Appraisal Reviews: Ensuring Accuracy and Compliance

Recently, after completing a few courses and passing the exam offered by Appraiser eLearning through the National Association of Appraisers, I received a Certificate in Appraisal Review from their Professional Certification Board.

Now why would one want to have an appraisal report reviewed? Appraisal reviews play a crucial role in the real estate industry, ensuring the accuracy, quality, and compliance of an appraisal report. An appraisal review involves the evaluation and analysis of an existing appraisal report conducted by another appraiser. It aims to gauge the quality, accuracy, and adherence to standards and guidelines of the original appraisal. Think of it as a comprehensive quality check for property valuation.

Here are some reasons one might want to contract an appraiser to review another appraisers report:

Quality Assurance: Appraisal reviews help identify errors, inconsistencies, or omissions in the original appraisal report. By providing an opportunity for correction or clarification, they ensure the reliability and trustworthiness of the valuation.

Compliance: Appraisal reviews ensure that the original appraisal adheres to regulatory and professional standards, such as the Uniform Standards of Professional Appraisal Practice (USPAP). Compliance is vital to maintain integrity in the valuation process.

Litigation and Dispute Resolution: During legal proceedings or property valuation disputes, an appraisal review serves as an objective evaluation. It helps identify weaknesses, biases, or potential issues that may impact the outcome of the case.

Lender Requirements: Lenders and financial institutions may require appraisal reviews as part of their due diligence process. This ensures that they make informed lending decisions based on accurate and reliable appraisal reports.

If you have an appraisal requiring a second opinion to measure its accuracy, quality, and compliance, be sure to select an appraiser who possesses the education and experience necessary to provide you the review appraisal you need.

Why You Should Not Rely on Your Zestimate

If only I received a dollar for every person I heard say “Zillow says my house is worth $XXX” I could possibly retire…. Well, that may be a slight exaggeration, but it doesn’t negate the fact that people trust what they deem to be reliable information. My advice to you is that you should not trust the stated Zestimate as a reliable source to determine what your house is worth. A Zillow estimate IS NOT an appraisal. I am not anti-Zillow since I do believe there is a place for them in todays big data world, however, it cannot be relied upon as a trusted source to determine the value of your home. Let me explain why.

First, the source of the information for your house might be unreliable. They use available public record, real estate industry data and user-submitted information to determine the features of your home. In my 22 years of real estate experience, I have found that these records are often inaccurate when determining the style, size, bedrooms, bathrooms, etc. In addition, these records never indicate to what degree a home has been maintained. Some people are very proactive at keeping their home well maintained and others…. well, not so much. I’ve seen it all in 22 years. Over the life of the home, there are items that affect the quality and condition of a home related to remodeling/updates and overall ongoing maintenance. Public records often don’t give a true insight into these finer details.

Second, the algorithm they use relies heavily on the zip code. Zip code does not typically relate to neighborhood or market area. The algorithm has improved due to location but using zip code can be misleading. In our area, we have a good example with the zip code 15601 which corresponds to the Greensburg City post office. All the zip code relates to is which USPS office handles and distributes the mail to that address. Within the 15601 zip code you have multiple municipalities such as Greensburg City, Hempfield Township, Salem Township, South Greensburg and Unity Township. That is 5 different areas that are serviced by 3 different school districts. As one would suspect, all of these areas are not similar and would include a higher density area with older structures in the City of Greensburg, residential rural areas with multiple acre parcels like some of Salem Township and newer suburban residential plans often found in Hempfield and Unity Townships. The algorithm used to determine the zestimate includes sales prices from all of these areas since they are all located in 15601 making the result less reliable even if it was only a portion of the factor in the algorithm.

Let me give you a real life example. I live in a homogeneous condominium community with townhome styled units built in the 1970’s. One of my neighbors just listed their townhome for $185,000. The zestimate for this property is around $248,000. It would not make sense for it to be listed for almost $65,000 less if it really was worth that much. The most likely reason for the high zestimate is the effect of living in a municipality with predominantly higher sale prices than the price point of our properties. The highest sale in the past 3 years has never exceeded $200,000 and only recently, have the sale prices been inching above $175,000 due to current increasing predominant sale prices overall.

Click here to read an article on the accuracy of online estimates

Instead of using a free but inaccurate source for information, trust an experienced professional real estate appraiser to indicate the correct estimate of market value for your home. Just think. If the algorithm was even remotely accurate, why did Spencer Rascoff, the owner of Zillow, sell his property in 2016 for 40 % less than the zestimate?