Question Details

Lori Jeltema, Real Estate Pro in Newport News, VA

FHA requirement?

Asked by Lori Jeltema, Newport News, VA Sun Mar 10, 2013

I'd like agents to share opinions (or better yet provide answer and link) as to whether an outlet in a bathroom would be an FHA requirement for the buyers appraisal. No remodeling done so the requirement for GFI is grandfathered but there is a difference in interpretation as to whether or not an outlet at all is required in the only bathroom of the house. There is no outlet. FHA guidelines online seem to deal with a home that has had updated done.

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Even if the house was built in the 60's? Is this an FHA req, can u reference link? I see FHA requirements on the site but am told that they are for a house that is under new code requirements such as a remodeled home. Thx
0 votes Thank Flag Link Mon Mar 11, 2013
If there is an outlet under the lighting fixture (attached to the lighting fixture) than the requirement is it must be a GFI outlet or linked to the GFI circuit.
0 votes Thank Flag Link Mon Mar 11, 2013
I had looked into code requirements and come to the conclusion that we may not be able to put it under that requirement due to the age of the home. There is likely was an outlet under the lighting fixture so I think the wiring is there, which would make the new socket under $100 each to put in. We asked for it in the home inspection. Problem is, the sellers are the only owners and think it's 'silly' that the new buyer wants a socket in the bathroom when they've 'lived there for 60 years without one....blah blah blah'.

Verbiagein fha regs is not clear to me and can be viewed a few different ways. I, too am leaning towards functional obsolescence but getting it to fall under an appraisal required item would put it in a whole other part of our contractual requirement. I'm hoping to show that it will be a requirement, thus getting it addressed and taken care of now instead of a week before closing. It's not a huge amount of money in the end and I'm sure it will be taken care of one way or another (we all know who pays for the 'one way or another items') but I'd like some clarification for future reference. Thanks for your help.
0 votes Thank Flag Link Mon Mar 11, 2013
Upon further review to muddy the waters: FHA 4150.2 quotes "electricity must be available for lighting and for equipment used in the living unit". I'm leaning toward functional obsolescence. Probably less than $200 cost to cure. Also found: may impair the customary use and enjoyment of the property in this document. Still don't have a good answer other than it should be addressed.
0 votes Thank Flag Link Mon Mar 11, 2013
So there is no outlet in the bathroom? Not an old one plated over? Ok let’s move forward. How old is the home? Less than 50 years code should have required one. Over 50 years maybe not required but any Realtor® worth their salt would ask for this after an inspection. Is it an FHA requirement, in this case I really don’t know, but what I do know is I won’t let this transaction fall apart over this issue. In most cases it can be added for less than 250.00 and maybe even less than 100.00. I looked at a couple of FHA appraisers forms and they were older but indicated that if there is no outlet then adding a GFI is not required, but it may lead to an audit of the electrical system if the system is 30 or 60 Amp service & require certification of the system for the lender. Good Luck
0 votes Thank Flag Link Mon Mar 11, 2013
No. A home inspector will comment and note that it's recommended but I get different opinions on whether it's an FHA requirement. That's why I'm looking for someone with a definitive link
0 votes Thank Flag Link Sun Mar 10, 2013
Wouldn't a local inspector that you use in your business be able to answer this for you??
0 votes Thank Flag Link Sun Mar 10, 2013
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