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Articles by November, 2014
Why Is My Home Appraisal Low?
by Administrator on Nov 2, 2014 • Residential Appraisal • 995 Views
Owners often ask me why my market value opinion as expressed in the appraisal report is lower, or at times higher, than their expectation. They often have limited information, often garnered from an online source, and they know about one or two sales that have closed in the recent past that are located close by. Sometimes it's even the neighbor’s house that was reported to have sold.
Appraising Buildings with Solar Panel Arrays
by Administrator on Nov 3, 2014 • Commercial Appraisal • 1179 Views
Commercial Appraisers are often asked to appraise real properties that have one or more solar panel arrays located onsite or that are attached to building improvements. In the last few years business owners have recognized that solar arrays have reached the point in time where they make economic sense, and thus buildings are being built with and retrofit with solar panel arrays. Owners also recognize that as expensive as energy costs are today they will likely to become a lot more expensive in the near future.
Should Appraisers Advertise Past Clients?
by Administrator on Nov 11, 2014 • Business Operation • 823 Views
The Uniform Standards of Professional Appraisal Practice (USPAP) defines confidential information as "information that is either: identified by the client as confidential when providing it to an appraiser and that is not available from another source or; classified as confidential or private by applicable law or regulation. Confidentiality is further discussed at length in the Ethics Rule, clearly appraisers must pay attention to the needs of their clients and not disclose assignment results.
Fractional Interest / Partial Interest Appraisals
by Administrator on Nov 11, 2014 • Fractional Interest Appraisals • 5860 Views
Appraisers always come back to valuing partial interests or fractal interests in real property because there are so many properties that end up having a number of undivided interests (tenancy in common). So appraisers end up asking the same question, what is a fractional interest in the property that I am appraising worth? Like most appraisers I have read and collected many of the fractional interest valuation articles published over the years. Many relate to specific studies that deal with partnership sales, business interests and partial stock conveyances and not with real estate interests.
Land Appraisal Issues
by Administrator on Nov 14, 2014 • Vacant Land Appraisal • 876 Views
There is a great deal of diversity in the vacant land market. Properties, even those in a relatively "uniform" physical place like Las Vegas (Clark County) Nevada, are unique because of their; location, size, topography, soils, physical offsite improvements (like roadway frontage / accessibility, orientation, utilities, power, sewer, water and sewer), legal differences (like zoning, planning, airport impacts and deed restrictions) and economic differences (like supply and demand factors that have to do with the location and the proximity to existing developments). Two properties that are side-by-side and appear to be identical can in fact have significantly different values.
Perspective, Bias and Appraiser Influence
by Administrator on Nov 16, 2014 • Appraisal Ethics • 954 Views
Appraisers don't talk about it much but how they are introduced to an assignment can make a difference. If for example an appraiser is hired by an investor the investor will talk about how important it is that the appraisal is conservative and realistic. Investors generally want conservative values much like a bank, and they will do what they can to bias an appraiser to their view. Sellers usually have an opposite perspective in that many of them are concerned about how much money they can get from the sale of their property. They are often looking for the highest price that they can possibly net from the sale of a real property and many owners won't even order an appraisal report because they don't want to know what the opinion of an appraiser is, they have a value in their mind and they don't want to hear anything else. I have had sellers put my appraisal in their desk drawer because it didn't meet their "needs."
Appraiser Bids for Appraisal Assignments
by Administrator on Nov 18, 2014 • Business Operation • 1009 Views
Appraisers often get phone calls from potential clients who are shopping for an appraisal service and want a bargain basement assignment fee. It's just part of the competitive nature of the appraisal business. I bid on appraisal assignments based on the amount of time that I think an assignment will take me to complete and based on my judgment of the difficulty of the assignment. I'm often asked by prospective clients on their initial cold calls "what do you charge for the appraisal of an office building?" Callers ask the question as if all office buildings are the same, but an 8-story building with 30 tenants is significantly different from a 1-story, single user, 5,000 square foot office building and the work that goes into completing reports on each of them is significantly different.
A New Direction for RICS
by Administrator on Nov 19, 2014 • Appraisal Ethics • 1019 Views
RICS the Royal Institution of Chartered Surveyors, has for many years been out of step with its U.S. members holding to its Red Book as its standard. The Red Book describes RICS professional standards, and it "contains mandatory rules, best practice guidance and related commentary for all (RICS) members undertaking asset valuations." My experience with Red Book standards have been positive ones, and I believe that the Red Book is a better standards document than the Uniform Standards of Professional Appraisal Practice (USPAP) that is currently modified every 2 years and then adopted by states as appraisal law.
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