Ginger Harper, Your Southport~Oak Island Agent~Brunswick County! (Coldwell Banker Sea Coast Advantage)

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Fred Griffin presently on Leave of Absence
Fred Griffin Real Estate - Tallahassee, FL
Licensed Florida Real Estate Broker

If I represent the Seller, I challenge it.

If I represent the Buyer, I explain that this is the greatest Appraiser in the world; he/she never makes a mistake.

Jul 25, 2017 01:54 PM
Rainmaker
2,903,522
Richard Weeks
Dallas, TX
REALTOR®, Broker

Share the information with the appraiser, and see if you can provide additional comps.

Jul 25, 2017 12:36 PM
Rainmaker
730,675
Jeff Pearl
RE/MAX Distinctive / LIC in VA - Lovettsville, VA
Full Service Full Time Realtor

Depends. I have seen many " downstairs finished rooms" that don't add any value. Some even reduce value because they were so poorly done by Harry Homeowner without permits and need to be removed.

Jul 25, 2017 01:10 PM
Rainmaker
999,821
Corinne Guest
Corinne Guest, REALTOR® | Barrington Realty Company - Barrington, IL
Barrington Lifestyles

You can challenge it but be careful it may be re-done and come out worse. Also more problems if it's an FHA as that's now stuck to the property for 4 months.

Jul 25, 2017 12:41 PM
Rainmaker
682,174
Candice A. Donofrio
Next Wave RE Investments LLC Bullhead City AZ Commercial RE Broker - Fort Mohave, AZ
928-201-4BHC (4242) call/text

Challenge it.

Jul 25, 2017 12:35 PM
Rainmaker
526,069
Mike & Eve Alexander
Buyers Broker of Florida - Orlando, FL
Exclusively Representing ONLY Orlando Home Buyers

Not my problem.

As a buyers agent my job is to get the lowest price for the buyer...it sure is not my job to raise the appraisal so that the buyer can pay more.

Eve

Jul 25, 2017 12:35 PM
Rainmaker
2,765,619
Kathleen Daniels
KD Realty - 408.972.1822 - San Jose, CA
San Jose Homes for Sale-Probate & Trust Specialist

I like Fred Griffin's thoughts on this.  It really depends ... every  situation is different.  Thankfully, I rarely have issues with appraisals.  

Jul 26, 2017 08:57 AM
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Debe Maxwell, CRS
www.iCharlotteHomes.com | The Maxwell House Group | RE/MAX Executive | (704) 491-3310 - Charlotte, NC
Charlotte Homes for Sale - Charlotte Neighborhoods

Exactly what Barbara Todaro does - they typically will take only one comp but, you do have to point out the deficiencies in a VERY tactful way! They're not often willing to admit that they are wrong and especially lately - they're so busy, they don't get paid to revise so, they won't, Ginger Harper.

I recently had the buyers change lenders - 5 days later, we had a correct appraisal...AND the buyers got a better interest rate going with the different lender! 

Jul 25, 2017 07:26 PM
Rainmaker
4,876,112
Barbara Todaro
RE/MAX Executive Realty - Franklin, MA
Marketing Agent for The Todaro Team

send comps that confirm the true value....or demand another appraisal be done....

Jul 25, 2017 01:18 PM
Rainer
177,005
Cheryl Dukes . . . . . Intown Atlanta
Solid Source Realty, Inc. - Atlanta, GA

The problem with invoking Tidewater on a bad VA appraisal is that now you have to wait another month while a re-evaluation is done. Best to put on your negotiating hat and try to reach a deal with the buyer and seller.

Aug 24, 2017 08:25 AM
Rainmaker
4,024,107
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

I have had to protest thru the lender, and they will submit the paperwork.

Jul 27, 2017 06:52 AM
Rainmaker
1,212,509
Ryan Huggins - Thousand Oaks, CA
www.HugginsHomes.com - Thousand Oaks, CA
Residential Real Estate and Investment Properties

As the seller's agent, I go to bat for them.  Last time this happened I spent two hours pouring over each comp with a fine tooth comb, then I wrote a LONG dissertation to the lender, buyer's agent and their broker (long story there) explaining why the comps were bad.  In this instance the first comp was a 3 year old sale and 200k lower than our sales price.  The next two were 8 and 9 months old.  I also included the comps I had provided the appraiser which he didn't bother to use.  The lender actually ended up contacting the buyers and kept the deal together.  The lender and I worked to file a dispute with the bank for a second appraisal.  If it happened, who knows, but I hope for the buyers it did.  The buyer's agent just called and wanted the price reduced and didn't even bother looking at the comps.

 

As a buyer's agent, I review the comps if it's low.  Most sellers won't reduce the price, so it's on us to work with the listing agent to keep the escrow alive.

Jul 26, 2017 08:49 AM
Rainmaker
524,304
Peter Testa
Nationwide Homes - Danbury, CT
PETER TESTA

Check with Appraiser for their requirements on reporting square footage underground

Jul 26, 2017 08:15 AM
Rainmaker
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Sandy Padula and Norm Padula, JD, GRI
HomeSmart Realty West & Geneva Financial, Llc. - Carlsbad, CA
Presence, Persistence & Perseverance

Search for more arm hair to pull out. I have learned to leave my head hair alone. All too often, appraisers do not have a clue af the true value even when we share comps.

Jul 26, 2017 06:31 AM
Rainmaker
3,049,971
Tony and Suzanne Marriott, Associate Brokers
BVO Luxury Group @ Keller Williams Arizona Realty - Scottsdale, AZ
Serving Scottsdale, Phoenix and Maricopa County AZ

Depends whether it's in my favor!! 

Jul 26, 2017 06:23 AM
Rainmaker
1,818,056
Michael J. Perry
KW Elite - Lancaster, PA
Lancaster, PA Relo Specialist

You must Appeal 

Jul 26, 2017 05:51 AM
Rainmaker
4,796,551
Gabe Sanders
Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales - Stuart, FL
Stuart Florida Real Estate

I would contest this.

Jul 26, 2017 04:53 AM
Rainmaker
612,353
Brenda Mayette
Miranda Real Estate Group, Inc. - Glenville, NY
Getting results w/ knowledge & know-how!

As a seller's agent, I challenge it (& recently WON!). 

Jul 26, 2017 04:50 AM
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Praful Thakkar
LAER Realty Partners - Andover, MA
Andover, MA: Andover Luxury Homes For Sale

Ginger Harper - challenge the appraisal. You can do it few ways. As long as you are confident, you should - with appropriate comps.

Jul 25, 2017 10:51 PM
Rainmaker
525,189
Dave Halpern
Keller Williams Realty Louisville East (502) 664-7827 - Louisville, KY
Louisville Short Sale Expert

Appeal to the AMC.

Jul 25, 2017 09:20 PM
Rainmaker
912,387
Thomas J. Nelson, Realtor, ePRO, CRS, RCS-D
Big Block Realty 858.232.8722 - La Jolla, CA
& Host of Postcards From Success Podcast

I've filed formal challenges over the years, with legitimate comps and never have won one.

Jul 25, 2017 08:23 PM
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Joe Pryor
The Virtual Real Estate Team - Oklahoma City, OK
REALTOR® - Oklahoma Investment Properties

If that is correct then you can dispute it with the lendeer but someone has to pay for a second appraisal.

Jul 25, 2017 06:29 PM
Rainmaker
3,074,260
Will Hamm
Hamm Homes - Aurora, CO
"Where There's a Will, There's a Way!"

Ask for a review from the lender

 

Jul 25, 2017 06:19 PM
Rainer
178,970
Bob Betel
Allstar Home Mortgage, Inc. - Sweetwater, TN
President, Allstar Home Mortgage, Inc

Check the appraisal comps to see if they have finished basements. If they don't, contact the lender and have them appeal the appraisal. Check with the lender and see if the appraised value works for the loan. If there is no problems with the value, don't do anything

Jul 25, 2017 06:13 PM
Rainmaker
511,307
Francine Viola
Coldwell Banker Evergreen Olympic Realty, Olympia WA - Olympia, WA
REALTOR®, In Tune with your Real Estate Needs

I probably wouldn't waste too much time with the appraiser - he/she is busy and doesn't want to "re-do" the report.  

Your market is probably just as hot as the one I'm in.  If you represent the seller, you might want to suggest that the seller go back on the market.  You probably could get the price.  And this also puts a lot of pressure on the buyer to come up with the difference, if they really want the house. 

Jul 25, 2017 05:49 PM
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Bob Crane
Woodland Management Service / Woodland Real Estate, Keller Williams Fox Cities - Stevens Point, WI
Forestland Experts! 715-204-9671

Point this omission out to the appraiser.

Jul 25, 2017 05:08 PM
Rainmaker
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Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

When i come across this, and it is more often these days, i contact the appraiser direct. If they wont talk to me, i go to the loan officer and their boss with my evidence of why it is wrong and what is right

Jul 25, 2017 05:08 PM
Rainmaker
984,318
Kevin J. May
Florida Supreme Realty - Hobe Sound, FL
Serving the Treasure & Paradise Coasts of Florida

When you KNOW it's wrong you've got to challenge. Generally, if I see at least three comparable sales were viable and not put into use that's the telltale to bring it to question. 

Jul 25, 2017 03:57 PM
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Debbie Reynolds
Platinum Properties - Clarksville, TN
Your Dedicated Clarksville TN Real Estate Agent

Contact the lender and ask how you can challenge it. Some appraisers dig their heels in and refuse to make changes.

Jul 25, 2017 03:49 PM
Rainmaker
3,173,491
Wayne Martin
Wayne M Martin - Chicago, IL
Real Estate Broker - Retired

Ask the appraiser why he did not allocate value? Then you may want to challenge it

Jul 25, 2017 03:19 PM
Rainmaker
3,977,717
William Feela
WHISPERING PINES REALTY - North Branch, MN
Realtor, Whispering Pines Realty 651-674-5999 No.

I will do one myself and check and see what comps are used and if better ones could be  used and then try and challange it,.

Jul 25, 2017 03:12 PM
Rainmaker
4,432,083
Gita Bantwal
RE/MAX Centre Realtors - Warwick, PA
REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel

Good luck.

Jul 25, 2017 02:54 PM
Rainmaker
383,457
Lynnea Miller
Bend Premier Real Estate - Bend, OR
Premier Real Estate Service in Central Oregon

First - ask the appraiser why they came up with the value they did and figure out if there was just a mistake.  It is often hard for an appraiser to admit they were wrong, but occassionally this is successful.  Usually, however, if the lender will permit and your buyer can afford it, a seccond appraisal may have to be ordered. Sometimes this necessitates the change of lenders. Just had this happen recently.

Jul 25, 2017 02:40 PM
Rainmaker
1,367,527
Michael Setunsky
Woodbridge, VA
Your Commercial Real Estate Link to Northern VA

Ginger Harper I like to meet the appraiser at the property so I can provide all my data and comps. If you have good comps and an analysis, the appraiser will usually use them. As far as a wrong appraisal, your only choice is to appeal it.

Jul 25, 2017 02:33 PM
Rainer
113,395
Christine Kankowski North SD and Temecula
House Match Inc - Poway, CA
Excellent Sales and Property Management

If  represent the seller and want a higher appraisal, I do contect the appraisal and provide as much backup as possible to show why my reasoning is better.  Appraisers are people too and sometimes they overlook something. 

Jul 25, 2017 02:32 PM
Ambassador
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Anna Banana Kruchten CRB, CRS 602-380-4886
Phoenix Property Shoppe - Phoenix, AZ
Arizona's Top Banana!

Contest it. I've been down this road and have contested a couple of them the last few years due to appraisers that don't know the market - they're usually from other areas. They finally did come in correct - which I knew they would.

Jul 25, 2017 02:25 PM
Rainmaker
5,270,314
Roy Kelley
Realty Group Referrals - Gaithersburg, MD

You appeal.

Jul 25, 2017 02:14 PM
Rainmaker
535,198
Tony Lewis
RE/MAX of Valencia (Hall of Fame) 30 year Valencia Resident - Valencia, CA
RE/MAX Valencia, Stevenson Ranch, Santa Clarita

I ask the lender to have the appraisal reviewed and explain the difference between this home and the homes that the appraiser used as comps.  If all else fails if it's my listing I'll ask the buyer to come up with more money to make it work. If it's my buyer I'll ask the seller to lower the price.  If neither want to take the burden I'll try to get an agreeable price and have both side meet somewhere that is acceptable to both parties.

Jul 25, 2017 02:12 PM
Rainmaker
985,479
Sam Shueh
(408) 425-1601 - San Jose, CA
mba, cdpe, reopro, pe

order another one. Do not argue or reason.

Have a backup lender.

Jul 25, 2017 02:07 PM
Rainmaker
2,981,506
Nina Hollander
Coldwell Banker Residential Brokerage - Charlotte, NC
Your Charlotte/Ballantyne/Waxhaw/Fort Mill Realtor

I've been known to call the appraiser and ask. I've had appraisers change their value more than once when the question was raised politely and nicely. But keep in mind that appraisers have their own set of rules and don't need to listen to you.

Jul 25, 2017 02:00 PM
Rainmaker
744,957
Annette Lawrence , Palm Harbor, FL 727-420-4041
ReMax Realtec Group - Palm Harbor, FL
Making FLORIDA Real Estate EZ

Stick a fork in my forehead because I broke my own rule.

The first thing you do is get the bank out of the negotiation process.

Below grade and flood areas are never valued by appraisers. The listing agent needs to make that clear and get the commitment from the buyer to make up the difference. Now I'm not talking about $2,000 in walnut laminate, but I am talking about "Un-insureable" fitness, entertainment, kitchen facilities in such a space. As you say they do have value and the buyer must commit before their offer is accepted.

Now your option to the buyer is, 'How much do you want the house?"

Jul 25, 2017 01:51 PM
Rainmaker
2,426,359
Richie Alan Naggar
people first...then business Ran Right Realty - Riverside, CA
agent & author

We discuss differences of opinion with each side having back-up to the talk

Jul 25, 2017 01:16 PM