(WE HAVE PICTURES OF OUR SITUATION)
We recently bought a home through FHA "Fannie Mae" loan. We've only lived in new home for four months. We were told by Tom Redus (who owns Redus & Co., along with his wife, Sharon)- both the sellers of this house, built in 1920, that the central heating/ac unit was "practically new...hasn't been installed very long." (We found out after buying the home, the DUCT work is new, not the unit. (The unit is actually a home-made unit which has been duct-taped to hold two pieces from separate units together...to try to make one unit.
Our heating/ac unit has not worked properly ever since we have lived here. In the past four months, service techs. have been to the house about seven times. They can find no serial numbers, etc. on the unit. In fact, they have said, "What the heck (won't repeat exact word here)is that thing????" We found out the unit was installed by a previous owner. He works at a warehouse that SELLS the parts to heat/ac companies. This warehouse company does not INSTALL the units.
When TXU Gas came to light our pilot on hot water heater & check it, they have refused to light it saying, "You have to get a plumber to fix the ventilation system, before we will even lght that thing. It's dangerous." Our water heater ventilation pipe goes directly into an old chimney. There is no top on the chimney, so rain, snow, old falling bricks from chimney, and little birds, come down it. We are still pulling whole bricks, & brick pieces, & little dead birds out of the hole where ventilation pipe meets into the chimney.
The toilet has never worked properly - it will not flush by using the lever alone...you also have to turn water ON & OFF by the main shut-off valve (situated on side of tank near floor.)
FHA told previous owners they would have to repair/or fix windows, so they would open.(they're still not fixed). FHA told them to fix roof support. (the "fixed roof support" is 2 X 4's leaning against the attic walls (they are not attached to anything.)
I recently got a copy of "FHA Guideline - Appraisal Requirements". This list is a list of general quidelnes required for a property. Any condiation NOT met by the list, may require the property to be repaird in order to meet FHA appraisal quidelines. (Do an Internet search for: "HUD Handbook 4150.2" for infor.) Out of this list, I found six things that this house did not pass on. However, these things were not listed on the Appraisal Report, done by the appraiser. Here are those six things that our house did not pass:
1."all habitable rooms must have a heat source (doesn't mean in each room), each room must receive sufficient heat. (at least 50 degrees) - Electrical, plumbing and/or heating certifications may be called for by the appraiser when he/she cannot determine if one or all of these systems are working properly. However, the appraiser should not arbitrarily call for such certifications as they are still responsible for checking on the adequacy of these systems at the time of appraisal"
OUR HOUSE: (Appraiser HAD to have seen duct-tape wrapped around unit !!!).: our heat only works 2 days - 2 weeks at a time. - thereafter,...we live in 30 degree environment inside house, until service techs come back out again...blow water out of inside of unit, then suck water up with a vaccuum. We are then good for another at least another 2 days...at which time, service techs. come back out & repeat the process.
2."All water heaters must comply with local building codes regardless of its location."
OUR HOUSE: TXU Gas refuses to get near it - said it was dangerous - would cause gas build-up into house if pilot is lit, before having it fixed by a plumber.
3."The roof must prevent moisture from entering the home and provide reasonable future utility, durability and economy of maintenance.
OUR HOME: no top on old chimney, which allows rain, snow, falling bricks from top of chimney to fall, and birds come into chimney and have babies in built nests.
4."The FHA appraisers are required to inspect the attic area, unless the property is a mobile home or dwelling with little or no atticl (due to the interior roof slope.)" "The appraiser will note any evidence of...the condition of the support structure..."
OUR HOUSE: unattached 2 X 4's are now leaning against attic walls - don't know how this passed the FINAL inspection.
5."A property must have adequate water supply and fixtures to support its use. This guideline requires an appraiser to check: -the function of toilets and observe any evidence of leaks
OUR HOUSE: has never worked properly since we have lived here - have to first turn main shut-off value to ON, then use hand lever to flush. It then runs, so you have to turn off main shut-off valve, and sometimes giggle hand lever.
6.( concerning LEAD PAINT) "For all properties built before Jan. 1, 1978, the FHA appraiser must inspect all interior and exterior surfaces...for defective paint surfaces (i.e. chipping, peeling or flaking paint.
OUR HOUSE: We were told our house had lead paint. It has been simply painted over (inside & outside of house), but parts of inside & outside of house are now chipping, peeling or flaking.
7.Sellers were told to repair or replace windows so they would open.
OUR HOUSE: Windows were never repaired or replaced. In fact, we been pulling the nails they had on inside of windows (to keep them from being opened) so we could try to open them. They still will not open.
NOTE: WE HAVE NOW CONTACTED:
-our policy title co.; mortgage co. who did original loan (before they sold it to another mtg. co.,> who sold it to another mtg. co.; HUD; FHA; TEXAS ATTORNEY GENERAL'S OFFICE - CONSUMER AFFAIRS DEPT.; mortgage co. who has our account now; TEXAS REAL ESTATE COMMISSION (WE ARE FILING 3 COMPLAINTS WITH THEM on: TOM REDUS (licensed real estate agent/or realtor; SHARON REDUS (licensed real estate agent/or realtor; & are planning on adding the appraiser to this, also.
WHO HAS CONTACTED US:
-Everyone BUT the sellers of the house (they told us through their secretary, Sally, "We will not fix the heating/ac unit, YOU will have to fix it."
ALL OF THE ABOVE PEOPLE HAVE CONTACTED US, FORMAL COMPLAINTS HAVE BEEN FILED, & INVESTIGATIONS ARE SOON TO START.; WE ALSO HAVE BEEN CONTACTED BY SOME "ANIMAL RIGHTS" ORGANIZATIONS, WHO WANT INFO. ON THE LITTLE DEAD BIRDS.
Hubert E. T & Billie M. T. 01-03-02