Why Check the Attic?

[Richard Carlsen]

Another reason, and one might well say, the very best reason to check the attic, along with the crawl space one might add, is so that we can honestly tell the client that we have fulfilled their assignment conditions that we accepted in taking the assignment.

What we find as a result of doing the inspection IAW those assignment conditions only confirms the clients needs in the appraisal.

 

[liberated]

How does this sound for for a disclaimer?

IMPROVEMENTS CONSTRUCTED PRIOR TO 1984 MAY CONTAIN VERMICULITE INSULATION OR INSULATION WITH FIBROUS AMPHIBOLE ASBESTOS; HOWEVER, THIS APPRAISER IS NOT A LICENSED HOME INSPECTOR OR A TRAINED AND CERTIFIED ASBESTOS PROFESSIONAL. THE ONLY WAY TO DETERMINE IF SUBJECT IMPROVEMENT HAS VERMICULITE INSULATION OR INSULATION WITH FIBROUS AMPHIBOLE ASBESTOS IS TO HAVE SUBJECT INSPECTED BY A QUALIFIED PROFESSIONAL AND/OR TO HAVE INSULATION TESTED FOR ASBESTOS .

 

[RSW]

How does this sound for for a disclaimer?

IMPROVEMENTS CONSTRUCTED PRIOR TO 1984 MAY CONTAIN VERMICULITE INSULATION OR INSULATION WITH FIBROUS AMPHIBOLE ASBESTOS; HOWEVER, THIS APPRAISER IS NOT A LICENSED HOME INSPECTOR OR A TRAINED AND CERTIFIED ASBESTOS PROFESSIONAL. THE ONLY WAY TO DETERMINE IF SUBJECT IMPROVEMENT HAS VERMICULITE INSULATION OR INSULATION WITH FIBROUS AMPHIBOLE ASBESTOS IS TO HAVE SUBJECT INSPECTED BY A QUALIFIED PROFESSIONAL AND/OR TO HAVE INSULATION TESTED FOR ASBESTOS .

I just saw a commercial on TV about that yesterday. Your disclaimer may not be a bad idea.

 

[Doug Smith SRA]

You bet!

How would you know (or be expected to know) if it was Vermiculite? Asbestos detection is well outside my scope of work.

It was an FHA appraisal-You can't sue if the appraisal is made for a government agency... You bet!

It was prepared for the lender and specifically noted that the homeowner should not rely on the appraisal and to get a home inspection. You bet!

The appraisal report contained very detailed disclaimers that the appraiser was not an expert in such matters etc. etc. You bet!

Still the homeowner sued the bank, the homeowner and the appraiser. No real estate agent was involved. All settled handsomely in favor of the homeowner who expected enough money to pay off her house. Instead she took the money, went on an ocean cruise, stopped paying her mortgage, went into default and then foreclosure.

Reporting vermiculite may not be in an appraiser's scope of work but no one can stop someone from entering a lawsuit.

My E & O was not renewed. In the pre-trial phase, their expert witness appraiser prepared a report that I should have disclosed the type of insulation. Stupidly unfair and despite carefully written disclaimers etc. You bet!

My advice.... learn to recognize vermiculite and report it or call for an expert opinion if any doubt.

Doug

 

[liberated]

It was an FHA appraisal-You can't sue if the appraisal is made for a government agency... You bet!

It was prepared for the lender and specifically noted that the homeowner should not rely on the appraisal and to get a home inspection. You bet!

The appraisal report contained very detailed disclaimers that the appraiser was not an expert in such matters etc. etc. You bet!

Still the homeowner sued the bank, the homeowner and the appraiser. No real estate agent was involved. All settled handsomely in favor of the homeowner who expected enough money to pay off her house. Instead she took the money, went on an ocean cruise, stopped paying her mortgage, went into default and then foreclosure.

Reporting vermiculite may not be in an appraiser's scope of work but no one can stop someone from entering a lawsuit.

My E & O was not renewed. In the pre-trial phase, their expert witness appraiser prepared a report that I should have disclosed the type of insulation. Stupidly unfair and despite carefully written disclaimers etc. You bet!

My advice.... learn to recognize vermiculite and report it or call for an expert opinion if any doubt.

Doug

This link may assist with learning to recognize vermiculite insulation.

http://www.atsdr.cdc.gov/NEWS/vermiculite051603.html

 

[Elliott]

So is there something wrong with having vermiculite insulation? Next
you'll tell me asbestos shake siding in dangerous.

 

[Mike Kennedy]

So is there something wrong with having vermiculite insulation? Next
you'll tell me asbestos shake siding in dangerous.

specifics from the article...............



"Historically, much of the world's supply of vermiculite came from a mine near Libby, Montana. The Libby mine also had a natural deposit of asbestos, and the vermiculite from Libby is contaminated with asbestos."

 

[liberated]

So is there something wrong with having vermiculite insulation? Next
you'll tell me asbestos shake siding in dangerous.

Only if it is crumbling and puts asbestos into the air. If the siding is in good condition (painted over) and no crumbling then there is no problem.

Insulation with asbestos in it does not appear to present a problem until it is disturbed (please read link). Elliott, I believe that you have been
appraising for a long time now and I can not believe that you would make such a statement.