Services provided by Ken Deis

Pre-Purchase Home Inspection

A home inspection is a visual process where home components are tested to verify proper operation and/or installation. Doors and windows are opened and closed, roofing materials inspected, air-conditioning and heating systems operated, etc. Ken will fill the sinks and tubs, run the showers and flush the toilets while taking notes on the condition and operation of the components tested.

New construction home inspections are performed at the completion of construction, but prior to your final walk through with the Home Builder's Customer Service Representative or Superintendent. It is always a good idea to verify that utilities in the home (gas, water, and electric) have been turned on, either by you or the home builder depending on the builder's policy. The home inspection should be scheduled just a day or two before your final walk through with the builder. This will ensure that most, if not all, last minute items have been completed prior to your closing. At the conclusion of the inspection a home inspection report will be sent to you within 24 hours.

Warranty inspections are performed during the 11th month of your 1-year Home Builder Warranty. The home inspection will be performed to verify that proper building techniques were used and that the various components of the home were properly installed. You will receive a completed home inspection report within 24 hours along with digital photos taken as needed for inaccessible areas.

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FHA/HUD 203k

Rehab a Home with HUD's 203k Rehab Program: you might see a home you'd like to buy that needs work. FHA has a loan for rehabilitating and repairing single-family properties called the FHA 203k Rehabilitation Loan Program. You obtain just one mortgage loan which includes the mortgage and the cost of repairs or upgrades combined. The mortgage amount is based on the projected value of the property with the work completed, taking into account the cost of the work. The advantage of this loan is that you can buy a home that needs work, but still have only one mortgage payment - and you can complete the repairs after buying the home.

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Role of the 203k Consultant

To be designated a FHA/HUD 203k consultant I have met the experience requirements for HUD approval and have been trained in the Work Write-Up format of the 203k program. By using an approved consultant there is no need for a Plan Reviewer to check the Work Write-Up.

The following is an outline of the 203k consultants’ scope of work:

I. Site Visit
- Consultant meets with the borrower at the site. 
- A general examination of the work to be done determines if the project is feasible. 
- If feasible, Client signs Consultant Agreement and pays Consultant a $400 retainer fee 

II. Consultant prepares a detailed Report which contains:
- Clear, concise project specifications 
- Construction cost analysis 
- HUD required draw request forms
- Preparation of contractor bid packages 
- Preparation of lender packages

III. Consultant delivers the Report Package
- Borrower 
- Lender 
- Contractor 

IV. Selection of a Contractor by the Borrower
- The Borrower selects a contractor. Borrowers should be aware that many lenders may have contractor qualification criteria. Some lenders maintain a list of contractors that have met their qualification criteria. Discuss contractor selection with your lender to learn about their contractor requirements. If you’re considering a contractor which has not yet been approved by your lender or has never done a 203(k), it is important that they are informed early on about the 203(k) concept as it applies to contractors. 

V. Loan Closes
- Repair funds are placed in escrow. 
- Remodeling begins. 

VI. Consultant Performs Draw Request Inspections
- 1st Draw - Consultant insures permits were issued. 
- 2nd and 3rd Draw - Draw request inspections are performed as work progresses. 
- 4th Draw - A punch list is established. 
- 5th Draw - The project is closed out and warranties and lien releases collected.

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* A feasibility study is a quick inspection of the property; it is not a detailed inspection. It includes a rough estimate of work that will be necessary to comply with HUD's requirements. The cost of the feasibility study is included in the total 203k Consulting Fee unless the 203k loan process is terminated, in which case the fee is non-refundable.

For more information on the 203k Rehab Program please visit the HUD site listed below: 
http://www.hud.gov/offices/hsg/sfh/203k/203kabou.cfm

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