The Home Buyer's Korner

Information presented should be used for educational purposes only.

June 12th, 2015

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GREATER EWA BEACH/KAPOLEI HAWAII

The Home Buyer’s Korner

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Things Sellers Should Know About The FHA Appraisal Process

Home InspectionAre you open to accepting a purchase offer with FHA financing? Selling your home and accepting FHA terms can greatly improve your real estate agent’s ability to sell your home quicker and at your listing price. One of the major concerns for both sellers and home buyers using FHA financing is the appraisal. As the seller it’s helpful to know the process? Doing so not only helps you close on time it can help bring in the value you and the home buyer agreed upon.

Yep, there are some things as the seller you can do. Let’s look at some of the basic appraisal requirements for an FHA mortgage. An FHA mortgage is a mortgage backed by the Department of Housing and Urban Development. This means the government insures the loan and the mortgage lender is risk free in case a mortgage goes into defaulted. FHA loans were created in response to all of the foreclosures in the 1930’s and a very popular financing tool, especially for first-time home buyers. FHA mortgages are easier for you home buyer to qualify for because they don’t require a high credit score or a large down payment – usually just 3.5% of your sales price, which greatly increases the home buying pool interest in your residence.

If you accept an offer to purchase with FHA financing, your home buyer will have to get the home appraised by a special FHA approved appraiser who looks at all the same things a regular appraiser does, but takes a more in depth look at health and safety aspects of your home.

The FHA appraiser looks at things that are in need of repair like loose porch railing, broken windows, missing screens, pest infestation, the roof and other issues that aren’t necessarily as important for regular appraisals. One of the big things an FHA appraiser checks out is the age and condition of the paint on both the interior and exterior of the home to look for possible lead contamination and water damage. For homes built before January 1, 1978, you have to protect against poisoning from lead-based paint and even with homes built after 1978 the exterior paint has to be touched up if the finish is unprotected.

Is Your Home In Need of a Paint Job or Touch Up?

If there are any areas around your home, inside or out, where you have cracked, peeling or loose paint be sure to carefully wash, sand and scrape away the loose paint before the appraiser comes to inspect your home. If your home doesn’t meet any basic health and safety requirements, you’re going to have to make the necessary repairs/upgrades before your home buyer can secure final approval and close on your home.

If you’re going to be painting in cold weather, you still need to keep an eye on the weather and plan ahead. Also, whatever other products you’re using, primer, stain, caulk etc. need to be designed for use in cold weather as well.

With FHA appraisals, you may be under the gun to get mandatory improvements done to close on time, but if you paint when it’s too cold or wet and the paint doesn’t last, then you’ve wasted your time and money. Keep in mind, you work has to be re-inspected if you didn’t make the repairs before the FHA appraiser completed their initial home inspection. If you’ve got any damaged paint on your home, you’ll want to take care of that right away.

You can use either water or oil-based paint on exterior surfaces, but certain paints are better for particular materials. Oil-based primers can be used with either type of paint, but water-based primers should only be used with water-based paint. Home Depot has a great list of what kind of paint you should use based on what kind of surface you’re going to be painting.

You can use either oil or latex for floors and porches, but 100% acrylic latex usually works best because it’s weather-resistant. Both oil and latex paints are available for gutters, but oil is better this time, especially for tin gutters. Oil-based paint also adheres well to galvanized steel and aluminum, but be sure to use a galvanized metal primer. You can get both oil and latex paints for house/siding paint jobs – they’ll endure severe weather conditions.

Masonry paint is usually latex and works on stucco, concrete, cement and shingles. Often, you have to use some kind of bonding primer first.

For painting a pool or marine area, you’ll want a polymerized cement-based paint for concrete and granite surfaces. Make sure to look for paints that are stain and abrasion-resistant and double check the compatibility with your surface.

If you’re looking to paint the roof, you’ll need an acrylic-latex blend and it should be mildew/algae proof, but paint is never a substitute for waterproofing your roof.

If you want to close quickly, walk around your house and make a list of repairs and get them fixed. Repair those wall plugs that aren’t working or the light fixture that have shorted out or the back burner on the stove that stopped working.

Hot water heaters are another appliance FHA appraiser look at. Many homes have then inside the living area and maybe missing a catch pan for any water that escapes from the safety value. If your don’t have one, don’t be surprised if the FHA appraiser requires one to be installed. It’s also going to need a PVC pipe for the water to exit to the exterior as well. All this make sense if you think about it. A hot water heater without this feature would create water damage if it fails and possible mold issues.

Will Your Home Meet FHA Guidelines for the Roof and Basement?

For starters, the roof must do what it’s designed to do–FHA regulations say it must not leak or allow moisture to enter the home. In order to pass the appraisal process, the roof must also “provide reasonable future utility, durability and economy of maintenance” according to the FHA official site.

The roof should have a remaining physical life of at least two years and most FHA lenders require a life expectancy of at least three years. If the roof has less than two years remaining life, the FHA appraiser must call for re-roofing or repair. The FHA appraiser must clearly state whether the subject is to be repaired or re-roofed.

Any leaks or moisture due to a problem with the roof will be noted on the appraisal report, as well as any noticeable holes, water damage or other problems.

It’s important to note that FHA appraisers are not necessarily trained experts on roofing issues, nor is the FHA appraiser required to step onto the roof to inspect it. The home buyer is responsible to take it upon themselves to have a home inspector look over the roof and other critical areas of the property-there may be issues not immediately noticeable that an inspection would catch that do not appear on the FHA appraisal report.

FHA appraisers are not required to be specialists in any one particular area-an appraisal is a multi-faceted, more general process than a home inspection. The FHA fee appraiser is not required to enter crawlspaces, walk on roofs or perform other duties for which they have no specialized equipment or safety gear.

If you have a concern about the state of the roof or wondering about the remaining years left, hire a roof inspector [your real estate agent can refer you to one] and ask specifically about these issues prior to your home being appraised. It’s not expensive and could mean the difference between closing on time and not closing at all.

It’s also a good thing to keep in mind, if your home is in need of major repairs you can afford to complete them offering your home with FHA 203K financing and setting a reasonable listing price is another great option. Ask your real estate agent how the FHA 203K works and if it’s the right sells option to consider when listing your home.

This discovery process is similar to the appraiser’s job in the basement-the appraiser inspects the condition of the area and makes the appropriate observations.

Basements and foundations with “any noticeable crack” must be addressed. Cracks may indicate the presence of problems with the foundation or other equally important issues that may require further attention before the home can be purchased.

FHA also requires appraisers to note deficiencies such as standing water or “deteriorating asbestos wrapping on hot water pipes.”

Some deficiencies can be repaired prior to the loan’s closing date, which means your home buyer can proceed with the purchase of your home as long as the problems are corrected. But others are more serious and could render the property ineligible for an FHA loan altogether. If that’s the case and you don’t have the funds to make these repairs consider marketing your home as an FHA 203K eligible property.

The rules for such situations also includes, “…some may require inspection by an expert in the field.” FHA appraisers are not trained to diagnose major structural problems with a foundation or basement–a professional opinion may be needed to identify the specific problem related to a basement or foundation issue.

The FHA adds that in an appraisal, a basement does not count as a habitable space; however there are special guidelines for appraisers when it’s necessary to evaluate a basement apartment or bedroom as part of an FHA loan appraisal.

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HAWAII HOME OWNERSHIP TOOLS

Your Home Purchasing or Refinancing & Renovation Tools,

Home Improvements, Home Renovations,

Mortgage Loan Officers, Real Estate Agents & General Contractors

are ready to assist you with your home purchase.

Here are just a few of the home improvements

you might consider with any Home Renovation loan

Repair or replace a roof

Install, replace or repair gutters and downspouts

Replace, repair or upgrade your HVAC system

Repair or replace plumbing

Install, repair or replace electrical systems

Kitchen remodeling (including the purchase and installation of appliances)

Bathroom remodeling, Full interior painting, Total exterior painting

Repair or replace a septic system and/or well

Disability access (wheelchair ramp, elevator, widen doorways)

Build, repair or replace deck, patio or porch

Basement waterproofing and finishing

Abatement/Stabilization of lead-based paint hazards

Replace old windows, Room additions, Finish an attic

Add a second story to your home

Replace a termite damaged sill plate (a water-damaged sill plate also)

Possible landscaping items such as correction of grading & drainage problems,

tree removal, repair a driveway and sidewalks

FHA 203K

Your Home Purchasing or Refinancing & Renovation Tool

Mortgage Loan Officers, Real Estate Agents & General Contractors

are ready to assist you with your home purchase

FANNIE MAE HOMESTYLE

The Conventional Alternative to FHA 203K

Great for Real Estate Investors and Second Home Renovations

Mortgage Loan Officers, Real Estate Agents & General Contractors

are ready to assist you with your home purchase

USDA RURAL DEVELOPMENT

Up to $10K for Home Improvements, Renovations or a Simple Remodel

Mortgage Loan Officers, Real Estate Agents & General Contractors are ready to assist you

A SIMPLE HOME SHOPPING INSPECTION TOOL

Organizing your home shopping experience affords a wise decision-making process.

This simple home inspection tool makes your ultimate buying decision a smart one.

To print this document click on “Open in New Window” located at the lower right corner;

click on “File”; then click on “Print”. In the center of the screen you will

have the option to “Create A Printable PDF of the Presentation”.

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Loop Laulauna St Laulauna St Laulaunui Ln LAULAUNUI ST Burke St Launahele St Launahele St Kaioli St Lauo St LAUPAI ST Laupai Pl Laupai St Laupai Way Laupapa Pl Laupapa St Awawalei Pl Kaimalie St FT WEAVER RD Kaiamaloo St Kaimoana St Nehupala Pl Kalapu St Bryan St Hanakahi St Hanaloa Pl Hanaloa St Hanapouli Cir Hokuikekai St Puuainako Pl Puuhala St Puwalu St Garton St Paua Pl Panapanapuhi St Kaloi Pl Kaloi St Imelda St PONCHARTRAIN ST Amador  Kapolei Lower Village Pu’uloa Sisal Tenney Village Varona Village Kapolei Kapolei-Aeloa Kapolei-Mehana-KuKuna Kapolei-Knolls Kapolei-Iwalani Kapolei-Malanai Kapolei-Mehana-La-Hiki Kapolei-Aeloa Kapolei Kai Kapolei-Mehana-Awakea Ko Olina Leeward Estates Nanakai Gardens Makakilo City Kuhela St Kama Aha Ave Kamaaha Ave Kamaaha Ave Kamaaha Loop Maalili Pl Farrington Hwy Kamokila Blvd Ania Pl Anipeahi Pl Anipeahi St Holi St Hookeha Pl Hookeha St Haawina Pl Haawina St Hookili Pl Hooko Pl Hookomo St Kanehili St MAKAKILO DR Kanehoa Loop Kanehoalani St Aliinui Dr Kanihaalilo St Alepa St Hoomaliu St Kanio St Waipahe Pl Kaniuu St OANIANI ST Oaniani Pl Oaniani St Papaa St Iliohe St Painui Pl INDEPENDENCE LOOP Aukahi Pl Aukahi St Makakilo Dr Welo St Amaui Pl Kapolei Kapolei Pkwy Koio Dr Hulukoa Pl Waakea Pl Nou St Noulu St Kanio St Uahanai Pl Uahanai St Ualakupu St Ualehei St Laahaina Pl Laaloa Pl Laaloa St A Koio Drive S-18 92-1069 Koio Dr Uhiuala St Paakai Pl Paakai St Paala Loop Paala Pl Paaoloulu Way Ulele Pl Aukahi St Koanimakani Pl Koanimakani St Hunekai Pl Hunekai St Koio Drive Luawainui St Kukulu St Nopu Pl Umena St Luawainui St Luakalai St Malamalama St BARBERS POINT NAS Kohea Pl Kohea Way Kohi Pl Kohi St Panana St Saratoga Ave CORAL SEA RD Midway Rd PALALA ST LEXINGTON ST BARBERS POINT NAS Kohupono St KOIO DR Koio Dr Kokole Pl Kokole St Kaiholo St Oaniani St Halahinano St Halahua St Halalani Pl Halana Pl Halana St Luawainui St Liolio Pl ENTERPRISE AVE Hokuimo St Kolili Pl Kolili St ALIINUI Aliinui Dr Kololio St Makahaiaku Pl Makahaiaku St Makahaiwaa Pl Makahani St Makahou Pl Makahou St Koio Drive PALAHIA ST Makakilo Dr Makamai Loop Makamai Pl Lipo St Holomoku St Makeke St Koio Dr Olani St Maulihiwa St  Kikaha St Ohio St HALANA PL Malahuna Loop Malahuna Pl Lehulehu St Oea Pl Hame Place Wahane St Wiliwilihele Pl Lihau St Leimao Pl GUADALCANAL AVE Palahia St Westview and Makakilo Open Sun Leiole St Leipapa Way Auwaea St Kaunaoaula St Makakilo Dr OPUKU ST KAMAAHA AVE Waakea Pl Kaupea St Oloa Pl KAMAAHA AVE WAAULA ST Ahikoe St Ahiwa St Kawaihuna St Waialii Pl KEOKOLO ST Keokolo St Paiaha Pl ALIINUI DR Big Red St Blue Goose St Boomer St Catalina St Dragon Pl Kekuilani Loop Lightning St Neptune St Orion Dr Orion Pl Shark Pl Koio C Drive Uahanai St Aoloko Pl Aoloko St Hokuimo Pl Painiu Pl Kuupau St HOKUNUI ST Namahoe Pl Namahoe St ALIINUI DR Kekuilani Loop Welo St Welowelo St Oawa St Nanahu St ALIINUI DR KEKUILANI LOOP Kekuilani Loop Uahanai St Aliinui Dr ALIINUI DR Aliinui Dr Limukele St Panana st Makahaiaku St MALAKOLE ST KANEHILI ST FARRINGTON HWY HAWEA ST KAKUHIHEWA PL KAKUHIHEWA ST KAKUHIHEWA ST KALEHUNA ST KEKUILANI VLG Kolili St KOWELO AVE KULOA AVE Makakilo Dr Renton Rd WAAULA ST WAAULA ST PANANA ST BOXER ST KAUPEA ST FARRINGTON HWY KAMAAHA AVE Polea St Holomoku Walaau Pl Nemo St Kamaaha Loop Nenelea St Lahi St Pakaweli St Kuhoho St Kukulu Waokele St Waopio Pl Maulihiwa St Kualakai St HOALII ST Kuamu Pl Kuamu St Keawanui St PALAHIA ST Palahia Pl Palahia St Kuea St Palailai Pl Palailai St Palala St LANAKOI ST Kinoiki St Palaulau Pl Akaawa Pl Akaawa St Kuipuakukui St Kakala St Akaula Pl Akaula St Nihopeku St Holoimua Pl Holoimua St Holomoku St Pilipiliula Pl Pilipono St Kulike Pl Kuhoho St Haulele St Makahaiaku St Oaniani St Akolo Pl Akolo St KUHOHO ST Mamaka St Makahaiaku St Oaniani St Kinohi Pl Hauone Pl Hauone St Kumuiki St Kumulipo St Kunehi St Kunehi St Kupanaha Pl Elele St Waokele St Wahane Pl Wahane St Wahinoho St Wahipana St Waialii Pl Manawai St Kuhoho Pl Hame Pl Hame St Alaa St Napoo St Holunape St Waiko Pl Waikoloa Pl Kewai Pl Manauea Pl Hiluhilu Pl Hiluhilu St Manawai St Kiowainui Pl Kiowao Pl ELELE ST Elele Pl Wainohia Pl Elele St Wainohia St Wainohia Way Aliinui Dr Limukele St Elemika Pl Moaka St Uahanai St Waiomea St WAIPAHE PL Manawai St Alahoi St Mehani Pl Mehani St Wakamalii Pl KEKEPANIA PL G Koio Dr Koakoa St Kikaha St KAMAAHA AVE Kekepania Pl KAMAAHA LOOP KEKUILANI Mekila St Kelau St  Franklin D Roosevelt Ave Kakala St Puahiohio Pl Puahiohio Way Puainako St Bougainville Ave Bougainville Pl Guadalcanal Cir Hihialou Pl Kamaaha Ave MAKAKILO DR Puamaomao Pl Wakea St Puanihi St Puanohu Pl Puapake St KAMAAHA AVE Hawea St Ohio St Oaheahe Pl Oaheahe Way Oahi Pl Pueonani Pl PUEONANI ST Pueonani Way Oi Pl Opio Pl Lalahi St Opuakii Pl Opuakii Way KAMAAHA AVE Opuku St Okaa St KAMAAHA AVE Ipolani St Pukaua St Hihialou Pl Kikaha St Hoakalei St Kikiao St Papaa St Hoalii Pl Hoalii St Hoanaulu Pl Koio C Drive HOANU ST Puliko Pl Puliko St FARRINGTON FARRINGTON HWY Olani St Aliinui Dr Helena St Punawainui St Peekaua St Welo Street Subdiv Kukulu St Aahualii Pl Aahualii St Kakala St Kaana Pl Kaana St Kaaoao Pl Kulihi St Hoea St Hoewaa Pl Kahanalei St Kahea St Peleiake Pl Welo St Louluhiwa Pl Loululelo Pl AUKAHI ST Kaiau Ave Kaiaulu Pl Kaiaulu St Nohohale St Nohona Pl Nohona St Nohopaa St Nohopono St Ihee Pl Ihi Pl Paakai St Lanakoi St Kaapuwai Pl Kaapuwai St Kahalepouli St Manawai St KAMAKAHELEI Kamakahelei St Kamokuiki St KANEONEO Kaneoneo St Kealiiahonui St KEKAHILI Kekahili Pl Kekahili St Kinoiki KUMAAIKU Kumaaiku St Kaiau Ave Owakalena St Kikaha St Lauia St Kakala St Kakala St Kakala St Kakoo Pl Kakuhihewa Pl Kakuhihewa St Awaawahea Pl Awaawahea Way Awawa Pl Awawa St Awela St Iliohe St Aweuweu Pl Koio Drive Hoike Pl Hoike Way Hoina Pl KAMAAHA AVE Kalehuna St Kuehu St Kalemakapii St Kaleo Pl Kaleo Way Hanapaa St Hokuaukai Pl Hokuaukai Way Hokuimo Pl Hokuimo St Hokunui St Hokupa St Hokuwekiu St HOKUWELA ST Hokuwela St Newa Pl Newa St Panana St Panana St Panana St Kohi Pl

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