Limited access to one room

[Thern Newbell]

I recently visited a home where there was limited access to one room due to elderly occupant. It just so happens to be the master suite. I don't suspect that anything is being concealed, but I am pretty certain that FHA would require access to all rooms, right? If FHA wants, at a minimum for the appraiser to view the attic and crawl spaces, it seems reasonable to expect each room to be viewed. Is there an allowance for a disclosure that a room was not accessible during an inspection? I suppose the report could be marked as subject-to access being available to that area. I don't have my 4150.2 with me where I am writing this and could not find a reference online. Anybody's help would be appreciated.

Thanks,

 

[RICHARD D. FRANK]

"oh, you dont need to go in THERE".

"oh, you dont need to go in THERE"... whenever I am told that, I MAKE SURE I go in there. Some of those have been rooms with bare studs; no ceiling; gutted bathroom; floor with nice hole in it; etc; Look, it's not my problem, I need to see it, that's what I'm getting paid for. All I need to do is look, it only takes a few moments, and maybe shoot a cpl pics. Go to a doctor and tell him he can't examine you but you want an accurate diagnosis that he's accountable/LIABLE for, and see what he/she says.
It wouldnt be "subject to" access. Based upon Condition of non-inspected area being average and or/adequate would be an extraordinary assumption, which if lender and underwriter will accept, is ordinarily acceptable as long as full disclosure of non-access was clearly made known. I wouldnt try it with HUD/FHA.

 

[RSW]

"oh, you dont need to go in THERE"... whenever I am told that, I MAKE SURE I go in there. Some of those have been rooms with bare studs; no ceiling; gutted bathroom; floor with nice hole in it; etc; Look, it's not my problem, I need to see it, that's what I'm getting paid for. All I need to do is look, it only takes a few moments, and maybe shoot a cpl pics. Go to a doctor and tell him he can't examine you but you want an accurate diagnosis that he's accountable/LIABLE for, and see what he/she says.
It wouldnt be "subject to" access. Based upon Condition of non-inspected area being average and or/adequate would be an extraordinary assumption, which if lender and underwriter will accept, is ordinarily acceptable as long as full disclosure of non-access was clearly made known. I wouldnt try it with HUD/FHA.

Can't make an extraordinary assumpion in an as is appraisal on the 1004(05). You will have to CB4 to make that assumption.

I would CB4 to an inspection of that room just as if there were not access to the attic or crawlspace.

 

[Mike Boyd]

When making an appointment to inspect the house I always tell them I will need to come inside and draw a floor plan, examine the appliances, heating/cooling system, take pictures and observe the condition of the house. I will need to go inside each room.

If granny is sick and you cannot go into that room then you will have to make an appointment for another day. Advise them that 2 trips out will cost them additional money.

 

[LordofTexas]

Good advice Mike.