We are selling a house to a buyer using an FHA mortgage. There is a
rule, because of lead paint, that any house built before 1978 cannot
have any "peeling, checking or flaking paint". The property has no
lead paint....all buildings have been repainted since the late 80's.
An inspector came out, rejected it for that reason. My son and I
scraped, power washed, scraped again, and painted. They guy has come
back two more times and still rejected it. All he does is walk around,
take pictures and make a recommendation. He doesn't touch the paint,
scrape it or anything. All of the paint is tight. The worst is, the
buyers don't want us to do the painting...they want to repaint it a
Any ideas....we are at the ends of our wits.
On Aug 10, 10:32 pm, email@example.com (Doug Miller) wrote:
The recommendation I refered to was his recommendation to delay the
mortgage at the buyers bank. He hasn't recommended anything
concerning the house. In fact, in his last inspection, he admitted to
the bank that he wasn't an expert on house paint.
The guy told us nothing. He just took pictures and put them in a
report. He didn't even show us where the problem areas were located.
It is typical wood siding where the sun hits it all the time. In
fact, on his last inspection after doing everything we could see, he
specified he wanted nobody at the premises when he was there. At $75
a pop, he must need some money on his boat payment of something.
fact, on his last inspection after doing everything we could see, he
specified he wanted nobody at the premises when he was there.
That sounds suspicious. I'd contact a supervisor or whatever agency he
works for. Maybe he is looking for that envelope hidden someplace, the
one with the pictures of Ben Franklin inside.
Since you already agreed to sell it FHA to a buyer, I hate to tell ya,
you're at their mercy.
I had a property sold FHA, because I thought it would be best being a lower
value house. It was in the area of a military base. Huge mistake on my
part. When I first signed the contract, I attempted to have a dollar amount
affixed of $4,500 for repairs. FHA won't play games, you do what they say.
You're never "at the mercy" of a buyer unless you are desperate.
Every buyer has a laundry list of things they want. Usually you agree
to fix some and the lets the others slide. House is sold everyone is
happy. I would have my lawyer contact the buyers with an official
letter demanding they secure a ortgage and set a closing date or the
deal is over. Add the fact that there was no specific repair list and
"inspector"s admissission of lack of expertise. The buyer will get
another mortgage if they really want the house. or they will put
pressure on the lender to get to the bottom of it.
You're absolutely wrong when talking about FHA. The homeowner signs a
contract, to sell FHA/VA. Obviously you've never been there. A lawyer can't
modify a contract already entered into, good luck with that one. Been
there, done that.
The more I read your response, the more you show you have no clue. On FHA
there can not be a specific list for repairs. Been there, done that. Do you
not realize the Homeowner already entered into the contract?
Put pressure on the lender? Do you even know what a FHA/VA loan is? Again,
good luck with that one.
There are a lot of builders who simply will not sign a FHA/VA
I still think the seller can get out of the contract by refunding the
deposit. The just have to say they are not capable of making the house
A homeowner is generally not required to make any repairs except those
necessary to obtain a C.O (if required). I doubt the seller signed a
contract putting them at the mercy of a lender. Their lawyer would
have seen that during attorney review and killed the deal ASAP. If I
were the homeowner, my lawyer would be earning his pay and I certainly
wouldnt get jerked around by what seems to be a fishy sounding
inspection process. I'd make no unnecessary repairs. If you were a
sucker and got jerked around too bad for you. Most of us with savvy
don't get taken by anyone even the gov't. If the lender refused to
mak the loan the deal would be dead.
You really don't have a clue. When you enter into a contract to sell
FHA/VA, your laywer can't make exceptions. You either sell FHA/VA, or you
don't, it's that simple.
I suggest you don't reply to threads, to which you have no knowledge. The
more you reply, the bigger idiot you become.
Well, sorta' yes and sorta' no...
Fundamentally all the FHA is is an insurer policy to the lender--there
are certain requirements from FHA but the inspection is actually _not_
specifically theirs. From the FHA.gov site in advice to the potential
"The FHA does not guarantee the value or condition of your future home,
and the FHA does not perform home inspections. If you find problems with
your new home after closing, FHA cannot give or lend you money for
repairs, nor can it buy the home back from you. FHA cannot help you in
discussions you may have with the builder or seller.
When you make a written offer on a home, you should insist that the
contract states that the offer is contingent (dependent) on a
satisfactory (to the buyer) home inspection conducted by a qualified
inspector. If you are satisfied with the results of the inspection, then
you can proceed with your offer or make a counter offer if the results
are not satisfactory."
So, as far as the FHA is concerned, its up to the buyer to accept/reject
the results of the inspection and it is normally the buyer's nickel to
pay for same. It sounds as if in this instance the lender the potential
buyer is using is taking over the prerogatives of the buyer buy refusing
to approve the deal even if the potential buyer is satisfied.
Probably not too much the seller can do there unless the buyer is
willing to push as he doesn't have a lot of clout; the lender probably
isn't really concerned about the deal closing. If this is a represented
sale, one would think the realty agent should be earning their keep in
expediting this; if it's a private sale then the lawyer route may be
best alternative--of course, in that case it's probably unwise to not
proceed w/o at least a token, cursory representation even as seller. Of
course, there's also the potential conflict of interest issue w/ realty
agents depending on which State has jurisdiction; some have much more
stringent guidelines than others for disclosure of their potential/real
conflicts of interest.
And, of course, the other sticky wicket has to do w/ the particular
state requirements for inspection/condition; some of them are quite
onerous in my view but certainly shouldn't be this difficult to meet for
a house in reasonable condition. Finding out just what are the actual
requirements is another piece of information the seller needs to find
out and see what, if anything, is actually not fulfilled that is a
requirement other than just taking the inspector's word for it.
I'd also suggest a call to the FHA for straight skinny from them
There certainly is also a cottage industry of inspectors many of whom
are nothing more than barely over scams; sounds like there may be a
problem there. There are State oversight and registrations for these
folks; should check up on this person/company and also there may be an
illegal sweetheart deal w/ the appraiser/inspector/lender.
All in all, it really sounds as though the OP simply hasn't done much
actual research on the actual requirements to be met nor used many
(any?) of the resources available to him to find out what has to be
done, who says so, and how--seemingly simply relying on the buyers
agents to do so who aren't actually in his employ and therefore serving
his interest. Altho it begs the question of why, if he is paying for
these inspections, the information seems to be being taken solely for
the benefit of the purchaser--altho this is the normal role, it isn't a
COI because the buyer normally is the purchaser of the service and so
the inspector is in his employ. If that isn't the case here, that is
definitely a COI and is probably at least against a State code of ethics
if not actually a violation of statute.
All as a long-winded way of say the OP needs to get somebody on his
nickel and if the inspector is, slap him up the side 'o the head w/ the
fact he's getting paid by one side and seemingly working for the other
in the deal.
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