Spectrum Vacancy Certification-
Please note the Client is requesting that a Certificate of Vacancy is to be filled out for Residential Inspection properties found and reported vacant. The client has provided a new Certificate of Vacancy form to be used which can downloaded from the Resources Tab within InspectorADE online.
This form is NOT to be left at the property and should only be used on the following inspection types for all RI clients.
• OCCUPANCY VERIFICATION
• NO CONTACT
• PROPERTY CONDITION
• DISASTER INSPECTION
• FANNIE MAE
• FEMA
• LOSS DRAFT
• INTERIOR SALE DATE
• SALE DATE
• TENANT OCCUPANCY
To complete the Certificate of Vacancy you will need to fill in the property address, date, and signature. Then select at least two of the listed indicators of vacancy and circle them. To submit this form, please provide a legible photo of the completed document submitted with the inspection photo results. Again do not leave the form at the property. This form is to be photographed and submitted through IA with your photos in jpg format.
This is in addition to leaving a Vacant Property Notice on the door of a vacant property.
Spectrum FTV-Vacancy for all clients other than Wells Fargo
Spectrum FTV-Vacancy for Wells Fargo
If you complete orders for SI please note this process is for RI Inspections only. This document is NOT to be used for any inspection orders coming from their department.
Spectrum grades us on whether we submit a Vacancy Certification with vacant property results. The forms are located under the resource tab and are required on every vacant residential inspection, including No Contact and FannieMae.
Spectrum Vacancy Certification for FAS
Standard Sign-In Sheet
There was a suggestion that the form be laminated and a dry erase marker used. They are allowing us to photograph the form so that it can be submitted from the field instead of you trying to remember to scan it when you get back home. Please remember to circle at least two of the indicators that support your vacancy finding.
This will have to be done each time the property is found to be vacant.
Inspection Instruction and Contact Inspections-
Recently Spectrum performed an audit on contact type inspections, namely Occupancy Verification inspections. This audit revealed that a growing number were not being completed as outlined in the instructions.
Included are the instructions that accompany Occupancy Verification inspections. In them it instructs the inspector to approach the home and knock on the door to verify occupancy. Occupancy Verification and other contact type inspections are NOT drive-by inspections. Attempt to contact the occupant is required.
-Inspection Directions-
Approach the home and knock on the door to verify occupancy. If there is no answer at the door, please check with neighbors to confirm who is occupying the home. (No other information should be provided to the neighbor.) If blinds are closed, check the utilities to help you determine occupancy. If property is determined to be vacant, document the inspection date on the Vacant Property Notice, fold it in thirds so the Confidential [To be Opened by Occupant Only] shows on the exterior of the letter and tape it to the door. Please obtain photos of the front, front left and front right sides of the property, photos of the rear of home if vacant and accessible, street sign, house address as well as photos of any violations, notices, trespassing signs, reason(s) for no access and for sale sign (if applicable). A photo is also required of the Vacant Property Notice (if posted) and all damages/neglect observed. If occupancy is verified by a neighbor, try to obtain the neighbors name but at the minimum note the neighbor’s address in the comment section.
Spectrum – Two Occupancy Indicators Required
Previously Spectrum was not always consistent with the number of occupancy indicators required to help with this inconsistency they now require a minimum of two occupancy indicators. So always find two indicators.
Not all properties will have more than one outward indicator of occupancy, but most will. When you are focused on finding more than one, you will be more likely to assess the property’s occupancy correctly.
Further, additional indicators like the trash to the curb or lights engaged can help determine occupancy, but you’ll need to select two indicators from the list. Under no circumstances can a car parked on the street be used as an occupancy indicator.
Spectrum Vacancy Posting-
There are now two Spectrum vacancy postings that are located under the resource tab. Both are two pages long, one is to be used on vacant Field Asset Services (FAS) property and the other is to be used on all other Spectrum vacant properties. These are to be used only on VACANT property. There are not a door hangers and are not to be left with a homeowner or on an occupied property. Under NO circumstances should this be taped on the door without first folding it.
1. Fold the vacancy notice in thirds so the “Confidential” statement is facing outwards.
2. Tape the notice to the door.
3. Take a photograph of the posted notice
If the Spectrum work order states to conduct the inspection from the street and to make all observations from the street and you determine the property is vacant, do not go onto the property to place the vacancy posting. This is the only exception to placing vacancy postings on vacant properties for Spectrum.
If the property is vacant and there is an existing Spectrum vacancy posting present then another does not have to be placed but a photo of the existing one does have to be included with the inspection photos.
Any vacant properties that do not have a Spectrum vacancy posting, or if a vacancy posting is left open, or any other clients vacancy posting or sticker is placed at the property then it will be at your expense to return and correct the error.
Spectrum Updated Photo Requirements
Effective immediately, Spectrum has requested a photo of the street sign AND a photo of the house number on the No Contact Inspection, Occupancy Verification, Property Condition inspections for ALL of their clients.
Spectrum has also addressed their concern with the lack of comments being provided regarding photos that cannot be obtained. Please ensure that a comment is being noted in the Completion Notes of the inspection details. For example, you can’t obtain a house number photo, in the comments you must explain why you could not obtain a house number photo AND how you determined it was the correct house.
MMREM Inspections – 20 photos minimum, even if vacant. Please follow all instructions. If access is not gained through the lockbox or key codes provided then you must document calls to the numbers listed on the order. If there are not 20 photos or the minimum photo requirements of the client are not met then they will do a fee reduction. That fee reduction will be passed along to the inspector.
Spectrum Property Assessment Report (Inspections)
INSPECTION GOAL: Documentation of damages
INSPECTION DETAILS:
* Complete inspection within 24 – 36 hours of assignment.
* DESCRIBE IN DETAIL EACH AREA OF CONCERN AND GIVE MEASUREMENTS OF ANY DAMAGE. (i.e. hole in bedroom wall is 24 inches by 10 inches)
* GIVE SQUARE FOOTAGE; LENGTH, WIDTH, AND HEIGHT OF EACH ROOM.
* Give material type for any noted items that will require repair or replacement (i.e. drywall, wood, tile, carpet, etc.)
PHOTO REQUIREMENTS:
* Minimum of 30 photos, including at least 2 photos of every room showing all walls, ceiling, and flooring.
* Cabinets, countertops, appliances, and mechanical systems.
* PHOTO OF EACH ARE OF CONCERN TO INCLUDE REPAIR, REPLACEMENTS, MOLD, WATER DAMAGE, ETC.
* Property signage (address signs, permits, realtor signs, stop work orders, etc).
* Front view photo taken from the street showing the curb appeal of the home.
* Front, rear, and all sides of the home.
* Surrounding area photos facing away from the property at the front, rear, and sides to show the neighborhood.
* Additional Structures.
**Payment for inspection is contingent on the receipt of inspection results and photos**
ADDITIONAL INFORMATION: The inspector will not be held liable for items missed. We do not know if there is termite damage, etc. We do not get on the roof of the structure. Try to be as accurate as possible but we are not licensed home inspectors and the client is aware of this. A minimum of 30 photos is required whether access is gained to the property or not. A 16 page inspection report will be attached to the inspection. That will have to be completed, scanned and uploaded into InspectorAde.
—UPDATE—
From: D’Artagnon Wells, Vendor Manager
Date: June 19, 2015
Re: Interior Inspections and Lock Boxes
For interior inspections, condition of the lock boxes is part of the inspection. Moving forward when completing an interior inspection please attempt to use the lock box first to gain interior access, provide photos of this attempt and whether or not the lock box yielded positive or negative results.
Even if you have a master key – which is not a requirement to obtain – please attempt the lock box and report on the result as to whether or not it worked.