Adirondack Country Homes Realty Inc.






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Presented by our main office at Schroon Lake

518-532-7900   *   518-532-9970 (fax)





Going for a FHA Loan?
Most common conditions that Sellers and Buyers should be aware of applying.



There must be no structural deficiencies noted in the foundation, floor support system, framing or roof.  If there are, a report from a qualified engineering regarding the cause or proposed correction must be submitted to the Appraiser.





The attic, basement and crawl space must be accessible and have adequate ventilation.  However, slab foundations are acceptable  The crawl space/basement MUST BE dry. If dampness is noted, a qualified Inspector must submit evidence that the problem has been corrected.  The crawl space must be a minimum of 18" measured from the bottom of the floor joist.




  • The grading of the lot must provide positive drainage away from the perimeter walls of the dwelling.

  • No dwelling may be located within 10 feet of the outer boundary of a high voltage transmission line easement, nor may the site be any closer than the fall distance of a structural tower supporting the lines (includes water towers).



  • All mechanical systems (plumbing, heating and electrical) must be operating at the time of the inspection, be adequate for the dwelling and meet town regulations.

  • Utilities must be on and operable at the time of inspection.

  • There must be a heat source in all rooms or adequate heat from a source located in another room.  The heat source must be permanently affixed and fired by gas, electric, propane or oil (Wood only as a back up).  Space heaters are acceptable fi they are common to area, thermostat controlled, located centrally for proper heat distribution, permanently affixed, vented and are adequate to heat the dwelling.

  • There must be electrical outlet(s) in each room.

  • Generally, hot water tanks cannot be located within the living space (kitchen, bathroom, bedroom, etc.)  Check your local building department for codes.  If hot water tanks are in-closet type, these areas must have a permanent vent.

  • Sump pumps must discharge as per appropriate town codes



  • Lead Paint:  Correct all defective lead paint surfaces for homes built prior to 1978.  This includes entire interior and exterior of the dwelling, as well as attached and detached garages and any other exterior improvements (barns, fencing, etc.).  All repainted surfaces must match existing areas.

  • Smoke and carbon monoxide detectors are required by New York State Law to be in the dwelling

  • All insect infestations must be addressed by qualified contractors.

  • Asbestos:  If there is evidence that suspected asbestos containing materials are present in the property, the Appraiser must note on the report if it is not contained it is deteriorating.

  • Handrails must be in place in all stairwells or steps on the interior and exterior of dwelling where required for safety purposes.

  • The rejection of a location is warranted only in instances where the property being appraised is subject to environmental hazards, noxious odors, offensive sights or excessive noise to the point of endangering the physical improvement or seriously affecting the livability of the property, its marketability or the health and safety of the occupants.

  • All balconies without railings require access door to have a key deadbolt at least 60" from the floor.

  • Private water systems (wells) must be tested by the state or local HUD office/HOC to determine acceptability (only in the case of a transfer of ownership)

  • All other reports that are "essential" to the health and safety of the occupants.



  • Exterior wood surfaces which are rotted must be replaced.

  • All flooring and walls must be clean and adequately maintained.

  • The chimney must not have cracked or chipped mortar or loose brings or cap.

  • Any broken or missing fixtures must be repaired/replaced.

  • All gutters and downspouts must be functional and typical for area (if on the property).

  • All condominiums and planned unit developments must be on FHA's approval list on accepted through reciprocity.