The inspector may have overstepped by "assuming" what the outcome of the appraisal would be however, at the same time, looking ahead and having a plan B in place isn't all bad either.
I hope this helps.
Home Appreciators Team at
Better Homes & Gardens Real Estate Metro Brokers
Appraisers, even FHA appraisers, are not home inspectors and are only looking for 'obvious' defects and depending on the appraiser's experience level & the weather conditions at the time (if everything was covered in snow) he may not have seen the roof condition & might not have walked out onto the decks. Another reason could be that since the lender knows this is a 203k loan because they had the work bids you provided, the appraiser may not have had to note these conditions since they are to be repaired (on a 203k loan, the appraisal is typically for the home value after repairs- if not, the lender may require two appraisals -which will be an extra cost to you).
What did the licensed contractors that gave you bids say? Since they are considered the specialists, is it their opinion that the roof and decks are satisfactory? Would they 'certify' (there is a fee involved with the certification but it is much less than the cost of replacement) the condition of either the roof or decks for a min. of two years?
Since you have until Dec. 12, and IF the work really does not need to be done, you should have no problem foregoing any unnecessary repairs (once you get the cert.s) and switching to a regular FHA loan; but, as Suzanne said, if it does need it, you are better off doing it now than later.
Best of luck,
FHA usually assigns someone to oversee the work in increments. The contractor does a part of the work, the inspector comes in, sees that the work was done properly and then releases a portion of the rehab money to the contractor, who then starts the second phase of the job. It's actually quite nice becasue it relieves the homeowner of having to deal with the contractor directly and ensures the job is done right.
I don't know why your appraisal was not ordered in a timely fashion, expect that I know 203 K loans take longer to put together, you have to have repair estimates and an agreement in place with the contractors prior to closing. I don't know whether you can change the type of loan now, and, honestly I don't know that you would want to. The roof and decks sound as though they need to be repaired and/or replaced anyway. It would not be safe for you to live in a home that is in poor condition, the roof could cave in or the decks could collapse. So, unless you have the money to have those repairs done yourself, I would go ahead with the 203K loan, get the work done.