I'm an FHA appraiser -

All mechanical systems have to be operational at the time of appraisal. That can be a gray area as we don't look at AC in the winter or heat in the summer. However, if the system doesn't even come on then a proble is obvious.

As I'm not an inspector, I always suggest deferring to the actual home inspection for validation concerning the mechanical systems.

Hank Miller, SRA, ABR
Associate Broker & Certified Appraiser
Prudential GA Realty
678-428-8276

Hello:

I agree fully with the response from 911 Home Inspections. Are you working with a real estate agent? Is it a HUD home or being sold by a bank or is it a private sale?

If the home is a HUD home and it is called an "insured" sale, then HUD may have money set aside to handle that repair.

If the home is being sold by a private seller, then your agent can help negotiate that repair with that seller.

If the home is being sold by a bank "as is", sometimes it is worth going back to them with an amendment because if it won't work for you, it won't work for any buyer and they may make the repair after all.

Regardless of the seller, if there is no money for repairs, ask your lender about doing a 203K FHA loan to include the money for repairs in your loan amount.

Good luck to you!

I'm an FHA Fee Inspector and can give you a little insight. The FHA appraiser evaluates your homes' value and general condition because the FHA insures your loan. The FHA has to sell your home to recoup their investment should you default on your loan, so they require it to meet certain standards. A big one is the heating system must work. It doesn't have to be a certain age or efficiency but it has to work for a forseeable future of 3 years. If it doesn't then two things can happen depending on your lender. The current owner can fix it or your lender can hold money in escrow to ensure the system is repaired/replaced after you take possession. Once the corrections are made a Fee Inspector can sign off on the repairs, at your expense and the escrow money released. Talk with your lender to see what your options are.