Realtors should ask for a copy of the appraisal, both lising agents and buyer's agents. If you are unclear about whether you have access to it, have the buyer and the lending institution sign a waiver before you execute a contract. they waiver pierces the "privacy issue" we lenders love to throw in your face.
Who owns the appraisal? The lender own the appraisal; the borrower pays for it and is entitled to it after the loan funds or is declined. Lenders have 90 day to furnish it to the borrower. The waiver, accepted by the lender and borrower requires immediate access to the appriasal report. I always e-mail everyone the appraisal but I have the borrower sign a release at loan application.
Appraisals are opinions of value and limiting conditions of that value by a human being. They are not an edict from the Almighty above. They are folded, spindled, and mutilated by 1-3 people before the value is accepted (especially nowadays). Underwiters disagree, alter, and guess about value after reading an appriasal report. The LO usually makes them see it thir way with more comps, better narrative from the appraiser, begging, pleading, and cajoling.
Here are the quick things you should look for.
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