• Welcome to AppraisersForum.com, the premier online  community for the discussion of real estate appraisal. Register a free account to be able to post and unlock additional forums and features.

To condition or not to condition. that is the question.

Status
Not open for further replies.

The Sheriff

Member
Joined
Mar 21, 2007
Professional Status
Certified Residential Appraiser
State
Arizona
Bank owned FHA sale... tons of little problems that are no longer MPR contingent... however, when verifying the functionality of the hallway toilet, the darn thing didn't flush... essentially, the handle was not connected to the flushing mechanism inside the toilet tank (can you tell I'm not a plumber!).

Here's my question... say Uncle John Smith decides he needs some alone time on said toilet after Aunt Jane Doe makes a great dinner (and she won't let him use the master bathroom because she is placing some bobbie pins in her blue hair), would you condition the property to having a functional hallway bathroom toilet (is it a habitability issue? - the million dollar question).

The bathroom will start to smell sooner than later if you can't flush Aunt Jane great dinner away to the Avondale sewage plant.

It's a petty issue... but hey, just covering myself!
 

Rufus

Junior Member
Joined
Apr 3, 2008
Professional Status
Licensed Appraiser
State
Indiana
You have probably already read this, but here is the relevant section:​

4150.2 Appendix D, Page D-5

Mechanical Systems

Report on the condition of the improvements, which includes mechanical systems. The nature and degree of any noted deficiency will determine whether to address the deficiency in the narrative comments area of the report under "condition of the property", or "physical deficiencies" affecting livability or structural soundness.

Check mechanical, plumbing and electrical systems in the subject property to ensure that they are in proper working order. This examination entails turning on the applicable systems and observing their performance. If any conditions exist that would affect the health or safety of the occupants, condition the appraisal on the repair or alteration of the condition" and/or a "required inspection." The following is not an all-inclusive list, but a listing of the more common readily observable property deficiencies.

Electrical System

• Examine the electrical system to ensure that there is no visible frayed wiring, or exposed wires in living areas and note if the amperage appears adequate for the property.

• Operate a representative number of lighting fixtures, switches and receptacles inside the house, garage and on the exterior walls and note any deficiencies. If the appliances present at the time of the inspection do not appear to be reasonable (undersized), determine if there is adequate amperage to run "standard" appliances, as per local code.

• The appraiser is not required to insert any tool, probe or testing device inside the panels or to dismantle any electrical device or control.


Plumbing System

• Flush the toilets and turn on a representative number of faucets to determine that the plumbing system is intact, that it does not emit foul odors, that faucets function appropriately, that both cold and hot water run and that there is no readily observable evidence of leaks or structural damage under fixtures.

• Turn on several cold water faucets in the house to check water pressure and flow. Flushing a toilet at the same time will also reveal any weaknesses in water pressure.

• If the property has a septic system, examine it for any signs of failure or surface evidence of malfunction.

Other Health and Safety Deficiencies

Address all health and safety issues, physical deficiencies or adverse conditions that affect the livability, soundness or structural integrity of the property. The nature and degree of any health and/or safety issues will determine whether to address said deficiency in the narrative comments area of the report under "condition of the property", or "physical deficiencies" affecting livability or structural soundness.
So, as you stated, is it a health and safety issue? I would say no since there is another available bathroom and an 'out of order' sign on the toilet should be sufficient to prevent usage. However, the typical buyer would expect the device to be working properly and the loan is FHA, so I would CYA and make it a required repair. People seem to be too lawsuit happy these days.​
 

aussie ken

Member
Joined
Mar 11, 2005
Professional Status
Retired Appraiser
State
Australia
Bank owned FHA sale... tons of little problems that are no longer MPR contingent... however, when verifying the functionality of the hallway toilet, the darn thing didn't flush... essentially, the handle was not connected to the flushing mechanism inside the toilet tank (can you tell I'm not a plumber!).

Here's my question... say Uncle John Smith decides he needs some alone time on said toilet after Aunt Jane Doe makes a great dinner (and she won't let him use the master bathroom because she is placing some bobbie pins in her blue hair), would you condition the property to having a functional hallway bathroom toilet (is it a habitability issue? - the million dollar question).

The bathroom will start to smell sooner than later if you can't flush Aunt Jane great dinner away to the Avondale sewage plant.

It's a petty issue... but hey, just covering myself!

Leave a full bucket of water in the toilet ...........works just swell.
 

CANative

Elite Member
Joined
Jun 18, 2003
Professional Status
Retired Appraiser
State
California
You'd have spent less time putting the little chain back on than you did worrying over and writing about the problem. :icon_mrgreen:
 

The Sheriff

Member
Joined
Mar 21, 2007
Professional Status
Certified Residential Appraiser
State
Arizona
I tried being the nice appraiser Greg, however, the damn chain was busted. Gotta love it... four FHA inspections on Sunday... all four were conditioned for re-inspection. Fortunately enough... it's a good paying bank!
 

Michigan CG

Moderator
Staff member
Moderator
Joined
Nov 1, 2006
Professional Status
Certified General Appraiser
State
Michigan
Cost to cure:

Lowe's: Toilet repair Kit $14.99
Quick Shop: 6-pack Budweiser $5.99

Total: $20.98

Did this two weeks ago, so I have market data and am an expert.

BTW, no matter how long the job takes the 6-pack is a fixed cost in any repair.
 

Ted Markow

Junior Member
Joined
Nov 14, 2003
Professional Status
Licensed Appraiser
State
New Hampshire
Condition it that Aunt Jane must let Uncle John use the Master bath!!!!!!

Actually when I see something like this, there is usually some underlying reason the chain is broke, like they broke it on purpose. There may be a draining problem or a leak somewhere along the line. Make sure that the broken chain is not the only problem
 

The Sheriff

Member
Joined
Mar 21, 2007
Professional Status
Certified Residential Appraiser
State
Arizona
A $10 fix is making me at least $100 after gas expenses... I love FHA appraising! Imagine writing this up on a conventional loan (not that you would flush the toilet)... the broker would have a gun at your front door.
 

CANative

Elite Member
Joined
Jun 18, 2003
Professional Status
Retired Appraiser
State
California
Cost to cure:

Lowe's: Toilet repair Kit $14.99
Quick Shop: 6-pack Budweiser $5.99

Total: $20.98

Did this two weeks ago, so I have market data and am an expert.

BTW, no matter how long the job takes the 6-pack is a fixed cost in any repair.

Use a paper clip to form a new link in the chain and use the $14.99 savings to buy a couple more 6 packs of Bud.
 

RSW

Elite Member
Joined
Feb 18, 2002
Professional Status
Certified Residential Appraiser
State
Tennessee
Cost to cure:

Lowe's: Toilet repair Kit $14.99
Quick Shop: 6-pack Budweiser $5.99

Total: $20.98

Did this two weeks ago, so I have market data and am an expert.

BTW, no matter how long the job takes the 6-pack is a fixed cost in any repair.

The look on the brokers face: Priceless! :rof::rof::rof:
 
Status
Not open for further replies.
Find a Real Estate Appraiser - Enter Zip Code

Copyright © 2000-, AppraisersForum.com, All Rights Reserved
AppraisersForum.com is proudly hosted by the folks at
AppraiserSites.com
Top

AdBlock Detected

We get it, advertisements are annoying!

Sure, ad-blocking software does a great job at blocking ads, but it also blocks useful features of our website. For the best site experience please disable your AdBlocker.

I've Disabled AdBlock
No Thanks