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Lisa Powers-…, Real Estate Pro in Buckeye, AZ

Does a home have to have a stove for an FHA appraisal?

Asked by Lisa Powers-Vayda, Buckeye, AZ Tue Apr 8, 2008

I have a buyer in contract on an REO that is missing a stove. The buyer is going FHA and the appraiser is stating that the property must have a stove and exhaust fan to complete the appraisal. I have search the HUD appraisal guidelines and I do not see where a stove is required. Has anyone experienced this and what advice do you have?

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14
This is a buyers market with allot of homes on the market. Make it easy on your self, Buy a stove, try craigs list.
Web Reference: http://www.merriperry.com
1 vote Thank Flag Link Sat Aug 16, 2008
Neither FHA nor FNMA require a stove. Some appraiser's and underwriters take it upon themselves to require a stove.

If a stove were required, why would the URAR have a check a box if it exists. If a stove were always required, there would be no need for the box. If there is vent hood and stove the appliances must be checked for operation, but there is no requirement for having them in the current handbook - see a searchable version below.
1 vote Thank Flag Link Tue Apr 8, 2008
Line 1g of the Arizona Residential Purchase Agreement states that all existing fixtures, including a free standing range/oven must convey with the home. Line 5A under the warranties section says that the seller has to warranty and maintain or repair and have in working order a number of items including the stove/oven. I would imagine the appraiser would have to work under those requirements of the contract. The exhaust fan is a safety issue and/or code requirement and may fall under FHA requirements.
Web Reference: http://www.urbanteamaz.com
1 vote Thank Flag Link Tue Apr 8, 2008
I just received my appraisal report on the house I'm *trying* to buy. The owner is mostly moved out and took the stove (part of the sales agreement). FHA has appraised the house lower than what we had planned on paying for it *and* it is requiring a stove be installed. So yes, FHA requires a working stove be included in part of the closing on the house. We have a stove, refrigerator, washer, and dryer on "hold" with homedepot. We aren't sure exactly how this will play into the bank (short sale) requirement to install a stove. We are hoping that they may be able to do some kind of repair escrow a far as the stove goes.
0 votes Thank Flag Link Thu Nov 29, 2012
Nope not a requirement. No one says you must cook!!! I closed one not long ago that did not have kitchen cabinets above the counter, they were stolen while the home was vacant, still passed inslection. Hope this helps, good luck,
0 votes Thank Flag Link Tue Nov 22, 2011
FHA required repairs are limited to those repairs necessary to preserve the continued marketability of the property and to protect the health and safety of the occupants, AKA the three S's: safety, security, soundness. So having a stove depends on what's typical in the market, and what makes a property marketable. In some markets, stoves are considered part of the real estate, whereas in others, they are not. If stoves are typically sold as part of the real estate, then there is a market expectation to have a stove, and a property may lose marketability without a stove. (Although REO sales may seem typical in some markets at this time, I would not consider them to be a "typical" sale; note the words CONTINUED marketability, above, which extends beyond the current down-turned market). Although FHA may not have a specific requirement for a stove, the property must maintain continued marketability (which falls under SECURITY of the FHA insured mortgage).

An exhaust fan may fall under the Safety requirement if there is a local building code requiring exhaust fans. Again, FHA does may not have a specific requirement for an exhaust fan, but the property must meet minimum building code requirements for the area. As an FHA Certified Appraiser, I spend a lot of time researching and understanding local building codes as they pertain to each property - that's why I get paid the big bucks lol ;-)
0 votes Thank Flag Link Tue Nov 22, 2011
Lisa,

While I've heard that guidelines have changed I have not experienced it. If the house is missing the stove it will be required in order to close. I've had 2 buyers in the last month that have gotten hung up because the houses were missing a toilet (even though there were 2 other functioning toilets in the houses). Sometimes, the REO lender will make FHA necessary repairs. Otherwise, it's that catch-22, you can't close because it's missing something and the bank won't put it in and they can't allow you to put it in. My recommendation is to ask the lender to replace it if you are still within your inspection period. Your next best option is Craig's List. Slap in a stove and fan and have a re-inspect done by the appraiser.

Keep your eyes out for those items when writing offers and good luck!

With Your Success in Mind,

Shar Rundio
Keller Williams Integrity First Realty
Mesa, AZ
480.560.7255
shar@speakingofphoenixrealestate.com
Twitter: @SharRundio
0 votes Thank Flag Link Wed May 6, 2009
Gudleines have changed recently you should be fine.
0 votes Thank Flag Link Wed May 6, 2009
Yes, I have experienced it. FHA is there for primary residence and mostly and they do not want the buyer to go into deep pocket spending right after closing that is why they want them to move in a respectable place that is kind of ready to go. Tell your seller to just go buy a good stove and put it in there. That will cost him a lot less than the headache and losing a good deal. These days, if a seller wants to sell, he should not be too stingy.
0 votes Thank Flag Link Sun Aug 17, 2008
FHA appraisers do a different type of appraisal than appraisers for conventional loans. They are more concerned with the health and safety of the borrowers. They look at the standard things that all appraisers look at, and they take it a little further. FHA is not only concerned with the property value but is also concerned with things like handrails on steps, broken windows, lack of screens, evidence of rodent infestation and other issues that don’t affect a normal appraisal to the same degree. If the house was built before 1978 and may have the potential for lead based paint, the FHA appraiser looks for peeling paint. The FHA appraiser needs to see that the bedrooms have egress in case of a fire, the windows have to work and if there are burglar bars they need to have the code approved methods of opening them from the inside in case of a fire. They want to see smoke detectors. The FHA appraiser needs to see window screens if there isn’t central air conditioning. They look at the remaining life of the roof and the furnace and hot water heaters and want to see a stove in the kitchen. The utilities have to be on during the appraisal and they check that the various components are working. The appraiser looks for evidence of environmental contaminants like asbestos and mold. The FHA appraiser looks for earth to wood contact and other evidence of termites.
0 votes Thank Flag Link Sun Aug 17, 2008
Did somebody say Craigslist?

You can find a cheap one there, stove that it is!

King of Craigslist
0 votes Thank Flag Link Sun Aug 17, 2008
I am an appraiser, and I would conclude the report value "subject to" installation of stove in working condition, or "cost to cure" for average price of a stove; which would most likely hold up the loan.
Easiest thing to do is just replace the stove!
0 votes Thank Flag Link Sat Aug 16, 2008
I just had a listing come my way where the "former" owner had passed away in the property and was not discovered until 3 weeks AFTER his passing!! suffice it to say it was "toxic" cleanup site after we also discovered the dearly departed had a pain killer addiction and was willy-nilly throwing his used needs into corners of the house along with the blood stained cotton swab!! $40,000 later to get all evidence of him and his habit removed from the townhome and I now have a property with no carpeting, toilets gone, range/oven gone, smoke detectors gone and a bit of a pre-marketing problem! We decided to spend more money and have all applicances replaced as to NOT CALL ATTENTION to the appraisers that the property had "some issues"!! Iam and the Trustee is, disclosing death on the premises to any/all future interested parties. In our county it's tough enough getting an appraisal let alone bringing up issues--replace the STOVE!!
0 votes Thank Flag Link Sun May 18, 2008
The appraiser is required to report ALL deficiencies and determine the "cost to cure". The only thing that would prevent completion of an appraisal would be - unable to gain access and/or no utilities - both of which are also necessary for a home inspector.

The only repairs required, are for conditions that rise above cosmetic defects, minor defects, or normal wear and tear. It is not the appraisers decision wether or not to complete the appraisal due to the lack of appliances, and the lender and/or underwriter should use professional judgement and underwriting practices to determine if the condition is a threat to safety or jeopardizes structural integrity.
0 votes Thank Flag Link Thu Apr 10, 2008
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