water stains on ceiling

[reneeaz]

I inspected an REO property yesterday. There were water stains on the ceiling in one upstairs bedroom, down one wall and on the ceiling in the downstairs living room. I stuck my head up in the scuttle and from what little bit I could see I could not determine what had caused the water damage. Also, the stains are under where the air conditioner sits on the roof. When I turned the air conditioner on - nothing. Also, the water was not on at the time of inspection. Don't know if the stains are from a leaking roof or broken pipes or what. Exactly how do I handle this for FHA since I don't know the cause and I'm unable to determine the cost to cure.

 

[Greg Bell]

The water needs to be on at the time of inspection.You need to check the hot water and pressure.Ceiling water stains indicate a roof leak and is an MPR repair or inspection.

 

[Scott R Marshall]

Listen to Greg. No utilities on, call your client and reschedule the inspection for when the utilities are on so you can test all applicable mechanical systems. Evidence of water leaks require either "subject to repairs" and/or "subject to inspection". Personally, if I could not determine the cause, I would subject it to a roof inspection as opposed to repairs but in your case, it appears that the water damage may be extensive so subject to repairs may be warranted also.

 

[Wally Jones]

As you indicated, you can't tell what caused the water stains. I wouldn't get too detailed on the type of inspection/repairs you call for. Report what you see and call for inspection to determine the cause. If you call for a "roof inspection", that's all the underwriter might call for but a roof leak might not be the real problem. Just be a good reporter, with pictures preferably.