Do You Need a Pennsylvania-Certified Appraiser? What You Should Know

When you need an appraisal in Pennsylvania, not every appraiser is qualified for every assignment. Appraisers hold different credentials, and choosing the wrong one can cause problems—especially for lending, tax appeals, or legal matters.

Certification Depends on the Assignment

Most homeowners will work with either:

• Certified Residential Appraisers, who handle most single-family and small residential properties

• Certified General Appraisers, typically used for commercial or complex properties

Certification determines what types of appraisals an appraiser is legally allowed to complete.

Why Certification Matters

In Pennsylvania:

• Lenders require appraisals completed by Certified Appraisers

• Courts often expect certification for divorce, estate, or litigation work

• County assessment boards give more weight to certified appraisals in tax appeals

If the appraiser does not hold the proper credential, the appraisal may not be accepted—regardless of quality.

What Makes a Certified Residential Appraiser Different

Certified Residential Appraisers must complete advanced education, extensive supervised experience, and a state examination. This training focuses on market analysis, valuation support, and defensible conclusions—not just measurements.

When a Lower Credential Isn’t Enough

Some limited licenses still exist, but they often:

• Cannot be used for federally related transactions

• May not meet court or tax appeal requirements

• Carry restrictions that limit acceptance

For high-stakes situations, certification isn’t optional, it’s essential.

Not every appraisal requires the same credential, but many important ones do. In Pennsylvania, hiring a Certified Residential or Certified General Appraiser helps ensure the appraisal is credible, defensible, and accepted for its intended use.

Choosing correctly upfront can save time, money, and frustration later.

Buyers Say the Darndest Things: Questions That Make Real Estate Professionals Pause

Long before buyers decide a house is “the one,” they ask questions. Most are practical and expected—about the roof, the furnace, or the neighborhood. And then there are the questions that make agents briefly reconsider their career choices.

If you work in real estate long enough, you learn two things:

1. No question truly surprises you.

2. Some questions definitely deserve their own category.

When Curiosity Takes a Sharp Left Turn

Buyers are encouraged to ask questions—and they should. But occasionally curiosity wanders into uncharted territory.

Over the years, agents have been asked things like:
• Whether wildlife can access the home through plumbing
• If the neighborhood comes with a built-in social scene (very specific social scene)
• Whether items clearly belonging to the seller “come with the house”
• If anyone—or anything—might be lingering on the property spiritually

At that point, professionalism becomes part composure, part poker face.

What These Questions Really Tell Us

As strange as some questions sound, they usually come from one place: anxiety. Buying a home is emotional, expensive, and deeply personal. When stress kicks in, logic sometimes takes a coffee break.

From an appraisal and transaction standpoint, this is where education matters. Clear explanations about what affects value, what stays with a home, and what is actually relevant can ground even the most creative concerns.

The Line Between Entertaining and Important

While questions about ghosts, moonlight, or midnight showings may make for great stories later, the questions that truly matter tend to be far less dramatic:
• How does this home compare to others nearby?
• Are the systems updated and functional?
• Does the price align with recent sales?

Those are the questions that influence value, financing, and long-term satisfaction—no sage or séance required.

A Gentle Reminder for Buyers (and Agents)

There really are no bad questions—but there are better questions. And experienced agents and appraisers know how to redirect the conversation without dismissing the buyer.

Because while a home’s “vibe” might matter to some people, market value still comes down to condition, location, and buyer behavior.

Independence, Built In: A Fourth of July Look at America’s Homes and Their Value

The Fourth of July celebrates independence, history, and strong foundations—ideas that are also reflected in the homes we live in. From early log cabins to post-war ranch homes, American housing tells the story of how the country grew and how families lived at different points in time.

That history still matters today, especially when it comes to market value and appraisals.

Homes Built for Their Time

Early American homes were designed for practicality and survival. As the country expanded, homes became more detailed and expressive, reflecting prosperity, craftsmanship, and changing lifestyles. Later, efficiency and affordability shaped the rise of Craftsman homes, Cape Cods, and ranch-style houses that still make up much of today’s housing stock—particularly across Pennsylvania.

From an appraisal perspective, homes are evaluated within the context of their era. A historic home is not expected to function like new construction, but it is expected to compete fairly with similar homes of the same age, style, and condition.

What This Means for Value Today

Market value is driven by buyer behavior, not nostalgia alone. Appraisers look at how buyers respond to:
• Architectural style and layout
• Overall condition and maintenance
• Updates to kitchens, baths, and mechanical systems
• How well the home compares to recent nearby sales

Homes that preserve character while addressing modern expectations—such as efficiency, safety, and functionality—often perform best.

Independence Through Informed Ownership

Understanding how your home fits into the market gives homeowners more control when selling, refinancing, or planning future improvements. Independence in homeownership comes from knowing which updates protect value and which changes may not be fully recognized by the market.

A Fourth of July Takeaway

American homes reflect independence, adaptability, and resilience. Their value today comes from understanding both where they came from and how they compete in today’s market.

This Fourth of July, it’s worth appreciating not just the history behind our homes—but the insight that helps protect their value for the future.  Happy Independence Day!

Could Your Split-Level or Bi-Level Home Be Over-Assessed?

In Western Pennsylvania, split-level and bi-level homes are sometimes over-assessed due to how square footage is recorded in county property records.

The issue usually involves below-grade space.

What’s the Problem?

Professional appraisal standards distinguish between:

• Above-grade living area (valued higher)

• Below-grade finished space (valued differently)

With split-level and bi-level homes, portions of the lower level may be partially or fully below grade but are sometimes recorded as above-grade in assessment data. When that happens, the home can appear larger on paper than it truly is.

Why This Affects Your Taxes

If below-grade space is incorrectly counted as above-grade:

• Recorded square footage may be inflated

• Assessed value may exceed similar homes

• Property taxes may be higher than warranted

This is a classification issue—not a claim that finished space has no value.

How an Appraisal Helps

A property-specific appraisal can:

• Measure the home using accepted standards

• Separate above-grade and below-grade areas correctly

• Provide credible support for a tax appeal

Should I Appeal My Property Tax Assessment?

A tax appeal may be worth exploring if several of the following apply to your property:

Review Your Property Record

☐ The county record lists more above-grade square footage than your home actually has
☐ Finished basement or lower-level space appears to be counted as full living area
☐ Your home style is split-level, bi-level, or split-entry

Compare to Similar Homes

☐ Similar homes in your neighborhood have lower assessed values
☐ Nearby properties of similar size and age have lower tax bills
☐ Your assessment seems high compared to recent sales of similar homes

Look at Your Home’s Characteristics

☐ Your home is older or has limited updates compared to higher-assessed properties
☐ The layout or design is less typical for the area
☐ Your home has functional limitations that buyers react to

Review Market Information

☐ Recent comparable sales suggest a lower market value than the assessment implies
☐ Your assessed value exceeds what homes are actually selling for

Consider Professional Support

☐ You haven’t had a recent appraisal that verifies square footage and condition
☐ You want independent, defensible evidence rather than estimates or assumptions

If you checked three or more boxes, a professional review or appraisal may help determine whether a tax appeal is appropriate.

Not every assessment error leads to savings—but inaccurate data often does.

Why the Appraiser Isn’t Coming — and Why That’s Okay

If you’re expecting an appraisal and learn the appraiser won’t personally visit your home, it’s normal to have questions. In Pennsylvania, this can be a legitimate part of the appraisal process and does not mean anything is being skipped.

In some cases, the appraiser sends a property data collector to gather information, while the licensed appraiser completes the valuation analysis separately.

What a Property Data Collector Does

A property data collector gathers objective facts, such as:

• Measuring the home

• Taking interior and exterior photos

• Recording room layout and visible features

They do not determine value or analyze the market.

Why You Should Still Take the Visit Seriously

Even though the appraiser isn’t there in person, the information collected is critical. Homeowners should:

• Allow full access to the property

• Point out updates or improvements

• Share any information that may not be obvious from photos

Accurate data leads to a stronger appraisal.

What the Appraiser Still Does

The licensed appraiser remains fully responsible for the appraisal. They:

• Review and verify all collected data

• Analyze comparable sales and market conditions

• Apply professional standards

• Determine and sign the final value

Why This Is Done

Separating data collection from analysis allows appraisers to focus on research and valuation. It can also reduce scheduling delays and improve turnaround times. Importantly, appraisal standards and accountability do not change.

Does This Affect Value?

No. The value conclusion is still based on verified data and recent comparable sales—not on who visited the property.

Bottom Line

Seeing a data collector instead of the appraiser does not reduce the quality of the appraisal. The appraiser remains responsible for accuracy, analysis, and conclusions. What matters most is that the information collected is complete and accurate—not who holds the measuring tape.

Do Whole-House Backup Generators Add Value? What Appraisers Actually See

Power outages aren’t unusual in Western Pennsylvania, which is why many homeowners consider installing a whole-house backup generator. While generators add comfort and peace of mind, they don’t always translate into a clear increase in appraised value.

How Appraisers View Backup Generators

From an appraisal standpoint, generators are typically treated as a feature or amenity, not a dollar-for-dollar value increase. Appraisers look at:

• How common generators are in the market area

• Buyer expectations at that price point

• Whether comparable sales also included generators

If generators are uncommon locally, value support may be limited.

Where Generators Matter Most

Generators are more likely to influence marketability when:

• Outages are frequent or prolonged

• The home is rural or higher end

• Buyers expect resilience features

• Comparable homes also include generators

In these cases, a generator may help a home sell more easily rather than sell for more.

Cost vs. Market Reaction

Installation costs can be significant, but appraised value reflects buyer behavior, not construction expense. Many buyers appreciate a generator but won’t pay a large premium for it.

Maintenance and Documentation

Well-maintained systems with service records contribute more positively than older or poorly done installations.

Conclusion

Whole-house generators can improve comfort and market appeal, but they don’t guarantee a higher appraised value. In Western Pennsylvania, they’re best viewed as a quality-of-life upgrade and potential marketability advantage—not a guaranteed return on investment.

Appraisal Modernization: What Agents Need to Know (and How to Stay Ahead)

The appraisal process is undergoing one of its biggest changes in decades. Fannie Mae and Freddie Mac’s Appraisal Modernization will change how appraisals are completed, reviewed, and supported—directly affecting listing prep, inspection timelines, and negotiations.

What’s Changing

Traditional forms are being replaced with a dynamic, data-driven reporting system. Appraisers will submit structured data that adapts to the property type, requiring:

• More detailed data entry

• Expanded photo requirements

• Separate interior/exterior condition ratings

• Clearer documentation of updates and converted spaces

What Agents Will Notice First

At inspections, expect:

• More photos and measurements

• More questions about updates and materials

• Longer appointments during the transition

Why This Matters for Listings

Vague claims like “recently updated” will prompt follow-ups. Agents can help by providing dates, materials, and receipts when available, and clarifying above- vs. below-grade areas and conversions.

Expect More Follow-Up

Increased reporting means more clarification requests. These aren’t red flags, they’re requirements.

Timelines During the Transition

With overlapping formats through 2026, expect variability in turnaround times and more revisions. Build buffer time into appraisal contingencies.

Pricing and Appraisal Risk

Greater detail reduces tolerance for overpricing and heightens reliance on well-matched comps. Data-backed pricing matters more than ever.

Bottom Line for Agents

Value determination hasn’t changed—but documentation has. Agents who prepare listings, manage expectations, and communicate clearly will protect timelines and reduce surprises.

Home Appraisals Are Changing: What Homeowners Should Expect

If you’re buying, selling, or refinancing, you may notice that appraisals look a little different than they used to. That’s because the appraisal process is being updated nationwide to collect more detailed information about homes.

These changes are meant to improve accuracy and transparency—not to make the process harder for homeowners.

What’s Changing—In Simple Terms

Appraisers are moving away from one-size-fits-all forms and toward a system that captures more specific details about each home. This means the appraisal focuses more closely on your property’s features, condition, and updates.

The way value is determined hasn’t changed—only how information is gathered and documented.

What You’ll Notice During the Appraisal

Homeowners often notice:

• More interior and exterior photos

• More questions about updates or renovations

• A longer inspection time

This doesn’t mean there’s a problem. It simply reflects higher documentation requirements.

Why Appraisers Ask More Questions

Appraisers may ask when kitchens, bathrooms, roofs, or systems were updated and what materials were used. Clear answers help them accurately describe the home and avoid follow-up requests.

If you have a list of improvements or receipts, sharing them can make the process smoother.

Does This Affect Your Home’s Value?

No. Your home’s value is still based on:

• Recent sales of similar homes

• Location and neighborhood factors

• Overall condition and market demand

The extra documentation doesn’t lower value—it helps support it.

How Homeowners Can Prepare

Before the appraisal:

• Make sure all areas of the home are accessible

• Gather dates of major updates or repairs

• Be ready to answer basic questions about improvements

Preparation helps the appraisal move more efficiently.

In Conclusion

Home appraisals are becoming more detailed, not more difficult. Expect a more thorough inspection and more questions—but also clearer reporting.

These changes are designed to create well-supported, accurate appraisals that reflect today’s homes and today’s market.

Hidden Egg-spenses: Pre-Listing Maintenance Tips

Spring highlights exterior condition and drainage issues that may not have been visible in winter. Addressing them early can improve first impressions, reduce appraisal flags, and support buyer confidence.

Exterior First: What Winter Leaves Behind

Start outside. Appraisers and buyers form opinions before entering the home.

Focus on:
• Peeling paint or damaged siding
• Gutters and downspouts draining properly
• Secure railings, steps, and porch boards
• Clean walkways and visible house numbers

Landscaping: Simple, Not Elaborate

Basic upkeep is enough:
• Trim overgrowth
• Remove winter debris
• Clean edges along walkways

Neat landscaping helps the home compare more favorably to similar properties.

Moisture and Drainage Checks

Spring moisture issues carry weight:
• Look for basement dampness or musty odors
• Address visible water stains if resolved
• Confirm sump pumps work
• Extend downspouts away from the foundation

Interior Touch-Ups and Systems

Brighter light reveals flaws:
• Repair peeling paint and drywall cracks
• Replace burned-out bulbs
• Tighten loose doors and hardware

After winter use:
• Replace HVAC filters
• Test heating and cooling
• Check for plumbing leaks

What Not to Stress Over

Skip major renovations for appraisal, décor trends, and eliminating normal signs of daily living.

Spring prep is about addressing winter wear, moisture concerns, and basic maintenance. Small, visible fixes help protect value, strengthen buyer confidence, and support a smoother appraisal—often at far less cost than last-minute repairs later.

Happy Easter from our office to your home!

Is There a Pot of Gold in Green Homes? What Appraisals Really Show

In Western Pennsylvania, green and energy-efficient features are often discussed in terms of comfort and savings. From an appraisal standpoint, their impact on value depends on local buyer response, not national trends.

What “Green” Means in Local Appraisals

Appraisers focus on measurable improvements that address common regional issues, including:
• Older construction and insulation
• Higher heating costs
• Basement moisture concerns
• Aging mechanical systems

Features that improve efficiency, durability, and livability tend to carry the most weight.

Energy Efficiency Buyers Value Most

Western Pennsylvania buyers are typically practical and cost-conscious. Features most likely to support value include:
• High-efficiency furnaces or boilers
• Improved attic and wall insulation
• Energy-efficient windows and doors
• Modern heat pumps or hybrid systems

Solar panels may or may not add value unless comparable sales show buyer premiums.

Green Certifications: Helpful, Not Automatic

Green certifications can provide helpful documentation but are less common locally. Without comparable certified sales or clear buyer familiarity, certifications alone do not guarantee higher appraised value.

Indoor Air Quality and Materials

In older housing stock, features such as low-VOC finishes, updated flooring, and improved ventilation can support buyer appeal and overall condition, even if they are not separately adjusted.

Water and Moisture Control Matter Here

Moisture management is especially important in this region. Features such as drainage improvements, sump pumps, waterproofing, and water-efficient fixtures often support value by reducing risk.

Documentation Makes the Difference

Many green upgrades are not obvious during an inspection. Providing a clear list of upgrades, energy audits, utility comparisons, and system warranties helps ensure features are properly considered.

Bottom Line for Western Pennsylvania Homeowners

Green features can support appraisal value when they align with local buyer expectations and are well documented. In this market, practical upgrades that improve efficiency, manage moisture, and reduce operating costs are most likely to matter.

Happy St. Patrick’s Day!

Pittsburgh Housing in 2025: Affordable Doesn’t Mean Effortless

Pittsburgh continues to draw attention as one of the more affordable major housing markets in the U.S. Compared to coastal cities, prices remain modest—but affordability does not mean the market is simple or risk-free.

Understanding how the local market functions helps buyers and sellers set realistic expectations for pricing and appraisals.

What “Affordable” Means Locally

Many Pittsburgh neighborhoods and nearby Westmoreland County communities still offer price points well below national averages. From an appraisal standpoint, this affordability is supported by steady demand, diverse housing stock, and gradual appreciation rather than rapid spikes.

Pittsburgh’s market has historically been more stable than speculative.

Why Prices Stay Grounded

Unlike fast-growth regions, Pittsburgh has slower population growth, an existing housing supply built for a larger historical population, and a diversified economy. These factors limit extreme price swings and are reflected in consistent, data-supported appraisals.

Affordability vs. Monthly Cost

Even in an affordable market, rising interest rates, taxes, insurance, and maintenance affect purchasing power. Appraisers reflect what buyers are actually paying—not what headlines suggest should be affordable.

Neighborhoods Drive Value

Pittsburgh is not a single market. Values vary widely by neighborhood, school district, and property condition. Appraisals closely reflect these local differences rather than citywide averages.

What This Means for Buyers and Sellers

Buyers should expect values to be well-supported by recent sales, with limited room for speculative overbidding. Sellers benefit most from realistic pricing tied to neighborhood data, not national rankings.

Pittsburgh’s affordability is built on stability. Values grow steadily, appraisals are data-driven, and neighborhood factors matter more than trends. That consistency remains one of the region’s strongest housing advantages.

Appraisal Waivers Aren’t the Win Buyers Think They Are

Would you let your buyers purchase a home without a home inspection? Probably not! Home inspections and appraisals are critical steps in the home-buying process, and most purchase agreements reflect that by making them standard contingencies. These safeguards protect buyers from costly mistakes and ensure their investment is sound.

While appraisal waivers may seem like a win for buyers eager to move quickly, it’s important to understand what they truly mean. An appraisal waiver doesn’t confirm the property’s market value—it’s simply the lender’s way of accepting the risk associated with the loan. But that’s the key: it’s the lender assuming the risk, not the buyer.

As a buyer’s agent, it’s your responsibility to help clients make informed decisions. Just as you wouldn’t advise skipping a home inspection, you should explain the potential downsides of relying solely on an appraisal waiver. Without an independent appraisal, your clients risk overpaying for a property or encountering valuation issues in the future.

Why Both Steps Matter:

• Home Inspection: Identifies potential structural or safety issues, ensuring the home is safe and sound for your buyers. If your buyer chooses to buy a property with known defects, then your buyer is at least making an informed decision to take on the added repairs and risk.

• Appraisal: Confirms the property’s market value, ensuring your buyers aren’t overpaying for their largest financial investment. If they choose to overpay because of unique circumstances, then your buyer at least is making an informed decision.

An appraisal waiver may speed things up for the lender, but it doesn’t protect your clients. Encourage your buyers to safeguard their investment by hiring a qualified, independent appraiser. Taking this step will give them confidence in their purchase and protect them from unnecessary financial risks.

Bottom Line:

Don’t let your buyers assume the lender’s risk. An appraisal waiver is convenient for the lender, but it’s no substitute for confirming market value through a professional appraisal. Protect your clients—advocate for the critical safeguards they need!

Ready to connect your buyers with a trusted appraiser? Reach out to schedule an independent appraisal today!

Demystifying Square Footage Discrepancies in Real Estate: What You Need to Know

Confidence in the size of your home is a fundamental aspect of real estate, but have you ever wondered why the reported square footage can differ from one source to another? In this article, we will delve into the reasons behind these discrepancies and underscore the significance of precise measurements in the real estate world.

When you bought your house, someone, whether it was a real estate agent, a builder, or a published source, provided you with an estimate of its size. However, this estimate may not always be consistent or entirely accurate. Let's explore the factors that contribute to these variations.

Every source of square footage data follows different standards and regulations when measuring and reporting. Online real estate platforms like Realtor.com, Zillow, and Redfin rely on an IDX system, which aggregates information from regional MLS systems. The square footage displayed on these platforms is typically entered by the listing agent. Unless that agent has been trained in specific measuring standards, the data may originate from sources like tax records or the homeowner.

In Pennsylvania, for instance, assessors are not required to adhere to professional measuring standards like ANSI, leading to square footage estimates based on rounded or estimated measurements. Furthermore, many agents include areas like finished basements or unheated enclosed porches in the square footage, even if they are not considered above-grade space. This is done to represent the property in the best possible light and attract the right buyer.

So, why do appraisals often reveal differences in square footage? Appraisers must adhere to precise standards that dictate what can be counted as above-grade square footage. Using the ANSI Z765-2021 measuring standards, as enacted by Fannie Mae in 2022, appraisers must measure with precision down to the nearest inch or tenth of an inch. (Let’s not debate that these are two slightly different measurements- I didn’t write the standard.) There are also areas of a structure that cannot be included in above-grade square footage, such as spaces with a ceiling height of less than 7 feet. If any part of a level is not entirely above ground level, it cannot be included in the square footage calculation. Additionally, in homes with two-story ceiling heights, like large open foyers or great rooms, the open area is counted only once for the main level.

If you receive an appraisal report that indicates a different square footage than what you believed your house to be, it's essential to investigate further. Compare the source of your initial knowledge to the sketch in your appraisal report to understand the discrepancies.

In the world of real estate, understanding square footage variations is crucial. It can impact the value of your property, as well as your buying or selling decisions. Being aware of the different standards used by various sources can help you make informed choices and ensure that your home's size is accurately represented.

Dollars and Sense: The Significance of Knowing Your Home's Worth

You would have to be living under a rock or in an area that is completely off grid to not be somewhat aware that real estate prices have been fluctuating and increasing significantly in many areas over the past couple of years. If you have not purchased or refinanced recently, your homes value might have changed from where you thought it was just 12 -18 months ago. Knowing the value of your home can be important for many reasons of which, here are a few:

Financial Planning

The value of your home is a significant component of your overall net worth. Your home is likely one of your most significant assets. Knowing its value allows you to calculate your net worth accurately. Understanding its value helps you make informed decisions about your financial planning, such as determining your assets, calculating your equity, or evaluating your borrowing capacity.

Selling or Renting

If you're considering selling or renting out your property, knowing its value is crucial. It allows you to set a competitive price that aligns with the market, ensuring you don't undervalue or overprice your home.

Refinancing or Home Equity Loans

When refinancing your mortgage or applying for a home equity loan, the value of your home plays a vital role in determining the amount you can borrow. Lenders assess the loan-to-value ratio, which compares the loan amount to the home's appraised value, to determine eligibility and interest rates.

Property Taxes

The value of your home often influences property tax assessments. Local tax authorities use property values to calculate the amount of tax you owe. Knowing your home's value helps you ensure that you're being taxed fairly and can plan for potential increases.

Insurance Coverage

Understanding the value of your home is essential for obtaining the appropriate insurance coverage. If your home is underinsured, you may not receive sufficient compensation in the event of damage or loss. Conversely, overinsuring your home means paying more in premiums than necessary.

Investment Decisions

If you're considering real estate as an investment, knowing the value of your home can help you assess its potential return on investment, evaluate rental income potential, or make informed decisions about buying additional properties.

It is important to note that home values can fluctuate over time due to various factors such as market conditions, location, renovations, or changes in the neighborhood. Therefore, regularly monitoring and assessing your home's value is important for staying informed. If you would like to check out more information regarding the importance of knowing your homes value, check out the following articles:

https://www.homes.com/blog/2017/03/benefits-of-knowing-your-homes-value-whether-you-are-staying-or-selling/

https://www.homelight.com/blog/check-house-value/

Gratitude and Triumph: Celebrating Two Consecutive Gold Badge Wins in the Best of Westmoreland Contest!

At Town & Country Residential Appraisals, we are overflowing with appreciation as we extend our sincerest thanks to those who have supported us throughout our journey. It is with immense pride and joy that we accept the honor of being awarded the Gold Badge for the second time in a row in the highly regarded Best of Westmoreland contest.

Our success wouldn't have been possible without the support of our nominators and voters, the trust given to us by our valued clients, and the faith placed in our services by the community we serve. Your confidence in our expertise drives us to continuously raise the bar in providing exceptional residential appraisal solutions.

While this is only the 2nd year for the contest, it grew exponentially for 2023 and we faced formidable competition from six other distinguished appraisal offices. However, we secured our position as the reigning champions for both years.

Such a momentous achievement is truly a cause for celebration, and we couldn't be prouder to share this milestone with you all. It is a testament to our unwavering commitment to delivering accurate and reliable appraisals and a reminder of the exceptional team behind Town & Country Residential Appraisals.

Thank you for joining us on this incredible journey. Your continuous support and trust inspire us to reach even greater heights, and we look forward to serving you with the same passion and dedication for years to come.

We can’t say thank you enough.

Our goal is to continue providing the best in real estate appraisal services

throughout the entire County of Westmoreland.

Our services include appraisals for divorces, expert witness testimony, bankruptcy, estates, pre-listing, consulting for subdividing large parcels, pre-construction, renovations and lender work.

Choose the two-time Gold Badge Winner in the Best of Westmoreland contest for your residential appraisal needs, and discover the difference that sets us apart, where excellence meets recognition, results exceed expectations and as we say here “Where Values Matter!”

ADU's- What are they and how do they impact the appraisal process?

Accessory Dwelling Units (ADUs) are secondary residential units on the same property as the main dwelling. They provide homeowners and potential buyers with opportunities to enhance property value, generate income, or accommodate multi-generational living. It's important to understand how ADUs can impact property value and financing options, particularly considering the restrictions set by Fannie Mae and FHA lending guidelines. Let's explore further.

First, what is an ADU? An ADU is a separate living space, often with a kitchen, bathroom, and sleeping area, located on the same property as the main residence. It can be a detached structure, converted basement or garage, or an addition to the primary dwelling.

Benefits of purchasing a property with an ADU:

• Extra income potential through renting the ADU as long as there are no zoning restrictions.

• Flexibility for multi-generational living arrangements especially when they might be older and need some moderate assistance.

• Versatile space for personal use, such as a home office or guest suite.

• It can have the potential to increases property value.

There are some financing fonsiderations that need to be considered when attempting to purchase or build a property that has an ADU with money from the bank. Fannie Mae Restrictions and FHA have very similar restrictions. These include:

• The ADU must have its own entrance, kitchen, and bathroom.

• The property must be appraised as a single-unit with an additional value attributed to the ADU. (The living area of the ADU cannot be combined with the living area of the primary residence.)

• The rental income from the ADU may be considered for loan qualification purposes, subject to specific criteria.

If you are considering a property with an ADU, they are a powerful asset that can increase property value and offer financial opportunities. However, it's important to consider the restrictions imposed by lending guidelines. By understanding these guidelines, buyers can make informed decisions about financing options and ensure a smooth transaction when purchasing a property with an ADU. With the ability to generate income, accommodate changing needs, and contribute to affordable housing, ADUs remain an attractive feature in today's real estate market.

Why Does the Appraiser Need the Sales Contract?

When it comes to appraising a property, appraisers must take into account all agreements of sale. According to Standards Rule 1-5 in the Uniform Standards of Professional Appraisal Practice (USPAP), we are required to analyze any contracts for sale. That's why it's important for the appraiser to receive a copy of the sales contract.

 By viewing the contract, the appraiser may be able to identify irregularities and comment on them. For example, if the contract includes provisions for concessions, non-real property items included in the sale, or other unusual conditions, the appraiser may need to comment on these provisions in the appraisal report to explain why there is a difference between the indicated market value of the subject property and the contract price.

 The appraiser is likely familiar with the local real estate contract forms, customary terms, and conditions of real estate transactions in the area. This familiarity enables the appraiser to better understand the specifics of the contract and identify any unusual terms that may need to be addressed in the appraisal report.

In summary, providing a copy of the sales contract to the appraiser is essential to ensure an accurate appraisal. Appraisers are required to analyze all agreements of sale. Understanding the specific provisions of the sales contract is critical to producing an appraisal report that accurately reflects the property's value. By providing the appraiser with the sales contract, homebuyers can help ensure that the appraisal report is reliable and based on accurate information.

Where do you want 3rd degree burns?

Water heaters come from the factory set to 140 degrees, which is hot enough to produce 1st degree burns after 3 seconds of exposure. However, pressure relief valves aren’t set to trigger until 150psi, or when the water temperature reaches 210 degrees. That’s hot enough to instantly produce 3rd degree burns. Prior to tanks being designed with a pressure relief valve, when the water pressure would get too high, the tank would explode.

Many hot water tanks are installed in areas like laundry rooms where the chances of the pressure relief valve releasing this damaging steam is likely to happen when someone is nearby. In some models, the pressure relief valve is located on top of the tank… at face level. Many others are located on the side… at chest or hip level. Some models are at ankle height, but all of them allow for a pipe to be installed to direct the water/steam directly and harmlessly at the floor.

“The discharge piping serving a pressure relief valve, temperature relief valve or combination thereof shall Not terminate more than 6 inches above the floor or waste receptor. (504.6 Requirements for discharge piping)”

— International Association of Certified Home Inspectors

For some reason, water heaters do not ship with an extension pipe for the pressure relief valve to direct this boiling steam away from homeowners. PLEASE, spend the $15 it takes to install an extension pipe on your pressure relief valve to protect yourself and family. It might even help prevent repair issues the next time your property needs appraised.

Who are reverse mortgages for?

As the Baby Boomer’s retire, an increase of advertisements offering “reverse mortgages” are hitting the airwaves, leaving homeowners (and their children) asking, “Is this a good idea for us?” Due to the ramifications of reverse mortgages, parents should never make these decisions alone without consulting the family who will have to finish the process upon their passing. Today we’ll break down what a reverse mortgage is, and who it might benefit.

“What Is a Reverse Mortgage?
In a word, a reverse mortgage is a loan.”

— Investopedia

A “reverse mortgage” s a financial agreement between the bank and the borrower in which a homeowner relinquishes equity in their home in exchange for regular payments, typically to supplement retirement income. It is in essence a mortgage but instead of receiving the full equity at one time and then paying the bank back over time, you receive the equity in small quantities over time, and pay the bank back at the end - and its that last part where homeowners need to know the dangers of a reverse mortgage.

A reverse mortgage may be a good idea for you if:

You are at least 62 years old

A homeowner must be at least 62 years old to qualify for a reverse mortgage.

You have enough money/energy to maintain your home throughout the remainder of yur natural life

As the homeowner, you will be expected to keep the home in good order over the course of the reverse mortgage. If you fail to keep the home and property up to local codes and the lenders standards, the lender will have the right to foreclose on the property and remove you from the home.

If you can’t afford to have someone else maintain your home, this means that you’ll need to do it yourself until the borrowers date of death.

You have enough money to pay the taxes on your home without the extra money.

Again, as the homeowner, the lender will expect you to pay the taxes associated with the property. If you do not, the lender again retains the right to foreclose on the property and remove you from the home.

You don’t have any heirs.

At the end of the term of the loan, the lender looks to the estate to fulfill the mortgage. Typically this means that the home is sold and the assets used to pay the debt. In the case of jumbo reverse mortgages, the estate may be liable for any shortfall in the debt.

You plan on being healthy and never leave the home until your date of death

Many reverse mortgages have a clause that allows the bank to foreclose if the homeowner is no longer residing at the home for a span of time - regardless of the reason - such as illness.

Sadly, we’ve seen more reverse mortgage foreclosures than we wish, and the story is always tragic. The family is left holding difficult decisions at the same time as the death or extended illness of a loved one. Be careful, there are many ways for a reverse mortgage to end poorly, and only one way for them to suceed - with the help of the whole family.

For more information:

https://www.wtae.com/article/investigation-finds-reverse-mortgages-can-be-risky/30029369

https://www.consumerfinance.gov/ask-cfpb/what-is-a-reverse-mortgage-en-224/

https://www.usatoday.com/in-depth/news/investigations/2019/12/18/reverse-mortgages-leave-families-battling-property-after-death/2597369001/

Does a manufactured home that has been moved more than once qualify for a loan?

If you plan on purchasing a property that is a manufactured home using financing, find out if the unit has been placed there from the manufacturer/dealer or if it was moved after previously being located at another location. In order to qualify for most lender financing, a manufactured home can only be moved ONE time- from the factory or dealer to its original location and permanently attached to an approved foundation system. If a manufactured home is moved a 2nd time, it is ineligible for ANY type of financing other than owner carry or a VA loan. Even then, it would require a special approval from the VA in order to do the loan.

Fannie Mae guidelines state that the unit must not have been previously installed or occupied at any other site or location, except from the manufacturer or the dealer's lot as a new unit. Moving it would mean it wasn't attached to a permanent foundation and therefore, is viewed more as personal property and not real property. Additionally, the manufactured home must be a one-unit dwelling that is legally classified as real property and cannot include an accessory dwelling unit.

This becomes important from a value standpoint because a buyer’s purchasing power affects the value of a property in a market where the predominance of financing a property is through a lending institution. When a property disqualifies a buyer from obtaining mortgage financing, it requires the buyer to purchase using cash. In short, relocating a manufactured home can reduce the value of the property simply for the reason that it would limit the buyer pool to those who have cash.