Roof

[Pekejake]

This property i will be inspecting on thursday is existing construction. The realtor just called me to let me know that the seller is getting some bids on the roof to be replaces. The city told the sellers they need the roof replaced. Now i havent been to the property to see the condition of the roof and obviously if its in poor condition that would affect my effective age, however my question is....should i be checking subject to repairs, alterations, ect.. or is this just a contigency on the purchase agreement that is just agreed between the two parties.. I have had some appraisers state that its not my concern, and that its just between the seller and buyer.. and other appraisers state this should be checked subject to repairs.. This is conventional loan... In my opinion this is major function of the house, such as the mechanicals and plumbing..

 

[Ghost Rider]

For me, if it's disclosed in the contract that it's being replaced, I'll definitely make it subject to replacement.

If I am at the subject, and see the shingles are buckling, and are obviously damaged, or if I see signs of prior damage, such as stained or damaged ceilings, etc, I will make it subject to an inspection by a properly qualified building inspector, and any repairs to be made are required by said inspector......

Now, as far as an effect on value, thats a matter thats up to you to decide. What does your market say??

 

[larryhaskell]

I would discuss the issue with my client to let them know that the roof could be a condition issue depending on how bad it is and it may have some impact on value. You could also require that it be checked by a licensed roofing contractor. An opportunity to provide input should be appreciated by the lender.

 

[Pekejake]

Its the garage that the roof is being replaced. It does not state in the p/A .. The agent and I just spoke and he just wanted to inform me.. I do not see anything in the contract.. Should i still make this subject to repairs? This same question tread i posed a while back was about radon testing stated in the p/a.. One appraiser told me not to "subject to" since it was agreement with both parties and it is so minute.. so basically things to check subject to repair would be the vitals of the house (plumbing, structure, safety, roof, mechanicals, etc..) and then i would check subject to repair.. but i would not be the one going out for the 442 (final) since im not a "professional" in that field.. Correct?

 

[wyecoyote]

Lori,

The only way to really know for certain is by going out to the property the condition of the garage roof. Is the garage attached to the house or detached? If the roof covering is significantly gone the require a roof certification. This is sweating something prior to knowing for certain. Also does the listing state that they will be replacing the roof prior to sale?

 

[Pekejake]

Yes, but its not in the purchase agreement.. Not mentioned..only verbally.

 

[Don Clark]

B) Lori,

Just some simple advice. Base your appraisal report on what YOU see, hear, smell, or otherwise discover during YOUR inspection. It does not matter if it is or is not in the contract. If the house had burned down the night before you inspected it, would you not note that in your report although it was not in the listing or the contract? Sure you would. I realize you may be new and want assurance on what to do or not do. But, you and only you are held responsible for doing an eye ball inspection of the property. You are not responsible for what is not evident by a non invasive inspection, only what is apparent by visual observation. I had a real estate agent tell me last week that the buyers wanted to be there when I did my inspection. I said I did not object but why did they want to be there? The agent said they have some concerns. I said then they should have a home inspection. I am not a home inspector. She then said the found a hole in the floor in the upstairs bath. I said if it is there I will see it too. I did find several things that needed repair(this is a VA) but never did find a hole in the floor of the bathroom. And, they did not show up. I did not say they could not be there but that I did not do the same inspection as a home inspector. Darn, still can't find that hole in the floor :rainfro: :dance: :dance:

 

[Dave Smith]

Simply ask your client "do you want it appraised as is or subject to the roof being replaced?" The client will tell you what works for them. Then go from there.