not an expert in electrical systems or related issues. There was a cover plate missing from the light switch in the room over the garage.
Plumbing System: The plumbing system was tested by flushing toilets and operating a sample of the sink faucets. They appear to be functioning, however problems with waste water piping are not generally revealed through this sort of operation and if present, typically would not manifest themselves unless the plumbing is operated through the normal course of occupancy. The water heater does not have a temperature-pressure relief valve down tube installed. The appraiser is not an expert in plumbing systems or related issues.
Heating and Cooling Systems: The subject has a central air heating/cooling system. The system was operated in order to observe the systems performance. The cooling system was operating, but it is not possible to know if the system is operating as intended due to the low outside air temperature. Furthermore, simply operating the furnace would not reveal the possibility of a cracked heat exchanger or fire box, which if cracked would likely allow carbon monoxide to enter the dwelling. The appraiser is not qualified to make such determinations. If any interested party is concerned about the possibility of any dangerous condition regarding the air conditioning system, then further investigation by a qualified HVAC professional is suggested. The heating portion of the system was on in the dwelling and appears to be functioning. The appraiser is not an expert in Mechanical Systems or related issues.
Roof Covering: The roof covering is intact however portions of the roof are not visible from the ground . The appraiser did not go on the roof. No obvious signs of moisture penetration are apparent through casual observation. The roof appears to have adequate remaining life expectancy however the appraiser is not qualified to make any determinations regarding the actual life expectancy of the roofing system. Roof systems can have hidden defects that may not manifest themselves until they are subjected to heavy rains. The Chesapeake area may not experience heavy rain for months at a time. A qualified roof professional could make better determinations regarding the integrity of the roof.
Defective Paint: The subject was no built prior to 1978.
Crawl Space: A limited head and shoulders observation of the crawl space was made from the scuttle opening. Access through the opening is limited as there is low clearance in the crawl space, so the appraiser was not able to fully enter the space. A head and shoulders observation from the scuttle opening was performed.
Attic: A limited head and shoulders observation from the scuttle was performed. No adverse conditions were noted but observation of the entire attic was not possible from the scuttle.
Connection to Public Water/Sewer System: The subject property's water and sewer is connected to the city water and sewage supply system. The water system is supplied and maintained by the Department of Public Utilities. The sewage system is supplied and maintained by Hampton Roads Sanitation District (HRSD).
Hazards: The property was free of all known hazards and adverse conditions that:
May affect the health and safety of the occupants
May affect the structural soundness of the improvements
May impair the customary use and enjoyment of the property.
These hazards include toxic chemicals, radioactive materials, other pollution, hazardous activities (such as meth labs), potential damage from soil or other differential ground movements, ground water, inadequate surface drainage, flood, erosion, excessive noise and other hazards on or off site.
Sales History: A three-year prior sales history of the comparable sales and listings used in the appraisal has been completed.
