Is this excessive ?

[Physical]

Hello. I live in Phoenix, I have previously purchased a property with a VA loan with out any issues, however the current property, a Fannie Mae property is becoming an issue thanks to the appraisal. The following is a list of conditions required by the appraiser, and also noted the appraiser stated this information was retrieved from the home inspection I performed and not based on his observations.





Conditions of Appraisal

Appraisal Repair Requirements. The following repair items must be completed by State Licensed professionals. The repair list was based on my review of a

recent

Home Inspection Report and the prior listing document showing damaged items.

Repair:

1)Repair all roof leaks and install missing flashing to all necessary areas

Not and issue since the is proof of roof repair

2)Replace missing roof tile

Fine I think I can get the seller to replace "1" tile

3)Repair loose front fascia boards

Really?

4)Repair/replace HVAC units as necessary to obtain industry standard temperature spread

not sure how is this a MPR?

5)Remove beehive and bees from property

Agree

6)Repair all defective outdoor electrical outlets and GFCI near fountain
Defective = non working not a MPR

7)Add GFCI to exterior, bathroom, kitchen and garage

Agree

8)Install additional smoke detectors in bedrooms

Agree

9)Licensed Electrian inspection of main panel

Inspector mention there is too much cable in there and now in days best practice is just to snip the extra wire. Opinions on this?

10)Replace any defective interior electrical outlets

not a MPR

11)Install proper second Condensate drain line for A/C system

Agree

12)Install firebrick line to lining of fireplaces

I guess the seller would not mind placing 4 briks on the fireplace before I take it down during the remodel.

13)Repair range/oven and microwave

Range and oven actually do work. microwave does not. They are from the 80's and are getting trash during kitchen remodel? Any ideas on this ? microwave is required now in days?

14)Repair bathroom sink faucets and shut off value

MPR? my previous house had a small leak noted on the inspection from one of the bathroom sinks and that was not an issue.

15)Reseal shower cultured marble surround

MPR? Soundness? Not as bad a the kool deck on the pool chpped or the pool plaster in bad conditions but apparently this were not issues

16)Repair 4 ceilng fans and 1 ceiling light that do not work

They do work with a remote. Again non MPR

17)Replace damaged register in master bedroom

Agree

18)Repair/replace pool pump that sparked

Inspector said it sparked when he turned it on, however it worked before and is still on and working right now.

19)Replace missing pool cleaning heads

really ? MPR? What if I like the aquabot better?

20)Make corrective repairs for meet pool safety standards(gate, doors, windows, etc)

Doors have self closing hinges, just like my previous house, no pool jais.

21)Add pool timer safety cover

Agree

22)Repair drain at front garage to prevent water flowing into garage

Agree

What are my options here guys, so I can move on with this. Seller already flat out refused to do all the repairs on the appraisal, knowing they go beyond the scope of what is MPR.


Thank you for the advise

 

[TRESinc]

Hello. I live in Phoenix, I have previously purchased a property with a VA loan with out any issues, however the current property, a Fannie Mae property is becoming an issue thanks to the appraisal. The following is a list of conditions required by the appraiser, and also noted the appraiser stated this information was retrieved from the home inspection I performed and not based on his observations.

looks to me like it is becoming a problem based on the repairs needed, not the appraisal. the lender doesn't care, at this point, that you want to make changes to some of the listed problems. they are lending on the house as it sits today not on what it could possibly be at some point in the future.

 

[Physical]

My issue is that the appraiser listed conditions that are not a factor for MPR purposes and potentially causing delays, since I now have to take extra steps to get it resolve with the lender.

What bothers me the most is the fact that if would not have done a formal inspection, the appraiser would not noticed any of this "issues" since most of this defects are not visually noticeable.

I am saving one bit of information the appraiser did not notice that is far more of a hazard than any of this issues noted. Perhaps when all is done and over I will disclose and show pictures.

 

[AnonApprsr]

An appraiser can make a value subject-to repairs/remedy, or point out issues that may require repair for marketability yet value the home as-is. Either way the appraiser is not calling for any repairs, the lender is. Always remember that.

 

[Physical]

An appraiser can make a value subject-to repairs/remedy, or point out issues that may require repair for marketability yet value the home as-is. Either way the appraiser is not calling for any repairs, the lender is. Always remember that.

Well put sir.

Question now. So is up to the underwriter to weed out the Non MPR problems and stick to the VA guidelines to continue or they go by what the appraiser says on appraisal.

I always hear the horror stories of the VA Appraisal, but not as much as underwriter horror stories. Why does it seem like the "blame" and reason why transactions fall off is because of the appraisal?

This house is under contract for 300k and it appraised at 315k assuming all the repairs listed are done.


Thank in advance for your guidance

 

[NORTON]

Interesting....general public once again upset at what a licensed professional had noted, "becoming an issue thanks to the appraisal". By that logic, your health insurance just became a problem because the doctor read your lab results!!! WOW, half the general public complaints are that the appraiser was too nit picky, the other half complain he / she didn't notice the problems now the roof leaks, can we sue? Do what you want, it's your money, oh wait, it's not your money, it's the bank's.

 

[Physical]

Interesting....general public once again upset at what a licensed professional had noted, "becoming an issue thanks to the appraisal". By that logic, your health insurance just became a problem because the doctor read your lab results!!! WOW, half the general public complaints are that the appraiser was too nit picky, the other half complain he / she didn't notice the problems now the roof leaks, can we sue? Do what you want, it's your money, oh wait, it's not your money, it's the bank's.

Inaccurate metaphor, since my health insurance does not influence the outcome of my health. In this case the appraisal is in fact affecting the outcome of this transaction and as you can see from my post, I only noted issues that are not a MAJOR problem. I can live with no ceiling fans and and A/C spread 2 degrees below the standard.

Non of this are issues noted by the appraiser, they were noted by the inspector. What if the inspector is incompetent? As an appraiser will you just copy and paste whats wrong per his report and put in paper with your name on it????? Specially since I AM the one who pointed out the bee hive issue to the inspector during the walk and he failed to notice the one more extremely hazardous issue I am saving.

 

[CANative]

One time I did a coastal property for a sale. The MLS listing included a link to the pest report. There were Section 1 items described which included WDO infestation in the mudsills. Upon inspection of the property I found that I could not make my way that far back under the house. So I called for repair of Section 1 items and stated that I got this information from the pest report.

Well, everyone was mad at me. The Real Estate broker's solution to this was immediately going through all of their listings and removing the links to the pest reports.

m2:

If you want a loan you have to play by their rules. Just because documents disappear does not mean that damage disappears.

 

[Physical]

One time I did a coastal property for a sale. The MLS listing included a link to the pest report. There were Section 1 items described which included WDO infestation in the mudsills. Upon inspection of the property I found that I could not make my way that far back under the house. So I called for repair of Section 1 items and stated that I got this information from the pest report.

Well, everyone was mad at me. The Real Estate broker's solution to this was immediately going through all of their listings and removing the links to the pest reports.

m2:

If you want a loan you have to play by their rules. Just because documents disappear does not mean that damage disappears.

You make a great point and do not disagree with you on this issue whatsoever since it clearly is a MPR.

In your honest opinion, do you agree with some of the item called for repair in my case that are clearly non MPR?

 

[CANative]

Not all repair or inspection requirements are specifically listed in the MPRs for FHA and VA. Some fall under the general category that appraisers must address and which can be found on Page 1 of the appraisal report. Check out the section near the bottom of Page 1:

Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property?
Yes ... No... If Yes, describe

There could many conditions that are included in this question that are not specific MPRs but FHA and VA use the same forms and the same requirements as the GSEs. So the appraiser has to consider this question. If the answer is yes, they are required to make their report "subject to repairs" or at least inspection if they are not sure.

Your list is long and it would be quite time consuming to go through it. Also, I'm not sure if that report includes actual repairs for Section 1 items or if it only includes recommendations. You weren't specific.

Items like the microwave are easy to deal with. It's likely personal property and should not be a repair item. Electrical items are typically beyond the experience of the appraiser and if I had a report that recommended repairs I would include this in my work as a repair item. If I didn't see any actual damage I might call for an inspected based on the assumption that it didn't need repairs. This process is too esoteric to explain to a "civilian" on a message board.

It seems to me that the major items of repair you agree with so what's the problem with taking care of the picyune stuff while you're at it?