No wiring

[KJLhoxtrot]

I'm estimating a cost-to-cure for an FHA appraisal of an old 2 story farmhouse. The 2nd story does Not have electrical. The wiring was removed with the intention to re-wire the entire 2nd floor, approx. 400 sf. This does not appear to be a health & safety hazard. Is this an FHA violation? Should I add this to the cost to cure analysis for FHA repairs?

The 2nd story is also in need of floor coverings and new paint which I've included in the cost to cure.

Any additional tips or advice would be great. Thanks.

 

[Dublin ohio]

This does not appear to be a health & safety hazard. Is this an FHA violation

Don't you think that not having electric on the second floor. Which also means no lighting isn't a safety hazard. Aside from that code would require electric if it is going to be considered as living area. I assume that the interior walls are down to the studs. Unless they are going to "fish" the walls and do any ceiling wiring from the attic (if there is one). I speak from experience when it comes to wiring. As I was an electrician in a previous life. Rewired a number of homes by either "fishing the wire from the basement for the first floor or from the attic for the second floor. If I were you. I would not do my own estimate for that type of work. You would have to have a working knowledge of the electrical code to do such. Even if the owner said they were going to do this or that. How would you know if it was up to code. For instance. The National electric code requires a receptacle every 12' of unbroken linear wall so you are never more than 6' from a receptacle or on any wall 2' or wider. Do you know how to calculate the load factor. A professional estimate is the only way to go.

 

[andrew81]

I wouldn't say these type of homes are common in my market, but, I have come across them several times.

In my experience, second floors without electricity also have outdated finishes from prior to the 1950's. By the 1950's when remodeling they were also installing electricity.

In 1925, only half of American houses had electricity. The Rural Electrification Act was 1936, by 1945, 85 percent of American homes were powered by electricity, with virtually all homes having electricity by 1960.

In general, the lack of electricity is not a repair requirement. For an in-house as-is I would not require repair, but, would consider the cost-to-cure in the valuation.

For HUD/FHA/USDA to consider the second floor as finished living space requires electricity. If the market would consider the first floor is adequate for comfortable living space, then I would not require repair, and would not include the space in the finished living area. Would not ignore it either, the space could add some value between $1 and minus the cost-to-cure.

If the market would consider the second floor is required for adequate comfortable living space, then I would require repair, and include the space in the finished living area.

 

[Dublin ohio]

I wouldn't say these type of homes are common in my market, but, I have come across them several times.

In my experience, second floors without electricity also have outdated finishes from prior to the 1950's. By the 1950's when remodeling they were also installing electricity.

In 1925, only half of American houses had electricity. The Rural Electrification Act was 1936, by 1945, 85 percent of American homes were powered by electricity, with virtually all homes having electricity by 1960.

In general, the lack of electricity is not a repair requirement. For an in-house as-is I would not require repair, but, would consider the cost-to-cure in the valuation.

For HUD/FHA/USDA to consider the second floor as finished living space requires electricity. If the market would consider the first floor is adequate for comfortable living space, then I would not require repair, and would not include the space in the finished living area. Would not ignore it either, the space could add some value between $1 and minus the cost-to-cure.

If the market would consider the second floor is required for adequate comfortable living space, then I would require repair, and include the space in the finished living area.

OP said

I'm estimating a cost-to-cure for an FHA appraisal of an old 2 story farmhouse. The 2nd story does Not have electrical. The wiring was removed with the intention to re-wire the entire 2nd floor, approx. 400 sf

FHA purchase or refi.

The 2nd story is also in need of floor coverings and new paint which I've included in the cost to cure.

Why the above if it is not going to be considered living area. So are we to assume that the walls are intact. You said that HUD/FHA/USDA would require it to be done to be considered living area. So is it your contention that other type of financing would not require it. How about local code. Your dissertation on the electrification of America was a nice history lesson but has little or nothing to do with the OP's situation. Who removed the existing wiring homeowner, contractor. Did they remove it all the way back to the source. Or is their wiring that has just been "capped" off with wire nuts or electrical tape. What kind of wiring was removed. Knob and tube. If so what has been done to the rest of the house. Bottom line is. If OP is going to consider it living area. The installation of the electric is not something the OP should even attempt for the reasons in my previous post. A professional estimate is the only way to go.

 

[Mark K]

Sounds like either unfinished storage area or living space needing either cost to cure or subject to repairs. Take your pick and proceed accordingly.

And yes, living space requires electricity per code at minimum.

 

[J Grant]

I'm estimating a cost-to-cure for an FHA appraisal of an old 2 story farmhouse. The 2nd story does Not have electrical. The wiring was removed with the intention to re-wire the entire 2nd floor, approx. 400 sf. This does not appear to be a health & safety hazard. Is this an FHA violation? Should I add this to the cost to cure analysis for FHA repairs?

The 2nd story is also in need of floor coverings and new paint which I've included in the cost to cure.

Any additional tips or advice would be great. Thanks.

I'm curious - if people occupy it now, does it have a heat and AC source upstairs??
How do they see-do they use candles at night? Battery-operated lights? Run a long electrical cord from downstairs?

I have never come across it - perhaps contact FHA of course, they talked a while to get back to anyone I imagine

 

[andrew81]

I'm curious - if people occupy it now, does it have a heat and AC source upstairs??
How do they see-do they use candles at night? Battery-operated lights? Run a long electrical cord from downstairs?

I have never come across it - perhaps contact FHA of course, they talked a while to get back to anyone I imagine

Any time I've contacted FHA it took a few days for a response and it was just a copy paste of the relevant section of the 4000.1.

 

[Dublin ohio]

And crickets from the OP. How rude and unprofessional. But not that unusual

 

[Tom D]

i think they were probable voting in yesterday's primary. no electric or no heat, fix or it's an attic.