Did you know, in 2023, 42% of REALTORS® had a transaction fall through due to an appraisal? According to the National Association of REALTORS® (NAR’s) Appraisal Survey, this was most influenced by the ultimate appraised value or use of incorrect comps.
Appraisals can be one of the most nerve-wracking parts of the transaction for REALTORS®, homebuyers and sellers; you want to ensure the value of the home holds up, but you are also putting your trust in another, entirely new party’s hands.
However, as a REALTOR®, you can mitigate some of this stress and be a partner in the appraisal process. As the listing broker, you likely know this property and the neighborhood better than anyone—you can use this knowledge! While attempting to influence the appraisal process is illegal, it may not be widely known that there are acceptable, actionable steps you can take to partner with an appraiser and help inform the outcome of an appraisal.
According to NAR’s Appraisal Survey, about 90% of REALTORS® interact with an appraiser in some capacity, but only about 47% of those REALTORS® say they interact with appraisers by providing additional property information. In fact, “Many of the other comments indicate that the member has not interacted with an appraiser yet, that they only interact with an appraiser when the appraiser requests it, or that they interact only to schedule appointments,” the Appraisal Report states.
So, what can you do as a partner during the appraisal process?
What To Do During the Appraisal
Meet with the Appraiser
According to the NAR Appraisal Survey, just 26% of the aforementioned REALTORS® interact with an appraiser only when there is an issue with the appraised value of a home. But, meeting with the appraiser is possible before it gets to that point.
According to Illinois REALTORS® Appraisal FAQs, “You can meet the appraiser at the property and answer any questions they might have. Don’t get in the way of the appraiser but make yourself available to help provide the full and accurate picture of the property.”
Keep reading below where we’ll outline what could go into an “appraisal package” that you may assemble for said appraiser prior to the appraisal.
Ask Questions About the Appraiser’s Areas of Expertise
In the NAR Appraisal Survey, of the REALTORS® who responded that the most competent appraisers are not being selected for appraisals, 48% said that the greatest competency issue was that the appraisals were performed outside the appraisers’ area(s) of geographical expertise.
Illinois REALTORS® Appraisal FAQs provides the following guidelines for inquiring about an appraiser’s competence: “Reach out to the appraiser and ask them, ‘Are you familiar with the area?’ and ‘Could I provide you with details concerning the subject’s location?’ Appraisers are required to determine if they
are competent to perform the appraisal (type of property, market, geographic area, intended use). If they are not, they must disclose this information and either withdraw from the assignment or document how they will acquire competency.”
Create An Appraiser’s Package
An appraiser’s package is a packet of information a REALTOR® can send to an appraiser before the appraisal that the appraiser can bring with during the appraisal.
The goal of the appraiser’s package is to share facts to inform the appraiser about the subject property and contract price.
Illinois REALTORS® provides a sample appraiser’s package on their website. They suggest that this packet should include:
- Subject Property Information
Including the address, the county, legal description, PIN, tax information, neighborhood name, special tax assessments and HOAs. - Subject Property Listing Information
Including the MLS record number, list date and price, if multiple offers were received and the date and amount of any price changes. - Neighborhood & Market Information
Including property value information, price per square foot, supply/demand information, marketing time information, neighborhood boundaries and description and market conditions. - Subject Property Type Information
Including lot dimensions, zoning information, FEMA Flood Zone Information and Adverse Site Condition or External Factors. - Subject Property Condition
Including recent improvements made to the property, with the year and cost, and major mechanical systems ages. This section will directly impact the appraised value, so make sure any improvements are included, especially those the appraiser cannot see, such as electrical wiring, plumbing, insulation, etc. - Above Grade Room Counts
Including total rooms, bedrooms, full bath and half bath that are not in basements. - Garage Information
Including number of car spaces, dimensions and additional features. - Condition of the Property
Including a description of the condition of the property and any known deficiencies. - PUD Information
Including homeowner’s association information. - Comparable Properties
Including a list of comparable property sales or CMA, specific comments as to why a comparable property was included and attach MLS listing sheets for comparable properties. - Disclosure
For example: Information deemed reliable but not guaranteed; should be verified. Content provided “AS IS,” without any warranty, express or implied.
What To Do If There Are Mistakes or Errors in the Appraisal
If there is missing or inaccurate information in the appraisal once it’s complete, there are options to consider.
A REALTOR® can request, in writing, that the lender request a Reconsideration of Value (ROV) from the appraiser. An ROV can only be requested by the appraiser’s client, which is
typically the lender.
A ROV is warranted if you can provide the missing information that was not taken into consideration during the first appraisal. If an ROV is pursued, the correct information should be presented to the appraiser.
Benefits of Being a Partner During the Appraisal Process
By being a partner in the appraisal process, you demonstrate to your clients that you are the trusted advisor they need by their side during the transaction.
And, by providing this information and having conversations with the appraiser, you are doing everything within your power to ensure that the appraisal goes as smoothly as possible and creates a credible appraisal. According to The Appraisal Foundation’s Guide to Understanding a Residential Appraisal, a credible appraisal includes an accurate description of the property, sales that are the
most recent and comparable, comments that explain important issues in the appraisal and an opinion of value supported by the analysis of the comparable sales.
Moreover, by doing your due diligence during the appraisal process, you will help ensure there is less of a chance of the transaction falling through and, hopefully, mitigate the chances of having a biased appraisal.
Download Illinois REALTORS®’ sample appraiser’s package and review its appraisals FAQs.
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THE APPRAISAL PROCESS | 3 Hours Elective CE
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Reporting Discrimination
If I have evidence of negligence or discrimination, who should I contact?
A: According to Illinois REALTORS®, you should report it to the lender in writing. In addition, the Appraisal Subcommittee, which is a Unites States Federal Government Agency, operates the Appraisal Complaint National Hotline (refermyappraisalcomplaint.asc.gov) which can refer the matter to appropriate federal or state authorities to complete an investigation. In Illinois, the Illinois Department of
Financial and Professional Regulation (idfpr.illinois.gov) is the regulatory agency for appraisers. Fair Housing violations can be reported to the United States Department of Housing and Urban Development (HUD.gov). In Illinois, suspected discrimination can be reported to the Illinois Human Rights Commission (312-814-6269).