Houston real estate has begun to show signs of stability and we are confident that the first quarter of 2010 will bring more new construction.  Buying new construction is equivalent to the “new house scent syndrome”.  Buyers get too caught up with the thrill of the experience that they forget that this is one of the most important purchases in their life. As such, it is important to see the transaction through with caution and due diligence.  It’s not to say that your builder will cut corners but every now and then there are items that fall through the cracks, pun intended.

It is important for buyers to make their own check lists when they do their walkthroughs and make the builder accountable for addressing the items of concern.  Creating a checklist will assist you during any walk-through phase to ensure that the work has been completed properly. Feel free to discuss missing items with your Realtor if they were previously negotiated into your contract. Always have a paper trail or email trail of the items of concern and communication between your Realtor and builder/remodeler. If an item or repair you agreed on is missing, write the specific item down and address it in writing. Describe the problem and the location of the item needing repair.  The builder/remodeler can answer questions about your home including its use and upkeep. Please remember to keep safety first when inspecting your home and operating the mechanical or electrical systems. Avoid climbing on anything without proper equipment or ladder. If you have a concern after completing the walk-through, notify the builder/remodeler immediately and put it in writing as soon as possible.

1. Fencing and Retaining Walls: Inspect the fencing. Support posts should be firmly set.   Fencing material (planks or wire) should be securely fastened. Metal parts should be free of rust. Check masonry and wood for damage or deterioration.

1. Landscaping and Planting:  Check to make sure all vegetation is alive. Discuss options with builder if you notice vegetation is dying.

1. Shutoff/Cutoff Valves and Main Breakers:  Locate and become familiar with the operation of all shutoff and cutoff valves for gas and water as well as the main breakers for electricity.

1. Exterior Concrete Slabs:  Inspect concrete for exposed steel or damage.  New concrete slab should not be cracking.

1. Exterior Doors:  Inspect doors for damage.  Doors should open and close with ease and locks should be operational. Inspect doorbells for proper operation. Open French doors or sliding doors to test.

1. Stone and Masonry:  Inspect stone and masonry for damage or missing mortar. Inspect stucco for discoloration or damage. 

1. Exterior Paint and Stain:  Inspect paint and stain for discoloration or shade variation. Paint and stain should adequately cover required surfaces. Inspect for overspray onto other surfaces and report to builder. Inspect painted and stained surfaces for damage.

1. Roof/Gutters and Downspouts:  Visually inspect roof, gutters and downspouts for any damage.   Perform the inspection from ground level only; do not walk on the roof.

1. Garage Doors: Inspect garage doors for damage. Operate the garage door to make sure the door stays on its track and opens and closes completely. Test safety stop feature using a box or brick.

1. Stairs and Railings:  Inspect surfaces for exposed steel, protruding objects or damage.  Check that stairs and railings are secure. Listen for unusual popping or creaking.
    
2. Manuals and Warranties (Range or cook top, Refrigerator, Oven, Water Heater, Ice Maker, Microwave, Air Conditioner, Irrigation System, Elevators etc.):  Have all owner manuals and warranty information on new operating systems and appliances been provided?
3. Keys and Garage Door Openers:  Make sure you receive all keys and garage door openers been provided and that they are operational.
4. Interior Doors:  Inspect doors for damage.  Doors should open and close smoothly.  Check for door stops and request them if missing.
5. Specialty Doors:  Inspect sliding and pocket doors for proper operation.  They should slide easily, stay on their tracks and latch easily.
6. Carpet:  Inspect carpet for stains, spots, or any damage. Carpet should be securely attached.  Make sure there is no squeaking when walking.
7. Vinyl:  Inspect vinyl flooring for stains, bubbles, depressions, ridges or damage. 
8. Flooring:  Inspect wood flooring for damage and consistency in stain.  Inspect concrete floors for damage.
9. Grout:  Inspect grout for discoloration or cracking especially in bathrooms.
10. Countertops:  Inspect all countertop surfaces and edges for any damage or missing caulking.  Also make sure to check for cracks or chips on countertops and address options with builder.
11. Drywall:  Inspect ceilings and walls for sagging, bowing, visible nail heads or any damage.  Make sure texture has been properly applied, primed and painted.
12. Interior Paint and Stain:  Inspect paint and stain for discoloration or shade variation. Paint and stain should adequately cover all surfaces.  Inspect for overspray onto other surfaces.  Inspect painted and stained surfaces for damage.
13. Interior Ironwork:  Inspect ironwork for rust on surfaces.
14. Mirrors/Interior Glass/Shower Doors:  Inspect for secure installation or damage.
15. Windows:  Inspect windows for damage.  Windows should open and close without difficulty.   Inspect screens for any damage.
16. Skylights:  Visually inspect for signs of leaks or any damage.
17. Electrical Fixtures:  Inspect fixture surfaces, switch and plug covers for any damage.
18. Electric Panels: Inspect to ensure that the breakers are in panel boxes and are properly labeled.
19. Lighting:  Check fixtures to determine if light bulbs are in place, fixtures are operating properly and for damage.
20. Communications (Television, Cable, Internet, and Telephone):  Inspect all communication cover plates and fixtures for damage.
21. Bath Accessories:  Inspect toilet paper holders and towel bars for secure installation and for damage
22. Ceiling fans: Check fixtures to determine that all functions are operating properly and check for damage.
23. Plumbing Fixtures:  Inspect plumbing fixtures for secure installation, stains or damage.
24. Toilets:  Inspect toilets for secure installation or damage. Water should not be running continuously.
25. Closet Shelving:  Inspect shelving and rods for secure installation.  Brackets that support shelving and rods shall be installed no more that four feet apart.
26. Heating and Cooling Systems: Inspect filters and thermostats. Make sure they are securely attached.
27. Fireplaces and gas logs: Inspect all visible components of the f replace and chimney. Note any damage.
28. Cabinets: Inspect cabinets for damage and proper alignment.

Let me show you the way...

I understand that finding your new home is just one of the tasks that face you when you're purchasing a new house. I can assist you in the home buying process which includes offer negotiations, assisting in the inspection and negotiations process after inspections. Beat other home buyers to the hottest new homes for sale in Houston with my New Listings Notifications. You'll receive updates via email to the properties that match your search criteria in the Greater Houston area. Considering selling down the road? Learn the market value of your home with no obligation. An estimate of your home's value will be sent to you by email. Receive a FREE Home Market Analysis via email with up to 4 properties that have sold in the last six months.

Sincerely,

Diego E. Jaramillo
Realtor, ABR, e-Pro
Keller Williams Houston Metropolitan
Cell: 832-282-2069 
Online at www.HoustonHeritage.com 
Facebook Fanpage: www.DiegoJaramillo.com

Request a Free Market Snapshot!

"Because my business is primarily based on referrals, I thank you in advance for your endorsement. If you or anyone you know are considering buying or selling a home, please think of me."

Inspections are an essential component of the Due Diligence period during your Houston home buying experience.  The Due Diligence period is also known as your Option Period or Termination Period.  This period provides buyers with the unrestricted right to terminate their contract.  One major item to take care of during this Due Diligence period is a residential real estate inspection.  Sometimes negatively referred to as “deal killers”, inspections are an essential part of your discovery and negotiations.  Inspection reports should point out the various aspects of the property condition beyond the more obvious visual evidence.

Different types of inspectors

• Professional Home Inspector
• Engineer/Forensic
• Wood Destroying Insect (WDI)/Termite
• Mold
• Stucco/EIFS
• Thermal Imaging/Energy Audits
• Well & Septic
• Swimming Pool
• Lead Based Paint
• Environmental/Phase 

Selecting and Scheduling Inspectors 

• Ask Questions
• Cost Estimate
• Who and When

Questions to Ask an Inspector

• How long have you been in business?
• How many inspections do you schedule a week?
• How long is your average inspection?
• How soon can I schedule my inspection?
• How fast can I get my report?
• What format do you send your report in?
• How many pages is your average report?
• What areas do you service or are most familiar with?
• What is included in the price you quoted?
• Are there any discounts available?
• How many inspectors work with you?
• Do you carry insurance?
• Do you have a Supra access key?

Property Inspection Reports

• Checklist (lease informative)
• Narrative Report
• Combination of both including COLOR pictures of property and defects

Rules and Standards of practice required of Inspectors

• Texas Administrative Code – Title 22 – Part 23 – Chapter 535 – Subchapter R – Section 535.206 – Section 535.233

Recommended forms pertaining to Property Condition that could be added to contract

• For Your Protection Get A Home Inspection (TAR 1928)
• Inspector Information (TAR 2506)
• Texas Real Estate Consumer Notice Concerning Hazards and Deficiencies (TREC OP-1)
• Environmental Assessment, Threatened or Endangered Species, and Wetlands Amendment (TAR 1917)
• Broker Notice to Buyer/Tenant (HAR 410)
• General Information and Notice to a Buyer (TAR 1506)
• Information About Property Insurance for a Buyer or Seller (TAR 2508)
• Information About Special Flood Hazard Areas (TAR 1414)
• Protecting Your Home From Mold (TAR 2507)
• Notice of Information From Other Sources (TAR 2502)

Standard Property Inspection Report and Other Property Inspection Forms

Getting what you pay for

Remember the saying...."you get what you pay for"?  I find it to be very true with residential home inspections in Houston.  A very basic inspection is about 6 pages long using the promulgated forms provided by TREC.   Inspection reports in Houston range about $250 to $500 for residential properties under 3000 sq. ft. homes. A less detailed inspection report may save you some money but may cost you later in unreported items that could have easily been reflected on a more thorough report.  I ask buyers to insist their reports be in full color (NO FAXES) and in PDF format.  I enjoy receiving 30-40 page reports to review with buyers that detail condition of the property and the inspector’s professional observations.  A great inspection report allows buyers to  negotiate (unless foreclosure/REO) repairs or receive seller contribution towards buyer’s closing costs.

Let me show you the way...

I understand that finding your new home is just one of the tasks that face you when you're purchasing a new house. I can assist you in the home buying process which includes offer negotiations, assisting in the inspection and negotiations process after inspections. Beat other home buyers to the hottest new homes for sale in Houston with my New Listings Notifications. You'll receive updates via email to the properties that match your search criteria in the Greater Houston area. Considering selling down the road? Learn the market value of your home with no obligation. An estimate of your home's value will be sent to you by email. Receive a Complimentary Home Market Analysis via email with properties that have sold in the last six months.

Sincerely,

Diego E. Jaramillo
Realtor, ABR, e-Pro
Keller Williams Houston Metropolitan
Tel: 713-980-5115 
Online at www.HoustonHeritage.com

Visit my Blog at www.TheHoustonBlog.com

Visit Facebook Fanpage: www.DiegoJaramillo.com

Request a Free Market Snapshot!

"Because my business is primarily based on referrals, I thank you in advance for your endorsement. If you or anyone you know are considering buying or selling a home, please think of me."

Why use FHA?

Buyers need to have a better understanding of FHA financing solution and confidently see it as a viable option.  First time home buyers especially can use FHA financing to their advantage because of the flexibility and accessibility of it.  So, what is FHA financing?  How can you inform yourself about it?

A few tips on FHA:

• FHA has been around since 1934
• FHA was created to stabilize the US economy during the Great Depression
• Millions of home buyers have used FHA loans in every state

Is FHA still relevant in 2009?

• FHA will likely be used on more homes in 2009 than any other loan solution.
• FHA has been used in every market - soft or not.
• FHA is buyer and seller friendly.

High Points: Buyer Perspective

• Investment Requirement is low (only 3.5% down payment)
• May use gift for entire investment
• Gift income from family, employer, or other sources
• Generous qualifying ratios
  • 33 Housing (Newer Home)
  • 45 Total Debt (Newer Home)
  • 31 Housing (Older Home
  • 43 Total Debt (Older Home)
• Expanded ratios with an AUS approval
• Minimum 620 Credit Score
• Properties built before 1978 must have lead based paint disclosure
• Investor driven (FHA supported)
• Credit and Bankruptcy
  • Approval Chapter 7 Bankruptcy in 24 months with re-established credit.
  • Approval Chapter 13 Bankruptcy in 12 months with re-established credit.
• Non Occupying Co-Borrower can help
  • Occupying borrower does not need income, employment or assets.
  • This is often used by parents helping their children buy first home.
• Certain repairs/improvements can be financed into purchase (203K Streamline)
• Energy efficient items may be financed into the purchase transaction.
• Eligible on 1-4 family home purchases
• Eligible on condominium purchases
  • 51% Owner Occupancy Required
• Great interest rates available
• 15 year and 30 year terms available
• ARMS with caps:
  • 1% annual
  • 5% life of loan
• Temporary interest rate buy downs
  • Lowers payments in first few years
  • Must qualify at note rate however
• Refinancing
  • Borrower may be able to refinance to a lower interest rate without credit or appraisal
  • FHA may help homeowner in financial distress
    • Loss Mitigation
    • Partial Claims
    • Pre-foreclosure sale
    • Deed in lieu of foreclosure

High Points: Seller Perspective

• Increased the number of buyer prospects.
• No requirements for the seller to pay any special closing costs (same as conventional).
• Takes no additional time for appraisal or processing.
• No additional paperwork.
• Properties built before 1978 must have lead based paint disclosure
• Seller can contribute to buyer's transaction costs and reduce total cost for buyer.
• Seller can fund a temporary interest rate buy down.
  • This helps reduce the monthly payment making the purchase more affordable during the first few years.
• Repairs can be financed
  • Some repairs can be taken care of after closing.
  • This helps sellers that can't afford to repair the property before closing.
• FHA appraisers are selected rather than assigned.
  • This helps keep the appraisal process competitive
  • Cosmetic repairs are no longer required.
  • Repairs concerning health and safety are required.
• FHA appraisals are now like conventional appraisals.

Take advantage of FHA when making your offers

•·         203B for Single Family Homes

•·         234C for Condos

•·         203K Rehab (Streamline)

Seller Contributions

• Seller may contribute up to 6% (higher contributions are possible but generally not practical)
• Contract should state the contribution will be applied to buyer's closing costs in the following order:
  • Recurring transaction cots (escrow items like home owner's insurance, property taxes)
  • Discount points and buy down funds
  • Non-recurring transaction (appraisal, credit report, processing fee and related title work)

Personal Property

• The sales contract should not reflect the sale of the personal property.
  • If contract reflects personal property, the impact can be mitigated by including it in a separate addendum for Non-Realty Items.

Additional Forms

• FHA Real Estate Certification
• HUD Amendatory Clause
• HUD Inspection Disclosure

A special thanks to:

Roger Ryman
Certifed Mortgage Planner
Prime Lending
550 Post Oak Blvd Ste. 350
Houston, TX  77027
713-446-9666 Cell
rryman@primelending.com

Let me show you the way...

I understand that finding your new home is just one of the tasks that face you when you're purchasing a new house. I can assist you in the home buying process which includes offer negotiations, assisting in the inspection and negotiations process after inspections. Beat other home buyers to the hottest new homes for sale in Houston with my New Listings Notifications. You'll receive updates via email to the properties that match your search criteria in the Greater Houston area. Considering selling down the road? Learn the market value of your home with no obligation. An estimate of your home's value will be sent to you by email. Receive a FREE Home Market Analysis via email with up to 4 properties that have sold in the last six months.

Sincerely,

Diego E. Jaramillo
Realtor, ABR, e-Pro
Keller Williams Houston Metropolitan
Cell: 832-282-2069 
Online at www.HoustonHeritage.com 

Request a Free Market Snapshot!

"Because my business is primarily based on referrals, I thank you in advance for your endorsement. If you or anyone you know are considering buying or selling a home, please think of me."

First time home buyers have the opportunity this year to purchase a single family home using several national and state incentives.  These incentives include the $8000 tax credit, MCC credits, gift contributions and low FHA downpayment requirements. One such item I'd like to talk about today is the TDHCA 90-Day Down-Payment Assitance Program. 

The Texas Department of Housing and Community Affairs (TDHCA) has recently released a Down Payment Assitance Program called TDHCA 90-Day DPA.  The program allows a first time homebuyer to monetize the $8000 tax credit and apply it to the down payment and closing costs.  What is important to note is that the funds are First Come, First Serve.  The funds available are $5 Million earmarked to this program.  The Texas First Time Homebuyer Program website shows the three main Texas Programs - Down Payment Assistance Program, The Texas Mortgage Credit Program, and the recent TDHCA 90-Day Down-Payment Assitance Program.

The Down Payment Assistance Programs were created to monetize the Federal First Time Homebuyer Tax Credit enacted within the American Recovery and Reinvestment Act of 2009. The $8000 credit of course is to be used towards down payment and closing costs.  The Texas Mortgage Credit Program reduces a family's federal income tax obligation. The best thing about the tax credit is that it is valid for the life of the loan as long as the borrower occupies the property as their primary residence.

Important Points

• Funds Available: $5 Million, First Come, First Serve
• Available only for FHA 15 and 30 year fixed rate first lien mortgage loans
• Can extend your closing to 45 days instead of a 30 day close

Federal First Time Homebuyer Requirements

• First time homebuyers purchasing a home - new or resale that will be used as a principle residence.  Includes single family detached homes, attached homes like townhomes and condominiums. 
  
• First time homebuyer is a buyer who has not owned a principal residence during the 3 year period prior to the purchase.  For married taxpayers, the law tests the homeownership history of both the home buyer and his/her spouse.
  
• Home purchase must occur on or after 01/01/09 and before 12/01/09.  The purchase date is the date when closing occurs and the title to the property transfers to the homeowner.
• Income limit for single taxpayer is $75,000.
• Income limit for married taxpayers filing a joint return is $150,000.

Eligible Properties

• All single family, condos and townhomes
• Manufactured housing and cooperatives are not allowed

Income Limits

• Single taxpayer is $75,000.
• Married taxpayers is $150,000.

Credit Requirements

• Minimum credit score of 620 is required for FHA

Useful Links

The Texas First Time Homebuyer Program

Program Guidelines and Additional Information (PDF)

A special thanks to:

Darrell Clifton
Certifed Mortgage Planner
Prime Lending
550 Post Oak Blvd Ste. 350
Houston, TX  77027
832-275-9161 Cell

Let me show you the way...

I understand that finding your new home is just one of the tasks that face you when you're purchasing a new house. I can assist you in the home buying process which includes offer negotiations, assisting in the inspection and negotiations process after inspections. Beat other home buyers to the hottest new homes for sale in Houston with my New Listings Notifications. You'll receive updates via email to the properties that match your search criteria in the Greater Houston area. Considering selling down the road? Learn the market value of your home with no obligation. An estimate of your home's value will be sent to you by email. Receive a FREE Home Market Analysis via email with up to 4 properties that have sold in the last six months.

Sincerely,

Diego E. Jaramillo
Realtor, ABR, e-Pro
Keller Williams Houston Metropolitan
Cell: 832-282-2069 
Online at www.HoustonHeritage.com 

Request a Free Market Snapshot!

"Because my business is primarily based on referrals, I thank you in advance for your endorsement. If you or anyone you know are considering buying or selling a home, please think of me."

Galleria, Houston  -  Announcing a price reduction on 5302 Perrington Heights Ln, a 3,462 sq. ft., 4 bath, 3 bdrm townhouse "Georgian". Now MLS® $3,200 USD - Great Price in Galleria.

Property information

Buyers are often misinformed or unaware of the difference between being prequalified and being preapproved.  As the mortgage industry changes, you hear about new lending and appraisal practices that add to the confusion.  Credit score requirements and interest rates have seem to be on the rise which of course seems to make things more confusing. 

Prequalified vs Preapproved

1. Prequalified – review of credit, income and assets
2. Preapproval – run through Automated Underwriting and review of credit, income and assets.

Is it a real approval?

Is the prequalification or preapproval worth the paper it’s written on and what should my agent check?  We call the loan officer to confirm a few things including:

1. Are we able to reach him/her in a timely manner?
2. What is there opinion of the quality of the applicant?
3. Did they actually review the income, assets and credit?
4. Get a feel for the situation….never assume!

FHA – Easiest to qualify

1. Credit – 620 Minimum
2. Income – higher DTI’s (Debt to Income)
3. Assets – all money can come from gift
4. MI (Mortgage Insurance) – automatic if approved

Conventional – If less that 20% down, most difficult to qualify for

1. Mortgage insurance is required if less than 20% down payment is made.
2. Credit score must be 680+
3. DTI must be 41% or lower
4. 2 Months reserves
5. Tradeline requirements (4 trades 12-24 month review on credit report)
6. Appraisal torn to shreds by MI Underwriting
7. All these requirements go away if you put 20% down payment

Appraisals

1. Home Valuation Code of Conduct (HVCC)
   1. Became effective May 1st, 2009
   2. Loan originators have no contact or control of their appraisals anymore
   3. Large banks having issues – no control, no flexibility
   4. Who we protect our listings:
      • We remove from showing service
      • Meet the appraiser and present comparables
      • We advocate for the seller
   5. FHA – No issues in changes but watch out for safety issues
      • Missing appliances, no flooring, badly ripped carpet, exposed wires, security bars, badly peeling paint (is it lead based paint?), roof damaged or end of life, structural concerns, badly rotted wood.
      • Is it liveable?
      • Red Flag for FHA – “Fixer Upper”

HERA

1. HERA stands for Housing and Economic Recovery Act
2. Became effective July 30, 2009.
3. Upfront fees cannot be collected until the disclosures are received.
4. After contract we must wait 8 days prior to closing after initial disclosures.
5. If rate changes by .125% or more, must re-disclose and wait 3 days to close.
6. No Big Deal if you are working with a professional!

A special thanks to:

Roger Ryman
Certifed Mortgage Planner
Prime Lending
550 Post Oak Blvd Ste. 350
Houston, TX  77027
713-446-9666 Cell
rryman@primelending.com

Let me show you the way...

I understand that finding your new home is just one of the tasks that face you when you're purchasing a new house. I can assist you in the home buying process which includes offer negotiations, assisting in the inspection and negotiations process after inspections. Beat other home buyers to the hottest new homes for sale in Houston with my New Listings Notifications. You'll receive updates via email to the properties that match your search criteria in the Greater Houston area. Considering selling down the road? Learn the market value of your home with no obligation. An estimate of your home's value will be sent to you by email. Receive a FREE Home Market Analysis via email with up to 4 properties that have sold in the last six months.

Sincerely,

Diego E. Jaramillo
Realtor, ABR, e-Pro
Keller Williams Houston Metropolitan
Cell: 832-282-2069 
Online at www.HoustonHeritage.com 

Request a Free Market Snapshot!

"Because my business is primarily based on referrals, I thank you in advance for your endorsement. If you or anyone you know are considering buying or selling a home, please think of me."

We are thankful for our men and women of service and remember them continuously.  Veterans also hold a special observance and admiration for their service and valiant efforts.  Veterans in the state of Texas that are wheelchair enabled or with special needs can finance through the VA (Veterans Administration).  When considering looking at homes it is important to make sure the dwelling qualifies for any monies that the administration may provide for remodeling if the veteran is wheelchair enabled.  I will guide you through the VA rules for single family homes, condominium and townhouses that will assist in the future home purchase in Houston.

RAMPS AND WALWAYS

Most homes must have two ramps and/or walkways that are:

Suitable for ingress and egress.

Area at opposite ends of the home.

At least one of the two ramps must:

Be freewheeling needing no mechanical device to move the wheelchair between levels.

Provide a direct means of emergency egress from the adaptive bedroom area.

Be clear of potential fire hazards.

Ramps and walkways must be:

Permanently installed

Covered with adequate overhang for protection against inclement weather.

A minimum of 3 feet 6 inches wide for existing construction.

A minimum of 4 feet for new construction.

Slope of ramp, walkway and driveway

The ramp, walkway and driveway must have a slope of 8% less.  The calculation for an 8% slope is: for every 1-inch of rise (height) there must be 12.05 inches of run (length).

Lifts and elevators

If a mechanical device is needed to move the wheelchair from one level to another, a battery or generator back-up unit must be installed.

Treatment of walkways and ramps

Non-slip finish will include, but is not limited to broomed finishes of concrete surfaces, built in electric coils (¼ inch spacing between decking boards), and metal grating.

Ramp and Curb Guards

The ramp or walkway must have curbs or guards if a handrail is installed.  The curbs must be on both sides of the ramp or walkway, a maximum height of 5 inches, and have weep holes for drainage.

The guards must be a maximum of 5 inches, a minimum of 1 inch drainage space between the ramp/walkway deck and the bottom edge of the guard.

Connecting walkways and ramps to garages and carports

Walkways and ramps must be installed if the garage or carport is detached from the home and be covered to protect the veteran from exposure to inclement weather.

Ramp and walkway handrails

The ramp or walkway must have a handrail if a hazard is observed.  The handrail must:

• Be installed on both sides of the ramp or walkway.
• Be a height of 2 feet 6 inches to 2 feet 8 inches.
• Have a Hand Grip of 1-1/2 inch to 2 inches in diameter.
• Be a minimum of 1-1/2 inch to maximum of 2-inch clearance from any mounting surface.
• Be smooth, continuous, and uninterrupted in the vertical or horizontal plane.
• Be turned down or turned into the parallel wall to avoid dangerous projections.
• Extend a minimum of 1 foot beyond the end of any stairway or ramp ending.

Ramp and walkway platforms

The ramp and walkway platforms must:

• Be provided at all wheelchair entrances.
• Be equal in height to the house floor level at wheelchair entrances.
• Be a minimum of 5 foot by 5 foot in size.
• Be constructed of non-slip materials.
• Be provided every 30 feet of the ramp or walkway.
• Be provided at any 90-degree turn in the ramp or walkway.
• Be reasonably level with a maximum slope of 1/8 inch per foot for drainage.
• Have a clear area of 1 foot 6 inches of width beside the door entrance opposite the hinge.
• It must be unobstructed.

DOORWAYS

All doorways, including patio doors that are wheelchair ingress/egress passageways must be:

·         Be a minimum of 36 inches wide.

·         Must be easy to open.

·         Note: a patio door must be the minimum width of 7 feet wide to accommodate the 36 inch opening.

·         If there is a threshold installed, it must be beveled and have a maximum height of ½ inch.

·         If there is a mailbox and/or a door bell installed they must be mounted at the height not less than 3 feet and not more than 3 feet 9 inches.

·         A variation to the width of the doorway requirement is the minimum width of 32 inches allowable if it is not feasible to widen the doorway to 36 inches in width.

·         Ingress/egress doorways to wheelchair ramps or walkways must always be a minimum of 36 inches wide with no allowable variation.

HALLWAYS

• Hallways must have a minimum width of 48 inches.  If the minimum width is not feasible to obtain then a variation of width of 42 inches may be allowed with a waiver.

• Turns from the hallway into any rooms, including bedrooms and/or bathrooms, must have sufficient space for safe unobstructed maneuvering of the wheelchair.

BATHROOMS

Important! At least one bathroom must be conveniently located near the veteran’s bedroom. 

Bathroom flooring area must:

• Have a minimum 5-foot turn radius to provide for wheelchair maneuverability.
• Have a minimum 4-foot clear area in front of all fixtures.
• Have flooring that is non-slip under both wet and dry conditions (More than 60% non slip surface).

Bathroom toilets must have:

• A 3 foot unobstructed access to the side of the toilet for ease and safe transfer from the wheelchair.
• A 4 foot unobstructed area in front of the toilet for wheelchair access.
• Must have armrests.
• A suitable back support.

Bathroom toilets must have grab bars that are installed at the side and rear and must:

• Be a minimum of 1-1/2 inch diameter.
• Support a minimum dead weight of 250 lbs.
• At a minimum of 2 feet 9 inches high or at a height that is convenient to the veterans needs.
• Be installed with a minimum of 1-1/2 inches to a maximum of 2 inches of clearance from the inside of the bar to the mounting surface.
• Extend the total length of the toilet plus extend 12 inches past the front of the toilet on the side wall.

Bathroom vanities and sinks

Note: In most cases the sink is included as part of the vanity countertop.  Pedestal or wall hanging sinks are allowed provided there is a minimum of a 4-foot unobstructed access to the fixture.

Vanities and sinks must:

• Be a minimum height of 2 feet 3 inches and a maximum height of 2 feet 10 inches.
• Be a minimum depth of 2 feet and a maximum depth of 2 feet 3 inches.
• Have a 3 foot wide knee space under the vanity and sink for wheelchair access.
• Have a 4 foot unobstructed area in front of the vanity and/or sink to allow the veteran easy wheelchair access for personal hygiene needs.
• Have rounded corners on vanities.
• Have plumbing wrapped or covered to prevent the veteran from abrasions or burns upon contact.
• Have a GFI (ground fault interrupt) electrical outlet located for easy access to the veteran while seated in the wheelchair.

Bathroom medicine cabinets

Medicine cabinets must:

• Be installed at a height and location to allow easy access to the veteran while seated in the wheelchair.
• Have adequate drawers and storage space for the veteran’s personal hygiene equipment and supplies.

Bathroom mirrors

Bathroom mirrors must:

• Be lowered or tilted to accommodate a veteran while in the seated position.
• Be a maximum 3 foot height to the bottom edge of the mirror.

Bathroom Passage Doorways

Passage doorways to the bathroom must:

• Have a minimum opening of 36 inches.
• Be a pocket door or if a swinging door is installed it must swing out of the bathroom.
• Not obstruct wheelchair maneuvering when open.

Bathroom Roll-In Showers

If a roll-in shower for new and existing construction is built on site it must have:

• A floor drain with a 2 inch diameter.
• The floor drain installed at the rear of the shower stall.

Pre-manufactured roll-in shower stalls for new and existing construction must have:

• A floor drain with a minimum of 1-1/2 inch diameter.
• A 2 inch floor drain must be installed if it is possible to install and/or an option of the manufacturer.

Roll-in showers for new and existing construction must:

• Have non-slip flooring.
• Cannot have a curb installed to separate the shower from the rest of the bathroom floor.

Remember however…a built-in bench is a veteran’s option, it is not an MPR requirement.

Bathroom Shower Head

The shower head must be:

• Hand held
• On a sliding bar

Water Control Lever

The water controls must:

• Be accessible from the wheelchair for the water temperature control.
• Be single lever.
• Have thermostatic or pressure-balance control to avoid sudden changes in water temperature.

Shower Grab Bars

Shower grab bars must:

• Be installed on three walls of the shower.
• Be a minimum of 1-1/2 inch diameter.
• Be installed approximately 2 feet 9 inches high or at a height that is convenient to the veterans needs.
• Support a minimum dead weight of 250 lbs.
• Be installed with a minimum of 1-1/2 inches to a maximum of 2 inches of clearance from the inside of the bar to the mounting surface.

Note: In some application the veteran may request that a bar is vertically installed.  This is an option of the veteran and is allowable if used in conjunction with the horizontal bar application.

Bath Tubs

There must be a 4 foot clear unobstructed area to the side of the tub.  The bath tub transfer platform must be:

• The width of the tub and a minimum of 18 inches in length.
• Installed at the rear of the tub.
• Of a height that allows ease of transfer from the wheelchair.

Bath Tub Faucets

Bathtub faucets must be:

• Accessible for water temperature control both, when in the wheelchair or immersed in the water.
• Thermostatic or pressure-balance controlled to avoid sudden changes in water temperature.

Bath Tub Grab Bars

Grab bars must be:

• Be installed on the rear and side walls of the tub.
• Be a minimum of 1-1/2 inch diameter.
• Be installed at a height that is convenient to the veterans needs.
• Support a minimum dead weight of 250 lbs.
• Be installed with a minimum of 1-1/2 inches to a maximum of 2 inches of clearance from the inside of the bar to the mounting surface.

Note: In some application the veteran may request that a bar is vertically installed.  This is an option of the veteran and is allowable if used in conjunction with the horizontal bar application.

KITCHENS

Ovens

Ovens must:

• Be installed at a level convenient for the individual veteran while seated in the wheelchair.
• Include a built-in range with open space underneath for wheelchair access and controls towards the front.

Free Standing Range

A free standing range must:

• Be located at the end of the row of cabinets.
• Have controls towards the front.

Note:  Each veteran has individual needs and the SAH Agent must research and be considerate of those needs.  Some variations of MPRs are allowable with the proper waiver request.

Kitchen Sinks

Kitchen sinks must:

• Have a minimum of a 3 foot wide opening under the sink for wheelchair access.
• Be a shallow depth so not to restrict the veteran’s access with a wheelchair.
• Separate disposal sink offset so the disposal will not restrict the veteran’s access with a wheelchair.
• Wrap or cover plumbing to protect the veteran from burns and abrasions.

Facets must:

• Be single-lever control.
• Have a hose and sprayer.

Kitchen Appliances

Special appliances to aid the veteran must be included in the kitchen. (i.e. dishwashers, food warmers, microwaves, etc.)

Refrigerators must be:

• Double door, side-by-side refrigerator/freezer combination.
• Located to allow for unobstructed access when the door of the refrigerator is open.

ELECTRICAL REQUIREMENTS

Electrical Outlets

Electrical outlets must:

• Be a minimum height of 18 inches.
• Have an unobstructed access from the wheelchair.

Wall Switches

Wall switches must:

• Be a maximum height of 48 inches.
• Have an unobstructed access from the wheelchair.

In an existing home, outlets, switches, and thermostats can remain at the existing location, as long as the veteran can access them from the wheelchair.  If the switches, outlets, and thermostats are moved for remodeling or a new addition, the relocated fixtures must be installed at the 18 inch and 48 inch height.

Electrical Utility Boxes

• In new homes the electrical utility boxes must be located so the veteran has unobstructed access from the wheel chair.  The maximum height of the top breaker is 48 inches.
• In an existing home moving the electrical utility box is an option for the veteran and can remain at the existing location.

Electrical outlets near water outlets such as bathroom vanity, bathroom tub, shower, kitchen sink, and/or laundry tub, must be GFI (Ground Fault Interrupter) type.

Garage Door Openers

Garage door openers must be automatic with direct control that is:

• Remote control, and/or
• Button control.

WINDOWS

Windows must:

• Be operational while seated in the wheelchair.
• Have a locking system that is operational while seated in the wheelchair.
• Have a maximum sill height of 2 feet 9 inches.
• Be located to allow the veteran maximum visibility to the exterior of the home.
• Have maintenance-free frames (aluminum, vinyl, steel).

FLOORING

Flooring must:

• Not impede wheelchair maneuverability.
• Have a minimum of 5 foot by 5 foot non-slip flooring inside the home at the wheelchair ingress/egress doorways.
•  

Carpeting must be:

• Closely knit.
• Low pile.
• Padded with a durable fiber type carpet pad.

Note: Because of the repetition traffic pattern of the wheelchair, most rubber carpet pads break down under the constant stress, therefore fiber pad, either synthetic or natural is required.

SECURITY AND EMERGENCY REQUIREMENTS

Smoke Detectors

Smoke detectors must:

• Be installed according to local and Federal regulations.
• Installed in the main portion of any living area in all levels of the home.
• At entrance to each bedroom.
• Meet ULS (Underwriters’ Laboratories Standard) No. 217 (hard-wired with a battery backup).

Lighting

All wheelchair exits from the home must be well lighted for security and safety.

Existing Homes

The following are acceptable for existing homes:

• Security alarms.
• Interior/exterior phone outlets.
• Intercom system.
• Carbon dioxide (CO2) unit.
• Delayed door closures.

OTHER HOUSING REQUIREMENTS

Exterior of Proposed Construction

Must be maintenance-free including:

• Siding
• Windows
• Doors

Exterior of Existing Home

• If a new addition is added you may install maintenance free materials to the existing structure to match to new addition.
• If a new addition is added it is not required to install maintenance free material if the veteran elects to match the materials of the existing home.

Heating Installations

Heating installations must:

• Meet or exceed the local and federal energy standards.
• Be adequate for healthful and comfortable living conditions.

Note: It may be necessary for some veteran’s to add zoned heating or additional heating to some rooms of the home.

Thermostats

Thermostats must:

• Be installed at a maximum height of 48 inches.
• Have an unobstructed access from the wheelchair.

Air Conditioning Systems

Air-conditioning is not a required adaptation, however, a veteran’s disability may dictate the need for air-conditioning.  It is the veteran’s option to decide to install central or individual room air-conditioning units.

CONDOMINIUM AND TOWNHOUSE REQUIREMENTS

• At least one suitable means of access must be provided to furnish the veteran with level ingress and egress from the condominium or townhome.
• If the structure does not provide one level means of access to the unit, ramps, ramp platforms, lifts, and elevators may be utilized to eliminate any elevation difference between interior and exterior floor levels.
• If the unit is located above the first floor, a single SAH qualified exit may be acceptable.
• The condominium or townhouse must be accessible to fire fighting and evacuation equipment from the exterior of the unit.  No unit can be located higher than the highest ground emergency evacuation ladder system.  The SAH agent must check with the fire department to confirm the height of the evacuation equipment.
• The location of the veteran’s unit must be registered with the local fire authority and emergency rescue units.
• If the veteran is bedridden, the interior emergency access of the condominium or townhouse must contain an externally mounted electrical device that when activated from the inside will aid fire or emergency rescue personnel to locate the veteran’s unit.
• The bedroom window of the unit must be sufficient size to allow access by emergency personnel and have exterior markings to show the location of the bedroom.
• Veterans are encouraged to purchase a unit with a balcony that is accessible to emergency personnel.

Note: All other specially adapted features will be required under this variation, with the exception of the requirement for two emergency exits.

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Realtor, ABR, e-Pro
Keller Williams Houston Metropolitan
Cell: 832-282-2069 
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