Tag Archive for: appraisals

The Dreaded “Declining Market” Box On Appraisals! Ignorance? Pure Evil? Or – Appraisers Just Doing Their Job?

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MEDIAN = MISLEADING Chevron is moving its entire headquarters complex from California to the much more business-friendly Houston, TX area. I happen to know a lot of Chevron employees – and what is interesting is that most of the younger and newer employees are moving to Houston too, as they don’t really have a choice. […]Read More

Appraisal Comps: “Just the facts, Ma’am” – STUFF EVERY AGENT SHOULD KNOW!

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“The story you are about to hear is true; only the names have been changed to protect the innocent.” That was the opening line from the famous 1960s TV series Dragnet – an “educational drama” that taught young boomers growing up in a small Minnesota farm town that: (1) smart cops in LA solved every […]Read More

Are FHA Loan Appraisals Public?

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If you are one of the many homebuyers looking to qualify for an FHA loan to purchase a primary residence, you will need to get an appraisal. An FHA appraisal establishes the value of the property you are purchasing and makes sure that it is safe for its new occupants. What Is An FHA Loan? […]Read More

Provide Rental Comp Data to Appraisers (More Important Than You Realize)

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We have had numerous deals almost die or come close to dying over the years – solely because our appraisers could not find adequate rental comp data. There are several reasons why we often need to support the full market rent in an appraisal, including: The borrowers often need every penny of the rent to […]Read More

Why Appraisers Adjust So Little For Size Differences

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If a 2,000 square foot house sells for $800,000, the price per square foot is $400. So, if a nearby house is 2,200 square feet, it should be worth an additional $80,000 (200 sq ft x $400), right? Nope. Not even close. I blogged several years ago about Why Appraisers Don’t Like “Cost Per Square […]Read More

12 Day Close With Appraisal Waiver; CHECK ADDRESS PRIOR TO OFFERS!

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We can close conforming (Fannie/Freddie) loans in 12 CALENDAR days – easily – IF we get a “Property Inspection Waiver,” aka PIW aka Appraisal Waiver. Savvy agents know this – so they often ask us to run “DU” (Fannie Mae’s automated underwriter) with the property address before they make an offer. If DU gives us […]Read More

#1 Factor Zillow Estimates Get The Most Wrong (Why We Need Appraisers)

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I lived in the same neighborhood for over 20 years and did hundreds of loans within the area – so I knew every nuance of the area. As a former appraiser and armed with my extensive neighborhood knowledge, I was often shocked by how wrong Zillow’s estimates were. Here are some of the things Zillow […]Read More

Desktop Appraisals Coming Soon

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Desktop Appraisals Are Coming! An appraiser recently charged us $2,000 for a basic appraisal in suburbia with a slightly larger lot and a moderately short time frame – because we could not find anyone else, and he knew it. BUT – with refis drying up and appraisals getting waived or easier, that appraiser is not […]Read More

Appraisers Ain’t A.M.C’s (Explained); Subjective vs. Objective Too

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“Hey Rich, I need a $500,000 appraisal to make this refi work; there’s an extra $300 for you if you can push the value to $500,000…” That was the entire schtick of a loan officer I knew back in the day (prior to the 2008 meltdown). He was friends with an appraiser who would push […]Read More

WSJ: “Low Appraisals Upend Home Sales”

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The WSJ had this front page headline recently: Low Appraisals Upend Home Sales. And, I thought – where have you been, WSJ? Then, I thought… I should blog about this because it is a great way to warn homebuyers about potential appraisal issues. “IT’S ALL SO SUBJECTIVE” So said a seller whose house appraised for […]Read More

Appraisers Can’t Ignore “Bad” Comparable Sales; Agents Shouldn’t Either

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AGENTS WERE LIVID WHEN APPRAISAL CAME IN LOW We recently had an appraisal come in $25,000 under contract price – and the agents were irate! They sent us comps that they insisted the appraiser should correlate to – but: (1) the comps were in another development a few miles away; and (2) the comps were […]Read More

Don’t Finish Your Basement (or Garage or Patio) IF…

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“Your godda***d appraiser only gave $7,500 to my basement after I spent 85,000 f**king dollars finishing it! Go f*** yourself!” So said a borrower to me years ago after he reviewed an appraisal of his home that he clearly did not like (to put it mildly). Knowing that “the customer is always right,” I tried […]Read More

6 Reasons Why Refis Are SO MUCH EASIER Than Purchases

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We often see borrowers who are reluctant to refinance into a lower rate – even when the new loan will be “no cost” and save them hundreds of dollars every month. Unfortunately, this reluctance is sometimes fostered by the stress those borrowers endured during their purchase. As a result we like to emphatically remind everyone […]Read More

Holy High Appraisal Fees, Batman! Please Warn Clients!

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Economist Milton Friedman famously said, “Inflation is always and everywhere a monetary phenomenon.” (meaning that it is always caused by increases in the supply of money) But, when it comes to appraisals Milton might be … wrong,** as hard as it is for me to type that. 😊 Appraisal fees have risen from as low […]Read More

Are Lenders Obligated To Share Appraisals?

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We often pay for purchase appraisals upfront on behalf of clients for a few reasons. Rush Fees: We pay a large rush fee that we don’t charge our clients and because we can’t separate the rush fee from the standard fee, we just pay the entire fee upfront (we don’t want our clients paying the […]Read More

The Need For Speed; 14-Day Closes; Appraisals Remain The Problem

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14-DAY CLOSES ARE BACK! We are bringing our 14 Day Closes back in full force now, but with certain caveats. We cannot close the following transactions in 14 days: (1) Condos – because we have to wait for HOAs; (2) Jumbos – because underwriting and required appraisal reviews take longer; (3) Complex self-employed borrowers because […]Read More

Correlating to Borrower With Lower Score; Paying Over Appraised Value; Not Referencing Inspections

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Here are a few quick reminders. CORRELATING TO BORROWER WITH THE LOWEST CREDIT SCORE We received negative feedback from a frustrated borrower last week b/c we correlated our interest rate quote to her husband’s lower credit score (low 600s) when her score was in the 800s. We of course had no choice, as almost all […]Read More

Appraiser Shortage Makes 14 Day Close Impossible; “Exterior Only” And “Desktop” Does Not Help

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The shortage of qualified appraisers is worse than ever for several reasons: Demand exceeds supply. The continued surge in both refinance and purchase transactions has created a situation where the demand for appraisers far exceeds the supply. COVID concerns. Because of COVID concerns, many appraisers are justifiably reluctant to accept orders requiring physical (interior) inspections. […]Read More

Appraisers Can’t Ignore Low Comparable Sales; Agents Should Not Either

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APPRAISALS COMING IN UNDER CONTRACT PRICE B/C MARKET’S SO HOT We are seeing appraisals come in under contract price more frequently than normal again b/c the market is so hot and buyers are bidding so aggressively. This is not b/c our appraisers are not trying to support contract price; it is b/c appraisers simply lack […]Read More

Valuing An In-Law Unit Or An ADU (Accessory Dwelling Unit)

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I touched on this last year a few times but am getting questions again because so many people have built Accessory Dwelling Units (ADUs) as a result of the COVID crisis. How Much Is My ADU Worth? An ADU or in-law or granny flat or outside cottage (or whatever you want to call it) is […]Read More

Comparable Sales Appraisers Can’t Use; Appraisal Reviews

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Hot markets foster appraisal issues – every time. This is b/c aggressive buyers in multiple bid situations frequently offer to pay far more for a property than what closed comparable sales can support in an appraisal. If buyers have ample cash, low appraisals are often not an issue, as buyers can simply bring in cash […]Read More

4 Things to Know About VA Home Appraisals

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VA home loans are one of the most common mortgage options among military members in California. The VA loan program offers 100% financing, which means you could buy a home with no down payment. This is a very popular option throughout all of California as we have such a large number of military personal. One […]Read More

Appraisals: Cosmetic vs. Structural Issues; Why Appraisers Often Don’t Call Out Cosmetic Issues

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We recently had a purchase involving an older property and the buyers were concerned because the appraiser did not call out a broken window pane and some torn floor coverings. I just blogged about condition issues in June – Condition Issues – What’s Lendable? Don’t Disclose In MLS If “As Is.” But the point of […]Read More

When Appraisers Are Right (Which Is Often)

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We have an excellent pool of hand-picked appraisers that I tout often as a competitive edge. I tout them often b/c we used to get burned all the time when we were forced to use giant Appraisal Management Companies (before setting up our own appraiser pool). Several months ago, one of our appraisers came in […]Read More

5 Bold Predictions For The Post COVID-19 World; COVID-19 Updates; Reason to Refi

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Forbes Publisher, Rich Karlgaard, published 5 Bold Predictions for the Post COVID-19 World. He imagined what we might see by the Spring of 2021 and predicted the following: A rebounding world economy with a fantastic global growth rate of 4%. Fully resumed global travel b/c human nature makes people want to travel no matter what. […]Read More

Two Guaranteed Appraisal Killers: Overstating Square Footage & Including Expensive Personal Property In MLS/Contract

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OVERSTATING SIZE BY INCLUDING DETACHED UNITS In September, I blogged about a Realtor who vastly overstated the value of his own home because he included the square footage of his huge, detached in-law unit in his total square footage estimate. His main house/dwelling was only 2,300 square feet while his detached in-law was 1,400 square […]Read More

When to Expect High Appraisal Fees and/or Appraisal Delays

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We recently had a Texas transaction involving a large acreage with a 1 bedroom home and an accessory dwelling unit. It took us a few weeks just to find an appraiser willing to appraise the property (even though we shopped it very aggressively), and the fee was $1,000! The delay and the fee caught the […]Read More

Appraisal Conditions and Health & Safety Issues to Watch For!

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Realtors are often frustrated about “condition” and “health & safety” issues that get called out by appraisers, and they come to us for guidance. They obviously want to avoid getting conditions called out by appraisers that will either cost too much to repair, delay closings or kill deals altogether. Our Appraisal Manager, Jennifer Muzzall, provided […]Read More

When Zillow Misleads Homeowners

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First, I reluctantly have to admit that Zillow really does have impressive algorithms, that sometimes yield surprisingly accurate results. But, Zillow also often badly misleads homeowners, creating huge issues for lenders and agents alike. A few years ago, a friend of mine was irate when his appraisal came in $75,000 lower than Zillow’s “Zestimate®.” But […]Read More

No Appraisals For Loans Under $400,000; “New Home Premium;” Appraised Value’s Not Market Value

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I want to share a few more interesting comments about appraisals today. On Wednesday I blogged about how appraisers can’t ignore comps that don’t support value. The agents wanted us to use dated comps and ignore more recent comps, but appraisers of course can’t do that b/c underwriters and reviewers will see the ignored comps […]Read More

Why ALL Lenders Must Pay Appraisers Extra and Promptly!

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AGENT SENDS COMPETING LOAN OFFICER TO US FOR ADVICE An agent we know well recently referred another loan officer to us to get advice in regard to how to finance a Site Condo (a stand-alone unit on a condo lot) he had listed. The loan officer was having great difficulty obtaining financing for her client/buyer, […]Read More

How Much Is a Huge Lot Worth? Appraisal Adjustments for Lot Size

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In response to this blog about the value of in-law units, I received numerous other appraisal-related inquiries including a few questions about lot-size. Agents are often frustrated because they think appraisers ignore or underestimate the value of larger lots. But, there is much more to the story. NEED COMPS IN SAME OR SIMILAR NEIGHBORHOOD TO […]Read More

Appraisers Need Ratified Contracts & Comps That Close Prior to Inspection

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APPRAISERS NEED RATIFIED CONTRACTS This is a reminder that we need a fully ratified contract (signed by all parties) before we can order an appraisal. This is a regulatory requirement and many appraisers won’t even accept orders without ratified contracts. Appraisers need ratified contracts so they can review all the terms within it to see […]Read More

Comparable Sales Appraisers Can and CAN’T Use

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Hot housing markets tend to foster appraisal issues due to buyers trying to be as aggressive as possible with their offers – where they oftentimes are offering well over market value for a home. Because this happens so often, we compiled a list of guidelines for comparable sales appraisers can and can’t use to help […]Read More

Repairs Prior to Close or Prior to Owning the House

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Appraisers often call out condition, health and safety, or repair issues that need to be addressed prior to close. Examples include missing floor coverings or water-heater straps, or peeling paint. If the repairs are minor, there is usually not a problem. Significant repairs present problems, however, because sellers often are unable to do them (REOs, […]Read More

When Zillow Misleads Homeowners! Why It Matters & What to Do?

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I reluctantly have to admit that Zillow really does have impressive algorithms, that sometimes yield surprisingly accurate results. BUT, Zillow also often badly misleads homeowners, creating huge issues for lenders and agents alike. A few years ago, a friend of mine was irate when his appraisal came in $75,000 lower than Zillow’s “Zestimate.” But Zillow […]Read More

What’s The Difference Between an FHA and VA Appraisal?

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Agents and borrowers alike often find the appraisal process confusing and opaque – it’s why we consistently field questions on what appraisers look for when inspecting a property and how agents can best prepare. Not only can appraisers’ opinions on value make or break a deal, but they also play a crucial role in determining […]Read More

Appraisal Horror Story; Appraisal Success Story! “Appraisal Manager”

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APPRAISAL HORROR STORY Back when we were in the Broker Channel (when we sent loans to outside lenders for underwriting), we ordered a purchase appraisal in a high-end Bay Area community called Orinda. The lender forced us to order appraisals through a nationwide Appraisal Management Company that kept most of the appraisal fee itself and […]Read More

Adverse External Influences On Appraisals – Explained

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Adverse External Influences “Adverse external influences” are structures or entities near a property that negatively affect its value. Appraisers often use the phrase “External Obsolescence” when describing these influences. Adverse influences include freeways, busy arterial through-streets, railroads, BART or mass transit trains, cemeteries, schools, and commercial buildings or establishments. Real estate agents involved in transactions […]Read More

What Realtors Can Say To Appraisers- Anything; Comp Guidelines

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Lenders are not ever allowed to communicate directly with appraisers. We are only allowed to order appraisals through our Appraisal Management Company, which in turn contacts the appraiser. Realtors, however, can communicate directly with appraisers and we highly recommend it. Realtors often ask us what they are “allowed to say.” Our answer is: “anything, as […]Read More

Warehouse Store Mortgage Screw Ups; Warning for Borrowers and Agents

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One of our borrowers didn’t like the news we gave him so he went to a major warehouse store to get his mortgage. And – the entire situation is a great lesson on why Bay Area buyers should not go to a warehouse store to get a mortgage. :) Appraisal Issues: They used a national […]Read More

More Purchase Tips For Refi Guys; Giving Away JVM’s Playbook

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On Friday, we provided tips to help refi guys close purchases now that rates are up. The tips included rush appraisals; reviewing contracts for addenda, reports and condition issues; and hiring a skilled appraisal manager. Several people, however, chastised us for “giving away JVM’s playbook.” We responded by saying: A. We always like to help; […]Read More

Created Full Time Appraisal Manager Position at JVM; Necessity & Scope

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We recently created a full time Appraisal Manager Position at JVM, devoted exclusively to JVM’s appraisals. We are the only lender with an Appraisal Manager with this scope of duties and training. It is absolutely necessary, however, b/c appraising has become so complex, due to guidelines, shortages, CU scores, and the lack of comps in […]Read More

Flips Defined; Pay Off Consumer Debt to Qualify; Available Weekends!

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A few reminders: 1. JVM Works Weekends. Here are a few quotes we got over the weekend from a favorite Berkeley Realtor: “Thanks for the speedy response!” and “Love working with a Lender who works on weekends. :)” We get similar quotes every weekend b/c real estate often takes place on weekends. We always have […]Read More

Great Email Illuminates Appraisal Issues; Business Decisions; Costs

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Our Office Manager, Tiffany Nordgren, sent the below email last week. The email is excellent b/c of its clarity, but also b/c it illuminates many issues we currently face. 1. Appraiser Shortage. There are too few right now and everyone has to pay extra to get orders picked up. 2. Cost for Better Service: We […]Read More

Post TRID Turn-Times; Contingencies Same; COE 7 Days Longer

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As mentioned, now that TRID is in effect we are requesting 21 day escrow periods instead of our usual 14 day escrow periods. We are working to move back to 14 day closings as soon as possible. TRID, however, is not affecting contingency periods. We are still 8 days for loans and appraisals. We can […]Read More

How To Buy A Flip – Property Bought & Re-Sold Within 90 Days

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We have been seeing “Flips” surface again lately. Flips are properties that are purchased and re-sold within 90 days. Lenders go by “contract date” and not close of escrow. Hence, if you buy a property on October 1st, your contract to re-sell it must be dated after January 1st, to avoid “flip” status. Anytime a […]Read More

Appraisals Are Not Public Record; FHA Sometimes

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Appraisals Are Not Public Record We “inherited” a transaction from another lender today because their appraisal came in too low. That lender tried to convince the Realtors, however, that the low appraisal was effectively “public record” and that it would do no good to go to a new lender (the current lender was hoping to […]Read More

“Flip” Rules Again – Selling 90 Days After Purchase

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We still see the occasional “Flip” surface, although not nearly as often as we saw them in 2010-2012. A “Flip” once again is a property that is purchased (usually by investors) and re-sold within 90 days. FHA will not finance Flips at all. Conventional and Jumbo lenders will finance Flips, but they require two appraisals. […]Read More

Loans Are About Rules/Regulations & Not About “Making Sense”/Logic

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We have a very strong borrower whose loan is held up right now b/c the appraiser is unable to find rental data (for a rent survey) that is necessary for an FHA triplex appraisal. We and the borrower (and the appraiser) are extremely frustrated b/c we all know market rents are much higher than available […]Read More