The appraisal process is an estimation that produces an opinion of value.
There are three "common approaches to value" which helps the appraiser arrive at this opinion or valuation.
The Cost Approach is one of the methods that real estate appraisers use to find value; it involves finding what the improvements would be worth without physical depreciation, adding the land value.
The most common approach in finding the cost of a house is the Sales Comparison Approach which concerns figuring a comparison to comparable properties nearby.
Being the most popular approach, the Sales Comparison Approach is generally the most accurate and best indicator of value for a home.
One of the least common approaches in appraising homes is the Income Approach, which is mainly used to figure the worth of a property based on what an investor would pay based on the capital produced by the property.
The most important point of an appraiser's job is to provide an unbiased, professional opinion of value to assist with financial transactions.
A formal analysis is presented by the appraiser in a report.
There are many reasons to purchase an appraisal with the most common reason being real estate and mortgage transactions.
Some other reasons for purchasing an appraisal include:
If you are applying for a loan.
To lower your property taxes.
To establish the replacement cost of PMI.
To contest inflated property taxes.
If you need to take care of an estate.
To give you a negotiating tool when purchasing real estate.
To determine a reasonable sales price when selling real estate.
To defend your rights in a condemnation case.
Government agencies such as the IRS require an appraisal on every home.
It's possible you could have to deal with being in a lawsuit - an appraisal will definitely help.
The appraiser is not a home inspector and does not do a complete home inspection.
An inspection is a third-party evaluation of the accessible structure and mechanical systems of a home, from the top to the bottom.
Usually, a home inspection report will evaluate the amenities and the requirements of the home: air conditioning (weather permitting), electrical services, the condition of the heating system, the plumbing; then the structural integrity of the home such as the attic, visible insulation, walls, floors, ceilings, windows, then the foundation, basement and other visible structures.
The appraisal includes a property inspection, but is a visual observation of the property only, to obtain measurements and evaluate the quality of construction and condition of the property. The appraisal also includes a market analysis of the neighborhood.
The CMA delivers a "ball park figure." It is a quick analysis using a wide search of the property's market and may not factor in differences such garages, bath count, property upgrades, beneficial views, etc. A CMA may provide a range of value for the subject.
An appraisal is created by a licensed, certified professional who has made a career out of valuing properties. An appraisal is a detailed analysis of the property characteristics and how the market responds to those characteristics. An appraisal provides a specific description of the subject property, an analysis of the subject's market, and an explanation of exactly where the subject fits into that market.
Each report must reflect a credible estimate of value and must identify the following:
The client and other intended users.
The intended use of the report.
The purpose of the assignment.
The type of value reported and the definition of the value reported.
The effective date of the appraiser's opinions and conclusions.
Relevant property characteristics, including location attributes, physical attributes, legal attributes, economic attributes, the real property interest valued, and Non real estate items included in the appraisal, such as personal property, including trade fixtures and intangible items.
All known: easements, restrictions, encumbrances, leases, reservations, covenants, contracts, declarations, special assessments, ordinances, and other items of a similar nature.
Division of interest, such as fractional interest, physical segment and partial holding.
The scope of work used to complete the assignment.
In communicating an appraisal report, each appraiser must ensure the following:
That the information analysis utilized in the appraisal was appropriate.
That significant errors of omission or commission were not committed individually or collectively.
That appraisal services were not rendered in a careless or negligent manner.
That a credible, supportable appraisal report was communicated.
Most states require that real estate appraisers are state licensed or certified. The state licensed or certified appraiser is trained to render an unbiased opinion based upon extensive education and experience requirements. To become licensed or certified, appraisers must fulfill rigorous education and experience requirements. In addition, appraisers must abide by a strict industry code of ethics and comply with national standards of practice for real estate appraisal. The rules for developing an appraisal and reporting its results are insured by enforcement of the Uniform Standards of Professional Appraisal Practice (USPAP).
Regulations regarding licensing and certification of Real Estate Appraisers vary from state to state. However, licensing and certification is most often associated with many hours of coursework, tests and practical experience. Once an appraiser is licensed, he or she is required to take continuing education courses in order to keep the license current.
Typically, appraisers are employed by lenders to estimate the value of real estate involved in a loan transaction. Appraisers also provide opinions in litigation cases, tax matters and investment decisions.
Gathering data is one of the primary roles of an appraiser. Data can be divided into Specific and General. Specific data is gathered from the home itself. Location, condition, amenities, size and other specific data are gathered by the appraiser during an inspection.
General data is gathered from a number of sources. Local Multiple Listing Services (MLS) provide data on recently sold homes that might be used as comparables. Tax records and other public documents verify actual sales prices in a market. Flood zone data is gathered from FEMA data outlets, such as Metro Appraisals' InterFlood product.
Anytime the value of your home or other real property is being used to make a significant financial decision, an appraisal helps. If you're selling your home, an appraisal helps you set the most appropriate value. If you're buying, it makes sure you don't overpay. If you're engaged in an estate settlement or divorce, it ensures that property is divided fairly. A home is often the single, largest financial asset anybody owns. Knowing its true value means you can the right financial decisions.
PMI stands for Private Mortgage Insurance. It insures a lender against loss on homes purchased with a down-payment of less than 20%. Once equity in the home reaches 20% you can eliminate the PMI and start saving immediately.
The first step in most appraisals is the home inspection. During this process, the appraiser will come to your home and measure it, determine the layout of the rooms inside, confirm all aspects of the home's general condition, and take several photos of your house for inclusion in the report. The best thing you can do to help is make sure the appraiser has easy access to the interior and exterior of the house. Trim any bushes and move any items that would make it difficult to measure the structure. On the inside, make sure that the appraiser can easily access items like furnaces and water heaters.
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 list of upgrades and additions to the property.
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.
In most real estate transactions, the appraisal is ordered by the lender. While the home buyer pays for the report as part of the closing costs, the lender retains the right to use the report or any information contained within. The home buyer is entitled to a copy of the report - it's usually included with all of the other closing documents - but is not entitled to use the report for any other purpose without permission from the lender.
The exception to this rule is when a home owner engages an appraiser directly. In these cases, the appraiser may stipulate how the appraisal can be used; for PMI removal, or estate planning or tax challenges, for example. If not stipulated otherwise, the home owner can use the appraisal for any purpose.
The answer to this is different depending upon the location of the home. Different markets value amenities differently. Trying to add an inground pool to a townhouse may have a negative effect, where a large, custom inground pool may add more than its cost if located in an exclusive neighborhood. Properties are evaluated on overall condition and quality of construction materials, so any home renovations are factored into an overall condition and quality rating of the property. Comparables that have sold within the same market and have similar renovations determine the market reaction and what buyers are willing to pay for renovations and additions.
Tidewater Home Appraisals, Inc. is always willing to reply to any inquiries you might have about appraisals in Chesapeake and Chesapeake City County.
Contact us today to talk about how we can help you with your specific valuation problems.