Gophers as hazardous infestation?

[Surf Cat]

I observe and report. I would make the report subject to inspection by a qualified professional and let them make the call.

Gophers can destroy landscaped areas, turning them into a mess of dirt mounds and holes, significantly reducing the aesthetic and monetary value of the property.

The economic impact of an infestation can be substantial, making it harder to sell or reducing the sale price of the property.

Gophers’ underground tunnels can undermine the structural integrity of a home’s foundation, leading to uneven ground and even cave-ins, which can be costly to repair and potentially affect the property’s value.

 

[TerryRohrer]

Up the road a couple miles, they are adding streets to a subdivision where new homes are being constructed among a high density of populated gopher (or more likely prairie dog) holes. No impact on value has been noted, and I have never seen damage to a structure from gophers or prairie dogs. Despite their destructive ways and their propensity to spread diseases infectious to humans (plague, tularemia), prairie dogs are protected a they are a food source for the endangered Black Footed Ferret. At least Kansas and Montana have State Parks dedicated to their protection.

 

[Surf Cat]

It would be just my luck to make the report as is, stating Gophers are typical for the area, no detriment to the value of the subject property. Then have Grandpa break his ankle in one of the 150 holes in the backyard thus, coming back and suing me.

If a qualified, professional exterminator makes the call, fine.... that's on them.

I am of course, making the determination based on the type of properties that I appraise. Dwellings with roughly 3,000 to 10,000 ft Lots. Not vast acreage in rural locations.

 

[TerryRohrer]

We don't view 12,000 square foot lots within the largest town in the state as vast acreages in rural locations!

 

[ZZGAMAZZ]

150 gopher holes sound pretty excessive. Is this for GSE?

Infestation, Dampness, or Settlement​

If the appraisal indicates evidence of infestation (such as, wood-boring insects), dampness, or abnormal settlement, the appraisal must comment on the effect on the value and marketability of the subject property. The lender must either provide satisfactory evidence that the condition was corrected or submit a professionally prepared report indicating, based on an inspection of the property, that the condition does not pose any threat of structural damage to the improvements. The appraisal should be made "subject to" repairs or alternations, or "subject to" an inspection by a qualified professional.

I would check the "Evidence of infestation" box and include a photo or two and comment.

Surfer: would you be so kind as to state the reference source, with page # if possible. THANK YOU.

 

[ZZGAMAZZ]

View attachment 89378

POSSIBLY THE GREATEST APPRAISER'S FORUM ALL TIME MOST APPROPRIATE [AND HILARIOUS} PHOTO. i CADDIED AS A KID FROM AGE 9 TO AGE 21 SO THE MOVIE WAS SPOT ON. [REMEMBER WHEN CHEVY CHASE WAS GIVING A MASSAGE TO "LACY UNDERALLS" AND HE SLID OFF THE BED TO LAND ON THE FLOOR!!!!! OR BILL MURRY FINDING THE CANDY BAR AT THE BOTTOM OF THE POOL. OR THE RE-MAKE WHEN RODNEY DANGERFIELD WAS IN THE BALLROOM WATCHING THE MEMBERS DANCE, CALLING IT "THE DANCE OF THE LIVING DEAD." THANKS FOR THE REMINDER!!!!!!!!!!!!!!!!!!!!

 

[ZZGAMAZZ]

It would be just my luck to make the report as is, stating Gophers are typical for the area, no detriment to the value of the subject property. Then have Grandpa break his ankle in one of the 150 holes in the backyard thus, coming back and suing me.

If a qualified, professional exterminator makes the call, fine.... that's on them.

I am of course, making the determination based on the type of properties that I appraise. Dwellings with roughly 3,000 to 10,000 ft Lots. Not vast acreage in rural locations.

Yea my subject was just a typical lot but near the border of town. Listing agent who also was he seller, who met me at the property, said that she simply overlooked the exterior upkeep. As an interesting aside, I appraised for $600,000 compared to the contract price of $605,000--but based on a list price of $570,000 and with $15,000 in closing cost assistance. For some reason I was somewhat concerned that my Opinion was so close to the contract price, but I was unable to find ANY rationale that allowed me logically to stretch it to contract, although the basic view of the AF usually is that an appraiser simply can't make an objective distinction of $5,000 is [only] 0.00826 different from the contract.

 

[Dublin ohio]

As an interesting aside, I appraised for $600,000 compared to the contract price of $605,000--but based on a list price of $570,000 and with $15,000 in closing cost assistance. For some reason I was somewhat concerned that my Opinion was so close to the contract price, but I was unable to find ANY rationale that allowed me logically to stretch it to contract

So what was the adjusted range.

 

[ZZGAMAZZ]

So what was the adjusted range.

Following excerpt is from the SCA reconciliation narrative:

COMPARABLES' ADJUSTED VALUES:
COMP#1, $600,670
COMP#2, $603,205
COMP#3, $598,115
COMP#4, $561,155
COMP#5, $602,695 [PENDING SALE]
COMP#6, $582,320 [PENDING SALE]
COMP#7, $643,635 [PENDING SALE]

THE APPROPRIATE SELECTION OF COMPARABLES RELATIVE TO THE FNMAE DEFINITION ABOVE, OFTEN IS PERCEIVED IN CONTEXT WITH COMPLIANCE TO INFORMAL INDUSTRY THRESHOLDS, OF 10%, 15%, AND 25%, FOR LINE ITEM, NET, AND GROSS ADJUSTMENTS, RESPECTIVELY.

THAT THE NET AND GROSS ADJUSTMENTS OF COMP 7 (ONLY) EXCEED THE INFORMAL THRESHOLDS--AS A NEW CONSTRUCTION SFR THAT IS DISSIMILAR TO THE SUBJECT, ADDED FOR DISPLAY PURPOSES ONLY--BODES WELL FOR THE ACCURACY OF THE COMPARABLE SELECTION PROCESS, AND FOR THE ACCURACY OF THE OPINION OF VALUE.

THE OPINION OF VALUE, BASED UPON THIS SALES COMPARISON APPROACH, WAS OBTAINED FROM WITHIN THE SOLD COMPARABLES' ADJUSTED VALUE RANGE, AS AFFECTED BY THE FOLLOWING FACTORS:

---ALL FOUR SOLD COMPS WENT UNDER CONTRACT WITHIN THREE MONTHS OF THE EFFECTIVE DATE;
--COMPS 2, 3, AND 4 DISPLAY THE LOWEST NET ADJUSTMENTS OF LESS THAN 4%;
--COMPS 2 AND 3 DISPLAY THE LOWEST GROSS ADJUSTMENTS OF LESS THAN 20%; #
--COMP 3 DISPLAYS THE CURRENT CONDITION MOST SIMILAR TO THE SUBJECT; AND,
--COMP 4 WAS LISTED AND SOLD AT LESS THAN MARKET VALUE; AND THE SIGNIFICANCE OF THIS SALE WAS DISCOUNTED, WHILE PENDING SALE COMP 7 IS A NEW CONSTRUCTION SFR REPORTED ONLY TO SATISFY INDUSTRY STANDARDS FOR A MINIMUM NUMBER OF LISTINGS, ALTHOUGH IT IS DISPARATE FROM THE SUBJECT WITH ITS SIGNIFICANCE DISCOUNTED ACCORDINGLY.

THE ANALYSIS REVEALED THAT A DISTINCT MODEL MATCH TO THE SUBJECT DOES NOT EXIST; AND THE OPINION OF VALUE DETERMINED BY RESULTS OF THE SALES COMPARISON ANALYIS WAS BASED UPON CUMULATIVE, COLLECTIVE VALUES, AS AFFECTED BY THE FACTORS DESCRIBED CATEGORICALLY ABOVE.

ALL FOUR SOLD COMPS WERE WEIGHTED IN A SIMILAR MANNER WITH EXCEPTIONS DESCRIBED TWO PARAGRAPHS EARLIER.

THE OPINION OF VALUE ESTABLISHED WITHIN THE SALES COMPARISON APPROACH CONSEQUENTLY WAS ESTIMATED TO BE $600,000, BASED UPON THE "REASONABLE EXPOSURE TIME" CITED IN THE USPAP ADDENDUM TO TO THIS REPORT.

ALSO REFER TO THE "FINAL RECONCILIATION" SECTION OF THIS REPORT THAT DESCRIBES RESULTS OF THE SALES COMPARISON APPROACH RELATIVE TO RESULTS OF THE TWO OTHER APPROACHES, AS WELL AS THE "OPINION OF VALUE RELATIVE TO VARIOUS MARKET FACTORS."

 

[Surf Cat]

Surfer: would you be so kind as to state the reference source, with page # if possible. THANK YOU.

B4-1.3-06, Property Condition and Quality of Construction of the Improvements (03/01/2023)

This topic contains information on property condition and quality of construction, including:

selling-guide.fanniemae.com