profile picture

SPECIAL APPRAISAL SERVICES                        

-- Every comparable sale is personally driven and photographed by assigned appraiser. Sources of verification, which may be used, include selling broker, listing broker, builder, county records, buyer and/or seller.

-- All properties appraised are verified with county records for correct ownership, legal, assessments, property statistics (i.e. age, size, etc.), taxes for past 5 years and if paid or delinquent, and special assessments if paid or delinquent (usually applies to new construction).

-- Extra interior and/or exterior photos are provided in many cases to better depict an appraisal problem.

-- Perimeter floor plan sketch or copies of actual blueprints for all levels are provided with all square foot calculations.

  •  If market value appears to be lower than a pending contract sale price, the following procedures apply:
  • Listing and/or selling broker is contacted to provide any additional sales, which they feel, should be considered in the appraisal. It is not disclosed that the value appears to be below the sale price, but merely offers them the opportunity to provide any additional information from their market analysis that may be helpful in the appraisal.
  • Appraisal is also discussed, analyzed and reviewed by a second staff appraiser within our office.
  • Client is notified prior to written report being sent if value falls below sale price.

-- Unusual or difficult appraisal assignments are also discussed, analyzed and reviewed by a second staff appraiser within our office before completion.

-- Additional comparable sales are usually provided under the following circumstances:

  • Comparable sales are weak with numerous adjustments and/or gross/net adjustments are more than typical guidelines.
  • Comparable sales are over 6 months, then additional pending sales may be provided to reflect current market.
  • Unusual or atypical subject property and sales analyzed are from other similar neighborhoods.

-- MLS printouts of market activity in a specific area are often submitted to support appraiser's analysis of a particular problem and lack of comparable sales.

-- After a property inspection, if the appraiser feels the property may not qualify or be acceptable for loan purposes, the client is apprised of the situation and given the choice of completing the appraisal, holding the appraisal until further notice, or canceling the assignment with a billing for the inspection time.

-- Recertifications of value include a review of previous appraisal, drive-by of property, research for more recent sales comparable to subject, analysis of any new sales, and an analysis of the current market.

-- Final inspections for completion of new construction, additions and repairs include photos (front and/or back), remeasure to verify dimensions on plans, verification of quality/amenities/changes with effect on value (if any), and an itemized list and cost of incomplete items.

-- All appraisals and/or reviews strictly follow the appropriate guidelines.

-- Appraisals are processed as follows:

  • Appraisals may be ordered by phone, fax, email or mail (24-hour phone recorder and fax).
  • Rush appraisals are priority and processed accordingly.
  • Purchases receive priority over refinances.
  • Refinance loans are processed by date of closing (therefore we request closing dates).
  • Delay notices are faxed if access is delayed or denied.