Appraisal Network - David Engle- Appraisals has answers to "Frequently Asked Questions"
What is an appraisal?
What does an appraiser do?
Why would I need services from Appraisal Network - David Engle- Appraisals?
Is an appraisal the same as a home inspection?
What is the difference between an appraisal and a comparative market analysis (CMA)?
What can I expect to see in my appraisal report?
Once the appraisal is done, how can I have certainty that the value indicated is veritable?
How are appraisers certified?
Who hires Appraisal Network - David Engle- Appraisals
Where does an appraiser get the information used to estimate values in Tulsa County or other areas?
What can a full appraisal do for me?
My mortgage statement has an item on it for PMI? Can I get rid of that?
Should I do anything in advance of the appraisal inspection
What is "Market Value?"
Who has rights to the appraisal report?
Are some home improvements more worthwhile than others?
What is an appraisal? (Go to list of questions)
The appraisal process is an estimation that generates an opinion of value.
The real estate appraiser must use a several "approaches," typically three, to arrive at the estimation of market value.
One of the processes in use is the Cost Approach, which finds what it would cost to replace the improvements to the house, less the depreciation and physical dilapidation, adding the land value.
Easily the most common approach in figuring the likely sales price of a home is the Sales Comparison Approach which involves concluding a comparison to comparable houses close by.
Being the most common approach, the Sales Comparison Approach is considered the most precise and best indicator of market value for a property.
The third approach is the Income Approach, which is the most important method in appraising income producing properties - it involves estimating what an investor would pay based on the income generated by the property.
What does an appraiser do? (Go to list of questions)
An appraiser offers an objective and well substantiated determination of market value, in the support of real estate transactions.
Appraisers reveal the details of their investigation in appraisal reports.
Why would I need services from Appraisal Network - David Engle- Appraisals? (Go to list of questions)
There are many reasons to order an appraisal with the most common reason being real estate and mortgage transactions.
Some other reasons for purchasing an appraisal include:
- To obtain a loan.
- If you would like to lower your property tax obligations.
- To demonstrate a homeowner's acquired equity and remove insurance.
- To contest improperly assessed property taxes.
- To settle an estate.
- To give you a leg-up when purchasing real estate.
- To find an honest price when selling real estate.
- To ensure parties are provided just compensation in eminient domain cases.
- Government agencies such as the IRS require an appraisal on every property.
- It's possible you could have to deal with being in a lawsuit - an appraisal will help.
For a more detailed description of the appraisal process click here.
Home inspectors do not generate an opinion of value and are not appraisers.
The purpose of a home inspection is to evaluate the structure of the property from bottom to top.
The usual property inspector's report will include an evaluation of the integrity of the property's heating systems, central air conditioning system (temperature permitting), interior plumbing and electrical systems, the roof, attic, and visible insulation, walls, ceilings, floors, windows and doors, the foundation, basement, and visible structure.
What is the difference between an appraisal and a comparative market analysis (CMA)? (Go to list of questions)
Simply put, it's like comparing sugar and saccharin.
The CMA utilizes market trends to generate most of their business.
An appraisal is based on comparable sales that can be verified by public record.
Also, the appraisal looks at other factors like condition, neighborhood and replacement prices.
All a CMA does is generate a "ball park figure."
An appraisal delivers a defensible and carefully documented opinion of value.
But the biggest difference is the person behind the report.
A CMA is written by a real estate agent who may or may not have a true grasp of the market or valuation concepts.
The appraisal is created by a licensed, certified professional who makes a living out of valuing properties.
Moreover, the appraiser is an independent party, with no vested interest in the value of a home, unlike the real estate agent, who gets a commission based upon the value of the home.
The main purpose of an appraisal document is to give a value opinion, and depending on the scope of the report, you'll usually see the following:
- Who engaged the appraiser and whose purposes the appraisal is to serve.
- How the appraisal is supposed to be used.
- The purpose of the appraisal.
- Precisely what "value" attribute is being reported and what that value means.
- The effective date of the appraiser's opinions and conclusions.
- Characteristics of the property that have a bearing on the value, including: location, physical characteristics, legal attributes, economic factors, the property rights in question, and non-real estate items included in the appraisal, such as personal property, items that are more or less permanently installed and even intangible factors.
- Any known easements, restrictions, encumbrances, leases, reservations, covenants, contracts, declarations, special assessments, ordinances, and the like.
- Division of interest, such as fractional interest, physical segment and partial holding.
- What was involved in the process of completing the job.
For a more in depth look at all that goes into an appraisal report click here: Sample Appraisal Report
Once the appraisal is done, how can I have certainty that the value indicated is veritable? (Go to list of questions)
In communicating an appraisal report, each appraiser must make sure of the following:
- That the information analysis implemented in the appraisal was suitable.
- Whether individually or collectively, there were no critical errors contained in the report, nor any relevant details left out.
- That appraisal services were provided in a careful and conscientious manner.
- That a credible, defensible appraisal report was imparted.
To become a state licensed appraiser, there are strenuous education requirements as well as practical experience that must be attained.
Likewise, appraisers must follow a strict industry code of ethics and observe national standards of practice for real estate appraisal. The tenets for carrying out an appraisal and reporting its results are insured by enforcement of the Uniform Standards of Professional Appraisal Practice (USPAP).
(Go to list of questions)
Regulations regarding licensing and certification are different from state to state. However, licensing and certification is most often associated with many hours of coursework, tests and real world experience.
Once licensed, he or she must then engage in continuing education courses so the license remains current. To see the specific requirements for any state click here.
Who hires Appraisal Network - David Engle- Appraisals (Go to list of questions)
Typically, appraisers are hired by mortgage lenders to render a value opinion on property involved in a loan transaction - to make sure the subject is truly adequate collateral for the loan.
Attorneys and CPAs also hire appraisers for divorce and estate settlements.
Where does an appraiser get the information used to estimate values in Tulsa County or other areas? (Go to list of questions)
One of the most important tasks an appraiser must accomplish is to compile property data.
Data can be categorized as either Specific or General. Specific data is from the property itself; Location, condition, amenities, size and other specifics are noted by the appraiser while on site.
General data is received from a numerous sources.
To research recent sales to be used as "comps", we typically use the local Multiple Listing Service.
To verify actual sales prices, we use items in the assessor's office and other public documents.
Appraisers often have to report when a property is in a flood zone, so that information is retrieved from a FEMA data outlet such as a la mode's InterFlood product.
And last but not least, the appraiser assembles general data from his or her collective knowledge gained from creating appraisals for other houses in the same market.
What can a full appraisal do for me? (Go to list of questions)
An appraisal is a worthwhile whenever your home's value is pertinent to a financial decision.
For those selling a home, you'll want to figure out a price that gets you the most profit but doesn't leave your home on the market too long; an appraisal can help with that.
When buying, be sure you're not overpaying by getting an independent appraisal.
For those settling an estate or divorce, an appraisal from Appraisal Network - David Engle- Appraisals is the best documentation to ensure assets are split up fairly.
Simply put, a home is often the single, largest financial asset anybody owns. Knowing its true value is essential to making the right financial decisions.
My mortgage statement has an item on it for PMI? Can I get rid of that? (Go to list of questions)
PMI is short for for Private Mortgage Insurance.
It takes care of the lender in the event a borrower is unable to pay on the loan and the market price of the house is less than the loan balance.
Once you can prove the amount you owe on your home is less than 80% of the home's market value, you can make a case to your lender to drop the PMI.
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Did you have less than 20% to put down on your mortgage? Contact Appraisal Network - David Engle- Appraisals today at 918-455-1808. You may be able to save money by removing your Private Mortgage Insurance payment.
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Should I do anything in advance of the appraisal inspection (Go to list of questions)
The first step in most appraisals is the property inspection.
During this process, we 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.
On the home's interior, make sure it is clutter free and that we can access things like furnaces and water heaters. In the yard, trim any bushes so we can be free to get an accurate measurement of exterior walls.
To help expedite our work as well as ensure a more accurate report, try if possible to have the following items:
- Information on any written private easements, such as a shared driveway with a neighbor.
- A list of any personal property that will be left behind and sold with the home, such as an oven, or a washer and dryer, if applicable.
- Any "Homeowners Associations" agreements or, if applicable, condo agreements or fees .
- A list of any major home improvements and upgrades, the amount of their purchase and date of their installation (for example, the addition of Insulation or roof repairs) and permit confirmation (if available).
- A bill for your most recent real estate taxes which should also contain a legal description of the property.
What is "Market Value?" (Go to list of questions)
In real estate appraising, Market Value (as opposed to Fair Market Value) is commonly defined as:
"The most probable price (in terms of money) which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and 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: the buyer and seller are typically motivated; both parties are well informed or well advised, and acting in what they consider their best interests; a reasonable time is allowed for exposure in the open market; payment is made in terms of cash in United States dollars or in terms of financial arrangements comparable thereto; and 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."
Who has rights to the appraisal report? (Go to list of questions)
In most real estate transactions, the appraisal is ordered by the lender.
While the 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
buyer is entitled to a copy of the appraisal - it's usually included with all 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 hires an appraiser directly.
In these scenarios, the appraiser may state the purpose of the appraisal; for PMI removal, or estate planning or tax challenges, for example. If not noted otherwise, the home owner can use the appraisal for any purpose.
Are some home improvements more worthwhile than others? (Go to list of questions)
A home's location - what city it is in and even what part of that city - is key to this popular question.
For example,
if you're in a neigborhood of small to medium priced homes, a media room may not be something people in that price range want
As a rule, the most value returned from renovating a home comes in the kitchen.
One recent study revealed that putting $20,000 into a kitchen remodel would add about $17,500 to the value of the home - or about an 88% return on investment.
Bathrooms are right up there with kitchens, yielding 85%.
On the contrary, something that may not increase your value would be painting just for the sake of redecorating.
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