203k Consultant Seattle WA
When do you need a 203k consultant? Every time you have a 203k loan. Why would you want a consultant on a Limited 203k? They represent 98% of the problem 203ks, would be a good indication that something isn't working without a consultant.
What does a 203k consultant do? They meet with the client at the site and provide a property inspection that meets the minimum guidelines. You may want a full or standard home inspection but that is your choice not your obligation. The consultant will then work with the client to create a scope of work that gets the mandatory repairs, like health and safety, and the HUD hot buttons which include/l
3) Electrical upgrades - no fuse panels etc
4) Ventilate the attic and crawl spaces adequately
5) Smoke & CO detectors
the consultant will also look at the structural issues to be sure there aren't any as that would cause this to become a standard or full 203k. I can't tell you how many times we get called out at the last minute because someone tried to skinny a Limited 203k through when it was supposed to be a full or standard. The underwriter catches it and sends it back for a consultant k. All that lost time, your closing is delayed, etc. why not just do it right the first time.
If you are working on replacing a septic system and think is is a limited 203k you have a surprise coming. The good thing about a limited 203k is that you can pick and choose the repairs you want to do, they can't be structural and septic system replacement is considered structural.
Don't think you will get away with replacing a rim joist with a Limited 203k, that is structural. If you want update a kitchen or bathroom, likely it is a limited 203k provided you aren't opening walls up and installing new headers or beams, those are structural. You can replace a roof with a limited 203k but not if there are structural repairs needed to the roof . Shingles are not problem, remove them, replace them, etc.