Final Construction Inspection

[appraisaladam]

Hello. Who's responsibility is it to call for final inspection (1004D) when a new home is being constructed and is finally (supposedly) 100% complete?
In the recent 'old days' I would get an order from the Lender/AMC saying that the house is 100% done and ready for 1004D.
Now it seems that obligation may have fallen to the Appraiser. Which adds another level of duty. I have to hound the Listing Agent or whomever to find out if the home is 100% complete.
Even then I often go for the final and things are still NOT done. Which means yet another trip back.
Sometimes I will get the order from an AMC/Lender and the order just sits on my desktop for weeks before the home is actually complete.
So, who's job is it to make the final inspection call?
The Lender? The Realtor? The Appraiser?
Thank you.
- Adam

 

[glenn walker]

Hello. Who's responsibility is it to call for final inspection (1004D) when a new home is being constructed and is finally (supposedly) 100% complete?
In the recent 'old days' I would get an order from the Lender/AMC saying that the house is 100% done and ready for 1004D.
Now it seems that obligation may have fallen to the Appraiser. Which adds another level of duty. I have to hound the Listing Agent or whomever to find out if the home is 100% complete.
Even then I often go for the final and things are still NOT done. Which means yet another trip back.
Sometimes I will get the order from an AMC/Lender and the order just sits on my desktop for weeks before the home is actually complete.
So, who's job is it to make the final inspection call?
The Lender? The Realtor? The Appraiser?
Thank you.
- Ad

Hello. Who's responsibility is it to call for final inspection (1004D) when a new home is being constructed and is finally (supposedly) 100% complete?
In the recent 'old days' I would get an order from the Lender/AMC saying that the house is 100% done and ready for 1004D.
Now it seems that obligation may have fallen to the Appraiser. Which adds another level of duty. I have to hound the Listing Agent or whomever to find out if the home is 100% complete.
Even then I often go for the final and things are still NOT done. Which means yet another trip back.
Sometimes I will get the order from an AMC/Lender and the order just sits on my desktop for weeks before the home is actually complete.
So, who's job is it to make the final inspection call?
The Lender? The Realtor? The Appraiser?
Thank you.
- Adam

I contact the person who would know if its complete -Could be anyone LOL

 

[TerryRohrer]

Edited (sorry, Terrel). I call the contact provided, state my purpose, and either inspect or cancel the order and tell client to ensure completion before ordering. Some get pissy, but I tell them I am not their clerical staff.

 

[Terrel L. Shields]

Now it seems that obligation may have fallen to the Appraiser.

How so? It is not your job. Have them call you. And if it is not done mark NO and send it in. That is the lenders problem, not the appraisers. I am not checking with the borrower or builder unless the client instructs me to do so. I have inspected up to 4 times because the borrower simply would not do the work to finish the house. Trim and paint missing. no carpet. no appliances. Shower waiting on tiles. on and on. If they want to waive then do so, don't depend upon me to babysit their own work.

 

[Kitarkus]

Hello. Who's responsibility is it to call for final inspection (1004D) when a new home is being constructed and is finally (supposedly) 100% complete?
In the recent 'old days' I would get an order from the Lender/AMC saying that the house is 100% done and ready for 1004D.
Now it seems that obligation may have fallen to the Appraiser. Which adds another level of duty. I have to hound the Listing Agent or whomever to find out if the home is 100% complete.
Even then I often go for the final and things are still NOT done. Which means yet another trip back.
Sometimes I will get the order from an AMC/Lender and the order just sits on my desktop for weeks before the home is actually complete.
So, who's job is it to make the final inspection call?
The Lender? The Realtor? The Appraiser?
Thank you.
- Adam

The Lender(s) consistently attempt to place this burden on to the Appraiser.

I often receive a request like "Repairs should be completed next Tuesday. Please follow up with the Agent/Seller and complete 1004D ASAP". I typically respond, "I have received your request and thank you. Once you have determined that repairs are completed and that you wish for me to return to the Property, please contact me for prompt assistance. I can assure you that once you have determined repairs completion I will complete your requested 1004D report within 2 biz days".

If you do not do this....you will inevitably face a time when repairs are NOT completed upon re-inspection. Lender will then state something like "you were instructed to go to the property only once repairs were completed and yet you sent me this??"

I don't blame the Loan Coordinators for trying to move this responsibility to the Appraiser, however, I will not allow them to move that responsibility to me. It is the Lender/Client's responsibility to determine when/if the Appraiser should return for 1004D. Agent(s) do not get my attention when they request my return for repairs inspection. I tell Agent "please let the Lender/Client know that you are ready and the Lender should reach out to me with an order promptly".

Often I receive a 1004D order from Client and call to schedule and hear "we aren't ready for repairs inspection yet". In this case I turn back to the Lender and state "Appraiser contacted the access provider(s) who report that repairs are not yet completed. Once you learn that repairs are completed please let me know and I will promptly assist you".

I charge my full 1004D fee whether the repairs are completed or not.....no exceptions. It takes me the same time to visit the property and type the report no matter my findings. Additionally my fees are not contingent upon the Report outcome.

 

[shrubberyvaluation]

Hello. Who's responsibility is it to call for final inspection (1004D) when a new home is being constructed and is finally (supposedly) 100% complete?
In the recent 'old days' I would get an order from the Lender/AMC saying that the house is 100% done and ready for 1004D.
Now it seems that obligation may have fallen to the Appraiser. Which adds another level of duty. I have to hound the Listing Agent or whomever to find out if the home is 100% complete.
Even then I often go for the final and things are still NOT done. Which means yet another trip back.
Sometimes I will get the order from an AMC/Lender and the order just sits on my desktop for weeks before the home is actually complete.
So, who's job is it to make the final inspection call?
The Lender? The Realtor? The Appraiser?
Thank you.
- Adam

I call ask if its 100% complete, I rephrase it, they say yes again...I go out and its not 100% complete and I let the lender know. Have them call me when its complete.

 

[Ariba]

Hello. Who's responsibility is it to call for final inspection (1004D) when a new home is being constructed and is finally (supposedly) 100% complete?

So, who's job is it to make the final inspection call?

Why do you care? The builder and/or lender will call you if they want the deal to close.

 

[appraisaladam]

The Lender(s) consistently attempt to place this burden on to the Appraiser.

I often receive a request like "Repairs should be completed next Tuesday. Please follow up with the Agent/Seller and complete 1004D ASAP". I typically respond, "I have received your request and thank you. Once you have determined that repairs are completed and that you wish for me to return to the Property, please contact me for prompt assistance. I can assure you that once you have determined repairs completion I will complete your requested 1004D report within 2 biz days".

If you do not do this....you will inevitably face a time when repairs are NOT completed upon re-inspection. Lender will then state something like "you were instructed to go to the property only once repairs were completed and yet you sent me this??"

I don't blame the Loan Coordinators for trying to move this responsibility to the Appraiser, however, I will not allow them to move that responsibility to me. It is the Lender/Client's responsibility to determine when/if the Appraiser should return for 1004D. Agent(s) do not get my attention when they request my return for repairs inspection. I tell Agent "please let the Lender/Client know that you are ready and the Lender should reach out to me with an order promptly".

Often I receive a 1004D order from Client and call to schedule and hear "we aren't ready for repairs inspection yet". In this case I turn back to the Lender and state "Appraiser contacted the access provider(s) who report that repairs are not yet completed. Once you learn that repairs are completed please let me know and I will promptly assist you".

I charge my full 1004D fee whether the repairs are completed or not.....no exceptions. It takes me the same time to visit the property and type the report no matter my findings. Additionally my fees are not contingent upon the Report outcome.

Thanks for your great response Kitarkus

 

[Digger88]

processors are good around here letting us know when its actually done.

 

[Tom4value]

Hello. Who's responsibility is it to call for final inspection (1004D) when a new home is being constructed and is finally (supposedly) 100% complete?
In the recent 'old days' I would get an order from the Lender/AMC saying that the house is 100% done and ready for 1004D.
Now it seems that obligation may have fallen to the Appraiser. Which adds another level of duty. I have to hound the Listing Agent or whomever to find out if the home is 100% complete.
Even then I often go for the final and things are still NOT done. Which means yet another trip back.
Sometimes I will get the order from an AMC/Lender and the order just sits on my desktop for weeks before the home is actually complete.
So, who's job is it to make the final inspection call?
The Lender? The Realtor? The Appraiser?
Thank you.
- Adam

Not sure what you mean by, “call for final inspection”. If you mean, “hey, we have to have a final inspection done’, that is always the lender. The lender then gives me the order. I have had realtors call me to say that the property is done and I tell them to notify the lender so they can give me an order.

If you mean whose responsibility is it to make sure the property is done, again, the lender. However, I also know that the lender knows the closing is coming up and need the 1004D by such and such a date and will just automatically order it. I have always verified it is done before I go out. Most times they (builder or broker) say, “not quite” so I don’t go out and not have it done, requiring another inspection, which gets people angry.

Along that lines, I also know that asking a builder if the property is done is like asking a 10 year old if they cleaned their room. You want to ask, “will I think it is clean?” Of course, you can’t say that so if you go out and it is not done and have to go back out, you can tell the client, “hey, I asked if it was done before I went out so it is not on me!”