Making Report "subject To" A Roof Inspection

[Doug in NC]

Considering that most lenders require that we appraise a property assignment in "As-Is" condition, what is an acceptable way to handle a potential roofing issue? I believe once before I made a report Subject To inspection by a structural engineer for a seriously cracked foundation issue (for this same lender), but is a licensed building contractor inspection appropriate, or is the state-licensed home inspection the most appropriate? I'm thinking home inspection would be best because it might be less biased than the building contractor, but the building contractor is likely to be more knowledgeable about the remedies and costs to repair.

*I'm not aware of what ethical standards state-licensed building contractors are subject to when it comes to performing an inspection of this type. Seems like it would be a real conflict to determine a roofing remedy and also perform the repair work.

 

[Lee Lansford]

Considering that most lenders require that we appraise a property assignment in "As-Is" condition, what is an acceptable way to handle a potential roofing issue? I believe once before I made a report Subject To inspection by a structural engineer for a seriously cracked foundation issue (for this same lender), but is a licensed building contractor inspection appropriate, or is the state-licensed home inspection the most appropriate? I'm thinking home inspection would be best because it might be less biased than the building contractor, but the building contractor is likely to be more knowledgeable about the remedies and costs to repair.

*I'm not aware of what ethical standards state-licensed building contractors are subject to when it comes to performing an inspection of this type. Seems like it would be a real conflict to determine a roofing remedy and also perform the repair work.

Why not let the client decide who the roofing professional will be?

I take it that your HC is that the roof is functional though not having a long future physical life.

 

[glenn walker]

You do not choose the contractor - If you see evidence of leaks, missing shingles ,tiles or other damage then you recommend the client have a licensed contractor inspect, certify or repair the roof certifying its water tight. On some conventional you can go "as is" and report what you see BUT on FHA and some others it's a required condition and not "As-Is- on those you check the repair inspect box and state why you are asking for a roof certification.

 

[bnmappraisal]

I would just check with your client, Doug, and see how they'd like it handled.

Mine have all come back saying to complete SUBJ TO roof inspection. Just check that box, write up your comments, add pics and you're good

It's then on them regarding the inspection and what they want to consider as needed/required.

 

[Tom4value]

I take it you have reason to believe that there may be an issue with the roof (visible missing or damaged shingles, evidence of leaking in attic, etc.). You do not need to specify who inspects it. Leave it up to the client. I always say after reporting why I have a concern, "the appraiser is not qualified to attest to the exact condition of the (roof). The appraiser recommends that the client obtain an inspection of the roof by a professional trained in these matters."

 

[Mike Kennedy]

42564 Laws and Reg. - North Carolina Licensing Board for General ...

https://nclbgc.org/books/LawNReg.pdf
in G.S. 87-10(b) and the State Licensing Board of General Contractor's rules; and. (ii) the total ... not besubject to the licensing requirement of this Article. .... Carolina State Building Code, knowledge of estimating costs, construction, ethics, and.