What is an appraisal & how does it impact the real estate transaction?

Home Appraisal

Knowing the value of your property is important when it’s time to sell your house, when you pay taxes, and if you are trying to take a mortgage out on it. When you are buying a house knowing what the appraised value is, versus what the seller is asking, is also an important component to make an offer on the property. Even though there are many subjective parts of the appraisal, the process itself is straightforward and clear. An appraiser comes to the  home and inspects it for the condition and features that add value. This is where the subjective nature of an appraisal comes in. The owner may personally like the convenience of window air conditioning units, but the appraiser will be deducting value because there isn’t central air conditioning. If you live in an area such as South Jersey, having central air conditioning is more valuable than some parts of the country with milder climates. Market desires play a big part in home values and can make a huge impact on an appraisal. The appraiser will look at the age of the home and how it was made. The air conditioning/heating, plumbing and wiring will also come under inspection as will the aesthetics of the home. Features, such as number and size of bathrooms and closets will also be a factor in determining the home’s value. The presence or absence of a garage, attic and basement will also determine the value of your home. In addition to looking inside your home and inspecting it for livability and size, the appraiser will also look at the outdoor areas of the property and the location in relation to your neighbors. How many homes are for sale, and the rate at which they are selling, in your neighborhood will also have an impact on your home’s worth. The presence of new construction in the area can also increase the value of your home. Since most of these features are set and can’t be changed, there is little you can do to affect this part of the appraisal (on the buyer side or seller side). However, there are some aspects of your home (if you are the seller) that can be improved easily and quickly that can make a difference to the appraised value:
  • Clean up. As simple as this sounds, an appraiser will get a better impression of a clean and neat home compared to one that is dirty or messy.
  • Improve appeal. Not just inside the house, but the property, as well. A fresh coat of paint or landscaping the yard will increase the appeal of the home. If that is out of reach, mowing the lawn, cleaning the exterior of the home and removing clutter will help the appraisal.
  • List your updates. Keeping track of improvements, especially since the last appraisal, can make the appraiser’s job easier and point out improvements that he/she might not notice. The improvements that the appraiser would be interested in are permanent improvements. New furniture doesn’t qualify, but new carpeting would.
  • Provide comparable examples. The value of your home will depend on many factors, but one of the largest is how much similar homes in the same neighborhood have sold for. By providing your appraiser with examples, it saves him time and effort and can lead to him valuing your property higher.
  • Assessments are just that. An assessment is a very specific form of appraisal, and one that only takes into account the value of your home for tax purposes. Depending on your location, these assessments are done with a computer and follow strict guidelines without the ability to make subjective decisions based on improvements or condition of the house. Because of the limitations in what the assessment model looks at, they should not be relied on for an appraisal.
Give the appraiser room to work when he/she is there. Be available to answer any questions they may have but give them space to inspect the home, they know what they are looking for. If the appraisal returns a value that is less than the accepted offer, the loan will only be approved for the appraisal amount. The seller would need to bring the price down to appraisal amount or the buyer may need to pay the difference in cash. If this is an all cash transaction, nothing will probably change unless the buyer decides the home is now only worth the appraised amount and won’t complete the transaction. The true value of a home is what the buyer is willing to pay for it. In fact, we here at The Lentz Team will suggest that you have an appraisal before you place your home on the market. What better way to determine real market value than to have a certified appraisal? You’ll be able to better prepare yourself for the value and will be able to avoid low ball offers based on the fact that you can share that appraisal with the buyer's real estate agent. Smith & Sons-5
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