House with very slanted floors-repair question.

[Debra]

Hello,

I went to a house late wednesday and now I'm working on it's repair list. The house was was wood w/sub flooring. One bedroom had a floor that looked fine at one end and slanted to the ground (or almost) at the other end. How do you usually handle these as far a figuring cost to cure amounts for a repair list? Do you normally just call for them to "jack up the floor?", or replace the subfloor and floor joists or what? The bathroom floor was almost as bad. This is for a conventional loan.

Thanks for help on this!

Debra

 

[Christine Marie]

cb4 and call for an inspection by a structural engineer, get that monkey off your back completely, also need to let m.o., know with a "heads up" alert.. in my opinion....

someone will probably say the opposite, but this is what i would do, if'n i was in your shoes...

 

[Mr Rex]

CB4 is my friend.woohoo woohoo woohoo

 

[VolcanoLvr]

Debra..........

IMO CB4 does not apply, since the ending part of that sentence says "the condition or deficiency does not require alteration or repair."

In your case, it absolutely needs repair. Floors don't sag as you have described unless there is a serious problem with the foundation and pier supports, and potentially the floor joists.

As Christine says....call the M.O./L.O. first before doing any more work on this report. Hope you took a bunch of photos....offer to send them as a courtesy.

The home owner is going to need to get an estimate for the repairs from a licensed contractor or engineer. That data can be used for your Cost to Cure, and the report would be "Subject to Repairs" - CB3, with the CtoC as an adjustment on the Condition or Functional Utility line.

If the MO/LO won't go along with this, say fine....pay me a trip fee, and be done with it.

The other option is to go back after all repairs are made and do an AS IS report. But that's another new assignment.

Wish you well!

Dave

 

[Debra]

I'm typing this for somebody else that might not know what CB means. Christine just told me that it means Check Box. Thanks Christine. Thank you to Mike and Dave for your answers also.

 

[Renee Healion]

Wait...Check box 4 does apply. Dave that is a misreading of the text. The appraised value is made "under the extraordinary assumption that the condition or deficiency does not require alteration or repair".

Debra if you check Box 4, you remove yourself from determining what must be done. You have done your job which is to report. The UW decides from there on. If you check Box 3, you take on liability you no longer need to, given CB4.

It is more than picking just which box to check. Search here on the effects the 3/05 forms have had on us, so you can be ready to support why you did so. If you are using the new form, you need to understand it. The past year on this forum has been devoted to it. You can be ready by Monday if you read this weekend.

 

[Lobo Fan]

I guess it would depend upon how poor the floor is. If it is a cosmetic issue then I would go the CB4 route. If the floor is a health and safety issue then the CB3 route with a full inspection and bids. If it is bad enough make it subject to the repairs being completed.

IMHO it depends upon the severity of the problem. If you could fall through the floor then it might be a problem.

 

[Marcia Langley]

Of course, if absolutely necessary (hopefully rarely), you could check both subject to repair for the necessary items and subject to inspection for the unknown items (like structural deficiencies). If you do this, make very sure the user understands exactly which items are associated with which check box. And remember subsequent assignments to document completion of repairs are fine (1004d) for the repair items but do not apply to the inspection items.

 

[Debra]

Thanks for the replies! I sent them a restrict report with pictures, comments, and ctc for the other repairs needed. Now, it's on hold.

 

[Kate]

Debra..........
In your case, it absolutely needs repair. Floors don't sag as you have described unless there is a serious problem with the foundation and pier supports, and potentially the floor joists.
Dave

I take it you have never been in a house over 100 years old??? We call it character.