Home of a Hoarder

[Flygirl 152]

How about, "portions of the subjects interior were not visually accessible to the appraiser due to personal obstructions (see attached photos). It is assumed the portions which are obstructed, such as wall and floor areas are in typical condition for their age unless evidence exists to rate them otherwise. It is uncertain if over time these obstructions have posed any defects, therefore if structural inadequacies are of concern, a qualified engineer should be consulted.

 

[c w d]

Handle it as you typically would in circumstances where you cannot complete your required inspection because of reason X. If it's a good client then contact them first and ask them if they want the appraisal subject to or some latitude to handle the situation so that you can do your require inspection before submitting the appraisal. If it's not a good client then I would complete the appraisal subject to those conditions allowing you to complete the inspection properly. The reason for the last statement is simple: In most instances such as this, the client will be unable to get the owner to clean up that magnitude of a mess. Typically clients without a good, established relationship will cancel the order and forego a trip fee so you're essentially working for free. And because you did not provide them with a product there will be no incentive for them to pay you anything. Provide them the product for which you were hired to produce. Charge them as you typically would. It's not your fault you can't complete the inspection. And ethically, from a professional perspective, there is nothing wrong with it.

Remember, whether or not you provide them with an appraisal with which they can use to close the deal does not matter as long as it is properly developed and reported. Afterall, that is the purpose of the appraisal, to allow the client to decide whether they should or shouldn't loan money. It's only the Ba$tardization of that concept that if the client can't close the deal then your appraisal is of no "use" or "value" to them. Which is the same mentality that has lead us to the current market we're in. Go figure.....

 

[Abester]

Its also a safety issue. What if there was a fire, no way can the fire department go into the house and put out the fire and god forbid if they have to rescue them, pets and for their own saftey that they also don't get hurt or die because they are pack rats. The homeowners are not only putting themselves in danger but everone that has to get into the house.

Appraisers are not the world police.

 

[tjcou812]

Appraisers are not the world police.

If your inspecting the home for a FHA loan it is a safty issue and you must report it.

 

[Richard Carlsen]

"the home is substantially full of the owners belongings to such degree that full inspection of the property was not possible. My condition determinations are therefore based upon my observation of those areas of the interior of the residence which were visible at the time of my site visit."

Use the above excellent statement in your report along with at least 12 additional interior photos and then let the UW make the determination if they want to take the subject property on as collateral for a loan. When I've done these, the adjustment is made for the condition in the condition line by increasing the effective age significantly as a result of the market impact based on the estimated reaction of the hypothetical buyer described in the definition of Market Value.

One thing that you should not do is convey to anybody, be it client or whomever, an amateur diagnosis of the home owners psychological condition. Stay away from doing that altogether. You are not qualified to make such judgments regardless of what you may see while doing the inspection and how many 60 Minute documentaries you have viewed on the subject.

 

[bobby jones]

Having done many hoard homes in my day, I break them down into to two types. Ones hoarded with garbage, and the other with junk; boxes, papers, clothing, etc. It seems to me the latter ones always had decent structures due to not being able to ruin the walls or flooring with the junk piled so high.

I still get the willies thinking about some of the homes I've been in with garbage and human excrement spurn about.

 

[Craig Farr]

Here's a word I use when I come across 'hoarder houses'....paraphernalia.

Calling such situations a SAFETY or HEALTH issue is subjective. How many partially empty pizza boxes changes the situation from disgusting to unhealthy? Where is that number in HUD or USPAP docs?

The better way, as some have already mentioned, is to photo the interior, make the appraisal subject to removal of enough paraphernalia to allow an adequate viewing to determine quality and condition of the structure, and expect to earn a trip charge.

Of course, NEVER opinonate about the mental health of the owner.....except when you get home in the evening and tell your wife and children about your day!

 

[Abester]

you must report it.

What classes should appraiser start taking to be able to distinguish between safe clutter and "OMG the world is inherently unsafe and I can't appraise this house" clutter? I put it to you that hoarders can live unnoticed for years - quite safely. Put a ADD kid in an immaculately clean and uncluttered house with a book of matches. Are we going to report that the ADD kid might be a safety concern? I know I think it might be just as good an idea!

 

[tjcou812]

Abester; read the FHA hand book D-22,23 Saleability/Safety/Security

 

[PropertyEconomics]

My suugestion is to make it subject to with a cost to cure to hire a few day laborers and renta a 30 yard dumpster. I ran into one of those once. Had to move stuff to open a door and a couple of rats the size of chihuahuas ran out. Glad I was wearing my Carharts and steel toed boots that day. You really do not have any choice with an FHA appraisal. It is what it is. You are the appraiser, and must report what you see.

Lobo your answer to many questions is cost to cure. I will tell you that you do not have the expertise in this instance to cost to cure and frankly its beyond your scope of work to tell someone you dont like their personal possessions and you have adjusted to have them removed. Use of an extraordinary assumption will cover those things you cannot see or inspect and you dont have to use the arrogance of your license to demand someone remove things from their home.
Simply amazing.