Accelerated Appraisal Source has answers to "Frequently Asked Questions"
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Accelerated Appraisal Source is eager to elaborate on any inquiries you might have about appraisals in San Diego County.
Feel free to contact us today.
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What is an appraisal?
Describe what an appraiser does
What are the reasons a person would require your services?
Is an appraisal the same as a home inspection?
Is an appraisal the same as a comparative market analysis(CMA)?
What are the contents of an appraisal report?
Once the appraisal has been delivered, what guarantee is there that the value conclusion is accurate?
How difficult is it to become certified?
Who are an appraiser's customers?
Where does Accelerated Appraisal Source get the data used to estimate values in San Diego County or other areas?
How can a licensed appraiser help me?
What exactly is PMI and how can I get rid of it?
Should I do anything in advance of the appraisal appointment
How does an appraiser define "Market Value"?
Does the appraisal belong to the bank or the consumer?
Which home renovations add the most to the price?
What is an appraisal? (List of questions)
The appraisal process is an estimation that leads to an opinion of value.
This opinion or estimate is arrived at through a formal process that commonly utilizes three "common approaches to value".
One of them is the Cost Approach - which is how much capital would be required to replace the improvements, less physical deterioration and other factors, then adding the land value.
Another of the processes is the Sales Comparison Approach - which involves finding a comparison to other similar properties within a close vicinity which have recently sold.
The Sales Comparison Approach is commonly the most accurate and best indicator of a liklely sales price for a home.
One of the least common approaches in appraising residential properties is the Income Approach, which is commonly used to figure the market value of a property based on what an investor would pay based on the capital produced by the building.
Describe what an appraiser does (List of questions)
An appraiser forumlates an impartial and well justified opinion of market value, often in the context of a real estate sale.
Appraisers demonstrate their expert analysis in appraisal reports.
What are the reasons a person would require your services? (List of questions)
There are a lot of reasons to order an appraisal with the most common reason being real estate and mortgage transactions.
Some other reasons for getting an appraisal include:
- To receive a loan.
- If you would like to lower your property tax burden.
- To show a homeowner has 30% equity and remove insurance.
- To contest improperly assessed property taxes.
- To handle an estate.
- To give you a leg-up when purchasing a home.
- To figure out an honest property value when putting your home on the market.
- To protect your rights if your property is being taken by means of eminent domain in a condemnation case.
- Government agencies such as the IRS need an appraisal on every house.
- It's possible you could be involved in a lawsuit - an appraisal will definitely help.
Click here for a more extensive explanation of the process involved in getting an appraisal.
Appraisers do not do complete home inspections and are not home inspectors.
The point of a home inspection is to evaluate the structure of the home from foundation to top.
The usual home inspector's report will include an evaluation of the condition of the property's heating system, 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.
Is an appraisal the same as a comparative market analysis(CMA)? (List of questions)
Simply, they have nothing in common.
The CMA relies on indistinct market trends.
Appraisals use comparable sales which are verifiable resources.
Area and building values are also precedent in an appraisal.
A CMA delivers a "ball park figure."
An appraisal delivers a defensible and carefully documented opinion of value.
But the most significant factor is the person behind the report.
A CMA is created by a real estate agent who may or may not be trained in technical valuation concepts or even have a handle on market trends.
A certified, state licensed professional who bases a career on valuing properties in and around San Diego County is behind the appraisal.
Likewise, the agent has a vested interest in the property's selling price - their commission - whereas the appraiser is bound by a code of ethics to accept a flat fee for work they perform, regardless of their outcome.
The main purpose of an appraisal document is to let the reader know the value of the real estate in question, and depending on the scope of the report, you'll usually see the following:
- Who engaged the appraiser and other intended users.
- The intended use of the appraisal.
- The appraisal's purpose.
- Precisely what "value" attribute is being reported and what that value means.
- The effective date of the value opinion.
- Pertinent property attributes, including: location, physical description, legal attributes, economic factors, the property rights in question, and non-real estate items included in the appraisal, such as personal property, permanent equipment installations and even 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.
- What was entailed in the process of completing the assignment.
For a more comprehensive look at what goes into an appraisal report click here: Sample Appraisal Report
Once the appraisal has been delivered, what guarantee is there that the value conclusion is accurate? (List of questions)
In communicating an appraisal report, each appraiser must see to it that each of the items below are covered:
- That the information analysis contained in the appraisal was suitable.
- That crucial errors of omission or commission were not committed individually or collectively.
- That appraisal services were rendered in a careful and conscientious fashion.
- The final appraisal report was understandable, legitimate and conclusive.
There are rigorous education and real world experience requirements that must be fulfilled in order to get an appraisal license in California.
In addition, appraisers must abide by a meticulous industry code of ethics and comply with national standards of practice for real estate appraisal. The rules for developing an appraisal and communicating its results are insured by enforcement of the Uniform Standards of Professional Appraisal Practice (USPAP).
(List of questions)
Licensing and certification requires classroom study, tests and practical experience.
Once an appraiser is licensed, he/she must then complete continuing education courses so that the license doesn't expire. To see the specific requirements for any state click here.
Who are an appraiser's customers? (List of questions)
Mortgage lenders are an appraiser's typical customer, requiring their services to ensure real estate involved in a mortgage transaction is enough to cover a loan balance in the case of default.
Appraisers also provide opinions in litigation cases, tax matters and investment decisions.
Where does Accelerated Appraisal Source get the data used to estimate values in San Diego County or other areas? (List of questions)
Collecting data is one of the primary activities of an appraiser.
Data can be described as either Specific or General. Specific data is from the property itself; Location, condition, amenities, size and other specifics are documented by the appraiser during an inspection.
General data is collected from a numerous sources.
Local Multiple Listing Services (MLS) have data on recently sold homes that could be used as comparables.
To double-check actual sales prices, we use tax records and other public documents that are usually online nowadays.
Flood zone data is available from FEMA data outlets, such as a la mode's InterFlood service.
And most importantly, the appraiser gathers general data from his or her past experience in creating appraisals for other properties in the same market.
How can a licensed appraiser help me? (List of questions)
Any time the value of your home or other real property is being used to make a significant financial decision, an appraisal helps.
When selling your house, an appraisal assists you in setting the most appropriate price.
If you're buying, it makes sure you don't overpay.
For people settling an estate or divorce, an appraisal from Accelerated Appraisal Source is the best way to ensure assets are divided properly.
A house is often the single, largest financial asset anybody owns. Don't make decisions in the dark with a professional appraisal.
What exactly is PMI and how can I get rid of it? (List of questions)
PMI is an acronym for Private Mortgage Insurance.
It takes care of the lender in the event a borrower doesn't pay on the loan and the value of the house is less than the balance of the loan.
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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The money you keep from dropping the PMI required when you got your mortgage pays for the appraisal in a matter of months. Nobody is more qualified than Accelerated Appraisal Source when it comes to analyzing real estate appreciation in Cardiff by the Sea and San Diego County. Contact us today.
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Should I do anything in advance of the appraisal appointment (List of questions)
The first step in most appraisals is the property inspection.
What this entails is the appraiser, after setting up an appointment, personally going through the home - recording the layout of the rooms, taking photos and documenting the general condition of its features.
Inside, make sure it is clutter free and that we can find our way to things like furnaces and water heaters. On the outside, trim any landscaping so we can be free to get an accurate measurement of exterior walls.
To help speed things along plus ensure a more accurate report, attempt if possible to have the following items:
- Any information on the purchase of the property for the last three years.
- Information on any written private easements, such as a shared driveway with a neighbor.
- Any paperwork, such as a title policy with information on encroachments or easements encroachments or easements.
- A list of any major home improvements and enhancements, the date of their installation and their cost (for example, the addition of central air conditioning or roof repairs) and permit confirmation (if available).
- A list of "suggested" improvements if the property is to be appraised "as complete".
How does an appraiser define "Market Value"? (List of questions)
In real estate appraising, 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."
Does the appraisal belong to the bank or the consumer? (List of questions)
In most real estate transactions, the appraisal is ordered by the lender.
Even though it's the buyer that eventually pays for the report, the lender is the intended user. The
buyer is certainly entitled to a copy of the appraisal - it's usually included with all the other closing documents - but is not allowed to use the report for any other purpose without permission from the lender.
It's different when it's the homeowner engaging the appraiser for things outside securing a mortgage.
In these cases, the appraiser may stipulate the purpose of the appraisal; for PMI removal, or estate planning or tax challenges, for example. If not stated otherwise, the home owner can do whatever they want with the appraisal.
Which home renovations add the most to the price? (List of questions)
The answer to this is different depending upon the location of the home.
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 were second, yielding 85%.
Adding bedrooms and baths can also boost the value of your home as long as your home doesn't then become overbuilt for your neighborhood in terms of size.
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