FHA Repair And Inspection Requirements

In December, 2005 HUD announced changes to the types of repairs and inspections it requires for residential properties. According to HUD:

"In a continuing effort to reform and standardize its appraisal requirements,
FHA has shifted from its historical emphasis on the repair of minor property
deficiencies and now only requires repairs for those property conditions that
rise above the level of cosmetic defects, minor defects or normal wear and
tear. FHA Roster Appraisers are reminded to report all readily observable
property deficiencies, as well as any adverse conditions discovered performing
the research involved in completing the appraisal, within the appraisal
reporting form.

Home Window Repair

"Lenders should use professional judgment and rely upon
prudent underwriting practices in determining when a property condition poses
a threat to the safety of an occupant and/or jeopardizes the soundness and
structural integrity of the property, such that additional inspections and/or
repairs are necessary."

In Mortgagee Letter 2005-ML-48 the following clarifications are shown:

Repair Requirements

Examples of minor property conditions that no longer require automatic repair for existing
properties include, but are not limited to:

* Missing handrails

* Cracked or damaged exit doors that are otherwise operable

* Cracked window glass

* Defective paint surfaces in homes constructed post 1978

* Minor plumbing leaks (such as leaky faucets)

* Defective floor finish or covering (worn through the finish, badly soiled
carpeting)

* Evidence of previous (non-active) Wood Destroying Insect/Organism
damage where there is no evidence of unrepaired structural damage

* Rotten or worn out counter tops

* Damaged plaster, sheetrock or other wall and ceiling materials in homes
constructed post- 1978

* Poor workmanship

* Trip hazards (cracked or partially heaving sidewalks, poorly installed
carpeting)

* Crawl space with debris and trash

* Lack of an all weather driveway surface

Examples of property conditions that may represent a risk to the health and
safety of the occupants or the soundness of the property for which FHA will
continue to require automatic repair for existing properties include, but are
not limited to:

* Inadequate access/egress from bedrooms to exterior of home

* Leaking or worn out roofs (if 3 or more layers of shingles on leaking or
worn out roof, all existing shingles must be removed before re-roofing)

* Evidence of structural problems (such as foundation damage caused by
excessive settlement)

* Defective paint surfaces in homes constructed pre-1978

* Defective exterior paint surfaces in home constructed post-1978 where the
finish is otherwise unprotected.

Inspection Requirements

FHA no longer mandates automatic inspections for the following items and/or
conditions in existing properties:

* Wood Destroying Insects/Organisms: inspection required only if evidence of
active infestation, mandated by the state or local jurisdiction, if customary to
area, or at lender's discretion

* Well (individual water system): test or inspection required if mandated by
state or local jurisdiction; if there is knowledge that well water may be
contaminated; when the water supply relies upon a water purification system
due to presence of contaminants; or when there is evidence of:

1.Corrosion of pipes (plumbing)

2. Areas of intensive agriculture within 1/4 mile

3. Coal mining or gas drilling operations within 1/4 mile

4. Dump, junkyard, landfill, factory, gas station, or dry cleaning operation within
1/4 mile

5. Unusually objectionable taste, smell or appearance of well water
(superceding the guidance in Mortgagee Letter 95-34 that requires well
water testing in the absence of local or state regulations)

* Septic: test or inspection required only if evidence of system failure, if
mandated by state or local jurisdiction, if customary to the area, or at
lender's discretion

* Flat and/or unobservable roof

FHA Repair And Inspection Requirements