VA Requirement For Connection To Public Water

[DonRico]

I have another of these Appraisals on a "country-fied" Home out in the rural area. In discussing the Subject with the Borrower, she says they want their Private Well dug deeper after the Re-Fi goes thru. There is apparently a Public Water Line that ends just 1200 feet up the Road.

What does the VA consider a reasonable distance to require a connection to Public Water ??

Also, the Subject has a "Hugo Roof" which is the local term for a roof replaced after Hurricane Hugo in 1989. Even a Timberline Roof is nearing the last roundup after 28 years. I've seen the work quality of some of the Roofers that were making repairs after that devastating Hurricane -- Wood Butchers is more like it.

How bad does a roof have to be to declare it needs replacement ?

If it looks bad during my Observations, should I just call for an Inspection and mark it Subject To ??

 

[Don Clark]

I have another of these Appraisals on a "country-fied" Home out in the rural area. In discussing the Subject with the Borrower, she says they want their Private Well dug deeper after the Re-Fi goes thru. There is apparently a Public Water Line that ends just 1200 feet up the Road.

What does the VA consider a reasonable distance to require a connection to Public Water ??

Also, the Subject has a "Hugo Roof" which is the local term for a roof replaced after Hurricane Hugo in 1989. Even a Timberline Roof is nearing the last roundup after 28 years. I've seen the work quality of some of the Roofers that were making repairs after that devastating Hurricane -- Wood Butchers is more like it.

How bad does a roof have to be to declare it needs replacement ?

If it looks bad during my Observations, should I just call for an Inspection and mark it Subject To ??

Generally, if public water source is available the VA would likely require a hook up to that source. Otherwise they would likely require testing of a private source. Much depends on the area of the country and you Regional Office.

VA does not like a call for inspection by others. if the appraiser believes the roof is near the end of it's current life(within 2 years) I would call for a replacement. Then, if the Veteran disagrees they can, through their lender, appeal that decision. Based on the age of the roof I would suggest a roof replacement.

I remember Hugo very well. I was planning teaching a week long appraisal course in Myrtle Beach, SC. Called the Holiday Inn to book a meeting room and was told "we no longer exist". They then graciously gave me the name of another hotel where we conducted the training.

 

[DonRico]

Thanks Don,
I'm told by the Local Town Water Dept that they were requiring anybody within 300 feet of the line to hookup. But this Property may be beyond town limits and in the county jurisdiction. Checking with County now.

 

[TN Pro]

Generally, if public water source is available the VA would likely require a hook up to that source. Otherwise they would likely require testing of a private source. Much depends on the area of the country and you Regional Office.

VA does not like a call for inspection by others. if the appraiser believes the roof is near the end of it's current life(within 2 years) I would call for a replacement. Then, if the Veteran disagrees they can, through their lender, appeal that decision. Based on the age of the roof I would suggest a roof replacement.

I remember Hugo very well. I was planning teaching a week long appraisal course in Myrtle Beach, SC. Called the Holiday Inn to book a meeting room and was told "we no longer exist". They then graciously gave me the name of another hotel where we conducted the training.

Its my understanding that the VA only require a hook up to public utilities if the local municipality requires it. So, if on a well, yet public water is available, VA doesnt automatically require it. Thats how i read it, i may be wrong

 

[DonRico]

Checked with county -- they're not near a county water authority's line. She told me where the Line is capped and it's almost a quarter mile away.

I'll report what I find when I get out there, but think the Private Well will just have to do.

 

[CindyR]

My VA handbook is pretty clear about how to handle the roof:

The following repair items require special attention:
The roof must provide reasonable future utility, durability and economy of
maintenance. The appraiser should make this determination from his/her
professional experience. Appraisers should never require a roof inspection. If
the roof does not appear to have an adequate remaining life, the appraiser
should complete the appraisal subject to installation of a new roof by a licensed
roofer.
If a small area of the roof is damaged and the appraiser believes it could be
repaired without replacing the entire roof, the appraiser may require that the roof
be repaired by a licensed roofer instead of replaced.

 

[Mike Kennedy]

may have been revised/updated / check the current requirements....may have changed

https://www.benefits.VA.gov/homeloans/documents/circulars/26_13_24.pdf

p.s. 5. Rescission: This circular is rescinded January 1, 2015.

it was

recommend checking circulars since Jan 2015.

 

[DonRico]

Thanks Mike--
I just checked all the Circulars from January 2014 up to current. I saw nothing in the Titles that would Rescind 26-13-24. They probably just extended the Recission Date. There was a Circular 26-17-19 that spells out Well Water Testing and reiterates the "meets requirements of local health authority" mantra.

The Subject is not located within Town Limits. It is situated more than 1200 feet from the nearest County Water Line. The Local Code says if your home is within 300 feet you must connect to the Public Water Source. I'm going to go in with the "Local Code" aspect in this Case.

 

[Terrel L. Shields]

If the cost is high, normally they waive it...at least that was what they used to do here.

 

[RSW]

One of my first VA appraisals I did which was in Sevier County, TN had an Artesian well with a 500 gal. holding tank in a pump house. The VA required the buyer to sign a hold harmless agreement to the VA, the Lender, and the appraiser.