Utility Lines

[Terrel L. Shields]

am happy to do the 1004D, but it will state that the subject does not meet 4000.1 due to the power lines.

Rather than that, I would just send them this and tell them you can affirm that FHA says it must be moved and there is no point in wasting time with a 1004D

Overhead Electric Power the Mortgagee must confirm that any Overhead Electric Power Transmission Lines do not pass directly over any dwelling, Structure or related property improvement, including pools. The power line must be relocated for a property

Having seen many a line sparking when felled by wind, storm, etc. I don't want to sit on that deck.

 

[Dublin ohio]

I would just send them this and tell them you can affirm that FHA says it must be moved and there is no point in wasting time with a 1004D

Where are you getting this from. PFA

Having seen many a line sparking when felled by wind, storm, etc. I don't want to sit on that deck.

What are the odds that that line would break in the right place so the hot part of the broken line would reach that deck

 

[Terrel L. Shields]

Where are you getting this from

Why waste the clients and borrowers money when you know it will flunk the test?

hat are the odds that that line would break in the right place

It doesn't matter. It is possible. Secondly, I've seen downed power lines sparking on the ground. If they can spark on the ground, they can spark on a wood deck.
I was sitting in my living room one cold night when my lights blinked and at that moment, I was a huge fireball shoot off the end of the metal fencing at the corner of my yard. WTF? Seems there is a single ground wire at the top of the 132k transmission line. It broke where it crossed a road, the line then fell between the energized lines falling on my brother's fence line that corners my east 40. My service line feeds beneath this big line and as on the opposite side of the pole where the line broke. My electricity came back on, but the power went out in a town 15 miles east of me, and a car stopped when it saw the line on the road. I called our local E Coop and reported the incident and where, telling them that a line was broke on the big line. They said thank you, they knew something had knocked out about 10,000 homes but not where the source was. The power company that ran the power plant 4 miles west of me sent a crew and restored power within 2 hours. It left burn marks on the asphalt and the grass and you could see a spot on the metal corner post where I saw the fireball that had melted the paint off the post.

 

[ClemsonCatfish]

Page 183 of the 4000.1

(B) Overhead Electric Power The Mortgagee must confirm that any Overhead Electric Power Transmission Lines do not pass directly over any dwelling, Structure or related property improvement,including pools. The power line must be relocated for a Property to be eligible for FHA-insured financing.The residential service drop line may not pass directly over any pool, spa or waterfeature.If the dwelling or related property improvements are located within the Easement area, the Mortgagee must obtain a certification from the appropriate utility company or local regulatory agency stating that the relationship between the improvements and Local Distribution Lines conforms to local standards and is safe

Page 183 of the 4000.1

(B) Overhead Electric Power The Mortgagee must confirm that any Overhead Electric Power Transmission Lines do not pass directly over any dwelling, Structure or related property improvement,including pools. The power line must be relocated for a Property to be eligible for FHA-insured financing.The residential service drop line may not pass directly over any pool, spa or waterfeature.If the dwelling or related property improvements are located within the Easement area, the Mortgagee must obtain a certification from the appropriate utility company or local regulatory agency stating that the relationship between the improvements and Local Distribution Lines conforms to local standards and is safe

Dublin, it appears the power lines must be moved. Is that how you read this? The UW is saying I don't need to reject the property due to the power lines. I tried to call the FHA hotline today, but surprise it's closed due to the government shut down.

 

[Mike Ault]

JTip, here's a pic

It does not need to be moved. This is a distribution line, not a transmission line. As long as it doesn't pass over a water feature on the property, it meets FHA MPR's. Transmission line voltages start at 69 kV and above, yours is confirmed to be a 12.47 kV power line per the power company. Plus, you have a letter from the utility stating that it meets local code and is safe.

 

[Dublin ohio]

It does not need to be moved. This is a distribution line, not a transmission line. As long as it doesn't pass over a water feature on the property, it meets FHA MPR's. Transmission line voltages start at 69 kV and above, yours is confirmed to be a 1. 247 kV power line per the power company. Plus, you have a letter from the utility stating that it meets local code and is safe.

Actually it is 12.47 Kv. Typical 3 phase primary distribution voltage. Single phase is 7.2 Kv

 

[Mike Ault]

Actually it is 12.47 Kv. Typical 3 phase primary distribution voltage. Single phase is 7.2 Kv

Thank you sir… I don't know why I had three decimal points. I made a mistake like that in an advanced math class, one time. The instructor took special pains to point my mistake out to the entire class and tell them "your spaceship crashed, and all your astronauts died"…

 

[sputnam]

I recently completed an FHA inspection on a home that has utility lines running directly over the rear deck. They appeared to include electric distribution lines, but I am not an expert and mentioned so in the report. In the report I noted that this appears to be a deficiency and may need corrected, and asked the underwriter to review. I just received the 1004D order, and there is a letter from the Power Company stating the deck doesn't need removed as it is located in the right of way, and that there are no clearance/NEC violations and that it is safe and meets all local standards. The letter from the Power Company also confirms that there is 3-phase 12,470v power lines over the deck, which to me also confirms it is an FHA violation. Has anyone ever encountered such a situation? I am happy to do the 1004D, but it will state that the subject does not meet 4000.1 due to the power lines. There were other repairs that were needed in addition to the power lines. As I asked the underwriter to review, do you think they looked at it and said "it's ok"? Seems like the FHA loan app should have ended with the confirmation of the electrical lines over the deck.

It's not an FHA violation. There's no such thing. It may, or may not, meet FHA's guidelines. As the appraiser, you report it and move on. The Lender and FHA are responsible for making the lending decision.

Something to think about. I was in a CE class not long ago. The instructor said that appraisers are not part of the game. We are the ball. We are not part of the lending decision. We provide information, analysis, and opinion to the people who make the lending decision.

 

[JTip]

The op never answered the question, is the deck legal.

That's the thing with easements. You typically lose the power to build permanent structures as the easement holder has access rights on the surface, aka they can bulldoze the structure without compensation. Zoning and building codes recognize that and instantly put a stop to any proposed improvements because of easements.

Funny how in the pic the house perfectly parallels the lines whilst the deck is right below the lines in the easement.

 

[ClemsonCatfish]

The op never answered the question, is the deck legal.

That's the thing with easements. You typically lose the power to build permanent structures as the easement holder has access rights on the surface, aka they can bulldoze the structure without compensation. Zoning and building codes recognize that and instantly put a stop to any proposed improvements because of easements.

Funny how in the pic the house perfectly parallels the lines whilst the deck is right below the lines in the easement.

Sorry JTip, yes the deck is legal