The
Appraisal Process, What’s Involved?
Lately, I’ve been asked about
the appraisal process. What’s actually involved? In answer to this question, the appraiser
looks at the condition of the overall house. His inspection time to
measure and walk through a home is probably less than 30 to 45 minutes.
Observed health issues obviously should be reported. But consistently
aren’t always. As to the roof, they do take a look at it and can call for
replacement if they see evidence of age, missing shingles or wet ceiling areas
in a home. The appraiser also has been instructed to take pictures of
every room, bathroom and garage in a home and numerous exterior pictures
including the street and the home from a variety of angels.
As to the process of
determining value, the financial institutions have provided the appraiser with
a form to complete. It begins with details about the location of the
property, the neighborhood and a thorough description of the improvement
itself. Afterwards, the appraiser selects comparable sales from similar
neighborhoods which have recently sold. It’s also become typical for the
appraisal to include new active listings which are also similar.
Once those have been
selected, the appraiser, in a grid format, makes mathematical adjustments for
differences between each of the comparable homes and your home. Areas
where your home has a superior quality received a positive adjustment.
Conversely, inferior characterizes receive a negative adjustment. The
areas where adjustments can be made include the age of the property, the
location, the condition, number of bedrooms, number of bathrooms, type of
heating system or whether a property is fenced. When necessary or
warranted, an adjustment can be made in each of those categories.
Once that is completed, the
appraiser adds up all of the adjustments for each comparable and adds or
subtracts that number from that properties sale or list price. It’s
certainly a detailed format. Personally I believe an appraiser should
attempt to bracket the comparable sales. Meaning, one comp should be
better, one not quite as nice and at least one that is similar. From
those conclusions, the appraiser makes a judgement as what value best describes
your home and is supportable by the report itself.
If you get the chance,
perhaps you could let me know if this helps.
Thanks so much and Many Blessings to you this fine Monday Evening.