missing light fixtures, wall outlet covers, conventional purchase?

[Tim The Enchanter]

presuming there are no bare wires at the missing ceiling fixture locations)

How much does a wire nut cost to cap the loose wire off?
I don't know because I have a lifetime+ supply of what I'll ever need of those in the garage.

 

[Alpine]

I guess I view it the opposite of many, viz. I get ****ed being asked for CTC for "Subject to" reports. I don't give a damn what it costs to fix it, nor how expensive the materials installed are, my OMV is based on it being fixed, period, with the expectation of "average" quality, market-typical fixtures.

But I do relate to why lenders seem insistent on CTC for these types of minor things. They have repossessed/Short-Sold so many properties from which borrowers had stripped appliances, fixtures, floor coverings etc. These properties often take such disproportionate value hits when marketed in those conditions, or were a hassle/expensive to repair before marketing, that it doesn't seem unreasonable that they want to begin a new loan with the property being "Turn-Key".

Aside from the potential safety issues of exposed wiring, a "turn-key" house has lighting fixtures, and the lender just wants to know how much it costs to render it marketable. They have respective dollar thresholds which determine whether they require the repairs be made, and if the appraiser can state that the CTC is less than, say $250, they might waive it. But they need some data to base their decision on, so it seems reasonable...

And yes, the sale price probably reflects the missing items, but that might not be a direct "Condition" adjustment against specific comps. I have appraised many properties that had been extensively updated, but had a few incomplete items like this. In the pre-UAD days, I might have stated under condition in the SCA grid "Good/MissingFixtures" and made a minor adjustment. But now, if your subject and comps are all C3, yet you make a $250 adjustment for replacing lights, the AMC reviewer and UW have a cerebral hemorrhage and demand you explain ad nauseum (yet won't read it if you did). Instead, I often add a category at the bottom of the grid, like "Minor Repairs" or "Unfinished Items", with an across-the-board adjustment. This only causes them a nose bleed...

 

[Lakefront boater]

Was the property an REO or Private owned?

 

[Mr Rex]

4. What is expected with regard to the appraiser’s inspection of a property?
Fannie Mae’s expectation of the appraiser’s property inspection for an appraisal based on an interior and exterior inspection is a complete visual inspection of the accessible areas of the property. The appraiser is responsible for noting in his or her report any adverse conditions (such as, but not limited to, needed repairs; deterioration; the presence of hazardous wastes, toxic substances, or adverse environmental conditions; etc.) that were apparent during the inspection of the property or that he or she became aware of during the research involved in performing the appraisal. The appraiser is expected to consider and describe the overall quality and condition of the property and identify items that require immediate repair as well as items where maintenance may have been deferred, which may or may not require immediate repair. On the other hand, an appraiser is not responsible for hidden or unapparent conditions. In addition, we do not consider the appraiser to be an expert in all fields, such as environmental hazards. In situations where an adverse property condition may be observed by the appraiser but the appraiser may not be qualified to decide whether that condition requires immediate repair (such as the presence of mold, an active roof leak, settlement in the foundation, etc.), the property must be appraised subject to an inspection by a qualified professional. In such cases, the lender may need to ask the appraiser to update his or her
appraisal based on the results of the inspection, in which case the appraiser would incorporate the results of the inspection and measure the impact, if any, on his or her final opinion of market value.

5. In what situations should a property be appraised “as-is” versus “as-repaired”?
Fannie Mae permits an appraisal to be based on the “as-is” condition of the property as long as any minor conditions, such as deferred maintenance, do not affect the livability, soundness, or structural integrity of the property, and the appraiser’s opinion of value reflects the existence of these conditions. Minor conditions and deferred maintenance include worn floor finishes or carpet, minor plumbing leaks, holes in window screens, or cracked window glass. Minor conditions and deferred maintenance typically are due to normal wear and tear from the aging process and the occupancy of the property. Such conditions generally do not rise to the level of a “required repair.” Nevertheless, they must be reported. The appraiser must identify physical deficiencies that could affect the soundness, structural integrity, or livability of the property as part of his or her description of the physical condition of the property. These may include cracks or settlement in the foundation, water seepage, active roof leaks, curled or cupped roof shingles, inadequate electrical service or plumbing fixtures, etc. In situations where an adverse property condition may be observed by the appraiser but the appraiser may not be qualified to decide whether that condition requires immediate repair, the property must be appraised subject to an inspection by a qualified professional. In such cases, the lender must have the property inspected
and any material conditions repaired before it delivers the mortgage loan to Fannie Mae. The appraiser may be asked to update his or her appraisal based on the results of the inspection, in which case the appraiser would incorporate the results of the inspection and measure the impact, if any, on
his or her final opinion of market value.