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Operable Windows?

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G-man

Thread Starter
Member
Joined
Feb 4, 2002
Professional Status
Licensed Appraiser
State
Ohio
I have a quick question. FHA requires windows to be "operable". My subject today was an older home that has had some remodeling, with the exception of most of its windows. After not a little bit of struggle, I was able to open six to seven windows in the home. However, all of the windows that I observed had had the counter weight's rope cut, leaving the window to stay open by just the friction of the window and the frame. Is this OK or should I call for a repair? I have never run into this sort of problem and would like a few opinions on the matter from appraisers more experienced than myself.
Thanks for any information.
 

Ben Vukicevich SRA

Senior Member
Joined
Feb 9, 2002
Professional Status
Certified General Appraiser
State
New Jersey
G-Man

Another HUD grey area. The windows should work properly but you only have to test one per room. So does that mean only one window per room has to operate. Got me. I'd go for them all to be operational just to be safe.

Regarding the cut sash cords/counter balance weights.. did you notice if they had the newer inserts in the window jambs that keep the windows open by friction-just as you mentioned in your post? I remember somebody making them so you wouldn't have to remove the window trim to replace the broken sash cords. If they operate and stay up properly with the friction inserts, then I think you're safe. If the windows are just tight from painting, I'd call for the broken sash cords to be replaced.

Ben
 

G-man

Thread Starter
Member
Joined
Feb 4, 2002
Professional Status
Licensed Appraiser
State
Ohio
As far as I can tell, they are just very old windows with cut sash cords. Seems like someone didn't want to bother fixing them properly. :x
They are just held up by the old paint of the window. Almost thought I would break a window pane when one or two slammed shut. 8O I can just imagine some small kid getting his/her hand caught in one as it came down.
Just as an aside, this home has only one bedroom. I would think that is OK, as I don't remember there being anything with HUD saying a property has to have two or more. The subject has a finished attic area, but the ceiling height is barely six feet. I had to stoop big time to walk around up there. The realtor, of course, says this is a second bedroom. I don't think so, as a ceiling has to be seven feet to be considered living area, I believe. Am I correct on this?
 

Larry Lyke

Senior Member
Joined
Feb 2, 2002
G-man --

You can order the windows fixed by asking them to install $3.19/pair set of sash clamps on each window bottom sash. Don't worry about the uppers. Leave them painted shut or however frozen in place.

For a single BR house, I'd reqest all of that BR's windows to be fixed.

Yes, the glass in the sash will break. That very old glass is really brittle. And if that sash falls down on a tiny hand, it'll shear the fingers off just like the guillotine it is!
 

wade3333

Senior Member
Joined
Jan 15, 2002
Professional Status
Licensed Appraiser
State
Georgia
G-man, it is my understanding that a ceiling has to be 7 feet tall to be considered a room. If it is not 6 feet, if I was appraising it, it would not be considered a bedroom. Wade So Ga
 

Farm Gal

Elite Member
Joined
Jan 14, 2002
Professional Status
Licensed Appraiser
State
Nebraska
Flat ceiling has to be 7 feet.

A dormered or steeply angled ceiling is measured from the 5' height as I understand it: such that a 'normal height; person could stand without hitting their head (shoulder would hit first). If the slope of hte rafters is less than that, then I would think the 7 foot rule applies)
 

wade3333

Senior Member
Joined
Jan 15, 2002
Professional Status
Licensed Appraiser
State
Georgia
Lee Ann, you told me several mos ago you were going to get a new picture. don't you think it is about time. Wade
 

Farm Gal

Elite Member
Joined
Jan 14, 2002
Professional Status
Licensed Appraiser
State
Nebraska
:lol: :lol: Nope: I (hope) I said I'd LOOK for a new picture, haven't found one I like better, so just shade your eyes if you can't stand the way I look in the mornin', dear!

'Sides The unoffical poll ran 2 : 1 against a switch :wink:
 

wade3333

Senior Member
Joined
Jan 15, 2002
Professional Status
Licensed Appraiser
State
Georgia
I don't care what the opinion shows, you look better than that. So put it on Wade
 
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