Missing light fixture

[V. Nightshade]

Does FHA require that all exposed wiring be corrected? I noted and photographed a missing recessed lighting fixture, with exposed wiring in the ceiling. I did not condition the report on it, but I noted it and assumed that it would be fixed prior to close of escrow. (The owner was in the process of correcting any problems that hat emerged from prior building inspection.)

I received a request to confirm that this had been done and to change the date on my report. I said if they needed me to re-inspect, I would need to do it as a final report, and the middleman immediately agreed and seemed annoyed at the "client" for trying to get around this.

My question is this: Was this really a conditionable health and safety issue? It was just a missing light cover? I felt that I needed to disclose it since not disclosing is a slippery slope

(As I was writing this, the agent called, as she was frantically looking for the exposed wires, which of course weren't there because he put the light cover back on.)

(On further reflection, it's not my problem. If the UW wants me to re-inspect, then that's fine. It does seem a little like overkill. It seems that there could be other equally sensible ways of determining that the light cover was reinstalled.)
Any guidance and citation of chapter I should reread would be helpful.

Thanks

 

[VegasWayne]

I called the Santa Ana HOC and asked this exact question about a year ago. They stated that exposed wiring is a safety issue and the appraisal should be conditioned on a cover plate being installed. I had to reinspect and take a picture of the cover plate.

 

[incognito]

ANY exposed wiring, Unless you are sure it is NOT 110V or 220V (ie phone, cable, or DC low voltage) Must be made safe for FHA. Even if it is not exposed, but is dangling loosley, laying on top of the ground on the exterior, it is an MPR condition requiring repair.

 

[V. Nightshade]

Thanks! I should have conditioned it more specifically in the reconciliation. Well, we know those underwriters are actually reading the report (or at least looking at the pictures

 

[Crippled Chef]

m2: Yes...the U/W's are looking over the appraisals more than ever...to find something to hang us with!!!

 

[RSW]

Just hope that your appraisal isn't picked for a good review. The FHA is nailing appraisers for simple violations of HUD FHA protocol. Watch your P's and Q's.

 

[Mike Garrett RAA]

Another fine reason not to do FHA appraisals...a lack of common sense!

A .75 cover plate and two .15 wire nuts requires a $100 reinspection fee!

Oy!