All You Want to Know About Appraisals
The Importance Of A Professional Real Estate Appraisal
Because much private, corporate, and public wealth lies in real estate, the determination of its value is essential to
the economic well-being of society. It is the job of the professional appraiser to determine these values by gathering,
analyzing, and applying information pertinent to a property.
Unquestionably, the professional opinion of the appraiser, backed by extensive training and knowledge, influences the
decisions of people who own, manage, sell, purchase, invest in, and lend money on the security of real estate. And
because the appraiser is trained to be an impartial third party in the lending process, this professional serves as a
vital "check in the system," protecting real estate buyers from overpaying for property as well as lenders from over
lending to buyers.
Appraiser Qualifications
Many states require all real estate appraisers to be, at a minimum, state licensed or state certified and have
fulfilled rigorous education and experience requirements and must adhere to strict industry standards and a
professional code of ethics as promulgated by the Appraisal Foundation.
How long does an appraisal take?
The physical inspection of the real property being appraised can take from approximately fifteen minutes to several
hours, depending upon the size and complexity involved.
After the initial inspection of the property the appraiser spends time touring through the neighborhood or area. The
purpose of this tour is to search for comparable sales (other properties that are similar to the property being
appraised) that have sold within the last six months to a year or so. When the field work is finished, the appraiser
completes the report at his office. The report can consist of a short form report (typically under ten pages) to a long
narrative report which can sometimes exceed a hundred pages. A short form report usually takes between three to six
hours to complete. A narrative report can take weeks or sometimes even months, depending upon the complexity of the
assignment.
Where does an appraiser get the information needed to complete an appraisal?
The appraiser gets his or her information from a wide variety of sources, including the local Multiple Listing Service,
local tax assessors records, local real estate professionals, county courthouse records, private public record data
vendors, interviews with sellers and buyers, appraisal data co-operatives and his or her own personal knowledge or
office files from previous appraisals. The quality and reliability of each piece of information is considered by the
appraiser.
Appraisal VS. Engineer or Whole House Inspection?
The appraiser is not a whole house inspector, engineer, architect, electrician, plumber, H.V.A.C. technician or
contractor. The appraiser briefly walks through the house to get an idea of the general condition and room count. An
appraisal is not a guarantee of condition. The appraiser will ask about any visible problems and those which may not be
visible, and will do his/her best to gauge any impact on value attributable to those problems. You are encouraged to
seek the advice of experts if you have any questions about the structural or mechanical aspects
What does the appraiser look for?
Typically, an appraiser needs to document the condition of the property, both inside and out, from the layout and
features to degree of modernization including any updates as well as the overall quality of construction. This
information will help to assist the appraiser throughout the valuation and comparison process.
The appraiser estimates the square footage (GLA - gross living area), by measuring the exterior of the home. Non-living
areas, such as garages or covered porches, aren't included in GLA, but are accounted for and considered in value
seperately. Finished basements are also calculated separately from the above-ground GLA. The local market will dictate
the contributory value of the finished basement, which can be influenced by governmental regulations, the degree of
modernization, the quality of the finish, and other factors.
The appraiser will generally consider only permanent fixtures and real property. Because many above-ground swimming
pools and small sheds are not permanent structures, they typically usually aren't included in the valuation. Depending
on the specific installation process and local custom, however, an above ground pool or small shed might be considered
part of the real property.
What improvements add the most value to my home?
Just how much any particular individual improvement might add to your home's market value, what appraisers typically
call the contributory value, can often vary widely from market to market, dictated by the wants and needs of each
neighborhood. However, a local appraiser familiar with your market can help you figure out the best home-improvement
value.
If my appraisal comes out higher than my tax value, could my real estate taxes go up?
Absolutely not!. The appraiser is required to maintain confidentiality with the client, which would typically be you
(if you undertook the appraisal) or the bank (in a mortgage related appraisal), not the local tax authorities.
Short form "2055" Vs. "URAR Fannie Mae" Form Appraisal Report
A "Fannie Mae" - URAR form report has many items required by the secondary mortgage lending market, that are not
necessarily needed in a simple report to find the market value. Both primarily rely on a direct sales comparison or
market approach with a comparison grid (see below) to determine the market value of the subject property. The lenders
report has many additional arbitrary requirements which have little bearing on the value found by a report needed for
many other purposes. The traditional "lender" reports need census tract & smsa information for tracking lending
patterns. Some lender reports require a lot of the appraisers effort to determine and substantiate how much additional
rental income is available to support a higher mortgage. In addition, a great deal of detail is required to help the
lender determine what if any, necessary repairs might be needed before the property meets their underwriting
requirements. All of these things and much more, may be quite important for a lender, but probably are useless for most
people, who just want to know what a property is worth for a variety of reasons. Our short form reports are
particularly well suited for helping a seller to price a home for sale, helping a buyer to decide how much to offer or
pay for a home, for estate tax, gift tax, tax grievance, uncontested divorce & most any other potential use other than
for obtaining a mortgage or in litigation where the report will be used in conjunction with expert testimony.
Services provided
In our complex society, you may need and use the services of a professional real estate appraiser for a variety of
reasons. Depending upon an appraiser's designation and qualifications, he or she can provide some or all of these
services: Appraisals - Residential or Commercial; Counseling and Consulting; Evaluations; Expert Witness Testimony;
Litigation Preparation; Feasibility Studies; Market Analysis; Market Rent & Trend Studies; Tax Assessment Review and
Advice or Zoning Testimony.
What is the difference between a certified appraisal and a brokers market analysis or price opinion?
A certified appraisal is a formal, impartial estimate or opinion of value, usually written, of an adequately described
property, as of a specific date, and supported by the presentation and analysis of relevant data. It is prepared as a
result of a retainer, for reliance by identified parties, and for which the appraiser accepts responsibility. Only a
state certified appraiser can provide a certified appraisal.
A comparative market analysis or brokers price opinion is an informal estimate of market value, based on comparable
sales in the neighborhood, performed by a real estate agent or broker. You can do your own cost comparison by looking
up recent sales of comparable properties in public records. These records are available at local recorder's or
assessor's offices, through private companies or increasingly on the Internet through such sources as Domania or Yahoo
etc.
The most important difference between a certified appraiser and broker or real estate sales agent is their motivation.
A brokers typical goal is to obtain a listing and earn a commission. Although most brokers and agents are honest some
might tell you what they think you want to hear. A certified appraiser is independent and has no axe to grind. They
have no ulterior motives. Their only concern is to deliver a fair, accurate objective appraisal.
The following Items, if available, will help your appraiser to provide a more accurate appraisal in a shorter period
of time.
A survey of the house and property; A deed or title report showing the legal description; a recent tax bill; a list of
personal property to be sold with the house if applicable; a copy of the original plans & specifications, The date and
purchase price you paid when you purchased the property; a list of recent improvements & cost as well as any other
information you feel may be pertinent.
The Appraisal Process
The appraisal process is an orderly and concise method of reaching an estimate of value. The process has six major
steps which include: definition of the problem, preliminary survey and appraisal plan, data collection and analysis,
application of the three approaches to value, reconciliation's of value indications, final estimate of defined value.
This process assists the appraiser in reaching a sound conclusion. The major phase of this process involves the
application of the three approaches to value which include the Market Data Approach, the Cost Approach and Income
Approach. The three approaches are reconciled and the value via most applicable approach, in the opinion of the
appraiser, is selected as the final estimate of value. In most residential appraisals, particulary those of single or
two family dwellings, the direct sales comparison or market approach best reflects the actions of buyers and sellers
and is the most convincing and defendable approach to value.
The market or direct sales comparison approach to value
The market or direct sales comparison approach to an estimate of value is a process of comparing market data, that is,
prices paid for similar properties, prices asked by owners, and offers made by prospective purchasers or tenants
willing to buy or lease. Typically a comparison grid is used and adjustments are made to each of the comparable sales
used for major differences between the comparable and the subject property for such items as location, gross living or
building area, lot size, condition/effective age, market conditions, degree of remodeling, construction quality and
significant amenities, ie: fireplace, jacuzzi, in ground pool, garage, deck, patio, porch and central air conditioning
etc. In the market approach, the appraiser attempts to both gauge and reflect the anticipated reaction by a typical
purchaser to the subject property.
Comparable sales
A comparable sale is a property, that is similar to the subject property in most respects, is located in a similar
(nearby) location, and has sold recently at arms length. The selection of comparable sales is in most residential
appraisals, the single most important determining factor in establishing value. It is the appraisers responsibility to
adequately research the local real estate market and determine which comparable sales best represent the value
characteristics of the subject property.
Arms length transaction
An arms length transaction is one in which both seller and purchaser act completely independently of each other and
have no connection or relationship to each other.
Market value
Market value or fair market value is the most probable price that a property should bring (will sell for) in a
competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently,
knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation
of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: (1) buyer and
seller are typically motivated; (2) both parties are well informed or well advised; (3) a reasonable time is allowed
for exposure to the open market; (4) payment is made in terms of cash in U.S. dollars or in terms of financial
arrangements comparable thereto; and (5) the price represents the normal consideration for the property sold unaffected
by special or creative financing or sales concessions granted by anyone associated with the sale.
The cost approach to value
The cost approach combines an estimate of land value with an estimate of depreciated reproduction or replacement cost
of the improvements. The principle of substitution is the basis of the cost approach, in that no rational person will
pay more for a property than the amount for which he can obtain, by purchase of a site and construction of a building,
with undue delay, a property of equal desirability and utility.
The income approach to value
The income approach is based on an estimate of net income from the operation of an income producing property and the
selection of the property capitalization rate from market indications of similar properties. The principle of
anticipation is the basis of the income approach and affirms that value is created by the expectation of benefits to be
derived from possession, operation and/or capital gain at resale.
Highest & best use
Typically, highest & best use means the use or utilization that provides the most profitable return on investment. It
is that use, selected from reasonably probable and legal alternative uses, which are found to be physically possible,
appropriately supported and financially feasible to result in the highest possible land value.
What rules must appraisers follow? - Uniform Standards of Profesional Appraisal Practice
Appraisal Standards Board (ASB)
The ASB sets forth the rules for developing an appraisal and reporting its results. In addition, it promotes the use,
understanding and enforcement of the Uniform Standards of Professional Appraisal Practice (USPAP).
FIRREA requires that real estate appraisals used in conjunction with federally-related transactions be performed in
accordance with USPAP. More than 80,000 state certified and licensed appraisers are currently required to adhere to
USPAP. USPAP contains the recognized standards of practice for real estate, personal property and business appraisal.
The authority of USPAP extends beyond FIRREA. Since 1992, the Office of Management and Budget (OMB) has required
federal land acquisition and direct lending agencies to use appraisals in conformance with USPAP.
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