FHA- Water Stains On Ceiling, Calledf For New Roof.

[Terrel L. Shields]

You haven't fixed it because you don't have a wife to nag you about it.

Yep... ah, the joys of a man cave

 

[Noreen]

I understand. To correct my over zealousness, I should amend the report. Report my observation & call for a roof inspection?

Yes, make sure it's done by a "person/company with expertise in this discipline". I had a property that I knew the roof was "shot" but called for a roof inspection, they ( homeowner ) tried to have a local painter certify the roof...duh!!! That did not fly with HUD/FHA. These were the exact words they told me.

 

[Noreen]

I understand. To correct my over zealousness, I should amend the report. Report my observation & call for a roof inspection?

Yes, make sure it's done by a "person/company with expertise in this discipline". I had a property that I knew the roof was "shot" but called for a roof inspection, they ( homeowner ) tried to have a local painter certify the roof...duh!!! That did not fly with HUD/FHA. These were the exact words they told me. Your water stains could have been from ice back-up.

 

[Amy Perkins]

Interesting, I always thought that a two year roof certification from a roofing company was standard.

 

[glenn walker]

I would change the report to noting that you observed water stains and recommend the lender have a licensed contractor inspect roof and make necessary repairs or replacement. If the roof has remaining life the lender will take a roof certification from the contractor and clear the report. IN YOUR CASE you made a condition to replace the roof . It's always best to report what you observe and allow inspectors or contractors to make the required repairs. I know one appraiser who was sued by both the buyer and seller in a very similar case and the Judge ruled in there favor and told the appraiser to PAY FOR THE NEW ROOF because he had damaged both parties and delayed the closing by over 6 months. The other problem is the buyer just happens to be a Real Estate attorney.

 

[Ms. Janet]

I understand. To correct my over zealousness, I should amend the report. Report my observation & call for a roof inspection?

You cannot change the "as is" subject to" or any conditions on an FHA appraisal report after you submit. You will need to address the condition, the roof and the roof inspection in your final inspection and let the De decide if they are going to accept.

 

[glenn walker]

MS Janet may be correct I currently assist 4 FHA DE Underwriters , Most will not try to overrule the appraisers work conditions. BUT if the appraiser has made a gross error and presented himself as a roofing expert then he has to assume the liability . PERSONALLY IF I WAS THE APPRAISER I WOULD CONTACT MY HOC AND TELL THEM I CALLED FOR A NEW ROOF AND WHAT SHOULD I DO * I WOULD ALSO DO THIS BY E-MAIL AND PHONE AND ASK THE HOC TO ADVISE ME HOW TO HANDLE THIS ISSUE. Nobody is going to fall on the sword for an appraiser especially if he/she represents they are a roofing expert .

 

[JoeB]

Subject to a professional roofing contractor inspection? They could hire anyone to state the roof is okay. I would never sign off on anything! I have had this happen in the past and the underwriter just wants to pass the buck to you!
That being said, when they get their inspection, as recommended, from the part time roofer, how do you complete the report when they ask you to sign off on it?

 

[glenn walker]

The appraiser does not sign off on a roof certification . Only a licensed contractor can provide the lender a roof certification and the FHA DE UW signs off and places the roof cert in her/his file, I do not know of any FHA UW that would accept a roof cert from a handyman or non-licensed contractor . Just like a termite report or clearance the appraiser does not sign off on a termite clearance it's provided to the lender by the termite company. The appraiser does not go out and take photos of dead termites and then complete a 1004D . In this case the appraiser over stepped and called for a new roof and the contractor says it has another 6-8 years left. One problem is often water stains on ceilings are from previous damage and the roof may have been replaced or repaired but the ceiling stains may have not been painted over etc.

The FHA appraiser is to report any evidence of a roof not being water tight and that would include stains on the ceilings BUT based on what the Oa provided it did not appear the roof was at the end of it's effective life and he should have reported there was water stains in the ceiling and called for a licensed contractor to inspect, repair , replace or certify the roof is either water tight or not. We are not contractors and simple issues like a faucet leaking can be called for repair or a broken window , peeling paint pre-1978 has to be mitigated. But major issues like roofs, foundations , infestation, the appraiser is best to defer to recommending a licensed contractor inspect and mitigate if required.