Thacker Appraisal Services

Children Moving Back Home and the Construction Industry

2010-03-02T08:09:00.000-08:00

I read a great article about how the current economy has been particularly tough of young workers. They have resorted to moving back home. This trend has directly impacted the construction industry. Edward L. Glaeser is the author of the article and an economics professor at Harvard. He reports that "That unemployment rate almost seems low given that Americans built 60 percent fewer homes in 2009 than we did in 2006... According to the Current Population Survey, only 400,000 new households formed from March 2008 and March 2009. While there were about a million new families, the number of non-family households dropped by almost 600,000. The number of 18- to 24-year-olds living at home increased by 300,000." The direct impact on the construction industry is clear. Tax incentives have not over-come the trend and no clear solutions are evident. Glaeser also sited the people with "less schooling" have been hit the worst. The answer at least in part is understand that as Glaeser said " The world rewards America’s educated far more than its manual laborers. The only good response to that fact is to educate more Americans."

To read full article see http://economix.blogs.nytimes.com/2010/02/16/kids-moving-back-home-and-the-construction-industry/?hp

New FHA Appraisal Reporting Requirements

2010-02-01T13:54:00.000-08:00

I found this nice concise summary of HUD appraisal requirements and recent changes.

By TJ McCarthy, SRA, IFA
I recently attended a seminar on HUD’s new Appendix D – Valuation Protocol.
Appendix D is part of the FHA Handbook 4150.2. The revised appendix provides specific instructions for completing appraisal report forms.
The appraisal reporting form to be used will depend on the property type that is being appraised. The appraiser must select the appropriate appraisal form for reporting an FHAappraisal from the following:
1. Uniform Residential Appraisal Report (Fannie Mae Form 1004 March 2005) – Required to report an appraisal of a one-unit property or a one-unit property with an accessory unit.
2. Manufactured Home Appraisal Report (Fannie Mae Form 1004C March 2005) –
Required to report an appraisal of a one-unit manufactured home.
3. Individual Condominium Unit Appraisal Report (Fannie Mae Form 1073 March 2005) – Required to report an appraisal of a unit in a condominium project or a condominium unit in a planned unit development (PUD).
4. Small Residential Income Property Appraisal Report (Fannie Mae Form 1025) –
Required to report an appraisal of a two- to four-unit property. An appraisal performed for HUD/FHA purposes requires that all sections of the appraisal form be addressed. The appraiser must complete the form in a manner that clearly reflects the thoroughness of the investigation and analysis of the appraisal findings. The conclusions about the observed conditions of the property provide the rationale for the opinion of market value. The completed appraisal form utilized, together with the required exhibits, constitutes the reporting instrument to HUD for FHA insured mortgages.

The revised Appendix D is 139 pages long. FHA approved appraisers need to familiarize themselves with the many changes HUD has made to their reporting requirements. Either read through the new Appendix D, or take a seminar on the new material. Knowing that appraisers procrastinate on everything, (except their billing), I have compiled a lengthy list of some of the major changes I found while reading through this monster appendix. It would be nice if HUD created a similar list to help appraisers, but if you were to ask them about it they would tell you they have made a helpful list for us already. It’s called Appendix D. Feel free to pass this list along to your clients. I think it would be especially helpful to processors and underwriters.
• The appraiser most note in the appraisal if any portion of the roof could not
adequately be observed (state which area(s) were unobservable). Based on the
information reported by the appraiser, the underwriter will determine whether
or not a roofing inspection is required. This disclosure would also apply when
the roof is snow covered.

• Lead based paint hazards could exist in any home built before January 1,1978. Correction is required to all defective painted surfaces.
• Cosmetic repairs are not required; however, they are to be considered in the
overall condition rating and valuation of the property. Examples of cosmetic repairs would include surface treatments, beautification or adornment not required for the preservation of the property.
• If the appraisal is being performed for a refinance, you must enter the word “Refi” in the sales comparison analysis on the subject’s sales price line.
• Time adjustments should be based on Contract Dates, not Closing Dates.
• HUD does not consider the MLS to be a verification source, only a data source. However, some MLS services do report sale transfer info. The MLSNI in the Chicago market for example has a link to County tax records that does report sale transfer info. You might want to include the Doc number if available.
• When reporting the lot size for the subject and comps, HUD wants the information reported in a square footage/acreage format. They don’t want you to type in the lot dimensions ie. 25 x 125.
• Vapor barriers are no longer required in crawl spaces.
• In the sales comparison analysis most software should be showing three lines
for Above Grade Room Count Gross Living Area adjustments. HUD would like the first line to reflect bathroom adjustment, the second line to reflect room count adjustment and the third line to reflect GLA adjustment.
• In the sales comparison analysis on the Quality of Construction line enter good”, “average”, “fair”, etc. using the quality rating from your cost service
subscription, or provider (Marshall and Swift for example).
• If you do not develop the Income Approach, you must enter “ND” or “Not Dev” on indicated value line in the Reconciliation Section. It stands for Not Developed.
• HUD no longer requires a Cost Approach on new construction or properties less than one year old. The only time HUD requires the cost approach is on unique properties, if the property has specialized improvements, if the property is a manufactured house, or if the client requests the cost approach.
• You no longer have to report the estimated monthly rent for the subject in the
Income Approach. If you do not develop the Income Approach, you must put N/A in each blank field in this section.
• A 2-4 unit dwelling with an accessory unit is ineligible for FHA financing. Watch out for illegal units especially in the basement or attic.
• Termite inspections are no longer required on FHA appraisals. Inspections are required only when there is evidence of decay, pest infestation, suspicious damage or when it is customary to the area or required by state law. You would need to condition the appraisal as an extraordinary assumption if you call for a termite inspection.
• Examine the electrical system to ensure that there is no visible frayed wiring,or exposed wires in living areas and note if the amperage appears adequate for the property.
• Operate a representative number of lighting fixtures, switches and receptacles inside the house, garage and on the exterior walls and note any deficiencies. If the appliances present at the time of the inspection do not appear to be reasonable (undersized), determine if there is adequate amperage to run “standard” appliances, as per local code.
• The appraiser is not required to insert any tool, probe or testing device inside
the panels or to dismantle any electrical device or control.
• Flush the toilets and turn on a representative number of faucets to determine that the plumbing system is intact, that it does not emit foul odors, that faucets function appropriately, that both cold and hot water run and that there is no readily observable evidence of leaks or structural damage under fixtures.
• Turn on several cold water faucets in the house to check water pressure and flow. Flushing a toilet at the same time will also reveal any weaknesses in water pressure. Make sure you use a cold water faucet and not a hot water faucet to check water pressure.
• If the property has a septic system, examine it for any signs of failure or surface evidence of malfunction.
• Required repairs will be limited to necessary requirements. Remember the three “S’s”, Safety, Security and Soundness.
• Typical conditions that would require further inspection or testing by qualified individuals or entities include: infestation – evidence of termites, inoperative or inadequate plumbing, heating or electrical systems, structural failure in framing members , leaking or worn-out roofs, cracked masonry or foundation damage and drainage problems.
• HUD’s intended use statement is a little different than Fannie Mae’s. You must include the following intended use statement on all FHA appraisals: The intended user of this appraisal report is the lender/client and HUD/FHA.
• Include a building sketch showing the Gross Living Area above grade, including all exterior dimensions of the house. Include patios, porches, garages, breezeways and other offsets. State “covered” or “uncovered” to indicate a roof or no roof (such as over a patio). An interior sketch showing rooms is only required for properties exhibiting functional obsolescence attributable to the floor plan.
• Subject photos must be taken of the front and rear at opposite angles to show all sides of the dwelling. Additional photos are required for any improvements with contributory value that are not captured in either the front or rear photograph. Street scene photo must include a portion of the subject site. If the subject property is proposed construction and the improvements have not been started, the appraiser should take a photograph that shows the grade of the vacant lot.
• Minor property conditions that no longer require automatic repair for existing properties include, but are not limited to:
• Missing handrails
• Cracked or damaged exit doors that are otherwise operable
• Cracked window glass
• Defective paint surfaces in homes constructed post 1978
• Minor plumbing leaks (such as leaky faucets)
• Defective floor finish or covering (worn through the finish, badly soiled
carpeting)
• Evidence of previous (non-active) Wood Destroying Insect/Organism
damage where there is no evidence of unrepaired structural damage
• Rotten or worn out counter tops
• Damaged plaster, sheetrock or other wall and ceiling materials in homes
constructed post-1978
• Poor workmanship
• Trip hazards (cracked or partially heaving sidewalks, poorly installed
carpeting)
• Crawl space with debris and trash
• Lack of an all weather driveway surface
• Examples of property conditions that may represent a risk to the health and safety of the occupants or the soundness of the property for which FHA will continue to require automatic repair for existing properties include, but are not limited to:
• Inadequate access/egress from bedrooms to exterior of home
• Leaking or worn out roofs (if 3 or more layers of shingles on leaking or worn out roof, all existing shingles must be removed before re-roofing)
• Evidence of structural problems (such as foundation damage caused by excessive settlement)
• Defective paint surfaces in homes constructed pre-1978
• Defective exterior paint surfaces in home constructed post-1978 where the finish is otherwise unprotected
• FHA no longer mandates automatic inspections for the following items and/or conditions in existing properties:
• Wood Destroying Insects/Organisms
• Well (individual water system
• Septic
• Flat and/or unobservable roof
Inspections for these items would be necessary if the appraiser observed possible infestation, well and septic problems, water damage attributed to the roof, or if an inspection for these issues is mandated by state or local jurisdiction.
• If the property is less than one year old, included both the month and year completed.
• If the property is vacant, the appraiser should note, in the “Improvements” section under “condition of the property,” whether the utilities were on or off at the time of the appraisal. If off, condition the appraisal on a satisfactory reinspection that the utility that was off at the time of the appraisal does not require alteration, repair or further inspection.
• If the current use of the property is determined to be illegal based on zoning, it would not be eligible for FHA mortgage insurance.
• Properties that are either Proposed or Under Construction require plans and specifications for the appraiser to review.
• An FHA appraisal may not be transmitted to the lender without a case number reported in the top right corner of the page.
• FHA requires the appraiser to report any prior listings of the subject property in the past 12 months.
• The crawl space must have either an interior or exterior access. The access to the crawl space should be clear. Examine the crawl space for inadequate access (minimum entry of the head and shoulders). Check the distance from the bottom of floor joists to ground. Space should be adequate for maintenance and repair. A minimum distance of 18 inches from the ground to the bottom of the joists is highly recommended but not mandated.
• Turn on the furnace/heating system to test functionality, weather permitting, and that no unusual noises are heard, no odors or smoke are emitted indicating a defective unit, etc. However, do not operate the systems if doing so may damage equipment or when outside temperatures will not allow system to operate. Disclose in the report that the outside temperatures would not allow testing of the system without possibly damaging the equipment.
• Turn on the air conditioning system to test functionality, weather permitting, and that no unusual noises are heard, no odors or smoke are emitted indicating a defective unit, etc. However, do not operate the systems if doing so may damage equipment or when outside temperatures will not allow system to operate. Disclose in the report that the outside temperatures would not allow testing of the system without possibly damaging the equipment.
• Bedroom windows with security bars require a quick release mechanism for emergency egress. If not so equipped or inoperable, condition the appraisal on a “required repair”.
• Enter the material type for the exterior walls: aluminum, vinyl or wood siding, brick veneer, stucco, stone, etc. If a combination of materials, show the predominant portion first and rate the observed condition. Ex: Brick/Frame/Average.

Finally, there is a great definition on page D-7 of what an FHA appraisal is and is not. I would urge you all to copy and paste this into your reports. FHA Appraisals FHA appraisals are no guarantee that the property is free from defects. The appraisal only establishes the value of the property for mortgage insurance purposes. Buyers need to secure their own home inspections through the services of a qualified inspector and satisfy themselves about the condition of the property.

FHA Says no to HVCC

2009-08-27T10:24:00.001-07:00

FHA Says No Way to The HVCC!

(FHA) Commissioner David Stevens assured to NAMB in a meeting on 08/24/09, that FHA is not considering adopting the Home Valuation Code of Conduct (HVCC). However HUD is looking at alternatives to the HVCC that will insulate appraisers.

Mortgage Brokers and Real Estate Agents are seeing FHA insured loans as a better choice for their Borrowers and Buyers. FHA is benefiting from the controversial HVCC and all the regulations it’s bringing to the market place. The total dollar volume of FHA mortgages exceeded $31.5 billion dollars in a two month period. FHA continues to grab more market share across the nation.

Droppings Happen

2009-08-20T16:23:00.000-07:00

Recently, I completed an appraisal on a large custom home. It was really fun to see all the different features and the excellent quality of this gigantic luxury home. As the Realtors say it had “too many features to mention."

While this house was an example of the best the market could offer, down the street was one of the worst. It was a large, partially finished home, sitting vacant. It had been framed and covered with sheathing. I would imagine the builder had over $700,000 in costs in this home, particularly if you added in the value of the lot and foundation. Apparently, business had gone bad and the builders spec. homes were not selling. Interest costs had eaten up the profit. The bank refused to continue to give the builder draws so the worked stopped on the house and it sat vacant for almost two years. Eventually, the builder went bankrupt and the house was left to sit unfinished and open to the weather. In time, another builder developed interest in the house and decided to visit the property for an inspection. He did an estimate to cure the weather damage and take the existing improvements to a finished stage. He decided against taking on the project because there was so much Pigeon feces in the home. The cost of cleaning up the droppings and the ongoing liability made the project unfeasible. I asked myself several times, why didn't the bank close up the house and put a roof on it? It would have been inexpensive, and it would have protected their investment. In time, the weather will even damage the heavy concrete foundation, then the house will be worth less than the lot value because it will incur the costs associated with demolition. What a waste, all due to a lack of foresight and experience.

Market Conditions Addendum FAQ

2009-08-19T15:46:00.000-07:00

FNMA added a new appraisal requirement called the Market Conditions addendum. Appraisal reports are often ordered as 1004MC. They also published some FAQ and answers to help us implement the change more easily. See FAQ here.

HVCC changes

2009-08-19T14:56:00.000-07:00

HVCC has been tough on a lot of appraisers. I, personally, lost a large chunk of my client base because of HVCC regulations. So now, I must say, if I had diversified my client base I would not have been hit so hard. Yes, diversity is good, and the change brought about by HVCC is proof positive. It reminds me of a time in 1997 when I tried to diversify by starting a garbage business. We purchased a new truck and went to work. Nothing is more stable than garbage… Right? That year we were running our still small route and realized that we had not properly fastened the compartment that held the compacted garbage. As we added garbage, the big back door started to push open, little by little, and we could not get it closed again. Disaster was eminent, and some poor guy was about to have a truckload of garbage dumped in the street in front of his home. My old boy Scout training kicked in and I got a roll of duct tape and a blue plastic tarp. We taped the tarp in place and wired the door so that it wouldn't open any more. As we headed to the dump we laughed all the way imagining what would happen if we dumped garbage on the freeway. Then, there would be news helicopters flying overhead showing video of our mess. I am happy to say that we made it to the dump and never had that problem again. Diversifying our business is tough. Changes causes problems: some unforeseen, others due to a lack of experience. HVCC is a fact, and some of us are slow to change our business practices, but change we must. Business is out there. We just need to find it.

NAR asks for a HVCC moratorium

2009-08-14T12:33:00.000-07:00

National Association of Realtors reports that they have asked for a 18 month moratorium on HVCC to take time to evaluate it and fix it. See the article here.

2009-04-24T15:24:00.001-07:00

Recently I completed an appraisal on a property in the nearby mountain community of Evergreen. As I was driving comparable sales I stopped my car and got out to get a better view of a property. I realized that this property was adjacent to a small herd of buffalo. Rather healthy buffalo. As I looked at the herd I realized that a simple barbed wire fence was all that separated me from these animals. I didn't research it then but I often wondered what kind of external obsolescence buffalo in the neighborhood create. I case you are wondering, no I did not use that house as a comparable.

AVM vs. Horse Property

2009-01-16T08:27:00.000-08:00

Automated Valuation Models (AVM) are commonly used by lenders to substantiate appraised values. I recently was asked to reconsider my opinion of value based on an AVM purchased by the client. The subject property was a custom home on a two acre site. It was zoned for horses and had several out buildings.The AVM estimated the subject’s value to be $77,000 less than my appraisal. The primary comparable sales used by the AVM were taken from a nearby tract development. The failure of the AVM to distinguish the differences between custom properties on acreages and similar size homes in a tract subdivisions is evident in this case. The AVM did not take into consideration the differences in land use and the associated market appeal of each type of these properties. This case re-emphasizes the importance of having eyes on the property, to evaluate the market appeal, size of a site and other important amenities.

2008-11-14T22:05:00.000-08:00

Manufactured vs. Modular Homes.

The name Mobile Home was changed to Manufactured Home by Congress in 1980. Mobile homes don't exist anymore. Well at least they are named Modular Homes and Manufactured Homes. Both of these home types are built in a factory and shipped to the home site.

Manufactured homes have a built in support system (trailer), tongue, axel and wheels. They use a metal I beams as a permanent support system. When the home is placed on the foundation the tongue, axel and wheels are removed. The identity of these homes begins with a VIN number like any trailer that is changed to a real estate title after the manufactured home is placed on a permanent foundation. These homes are appraised using the Fannie Mae form1004C.

A modular home does not have a permanent under carriage like the manufactured homes. It is transported to the foundation on a flat bed trailer. Modular homes include panelized and pre-cut homes. These homes meet local and/or state building regulations and codes. They can be equal to site built homes in terms of quality. They use wooden joists in the floor system.

Top Ten Reasons to Use Thacker Appraisal Services

2008-08-05T13:46:00.000-07:00

1) We are PROFESSIONAL.

We are certified at the highest level offered by the state of Colorado for residential appraisals. Click here for a list of qualifications.

2) We are FAST.

Our average turn-around time is 48 hours after the inspection is made. If you have any deadlines, special requirements or changes, we make those our priority.

3) We keep you INFORMED.

You never have to wonder where your appraisal stands. We give you regular status updates throughout the project. It’s part of our business.

4) We have an expanded SERVICE AREA.

Thacker Appraisal serves clients as far south as Colorado Springs (El Paso County) and north to Fort Collins (Larimer County). Click here to find out if you’re in our service area.

5) Ordering from us is EASY.

We’ve streamlined our web site to make ordering an appraisal easier than it’s ever been. Just click a few buttons and we take care of the rest.

6) Our ordering process is THOROUGH.

Our web site anticipates the information needed for most jobs. That helps us gather more complete information up front and means less hassle for you later on.

7) We CONFIRM your order quickly.

Within moments you receive an email confirming your order, along with a record of the property information you entered while ordering.

8) Our DELIVERY process is efficient.

Our advanced appraisal software allows us to transmit a complete appraisal file via e-mail. That includes digital photos, digital maps and electronic signatures. You don't need special software - simple print out the completed appraisal report.

9) We have EXPERIENCE with all types of residential properties.

Single Family Residential, Condominium, Cooperative, 2-4 Units, High End Residential, Historical Property, Acreage, and Vacant Land

10) We offer a wide VARIETY of services.

Mortgage Lending, Desk Review, Divorce, Estate / Probate, FHA, Field Review, Foreclosure / REO, Operating Income Statement, PMI Removal, Rent Survey, Retrospective, Reverse Mortgage, and Bankruptcy.

For more information visit ThackerAppraisal.com

New Website

2008-04-24T19:57:00.000-07:00

We recently updated our website. Please go have a look.

http://www.thackerappraisal.com

We are excited to offer a service that will allow you to determine whether you are in our area of service.

http://www.thackerappraisal.com/?page=area

Realestate appraisal services

2008-04-24T19:37:00.000-07:00

Thacker Appraisal Services Inc. has provided over 20 years of service to the Denver-Metro area. We are now excited to offer services online including online appraisal ordering. Please contact us with any questions or appraisal needs that you might have.

http://www.thackerappraisal.com