AVAS, Inc. has answers to "Frequently Asked Questions"
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AVAS, Inc. is prepared to handle any concerns you might have about appraisals in Cook County.
Don't hesitate to contact us today.
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What is an appraisal?
Describe what an appraiser does
What are the reasons someone would request a real estate appraisal?
What is the difference between an appraisal and a home inspection?
Is an appraisal the same as a comparative market analysis(CMA)?
What does the appraisal report contain?
Upon completion of the report, what assurance is there that the value indicated is accurate?
What goes into an appraiser's certification?
Who employs appraisers?
Where does an appraiser get the data used to estimate values in Cook 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?
Do you need anything from the homeowner in advance?
What is "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? (Back to top)
The process of writing an appraisal report consists of an inspection which forms an opinion of value.
This opinion or estimate is found by a formal method that generally utilizes the three main "common approaches to value".
One of the three is the Cost Approach - which is what it would cost to replace the improvements, minus physical deterioration and other factors, then adding the land value.
The Sales Comparison Approach involves finding comparable properties nearby and finding value based on comparing those prior sales to the property in question.
Being the most common approach, the Sales Comparison Approach is generally the most accurate and best indicator of market value for a home.
The third approach is the Income Approach, which is of most importance in appraising income producing properties - it deals with estimating what an investor would pay based on the money produced by the property.
Describe what an appraiser does (Back to top)
An appraiser forumlates a fair and credible determination of market value, often in the context of a real estate exchange.
Appraisers reveal the details of their professional analysis in appraisal reports.
What are the reasons someone would request a real estate appraisal? (Back to top)
There are many reasons to obtain an appraisal with the most common reason being real estate and mortgage transactions.
A few other reasons for ordering an report include:
- If you are applying for a loan.
- To reduce your property taxes.
- To show a homeowner has 30% equity and remove insurance.
- To fight improperly assessed property taxes.
- If you need to take care of an estate.
- To offer you an edge when purchasing a home.
- To find a likely property value when selling real estate.
- 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 require an appraisal on every property.
- It's possible you could have to deal with being in a lawsuit - an appraisal will help.
For a more detailed explanation of the appraisal process click here.
Home inspectors do not generate an opinion of value and do not do appraisal reports.
An inspection is a third-party investigation of the available structure and electrical and mechanical systems of a property, from the roof to the foundation.
For the most part, a home inspection report will explain the amenities and the necessities of the home: air conditioning (weather permitting), electrical functions, the condition of the heating system, the plumbing; then the structural integrity of the home such as the attic, exposed insulation, walls, floors, ceilings, windows, then the foundation, basement and visible structures.
Is an appraisal the same as a comparative market analysis(CMA)? (Back to top)
To be blunt, it's like comparing opera to country.
The CMA depends on indefinite market trends.
The appraisal depends on similar definite comparable sales.
Location and construction costs are also a priority 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.
But the largest differentiator is the person behind the report.
A CMA is created by a real estate agent who may or may not have a true grasp of the market or valuation concepts.
The appraisal is created by a licensed, certified professional who makes a living out of valuing properties.
Further, the appraiser is an unbiased voice, with no vested interest in the property's value, unlike the agent, who gets a commission based upon the price of the home.
Each report should indicate a credible estimate of value and must document the following:
- Who engaged the appraiser and other intended users.
- How the appraisal is supposed to be used.
- The reason for the assignment.
- The type of value contained and a definition of the value reported.
- The effective date of the appraiser's opinions and conclusions.
- Relevant property attributes, including: location, physical attributes, legal attributes, economic attributes, the property rights in question, and non-real estate items included in the valuation, such as personal property, permanent equipment installations and even intangible factors.
- 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 when completing the assignment.
For a more comprehensive view of the work that goes into an appraisal report click here: Sample Appraisal Report
Upon completion of the report, what assurance is there that the value indicated is accurate? (Back to top)
In the documentation of an appraisal, each appraiser must make sure of the following:
- The appraisal contained a suitable analysis of the information.
- Whether individually or collectively, there were no significant errors contained in the report, nor any material details left out.
- That appraisal services were done in a careful and judicious manner.
- The final appraisal report was understandable, sound and conclusive.
To become a state licensed appraiser, we must meet intense education and experience requirements that enable us to produce an unbiased opinion.
Likewise, appraisers must follow a stringent industry code of ethics and comply with national standards of practice for real estate appraisal. The guidelines for working up an appraisal and documenting its results are insured by enforcement of the Uniform Standards of Professional Appraisal Practice (USPAP).
(Back to top)
Licensing and certification requires classroom study, tests and real world experience.
Once licensed, he or she must then engage in continuing education courses in order to keep the license current. To see the specific requirements for any state click here.
Who employs appraisers? (Back to top)
Commonly, appraisers are called upon by mortgage lenders to render a value opinion on a home involved in a loan transaction - to make sure the house is truly adequate collateral for the loan.
Appraisers also provide opinions in litigation cases, tax matters and investment decisions.
Where does an appraiser get the data used to estimate values in Cook County or other areas? (Back to top)
One of the primary tasks an appraiser engages in is to collect data.
Data can be described as either Specific or General. Specific data is taken from the home itself; Location, condition, amenities, size and other specific data are noted by the appraiser during an inspection.
General data is received from a number of places.
To look up recent sales to be used as "comps", an appraiser will typically go to the local Multiple Listing Service.
Tax records and other public documents reveal actual sales prices in a market.
Appraisers often have to report when a property is in a flood zone, and that information is retrieved from a FEMA data outlet such as a la mode's InterFlood service.
And most importantly, 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)
An appraisal is a valuable tool whenever your home's value is relevant to some financial decision.
For those selling a home, you'll want to determine the price that gets you the most profit but also ensures you don't have to wait too long for a buyer to show up; an appraisal can help with that.
When buying, be sure you're not overpaying by getting an independent appraisal.
If you're engaged in an estate settlement or divorce, it ensures that property is divided fairly.
A home 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 additional policy guards the lender in case a borrower is unable to pay on the loan and the market price of the property is less than the loan balance.
You can have your PMI dropped once you've achieved 20% equity in your home through appreciation and principal payments.
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Is PMI something increasing your monthly house payment?Call AVAS, Inc. today at (708) 895-9518 or send us an e-mail. A new appraisal could save you thousands.
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Do you need anything from the homeowner in advance? (Back to top)
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.
The best thing you can do to help is make sure we have easy access to the exterior of the house . Trim any bushes and move any items that would make it difficult to measure the structure. On the inside, make sure the appraiser can get to items like furnaces and water heaters.
The following items, if available, will help your appraiser to provide a more accurate appraisal in a shorter period of time:
- Any information on the purchase of the property for the last three years.
- A list of any personal property that will be left behind and sold with the home, such as an oven, or a washer and dryer, if applicable.
- Information on "Homeowners Associations" or condominium covenants and fees.
- A copy of the current listing agreement and broker's data sheet and Purchase Agreement if a sale is "pending".
- A list of "suggested" improvements if the property is to be appraised "as complete".
What is "Market Value?" (Back to top)
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? (Back to top)
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 entitled to a copy of the appraisal - 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.
This rule doesn't apply when a home owner engages an appraiser directly.
In these scenarios, the appraiser may define how the appraisal can be used; for PMI removal, or estate planning or tax challenges, for example. If not noted otherwise, the home owner can do whatever they want with the appraisal.
Which home renovations add the most to the price? (Back to top)
The answer to this is different depending upon the location of the home.
For example,
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.
No matter where you go, however, renovating a kitchen is almost always a safe move.
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 are right up there with kitchens, returning 85%.
On the contrary, an improvement that may not increase your value would be painting just for the sake of redecorating.
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