Chief Appraiser

Chief Appraiser Says

Reading the actual guideline text below — never a general AI guess

Here's what the guidelines say about roof condition: The roof must prevent moisture from entering the house and provide reasonable future utility, durability, and ease of maintenance (VA standard, also adopted by FHA/VA lenders). Appraisers are **not required to climb onto the roof** to inspect it; if the roof cannot be viewed—for example, because it's snow-covered—the appraiser must explain why it's unobservable and report how the condition was determined, potentially using alternative methods like drones or evidence of no leaks combined with documentation of the roof's age. When a roof is defective and has three or more layers of shingles, all old shingles must be removed before replacement (VA requirement). The appraiser must report the roof material (asphalt, composition, metal, slate, etc.), whether it is observable from ground level (yes or no), and estimate when it was last replaced using defined age categories: less than 1 year, 1–10 years, 10–20 years, or more than 20 years (Fannie Mae/FNMA standard). Separately, Fannie Mae and Freddie Mac don't have a rule specific to roof condition, but their general standard on deficiencies that affect safety, soundness, or structural integrity would apply if the roof problem is serious enough—for instance, an active leak would likely require repair before closing rather than allowing an "as is" appraisal. Straight from VA Minimum Property Requirements (Ch. 12), VA Lenders Handbook (Pamphlet 26-7), and UAD 3.6 / URAR (FNMA) — nothing added.

AI Search

General web information, outside Chief Appraiser’s vetted library — verify against the authoritative source before relying on it professionally

Searching the wider web…

© Copyright Notice: © Fannie Mae. UAD 3.6 / URAR reference materials shown for research and reference only. Full documents available at fanniemae.com/uad. Reproduction restricted per Fannie Mae copyright policy.

Chief Appraiser Picks · Related Video Appraisal — Inspecting the Roof Over the Home

Relevant News

Recent public coverage related to this topic — cited, not reproduced

Master Policy Deductible Cap and Roof Insurance Relief

New maximum per-unit deductible of $50,000 for master policies effective July 1, 2026, and roofs may now be insured on actual cash value basis rather than replacement cost only.

Read full story at Eclipse Community Management →

See all Relevant News →

Was this helpful? 👍 Yes 👎 Not quite

Filter: All None

#1 HUD/FHA Single Family Handbook 4000.1 Page 579

0.950 ▼

B. Title II Insured Housing Programs Reverse Mortgages 2. Origination/Processing Handbook 4000.1 554 Last Revised: 8/12/2026 (a) Appraisal Integrity The Mortgagee is responsible…

HUD/FHA Single Family Handbook 4000.1 · HUD_FHA_4000.1.pdf · Page 579 · View at official source (HUD.gov — SFH Handbook 4000.1) →

B. Title II Insured Housing Programs Reverse Mortgages 2. Origination/Processing Handbook 4000.1 554 Last Revised: 8/12/2026 (a) Appraisal Integrity The Mortgagee is responsible for identifying any problems or potential problems with the integrity, accuracy, and thoroughness of an appraisal submitted to FHA for mortgage insurance purposes. Appraisers must comply with the Uniform Standards of Professional Appraisal Practice (USPAP), including the Competency Rule, when conducting appraisals of Properties intended as security for FHA-insured financing. In appraising any Property for the purpose of obtaining FHA mortgage insurance, the Appraiser must certify that they are capable of performing the appraisal because they have the necessary qualifications and access to all necessary data. The Mortgagee must ensure that FHA is listed on the appraisal report as an intended user of the appraisal. (b) Selection of a Qualified Appraiser The Mortgagee must order an appraisal from an Appraiser who is listed on the FHA Appraiser Roster and is qualified and knowledgeable in the specific market area in which the Property is located. The Mortgagee must evaluate the Appraiser’s education, training, and actual field experience to determine whether the Appraiser has sufficient qualifications to perform the appraisal before assignment. The Mortgagee may not discriminate on the basis of race, color, religion, sex, national origin, familial status, disability, or marital status in the selection of an Appraiser. (c) Use of Appraisal Management Company or Third-Party Contractors The Mortgagee may engage an Appraisal Management Company (AMC) to perform services related to the obtaining of an appraisal. The Mortgagee remains responsible for the acts of its AMC or third-party contractors. The Mortgagee may not pay the AMC and other third-party contractors fees in excess of what is customary and reasonable for such services in the market area where the Property being appraised is located. Any management fees must be for actual services related to the ordering, process, or review of an appraisal for FHA financing. (d) Appraiser Independence The Mortgagee must ensure it does not compromise the Appraiser’s independence.

#2 UAD 3.6 / URAR (FNMA) Page 106

0.143 ▼

Dwelling Exterior Appendix F-1: URAR Reference Guide Page 106 of 375 Version 1.3 Foundation Type (Choose all that apply) Allowable Answer Definition / Additional Guidance Basement…

UAD 3.6 / URAR (FNMA) · Appendix F-1 URAR Reference Guide v1.3.pdf · Page 106 · View at official source (fanniemae.com/uad) →

Dwelling Exterior Appendix F-1: URAR Reference Guide Page 106 of 375 Version 1.3 Foundation Type (Choose all that apply) Allowable Answer Definition / Additional Guidance Basement Fully or partially below grade structural foundation style consisting of walls that bear weight on foundation footings running along the perimeter of the structure. Crawl Space A foundation style consisting of unfinished, typically narrow space between the building and the ground or the improved surface. Post and Pier A foundation style that consists of a series of posts connected to a frame that supports the structure above ground level. Runner A foundation style that consists of rows of concrete footings poured into the ground intended to support the structure. Slab A foundation style that consists of a slab of concrete that sits directly on grade supporting the structure. Other (Describe) Select Other to enter an answer that is not in the above list. Roof The Roof row always displays in the Exterior Features table. Dwelling Exterior: Quality and Condition - Exterior Features - Roof Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.033 Detail Always required Yes | No Roof Observable: Indicates whether the majority of the roof is observable from ground level. • Yes • No (the individual performing the inspection was unable to make an informed determination on the condition status of the roof, such as when the roof is snow-covered) Notes: • If No, “(Unobservable)” displays. When the appraiser is unable to view the roof, explain why the roof is unobservable and report the results based on the assessment of the ceilings in Dwelling Exterior Commentary (8.061). • For government agency appraisals, reference the appropriate guidelines. 8.033 Detail Always required Choose one or more allowable answers from the Definition / Additional Guidance column Roof Material • Asbestos • Asphalt • Ceramic Tile • Clay • Composition • Concrete • Copper • Metal • Rubber • Slate • Solar Shingles • Synthetic • Tar/Gravel • Wood • Other (Describe) 8.033 Detail (Estimated Age) Always required Choose an allowable answer from the Definition / Additional Guidance column Estimated Age: The appraiser’s estimate of when the roof was last replaced. • Less than 1 year • 1-10 years • 10-20 years • More than 20 years Note: If there are varying ages for the roof, choose the one that best explains the Exterior Condition Rating.

#3 VA Minimum Property Requirements (Ch. 12) Page 33

0.179 ▼

Requirements 12-33 26. Roof Covering Change Date March 28, 2019 • This chapter has been revised in its entirety. a. Requirement The roof covering must: • prevent entrance of…

VA Minimum Property Requirements (Ch. 12) · Ch12_Minimum_Property_Requirement_NEW 2022 02 17.pdf · Page 33 · View at official source (VA.gov — Construction and Valuation) →

Requirements 12-33 26. Roof Covering Change Date March 28, 2019 • This chapter has been revised in its entirety. a. Requirement The roof covering must: • prevent entrance of moisture, and • provide reasonable future utility, durability, and economy of maintenance. b. Multiple Shingle Layers When a defective roof with three or more layers of shingles must be replaced, all old shingles must first be removed. c. Appraiser Expectation The appraiser is not required to climb onto the roof. d. Appraisal Considerations when the Roof is Not Visible When the appraiser is unable to view the roof, the appraiser must explain why the roof is unobservable and report how the condition of the roof was determined. For example, a roof may be covered with snow yet the appraiser observed no evidence of leaks and documentation was provided to the appraiser verifying the age of the roof. If available, other methods such as drones could be utilized to show the area.

#4 UAD 3.6 / URAR (FNMA) Page 107

0.130 ▼

Dwelling Exterior Appendix F-1: URAR Reference Guide Page 107 of 375 Version 1.3 Dwelling Exterior: Quality and Condition - Exterior Features - Roof Report Field ID Report Label…

UAD 3.6 / URAR (FNMA) · Appendix F-1 URAR Reference Guide v1.3.pdf · Page 107 · View at official source (fanniemae.com/uad) →

Dwelling Exterior Appendix F-1: URAR Reference Guide Page 107 of 375 Version 1.3 Dwelling Exterior: Quality and Condition - Exterior Features - Roof Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.035 Condition Status Required if Roof Observable is Yes Choose an allowable answer from table (Exterior Feature Condition Status) Roof Condition Status: The condition status of the roof. • New or Like New • Typical Wear and Tear • Damaged and Functional • Damaged and Nonfunctional Notes: • If there are varying condition statuses for the roof, choose the one that best explains the Exterior Condition Rating. • Condition Status reflects the required repairs, inspections, or completions as if they were completed. The current condition is noted in the Apparent Defects, Damages, and Deficiencies (Dwelling Exterior) subsection. • Individual damages must be reported in the Apparent Defects, Damages, and Deficiencies (Dwelling Exterior) subsection. Windows The Windows row always displays in the Exterior Features table. Dwelling Exterior: Quality and Condition - Exterior Features - Windows Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 8.037 Detail Always required Free-form Brief description of the windows. Note: For further expansion of commentary, use Dwelling Exterior Commentary (8.061). 8.039 Condition Status Always required Choose an allowable answer from table (Exterior Feature Condition Status) Windows Condition Status: The condition status of the windows. • New or Like New • Typical Wear and Tear • Damaged and Functional • Damaged and Nonfunctional Notes: • If there are varying condition statuses for the windows, choose the one that best explains the Exterior Condition Rating. • Condition Status reflects the required repairs, inspections, or completions as if they were completed. The current condition is noted in the Apparent Defects, Damages, and Deficiencies (Dwelling Exterior) subsection. • Individual damages must be reported in the Apparent Defects, Damages, and Deficiencies (Dwelling Exterior) subsection.

#5 VA Lenders Handbook (Pamphlet 26-7) Page 444

0.178 ▼

Minimum Property Requirements 12-33 26. Roof Covering Change Date March 28, 2019 • This chapter has been revised in its entirety. a. Requirement The roof covering must: • prevent…

VA Lenders Handbook (Pamphlet 26-7) · VA-Lender-Handbook.pdf · Page 444 · View at official source (VA.gov — Appraisers/Staff Appraisal Reviewer) →

Minimum Property Requirements 12-33 26. Roof Covering Change Date March 28, 2019 • This chapter has been revised in its entirety. a. Requirement The roof covering must: • prevent entrance of moisture, and • provide reasonable future utility, durability, and economy of maintenance. b. Multiple Shingle Layers When a defective roof with three or more layers of shingles must be replaced, all old shingles must first be removed. c. Appraiser Expectation The appraiser is not required to climb onto the roof. d. Appraisal Considerations when the Roof is Not Visible When the appraiser is unable to view the roof, the appraiser must explain why the roof is unobservable and report how the condition of the roof was determined. For example, a roof may be covered with snow yet the appraiser observed no evidence of leaks and documentation was provided to the appraiser verifying the age of the roof. If available, other methods such as drones could be utilized to show the area.

#6 HUD/FHA Single Family Handbook 4000.1 Page 851

0.113 ▼

D. Appraiser and Property Requirements for Title II Forward and Reverse Mortgages 3. Acceptable Reporting Forms and Protocols (04/10/2025) Handbook 4000.1 826 Last Revised:…

HUD/FHA Single Family Handbook 4000.1 · HUD_FHA_4000.1.pdf · Page 851 · View at official source (HUD.gov — SFH Handbook 4000.1) →

D. Appraiser and Property Requirements for Title II Forward and Reverse Mortgages 3. Acceptable Reporting Forms and Protocols (04/10/2025) Handbook 4000.1 826 Last Revised: 8/12/2026 g. Roof Covering (09/14/2015) The Appraiser must notify the Mortgagee of the deficiency of MPR or MPS if the roof covering does not prevent entrance of moisture or provide reasonable future utility, durability and economy of maintenance and does not have a remaining physical life of at least two years. The Appraiser must observe the roof to determine whether there are deficiencies that present a health and safety hazard or do not allow for reasonable future utility. The Appraiser must identify the roofing material type and the condition observed in the “Improvements” section of the report. The Appraiser must report if the roof has less than two years of remaining life, and make the appraisal subject to inspection by a professional roofer. When the Appraiser is unable to view the roof, the Appraiser must explain why the roof is unobservable and report the results of the assessment of the underside of the roof, the attic, and the ceilings. h. Structural Conditions (09/14/2015) The Appraiser must report on structural conditions so that the Mortgagee can determine if the foundation and Structure of the Property will be serviceable for the life of the Mortgage. The Appraiser must perform a visual observation of the foundation and Structure of the improvements and report those results. If the Appraiser notes any structural issues, the Appraiser must address the nature of the deficiency in the appraisal where physical deficiencies or adverse conditions are reported and require inspection. i. Defective Paint (04/10/2025) If the dwelling or related improvements were built before 1978, refer to Lead-Based Paint. If the dwelling or related improvements were built in or after 1978, the Appraiser must report all defective paint surfaces on the exterior and require repair of any defective paint that exposes the subsurface to the elements. Unpainted surfaces intended to withstand the elements, such as stained or pressure-treated wood, do not require repair. j. Attic Observation Requirements (04/18/2023) The Appraiser must visually observe the interiors of attic spaces to the extent these areas are safely accessible. The Appraiser is not required to disturb insulation or move items that obstruct access or visibility. If the observation reveals evidence of a deficient condition (such as a water-stained ceiling, insufficient ventilation, or smell of mold, etc.), the Appraiser

#7 Fannie Mae Selling Guide Page 592

0.190 ▼

Level of Updating Description Remodeled Significant finish and/or structural changes have been made that increase utility and appeal through complete replacement and/or expansion.…

Fannie Mae Selling Guide · Selling Guide - 06-03-2026.pdf · Page 592 · View at official source (selling-guide.fanniemae.com) →

Level of Updating Description Remodeled Significant finish and/or structural changes have been made that increase utility and appeal through complete replacement and/or expansion. A remodeled area reflects fundamental changes that include multiple alterations. These alterations may include some or all of the following: replacement of a major component (cabinet(s), bathtub, or bathroom tile), relocation of plumbing/gas fixtures/appliances, significant structural alterations (relocating walls, and/or the addition of square footage). This would include a complete gutting and rebuild. Appraisals Completed “As Is” Fannie Mae permits appraisals to be based on the “as is” condition of the property provided existing conditions are minor and do not affect the safety, soundness, or structural integrity of the property, and the appraiser’s opinion of value reflects the existence of these conditions. Minor conditions and deferred maintenance are typically due to normal wear and tear from the aging process and the occupancy of the property. While such conditions generally do not rise to the level of a required repair, they must be reported. Examples of minor conditions and deferred maintenance include worn floor finishes or carpet, minor plumbing leaks, holes in window screens, missing handrails, or cracked window glass. Properties with condition ratings C1, C2, C3, C4, and C5 as previously defined are eligible in “as is” condition. Properties with the initial condition rating C6 indicate one or more deficiencies that impact the safety, soundness, or structural integrity of the property. Therefore, the appraisal must be completed "subject to" completion of the deficient item(s) with a minimum resulting condition rating of C5. See Physical Deficiencies That Affect Safety, Soundness, or Structural Integrity of the Subject Property in this topic for additional details when completing appraisals on properties with safety, soundness, or structural integrity deficiencies. Quality of Construction Rating For appraisals required to be completed using the UAD, the appraiser must assign one of the following standardized quality ratings in the table below when identifying the quality of construction for the subject property and comparable sales.

#8 Freddie Mac Seller/Servicer Guide Page 1

0.077 ▼

tear; adequately maintained. C4 — some deferred maintenance and physical deterioration; minor to moderate repairs needed; all major building components still function. C5 —…

Freddie Mac Seller/Servicer Guide · Property_Condition_and_Quality_Ratings.txt · Page 1 · View at official source (guide.freddiemac.com) →

tear; adequately maintained. C4 — some deferred maintenance and physical deterioration; minor to moderate repairs needed; all major building components still function. C5 — obvious deferred maintenance; needs significant repair; maintenance has likely been deferred for a long period. C6 — substantial damage or deferred maintenance, with deficiencies affecting the safety, soundness, or structural integrity of the improvements; not suitable for occupancy in its current condition. Quality (Q1-Q6) measures the caliber of original construction and materials, not condition -- a well-built, well-maintained older home can still be Q3 while a poorly-built new home can still be Q5 or Q6: Q1 — highest quality, custom-designed, exceptional architecture/materials. Q2 — superior workmanship and materials throughout, exceeding building code requirements. Q3 — good, "stock" quality; exceeds minimum building code requirements. Q4 — adequate, typical, tract-standard quality meeting building code. Q5 — below-average quality; some substandard components or workmanship. Q6 — minimal or nonexistent quality controls; per Freddie Mac's own guidance, this includes properties with "minimal or non-existent electrical, plumbing and/or other mechanical systems" or that are of a "quality such that the property is not habitable as a year-round residence." Ratings of C5/C6 and Q6 are treated as deal-affecting by Freddie Mac. Section 5605.5 requires an appraisal reporting a C5, C6, or Q6 rating to be made "subject to" completion, repair, or further inspection before the loan can close -- the guidance specifically flags conditions such as an active roof leak, standing water or water intrusion, missing or severely damaged exterior components, and a non-functional mechanical system as examples that drive a C5/C6 rating and require correction, not just disclosure, before delivery. Freddie Mac draws a clear line between these deal-affecting deficiencies and ordinary cosmetic wear that does not require repair: minor, non-damage- causing issues (a dripping faucet, worn flooring, missing hardware, minor trim damage) do not by themselves drag a property down to C5/C6 and can close "as is." Practical takeaway for an appraiser using Chief Appraiser: if a search turns up a C5, C6, or Q6 rating question, or a specific defect like an active roof leak, missing components, or a non-functioning mechanical system, that is very likely a "subject to" situation under Freddie Mac's own Guide -- cross-check against the property-specific VA/FHA/Fannie Mae guidance already in this library, since all four investors converge on very similar outcomes for genuinely serious deficiencies, even though only Freddie Mac's Guide is summarized here.

Chief Appraiser

Welcome to Chief Appraiser

Still Being Built — And That's Where You Come In

Why not just use AI?

Help Us Improve Chief Appraiser