Why Do I Have To Get An Appraisal??

An appraisal is a bank's valuation of how much a property is worth.  For FHA and VA loans, appraisals are required to protect the bank from underwriting a loan for more than a property's value.  It becomes a necessary step in purchasing a home when using an FHA or VA loan.  However, if the buyer is not, an appraisal can be performed to insure the buyer is making an informed decision and not overpaying. 

Appraisals are also used when refinancing.  If you need to consolidate bills, have a college tuition to pay, or just want to tap into the equity of your home, you'll need a new loan, which oftentimes requires a new appraisal of the property.

Homeowners that have used a conventional loan are required to pay Private Mortgage Insurance (PMI).  This is the supplemental insurance that many lenders ask home buyers to purchase when the amount being loaned is more than 80% of the value of the home. Very often, this additional payment is folded into the monthly mortgage payment and is quickly forgotten. This is unfortunate because PMI becomes unnecessary when the remaining balance of the loan - whether through market appreciation or principal paydown - dips below this 80% level. In fact, the United States Congress passed a law in 1998 (the Homeowners Protection Act of 1998) that requires lenders to remove the PMI payments when the loan-to-value ratio conditions have been met.
Many appraisers offer a specific service for home owners that believe they have met the 80% loan-to-value metric. For a nominal fee, the appraiser can provide you with a statement regarding the home value. Some will even take the next step and help you file a challenge with your mortgage company. The costs of these services are very often recovered in just a few months of not paying the PMI. 

Before deciding to sell your home, there are several decisions to be made. First and foremost: "How much should it sell for?"  But don't forget there may be other equally important questions to ask yourself such as "Would it be better to paint the entire house before we sell it?", "Should I put in that third bathroom?", "Should I complete my kitchen remodel?"  Many things which we do to our houses have an effect on their value.  Unfortunately, not all of them have an equal effect. While a kitchen remodel may improve the appeal of a home, it may not add nearly enough to the value to justify the expense.

Whether you choose to sell your home on your own or use the assistance of a real estate agent, a professional appraisal can help you make a better educated decision when determining your selling price.
Unlike a real estate agent, an appraiser has no vested interest in what amount the house sells for.  It's easy for them to step in and give you the information to help you make your decision.  Appraiser fees are based on efforts to complete the report and not a percentage of the sales price. So seeking a professional appraisal can often help homeowners make the best decisions on investing in their homes and setting a fair sales price.  But be careful on your timing.

However, when a homebuyer is using a VA loan or FHA loan, if the property does not appraise for the sales price that the seller and buyer have agreed to, the seller can choose to reduce the sales price or the buyer can walk away from the contract.  This is why in a "VA market", there is less of a housing bubble and the housing market can remain relatively stable. 
No situation is the same as the next, so one solution may not work for you, even if it worked for your neighbor.  The best thing to do is ask a professional.  Mortgage brokers and real estate agents are faced with questions about appraisals and lending all the time.  Why not ask??

If you have a friend or family member that would like to buy or sell a home, I'm never too busy for your referrals!  Call me for all of your real estate needs!