Hoarder

[2020]

I did an inspection on a house where there was personal debris filled to the ceiling in the garage, 2 bedrooms, bathroom, and partially in the living room. Of course I could not visually inspect these areas because of debris. Advise?

 

[Lil Rhody]

I purchased a multi where the first floor unit was so filled with newspapers, books, boxes of clothes, old take out food containers and personal debris that you could only walk from room to room through small passageways the occupant had cleared. The debris was so heavy that the floor joists were bending and warped and you could only see this from the basement because the floor was not viewable from inside the apartment. The plumbing was all backed up and the occupant was using the sink and buckets for bathroom waste and the rodent and cockroach infestation was unbelievable.

Some of the issues that I found would not have been uncovered during a typical appraisal inspection. I recommend advising the client that extraordinary assumptions that could significantly impact the subject's value will need to be employed due to the lack of availability during the physical inspection. Some clients will balk when they are told an EA is needed. Unless you feel that you can provide an accurate value, encompass all of the extraordinary assumptions that may be needed and are getting adequately compensated for this complex assignment, charge for the trip fee and move on.

 

[J Grant]

I purchased a multi where the first floor unit was so filled with newspapers, books, boxes of clothes, old take out food containers and personal debris that you could only walk from room to room through small passageways the occupant had cleared. The debris was so heavy that the floor joists were bending and warped and you could only see this from the basement because the floor was not viewable from inside the apartment. The plumbing was all backed up and the occupant was using the sink and buckets for bathroom waste and the rodent and cockroach infestation was unbelievable.

Some of the issues that I found would not have been uncovered during a typical appraisal inspection. I recommend advising the client that extraordinary assumptions that could significantly impact the subject's value will need to be employed due to the lack of availability during the physical inspection. Some clients will balk when they are told an EA is needed. Unless you feel that you can provide an accurate value, encompass all of the extraordinary assumptions that may be needed and are getting adequately compensated for this complex assignment, charge for the trip fee and move on.

If it is on a lender URAR form appraisal, we can not invoke an EA ? . (if this is not a URAR form we can, but even then might not advise it )

The reality is this level of hoarding can mean bug infestation, rot or seepage if any moisture trapped of carpet, sub floor etc. The garage would not be the issue, the 2 bedrooms and bathroom are - assume there will be some damage as above post 2 noted / repair needed to mitigate and adjust for that, or make subject to an inspection.

It sucks because hoarders are a protected class via mental illness so we can not mention hoarding in our comments.

 

[Tom D]

FHA, it's a safety tripping issue and also not seeing part of the rooms.

 

[ramrcdk]

FHA, it's a safety tripping issue and also not seeing part of the rooms.

 

[spittman]

I would first let the lender know the situation and ask them if they want you to proceed with the appraisal. If they want you to proceed then I would find comps that needed new carpet, new paint, etc. If the structural integrity of the home appears to be unaffected then you are good to go. You may even get lucky and find an estate sale or two that still had a lot of clutter in the home when it sold. If it is for FHA, then you will have to consider the safety aspect and make the appraisal SUBJECT TO cleanup and provide an estimate if possible.

We got an assignment for a hoarder home once. It was a manufactured home. Every single room had piles of clothes stacked to the ceiling. It was so high there were only "trails" from room to room. Reminded me of those ant farm kit ads I would see in the back of my scouting magazines. There was also a pile of grease on the outside of the kitchen window that created a sort of stalagmite. It was unbelievable. How were they even able to cook in the kitchen let alone clean any dishes. Were they pouring grease down the drain first and then started pouring it out of the window when the plumbing backed up??? We ended up turning the assignment away since we weren't sure if this manufactured home had plumbing issues and if it could withstand the additional weight of all the excessive personal property. Your scenario may different.

If you proceed, don't forget to state your assumptions and hope you charged enough. Good luck!

 

[Deleted member 77547]

I've done many hoarder homes. There are likely underlying conditions under all that stuff. There is no air circulating so there is often mold (particularly if pets urinate in the house,) dry rot, infestation. These things are not visible due to the hoarding. Its also a safety and fire hazard. Is there anything that impacts the safety and security of the home? Yes there is. One look at the photos and they'll tell them to clean it up which is unlikely to happen since they don't have the emotional wherewithall to do it. Here's one after the cleanup.

 

[Terrel L. Shields]

I would first let the lender know

definitely

There are likely underlying conditions

Did one where heirs were moving boxes of basically junk, and termites had ate through the maple flooring and into the boxes.

 

[CGinMN]

If it is for FHA, then you will have to consider the safety aspect and make the appraisal SUBJECT TO cleanup and provide an estimate if possible.

Isn’t what they’re hoarding non-realty items and if so wouldn’t the appraiser just proceed under the typical assumption that it will be moved out as personal property typically is?

I’ve seen a few hoarder homes and most required a gut. However, one was a very clean home. The piles were neatly stacked and the observed flooring, walls, etc. were all in C3 condition. I got the feeling the owner was obsessive about cleanliness and compulsive about buying.

 

[norapp]

I make it subject to appraiser being able to view all flooring and walls. This means emptying the house. Never happened on my end. They can't throw anything out. It's a sickness.