Frequently Asked Questions about Residential Real Estate Appraisal in Spokane

General Information


What does an Appraiser do?

The most important party in discerning the worth of a house, an appraiser makes an unbiased opinion on the value of a property used in a real estate transaction. Appraisers present their formal analysis in appraisal reports. 

Why would a person need an appraisal?

There are a lot of reasons to get an appraisal from Edwards Appraisal Group with the most common reason being real estate and mortgage transactions. A few other reasons for purchasing an report include: 

If you are applying for a loan. 

If you would like to reduce your property tax burden. 

To establish the replacement cost of PMI. 

To fight inflated property taxes. 

To handle an estate. 

To give you a negotiating tool when purchasing real estate. 

To find an honest sales price when selling real estate. 

To defend your rights in a condemnation case. 

Government agencies such as the IRS need an appraisal on every property. 

It's possible you could be involved in a lawsuit - an appraisal will definitely help.

Why do I need a professional appraisal?

Anytime the value of your home or other real property is being used to make a significant financial decision, an appraisal helps. If you're selling your home, an appraisal helps you set the most appropriate value. If you're buying, it makes sure you don't overpay. 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. Knowing its true value means you can the right financial decisions. 

What is the difference between an Appraisal and a Comparative Market Analysis (CMA)?

What the CMA relies upon are ill-defined trends. The appraisal is reliant on specific proven comparable sales. Location and construction prices are also important in an appraisal. The CMA will provide a non-specific figure. An appraisal delivers a defensible and carefully documented opinion of value. But the biggest difference is the person creating 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 has made a career out of valuing properties. Further, the appraiser is an independent voice, with no vested interest in the value of a home, unlike the real estate agent, whose income is tied to the value of the home. 

After completing the report, what assurance is there that the value indicated is valid?

In communicating an appraisal report, each appraiser must ensure the following: 

That the information analysis utilized in the appraisal was appropriate. 

That significant errors of omission or commission were not committed individually or collectively. 

That appraisal services were not rendered in a careless or negligent manner. 

That a credible, supportable appraisal report was communicated. 

Washington State requires that real estate appraisers are state licensed or certified. The state licensed or certified appraiser is trained to render an unbiased opinion based upon extensive education and experience requirements. To become licensed or certified, appraisers must fulfill rigorous education and experience requirements. In addition, appraisers must abide by a strict industry code of ethics and comply with national standards of practice for real estate appraisal. The rules for developing an appraisal and reporting its results are insured by enforcement of the Uniform Standards of Professional Appraisal Practice (USPAP). 

Who do appraisers work for?

Typically, appraisers are employed by lenders to estimate the value of real estate involved in a loan transaction. Appraisers also provide opinions in litigation cases, tax matters and investment decisions. 

Where does an appraiser get the information used to estimate value?

Gathering data is one of the primary roles of an appraiser. Data can be divided into Specific and General. Specific data is gathered from the home itself. Location, condition, amenities, size and other specific data are gathered by the appraiser during an inspection. 

General data is gathered from a number of sources. Local Multiple Listing Services (MLS) provide data on recently sold homes that might be used as comparables. Tax records and other public documents verify actual sales prices in a market. Flood zone data is gathered from FEMA data outlets, such as Metro Appraisals' InterFlood product. And most importantly, the appraiser gathers general data from his or her past experience in creating appraisals for other properties in the same market.

What exactly is PMI and how can I get rid of it?

PMI stands for Private Mortgage Insurance. It insures a lender against loss on homes purchased with a down-payment of less than 20%. Once equity in the home reaches 20% you can eliminate the PMI and start saving immediately. 

Who Actually Owns the Appraisal Report?

In most real estate transactions, the appraisal is ordered by the lender. While the home buyer pays for the report as part of the closing costs, the lender retains the right to use the report or any information contained within. The home buyer is entitled to a copy of the report - it's usually included with all of the other closing documents - but is not entitled to use the report for any other purpose without permission from the lender. 

The exception to this rule is when a home owner engages an appraiser directly. In these cases, the appraiser may stipulate how the appraisal can be used; for PMI removal, or estate planning or tax challenges, for example. If not stipulated otherwise, the home owner can use the appraisal for any purpose. 

Which home renovations add the most to the value?

The answer to this is different depending upon the location of the home. Different markets value amenities differently. Adding a central air conditioner in Houston, Texas may add significant value, while putting one in a home located in Buffalo, New York might not have much impact.                                                                                     

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 were second, returning 85%. 

Preparing for Your Appointment


How long will the appraiser's visit to my property take? 

The appraiser's visit typically takes one hour. However, the amount of time can vary depending on the type of appraisal report being ordered and the number of buildings on the site, the size of the buildings and the complexity of the shapes of the buildings. 

What will take place during the appraiser's visit to my property?

The purpose of the site visit is to collect information which will be used to write the appraisal report. The appraiser will measure each building on the site from the outside and take a full set of photos of the exterior and interior of each building on the site. After the site improvements have been measured and photographed, the appraiser will take notes regarding everything that was observed. If the appraisal is for a FHA, VA or USDA loan, it will be necessary for the appraiser to perform at least a head and shoulders inspection of the attic and crawl space.

What is the difference between an appraiser's site visit and a home inspection?

Appraisers do not perform residential property inspections and are not home inspectors. A third-party home inspector will investigate the structure of the home, from the top to the bottom. The usual house inspector's report will include an evaluation of the condition of the house's heating systems, 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.

How do I get ready for the appraiser?

The first step in most appraisals is the appraiser's visit to your 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 the appraiser has 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 that the appraiser can easily access 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: A survey of the house and property. A deed or title report showing the legal description. A recent tax bill. A list of personal property to be sold with the house if applicable. A copy of the original plans. 

Understanding Your Appraisal Report


What is an appraisal?

The procedure of writing a real estate appraisal in Spokane starts with an inspection to collect information about a subject property which is used to form an opinion of value. The opinion or estimate is concluded by a formal method that typically utilizes three "common approaches to value". One of the three is the Cost Approach - which is what it would cost 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 deals with finding a comparable analysis to other similar nearby properties which have recently sold. Being the most common approach, the Sales Comparison Approach tends to be the most accurate and best indicator of value for a property. One of the least common approaches in appraising homes is the Income Approach, which is commonly used to determine the worth of a property based on what an investor would pay based on the income produced by the property. 

What does the appraisal report contain?

Each report must reflect a credible estimate of value based on accepted real estate appraisal methods and must identify the following: 

The client and other intended users. 

The intended use of the report. 

The purpose of the assignment. 

The type of value reported and the definition of the value reported. 

The effective date of the appraiser's opinions and conclusions. 

Relevant property characteristics, including location attributes, physical attributes, legal attributes, economic attributes, the real property interest valued, and Non real estate items included in the appraisal, such as personal property, including trade fixtures and 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. 

The scope of work used to complete the assignment by real estate appraisal companies 

What is market value?

Market value or fair market value is the most probable price that a property should bring (will sell for) in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, 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: (1) buyer and seller are typically motivated; (2) both parties are well informed or well advised; (3) a reasonable time is allowed for exposure to the open market; (4) payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and (5) 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. 

Contact Us

Do you still have questions? Drop us a line!

Edwards Appraisal Group

1818 W Francis Ave, #335 Spokane, Washington 99205, United States

(509) 220-3238