McCart Appraisal has answers to "Frequently Asked Questions"
||McCart Appraisal is always prepared to elaborate on any inquiries you might have about appraisals in San Diego County.
Contact us today to talk about how we can help you with your specific valuation problems.
Define the term "Appraisal"
What does an appraiser do?
Why would a person need a real estate appraisal?
How is an appraiser different than a home inspector?
What is the difference between an appraisal and a comparative market analysis (CMA)?
What does the appraisal report contain?
Once the assignment is done, what assurance is there that the value indicated is valid?
How hard is it to become certified?
Who hires McCart Appraisal
Where does McCart Appraisal get the data used to estimate values in San Diego County or other areas?
What can a full appraisal do for me?
My mortgage statement has an item on it for PMI? Can I get rid of that?
How do I get ready for the appraiser?
What is "Market Value?"
Does the appraisal belong to the bank or the consumer?
How can I get the most ROI out of home improvements?
Define the term "Appraisal" (Back to top)
The method of writing an appraisal consists of an evaluation which forms an opinion of value.
The real estate appraiser will use a number of "approaches," typically three, to arrive at the estimation of market value.
One of the methods in use is the Cost Approach, which is what it would cost to restore the improvements to the home, less the depreciation and physical deterioration, adding the land value.
The Sales Comparison Approach deals with searching for similar houses in the vicinity and discovering the value based on comparing those prior sales to the house in question.
Being the most commonly used approach, the Sales Comparison Approach is generally the most accurate and best indicator of market value for a residential property.
One of the least common approaches in appraising residential properties is the Income Approach, which is commonly used to figure the value of a property based on what an investor would pay based on the capital produced by the building.
What does an appraiser do? (Back to top)
An appraiser generates an objective and well supported assessment of market value, to be used in making real estate transactions.
Appraisers exhibit their professional investigation in appraisal reports.
Why would a person need a real estate appraisal? (Back to top)
There are a lot of reasons to purchase an appraisal with the most common reason being real estate and mortgage transactions.
Other reasons for ordering an appraisal report include:
Click here for a more extensive explanation of the process dealing with getting an appraisal.
- To get a loan.
- If you would like to lower your property tax obligations.
- To demonstrate a homeowner's acquired equity and remove PMI.
- To contest improperly assessed property taxes.
- To settle an estate.
- To provide you a leg-up when purchasing a home.
- To find an honest sales price when putting your home on the market.
- To ensure parties are provided just compensation in eminient domain cases.
- 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.
Appraisers do not do provide residential property inspections and are not home inspectors.
The purpose of a home inspection is to evaluate the structure of the home from foundation to rooftop.
The general property inspector's report will include an evaluation of the condition of the home's heating system, central air conditioning system (temperature permitting), interior plumbing and electrical systems, the roof, attic, and accessible insulation, walls, ceilings, floors, windows and doors, the foundation, basement, and visible structure.
What is the difference between an appraisal and a comparative market analysis (CMA)? (Back to top)
Simply, they share nothing in common.
The CMA relies on indefinite market trends.
The appraisal depends on specific definite comparable sales.
Location and architectural prices are also precedent in an appraisal.
The CMA will provide a non-specific figure.
Being a documented and carefully investigated opinion of value, appraisals are defensible and stand up in legal situations.
The credentials of the person behind the report is hands down the most significant difference between a CMA and an appraisal.
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, California licensed professional who bases their livelihood on valuing real estate in and around San Diego County is behind the appraisal.
Likewise, the agent has a vested interest in the property's selling price whereas the appraiser is bound by a code of ethics to collect only a previously agreed upon fee for assignments, regardless of their outcome.
The main purpose of an appraisal report is to provide a value opinion, and depending on the scope of the report, one will customarily see the following:
For a more in depth view of all that goes into an appraisal report click here: Sample Appraisal Report
- The client and other intended users.
- How the appraisal is supposed to be used.
- The appraisal's purpose.
- Precisely what "value" attribute is being reported and what that value means.
- The effective date of the appraisal.
- Pertinent property attributes, including: location, physical characteristics, legal attributes, economic factors, the real property interest in question, and non-real estate items included in the valuation, such as personal property, items that are more or less permanently installed and even intangible considerations.
- All known easements, restrictions, encumbrances, leases, reservations, covenants, contracts, declarations, special assessments, ordinances, and the like.
- Division of interest, such as fractional interest, physical segment and partial holding.
- The scope of work considered to complete the appraisal.
Once the assignment is done, what assurance is there that the value indicated is valid? (Back to top)
In communicating an appraisal report, each appraiser must ensure the following:
To become a state licensed appraiser, there are extensive education requirements as well as experience that must be attained.
Plus, appraisers must obey a meticulous industry code of ethics and comply with national standards of practice for real estate appraisal. The guidelines for developing an appraisal and communicating its results are insured by enforcement of the Uniform Standards of Professional Appraisal Practice (USPAP).
- The appraisal used a suitable analysis of the data.
- That significant errors of omission or commission were not committed individually or collectively.
- That appraisal services were done in a careful and conscientious manner.
- The final appraisal report was clear, sound and conclusive.
(Back to top)
Regulations regarding licensing and certification are different from state to state. In general, licensing and certification typically translates to many hours of coursework, tests and practical experience.
Once an appraiser is licensed, he/she is required to complete continuing education courses so that the license doesn't expire. To see the specific requirements for any state click here.
Who hires McCart Appraisal (Back to top)
Typically, appraisers are employed by lenders to estimate the value of a house involved in a loan transaction.
Appraisers also provide opinions for legal settlements, tax matters and investment decisions.
Where does McCart Appraisal get the data used to estimate values in San Diego County or other areas? (Back to top)
One of the main tasks an appraiser performs is to compile data.
Data can be categorized as either Specific or General. Specific data is taken from the home itself; Location, condition, amenities, size and other specifics are documented by the appraiser while on site.
General data is gathered from a variety of places.
Local Multiple Listing Services (MLS) have data on recently sold homes that might be used as comparables.
To double-check actual sales prices, we research tax records and other public documents that are usually online nowadays.
Appraisers routinely have to report when a property is in a flood zone, so that information is retrieved from a FEMA data outlet such as a la mode's InterFlood service.
And last but not least, the appraiser gathers general data from his or her collective knowledge gained from doing assignments for other properties in the same market.
What can a full appraisal do for me? (Back to top)
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 helps you set a price that maximizes profit and reduces time on the market.
When buying, be sure you're not overpaying by commissioning an independent appraisal.
For parties settling an estate or divorce, an appraisal from McCart Appraisal is the best documentation to ensure assets are divided fairly.
Simply put, a house is often the single, largest financial asset anybody owns. Without knowing its real value, wise financial decisions are impossible.
My mortgage statement has an item on it for PMI? Can I get rid of that? (Back to top)
PMI is an acronym for Private Mortgage Insurance.
This supplementary policy takes care of the lender if a borrower defaults on the loan and the value of the home is less than what the borrower still owes on 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.
The amount you keep from dropping your PMI pays for the appraisal in no time. McCart Appraisal has years of experience with value trends in San Diego and San Diego County. Contact us today.
How do I get ready for the appraiser? (Back to top)
We start with an inspection of the property.
During this process, the appraiser will come to your home and measure it, determine the layout of the rooms inside, confirm all aspects of the home's general condition, and take several photos of your house for inclusion in the report.
The best thing you can do to help is make sure we have easy access to the exterior of the house (gates aren't locked, etc). Trim any shrubs and relocate any items that would make it difficult to measure the structure. On the inside, make sure the appraiser can easily access appliances like furnaces and water heaters.
To help expedite our work as well as ensure a more accurate report, attempt if possible to have the following items:
- Information on any written private agreements, such as a shared driveway with a neighbor.
- List of personal property to be sold with the building.
- Home inspection reports, or other recent reports for termites, EIFS (synthetic stucco) wall systems, septic systems and your well.
- Brag sheet that lists major home improvements and upgrades, the amount of their purchase and date of their installation (for example, the addition of Insulation or roof repairs) and permit confirmation (if available).
- A list of "suggested" improvements when the property is being appraised "as complete".
What is "Market Value?" (Back to top)
In real estate appraising, Market Value (as opposed to Fair 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? (Back to top)
For mortgage transactions, the lender requests the appraisal, either directly or through a third party.
Even though it's the buyer that eventually pays for the report, the lender is the intended user. The
buyer is entitled to a copy of the report - it's usually bundled 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 situations, the appraiser may define the purpose of the appraisal; for PMI removal, or estate planning or tax challenges, for example. If not stipulated otherwise, the home owner can do whatever they want with the appraisal.
How can I get the most ROI out of home improvements? (Back to top)
The added value of a particular amenity truly depends on the local market.
if you live in a cold region, insulated windows can be a real plus. But they aren't as attractive in a warm-weather climate.
As a rule, the most value returned from renovating a home comes in the kitchen.
According to one national survey, kitchen remodels returned an average of 88% of the investment. In other words, a $10,000 kitchen remodeling project would add approximately $8,800 to the value of the home.
Bathrooms weren't far behind, yielding 85%.
Adding bedrooms and baths can also boost the value of your home as long as your home doesn't then become an oddball for your neighborhood in terms of size.