Well, in case you have not heard, the EPA is now enforcing a new law concerning the renovation, repair, and disturbance of properties with potential lead based paint (pre-1978 houses). There are specifics to the law you can find on the EPA site, but basically, the law requires that anyone compensated for repair or renovation on pre-1978 houses needs to be a certified lead based paint renovator. Bristol Restoration went through the certification courses earlier this month. We did not think twice about getting the certification. It’s a $32,500 fine if we are hired to work on a pre-1978 house and are not certified. Not only do we avoid the fine, but in reality, the procedures now required to renovate lead based paint surfaces correctly are in the best interest of the public.

Why pass the law? Apparently, the EPA feels lead is extremely harmful and wants to assure public safety in this matter. You think $32,500 fine is a random number? The EPA spun the Price is Right wheel and it landed on $32,500? The EPA is serious about this one. The EPA backs up their concern in detail on their website about the health effects of lead. Read the rest of this article, then check out the links below if you want more background on lead.
# Facts about lead
# Health effects of lead
# Where lead is found
# Where lead is likely to be a hazard
# How to check your family and home for lead
# What you can do to protect your family
# Are you planning to buy or rent a home built before 1978?
# Renovating, repairing or painting a home, child care facility or school with lead-based paint
# Other EPA pamphlets on lead

Real estate “professionals” are already finding ways around the law. I actually heard a Broker at a meeting tell her agents to inform their clients that they are free from liability if they are not “compensating” anyone for the work. In other words, “pay someone under the table” or “do it yourself” (head turned to the side). Ummm, excuse me. Really? Keep in mind, we are talking about renovation (windows, structural repairs, etc). What percentage of homeowners are qualified to do their own work? Also, the homeowner is STILL liable and responsible to prove that the house is free from lead with an acceptable test. How easy is it to pass if procedures are not followed precisely? Why would a licensed contractor, a fully qualified construction specialist, be mandated by law to attend classes and training on how to properly repair lead based paint surfaces, but a homeowner who’s training consists of “move that truck” and “design on a dime” be trusted to provide a safe working environment and acceptable workmanship that meets all safety and code guidelines?

Why are people trying to find ways around the law? The same reason why people would hire an unlicensed handyman. Money. It costs more to renovate under the strict guidelines set forth by the EPA in regards to lead based paint. The lead area has to be contained under very specific procedures and materials have to be disposed of properly. It simply costs more, and there is really no way around that…. unless, you “hire” someone not certified to do the work and they do the repair not according to proper procedures.

Is there a legal way around the necessity in hiring a certified renovator? Yes, perform a test on your house and check levels of lead prior to the renovation. Areas where you will most likely find lead will be around windows and doors. If you don’t have elevated levels, then that information can be disclosed to the buyers and might help in marketing the house. BUT, if the house does have elevated levels, full disclosure is still required and proper renovation procedures (if performed) must be adhered to.

We should all do our job by doing the right thing when having work performed on homes with lead based paint. There are serious ramifications for skirting the law, both ethically and legally.

Want more info: Here are some good videos for Realtors put together by the EPA.

If you have any questions about lead based paint renovations, call us directly at 866.755.8169 or visit our site at bristolrestoration.com. Will be happy to talk with you!

2. Extended family and friends come in town and use bathtubs that are seldom used. Again, just like above, pinhole leaks can form as result of water sitting in lines over an extended period of time. The bathtub is only used when guests come over and as a result the pipe lines are vulnerable for rust to accumulate. When the bathtub water is turned are, water pressure is introduced in the rarely used lines and pinhole leaks are revealed through water leaks. Toilets not used over extended periods of time are also vulnerable to this. PREVENT: Periodically run water through pipe lines that are rarely used. Look for rust in the bathtub drain. If there is any red or brown areas around the metal, there is a great chance of greater damage underneath the tub.

3. Weather changes. This one is a little more obvious. In Southern California we enter our rainy season in the winter. Rains always reveal faulty roofs and areas in the house such as exterior doors and windows with poor caulking that allow water to enter the house. In some areas, snow can form on rooftops and when melting reveal the same type of issues. Freezing pipes are always an obvious concern in the winter months. Water in the lines, freeze, expand, and cracks the pips causing leaks when it thaws. PREVENT: Problems can be prevented with proper weatherizing if the house is left vacant over an extended period of time. Also, it is a good idea to keep running water through all pipe lines. Also, if leaving for an extended time, leave central heating on low.

What is the significance in knowing FHA propertyconditions as a real estate professional? Well, imagine dragging your client around from listing to listing writing multiple offers. You finally get one accepted, but everything comes to a screeching halt when you find out the house does not qualify for FHA because the inspector found 3 layers of roof and repairs that totaled over $9,000 in order for the roof to be FHA compliant. The seller did not concede on repairs and your buyer could not close. So now your buyer asked you why you did not consider this when writing an offer. You respond with, “I am not inspector.” True, your not an inspector, but you are a professional SALES agent that is selling a PRODUCT. Know the product, know the customer, know the business.

There are very basic FHA property conditions that a real estate professional should check BEFORE taking a listing AND SHOWING HOMES. These conditions determine how you market the home, what to fix in the house, how and if to write the offer, etc. You don’t want to get your FHA buyer’s hopes up on a house that will only qualify for FHA when pigs MAY grow wings, nor do you want to limit your sellers marketability with pending FHA conditions that could easily be corrected.

Here is a five minute walk through you can take on any property (This is not a comprehensive list, this is to give you a basic metal list of what to look for. PASS FHA GUIDELINES):

OUTSIDE

ROOF: Roof cert needed if missing shingles or looks worn. TIP: Check for 3 layers or more. Any repair done on 3 layers or more, expect to pay $$.

POOL: Make sure it is clean, full, and equipment working.

WINDOWS: No broken windows. Cracked OK.

PAINT: No chipping or barewood (watch out for pre-1978 houses; new law states you must use certified lead based pant renovator if hiring contractor. This means more $$ for repairs. Good videos on lead based paint and how it affects Realtors straight from the EPA site.

TRASH and DEBRIS: must be removed from premises, inlcuding hazardous waste (outside and inside)

WALLS: no holes in firewall (wall between garage and house).

INSIDE

PLUMBING: Adequate water flow; must have hot water.

ELECTRICAL: look for GFCI plugs (must be working, don’t be fooled by just seeing GFCI switches). You should not see any exposed wiring.

WATER HEATER: Strapped properly, PRV valve installed correctly, proper ventilation.

SMOKE ALARMS: Look on ceilings in bedrooms and hallways near doorways.

UTILITIES: must be on and working (gas, electrical, water)

Well, in case you have not heard, the EPA is now enforcing a new law concerning the renovation, repair, and disturbance of properties with potential lead based paint (pre-1978 houses). There are specifics to the law you can find on the EPA site, but basically, the law requires that anyone compensated for repair or renovation on pre-1978 houses needs to be a certified lead based paint renovator. Bristol Restoration went through the certification courses earlier this month. We did not think twice about getting the certification. It’s a $32,500 fine if we are hired to work on a pre-1978 house and are not certified. Not only do we avoid the fine, but in reality, the procedures now required to renovate lead based paint surfaces correctly are in the best interest of the public.

Why pass the law? Apparently, the EPA feels lead is extremely harmful and wants to assure public safety in this matter. You think $32,500 fine is a random number? The EPA spun the Price is Right wheel and it landed on $32,500? The EPA is serious about this one. The EPA backs up their concern in detail on their website about the health effects of lead. Read the rest of this article, then check out the links below if you want more background on lead.
# Facts about lead
# Health effects of lead
# Where lead is found
# Where lead is likely to be a hazard
# How to check your family and home for lead
# What you can do to protect your family
# Are you planning to buy or rent a home built before 1978?
# Renovating, repairing or painting a home, child care facility or school with lead-based paint
# Other EPA pamphlets on lead

Real estate “professionals” are already finding ways around the law. I actually heard a Broker at a meeting tell her agents to inform their clients that they are free from liability if they are not “compensating” anyone for the work. In other words, “pay someone under the table” or “do it yourself” (head turned to the side). Ummm, excuse me. Really? Keep in mind, we are talking about renovation (windows, structural repairs, etc). What percentage of homeowners are qualified to do their own work? Also, the homeowner is STILL liable and responsible to prove that the house is free from lead with an acceptable test. How easy is it to pass if procedures are not followed precisely? Why would a licensed contractor, a fully qualified construction specialist, be mandated by law to attend classes and training on how to properly repair lead based paint surfaces, but a homeowner who’s training consists of “move that truck” and “design on a dime” be trusted to provide a safe working environment and acceptable workmanship that meets all safety and code guidelines?

Why are people trying to find ways around the law? The same reason why people would hire an unlicensed handyman. Money. It costs more to renovate under the strict guidelines set forth by the EPA in regards to lead based paint. The lead area has to be contained under very specific procedures and materials have to be disposed of properly. It simply costs more, and there is really no way around that…. unless, you “hire” someone not certified to do the work and they do the repair not according to proper procedures.

Is there a legal way around the necessity in hiring a certified renovator? Yes, perform a test on your house and check levels of lead prior to the renovation. Areas where you will most likely find lead will be around windows and doors. If you don’t have elevated levels, then that information can be disclosed to the buyers and might help in marketing the house. BUT, if the house does have elevated levels, full disclosure is still required and proper renovation procedures (if performed) must be adhered to.

We should all do our job by doing the right thing when having work performed on homes with lead based paint. There are serious ramifications for skirting the law, both ethically and legally.

Want more info: Here are some good videos for Realtors put together by the EPA.

If you have any questions about lead based paint renovations, call us directly at 866.755.8169 or visit our site at bristolrestoration.com. Will be happy to talk with you!

Common renovation activities like sanding, cutting, and demolition can create hazardous lead dust and chips by disturbing lead-based paint, which can be harmful to adults and children.

To protect against this lead risk, on April 22, 2008, EPA issued a rule requiring the use of lead-safe practices and other actions aimed at preventing lead poisoning. Under the rule, beginning April 22, 2010, contractors performing renovation, repair and painting projects that disturb lead-based paint in homes, child care facilities, and schools built before 1978 must be certified and must follow specific work practices to prevent lead contamination.

EPA requires that firms performing renovation, repair, and painting projects that disturb lead-based paint in pre-1978 homes, child care facilities and schools be certified by EPA and that they use certified renovators who are trained by EPA-approved training providers to follow lead-safe work practices. Individuals MUST become certified renovators by taking an eight-hour training course from an EPA-approved training provider. Bristol Builders is a certified lead based paint renovator. Contact us today for your renovation needs. 661.799.8169

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Trying to determine if your house passes FHA (Federal Housing Association) Guidelines can be a difficult task if you do not have the correct information and resources on hand.

The Housing and Economic Recovery Act of 2008 mandates that all FHA-approved lenders use certified appraisers effective Oct. 1, 2009. Certified appraisers must pass an internal FHA-related examination to document that they “have demonstrated verifiable education in appraisal requirements established by FHA” as outlined in Section 1040 of the Act.

For more information on passing FHA guidelines and assuring your house is FHA compliant sign up for our FREE newsletter!

 CRAWL SPACE

Must have access to all of the crawl space areas.
Major water build-up in the crawl space is not allowed and must be remedied.
Any areas of wood rot must be removed and repaired.
Ventilation & vapor barrier are required.
At least 18″ clearance is required from the floor joist to the ground.

If the crawl space has been dug out, the earth cannot be disturbed within 1 foot of the stem wall or pier supports. If the earth has been disturbed, then a retaining wall should be installed.

If a sump pump is used, it MUST be hard wired. Extension cord hook-ups are an extreme safety hazard and cannot be used.

 For more information on passing FHA guidelines and assuring your house is FHA compliant sign up for our FREE newsletter!

 ATTIC SPACE

Access must be provided (except where there is no attic space such as with some vaulted ceilings or in mobile homes).

The attic access opening cannot be smaller than 14″ x 22″.

Attic must be adequately ventilated, providing positive airflow with no dead airspace.

ROOFING MATERIAL

The roof must have at least 3 years of remaining life.

Estimated life expectancies:

Rolled roofing:………………..NOT acceptable for FHA.

Composition roofs:…………average life 15-20 years

Wood shingle:…………………average life 16-22 years

Built-up roofs:………………..average life 10-13 years

Torch down roofs:………….acceptable w/certification that roof was installed per manufacturer’s specifications.

Metal roofs:…………………….acceptable w/certification that roof was installed per manufacturer’s specifications.

Roofing on slopes of 2 1/2:12 or less MUST be installed by a licensed roofer using built-up roofing that meets the Uniform Building Code. Rolled roofing is not acceptable.

FHA will accept a maximum of 3 layers of roofing material. If more than two layers of roofing exist and re-roofing is required, all of the old roofing must be removed as part of the re-roofing. The placement of composition shingles over wood shake shingles is not acceptable.

For more information on passing FHA guidelines and assuring your house is FHA compliant sign up for our FREE newsletter!

ELECTRICAL

A single main shut-off breaker is required.

If more than one breaker must be tripped to disconnect the power, a new service panel is required.

The main service must be at least 100 amp. If it is less, a new service is required.

NOTE: These electrical requirements eliminate most pre-1960 homes that have not had an electrical upgrade. If FHA is the only financing option, then a 203K program should be considered to finance the improvement.

For more information on passing FHA guidelines and assuring your house is FHA compliant sign up for our FREE newsletter!

HEATING

The heating and cooling system must have at least 2 years of remaining life.

Wood stoves or solar heating are not acceptable as the sole heat source. NOTE: Coal or wood stoves with automatic stokers are acceptable.

NOTE: These heating requirements may eliminate most pre-1960 homes that have not had a heating system upgrade. If FHA is the only financing option, then a 203K program should be considered to finance the improvement.

For more information on passing FHA guidelines and assuring your house is FHA compliant sign up for our FREE newsletter!

HOT WATER HEATER

MUST have an installed Safety Release Valve (SRV).

The SRV must have a discharge line that drains to the outside of the home. It cannot be reduced in size from the valve outlet. In the case of a basement installation with a drain the discharge line must exhaust 6″ to 24″ from the floor.

NOTE: The Safety Release Valve upgrade is usually under $20 for the valve plus installation.

For more information on passing FHA guidelines and assuring your house is FHA compliant sign up for our FREE newsletter!

LEAD-BASED PAINT

All properties built prior to 1978 should be considered as target housing for lead-based paint hazards. Defective peeling/flaking paint on any interior or exterior surface must be identified and repaired following the EPA guidelines.

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SEPTIC SYSTEMS

Homes with septic systems are acceptable.

Evidence of septic tank pumping within the last 5 years is required.

 WINDOWS FOR SLEEPING ROOMS

Escape or rescue windows shall have a minimum net clear operable area of 5.7 square feet. The minimum net clear open able height is 24″ and width is 20″. The maximum escape window sill height is 44″.

NOTE: These window egress requirements may eliminate most pre-1960 homes that have not had a window upgrade. Small basement windows can be enlarged and upgraded. It has been my experience that most FHA Appraisers overlook this requirement unless the windows are inoperable or are set into an underground basement with 60″ plus sill height. If FHA is the only financing option, then a 203K program should be considered to finance the improvement.

For more information on passing FHA guidelines and assuring your house is FHA compliant sign up for our FREE newsletter!

Required Repairs: 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, A.K.A. the three S’s:

• Safety: protect the health and safety of the occupants
• Security: protect the security of the property (security for the FHA insured mortgage.)
• Soundness: correct physical deficiencies or conditions affecting structural integrity

Clearing Conditions on Existing Homes

 For more information on passing FHA guidelines and assuring your house is FHA compliant sign up for our FREE newsletter!

All repair items required by the appraiser or underwriter must be inspected and the clearance documented.

A professionally licensed, bonded, registered engineer, licensed home inspector or appropriately registered/licensed trades person, as applicable, must provide documentation that all deficiencies have been acceptably corrected upon completion of repairs. “As applicable” has been determined to mean any individual who the lender deems to be qualified, which might be the appraiser.

Professionals as defined above may use their company’s forms and letterhead to make the certifications. Appraisers and Compliance Inspectors are to use the Compliance Inspection Report, form HUD-92051. The individual signing Section II must be the person who actually performed the inspection. Section III or IV, as appropriate, is to be signed by the Direct Endorsement Underwriter.

Mortgagee Certification: When a Mortgagee Certification is used to clear minor conditions the HUD-92051 is not required.

Appliances: The Valuation Protocol (page D-26 of Appendix D, Handbook 4150.2) requires the appraiser to note the appliances that are present in the home at the time of inspection and whether the appliance is considered personal property or part of the real estate. The protocol further directs the appraiser to treat non-functioning appliances/equipment as deferred maintenance in the valuation process.

The manner in which an appliance is attached to the dwelling would determine whether or not an appliance should be considered part of the real estate. In some real estate markets, it may be typical and customary for certain appliances to convey with the real estate. In these situations, those appliances should be considered real estate and treated as such in the valuation of the property.

In some cases, such as that of REO properties, all or some of the appliances may be missing and there may be damage to the floor, wall or ceiling finish as a result of the removal. Depending upon the magnitude of the damage, the appraiser is expected to treat the damage to the home as deferred maintenance and reflect such in the conclusion of value. Missing appliances must be addressed by the appraiser in the valuation process, particularly when the comparable sales included a full complement of working appliances.

In cases where appliances are missing and minor repairs may also be needed, lenders are encouraged to have the borrower take advantage of the Streamlined 203(k) loan product, which has no minimum repair cost threshold and is designed to cover such improvements/replacements.

For more information on passing FHA guidelines and assuring your house is FHA compliant sign up for our FREE newsletter!

Information on passing FHA from Bristol!

You are ecstatic! You have now completed all the footwork and to all avail have finally qualified for an FHA loan, however there is still much to be done in order to pass FHA inspection. Folks it is not impossible, but you must know the guidelines to follow. We at Bristol restoration can help you to ease into your FHA inspection without obstacles that traditionally turn up. The key to passing FHA is understanding every detail and following the checklist provided on PDF for download here ( hyperlink to PDF checklist).

There are a few fallacies that surround passing FHA, first of all you may assume that because an older house is old and needs some maintenance that it cannot or will not pass FHA. However, many times older homes can have a few minor problems that can be remedied easily. Bristol Restoration has valued contractors that will give you a fair price and strategically tackle any flaws in the house that may be flagged from an FHA inspection. Even with and older home it is best to know before hand the many things that may remain unnoticeable to you or the seller, this actually should be considered a safety net- It is better to know what you are buying then to purchase it and find out later that the costs to pay to repair the house overkill the value of the home.

FHA inspections are required for good reasons. The main reasons that FHA mandates a house pass FHA inspection is for safety, protection, and you immediate best interest. They want you to be capable of paying off a home, and if a house is not inspected later there could be problems where you find out the house you paid good money for is a money pit- they are the lenders and they have to protect their best interest too, and make sure they have their money paid back. This is especially true seeing is how foreclosures are so prominent in this economy. They want you to have a home- they do not want it back.

So Bristol Restoration encourages you to reach out to us with any concerns, questions, and for assistance in aiding you in preparing for your FHA inspection. We are specialists that can provide you with the essentials to know where you stand and get you to be where you need. Right now you need the experts to handle all of your house repair and maintenance needs- and we can make sure this is perfect for when you have that FHA inspection- anyone say” pass FHA with flying colors?” If you want to learn more about passing FHA inspections click on the Pdf  below for an itemized checklist. 

  _Pass FHA_pdf 

Please contact us with any questions!
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We are also one of the few contractors who specialize in meeting FHA loans requirements and even offer easy Title 1 finacing as an option for clients who need financial assistance in meeting their reppir and rehab needs.

Joining our team will give you 25 years of real estate construction experience on your side. We don’t mind if you market that to your clients in a market with unstable property conditions!

In fact, we are confident that you can increase your close ratios by 300% by placing Bristol on your team as your contractor!

For a property to be eligible for FHA financing, it must comply with HUD’s Minimum Property Standards. BristolRestoration specializes in meeting these minimum requirements.

In the performance of an FHA appraisal, the appraiser must denote any deficiency in the appropriate section(s) of the appraisal report. The appraiser is to note those repairs necessary to make the property comply with FHA’s Minimum Property Requirements (MPR) or Minimum Property Standards (MPS) together with the estimated cost to cure. The lender will determine which repairs for existing properties must be made for the property to be eligible for FHA-insured financing.

The physical condition of existing building improvements is examined at the time of the appraisal to determine whether repairs, alterations or inspections are necessary – essential to eliminate conditions threatening the continued physical security of the property. If the condition is clearly a health and safety violation, the lender must clear the condition and may require an inspection or reject the property.

Areas that we typically provide service in meeting lender requirements:

Site Hazards And Nuisances
Soil Contamination
Grading and Drainage
Individual Water Supply and Sewage Systems
Wood Destroying Insects/Organisms
Private Road Access and Maintenance
Structural Conditions
Foundation
Roofing
Mechanical Systems
Electrical System
Plumbing System
Other Health and Safety Deficiencies
Lead Based Paint Hazards

Customers rely on our ability to accurately determine the scope and magnitude of any repair.

The majority of homes in the market today are in need of repair and rehabilitation due to mortgagee neglect, vandalism, or damage do to water, fire, theft, or other unforeseen acts. Homebuyers now anticipate these issues when making offers. In fact, reports indicate that most homeowners expect a percentage of the list price to be automatically reduced due to anticipated hidden repair issues, sometimes up to 30% of the list price.

BristolRestoration specializes in repairing homes and bringing them to a marketable condition, eliminating hidden concerns for buyers, and ensuring the home is a safe and secure structure in regards to it’s mechanical systems.

In regards to rehabilitating our goal is to bring the home to a condition that is “better than new”. Whether we are performing a simple punch list repair or doing a complete rehab on a property, We do exactly what needs to be done without additional costs and unessesary upgrades.