Thanks CCAAMO, and no I'm not the SAR. I've been engaged by the seller to review the report.
The loan didn't close at the end of last month as scheduled due to this repair requirement. The seller is fed up, refuses to install screens because he has already discounted the property $10K due to the opinion of value in the report. The seller has a copy of the report, read it, and like you noted the lack of detail. Now he is questioning the report because the appraiser didn't bother to mention the extensive renovations which are much more than a new kitchen, new plumbing and new flooring. It was a gut job down to the studs, high end appliances and fixtures, high efficiency mechanical systems, both baths are tiled from wall to ceiling with jetted tubs and high end vanities, you get the picture.
Ken B, thanks for the clarification. I'm not going to question the decision per se, but given the overall condition and value of the property this is petty at best. And if he wants to make a stand, goodness, he should write a bullet proof report. Fill in a few blanks, write a paragraph or two about the neighborhood, write extensively about the subject and don't use crappy MLS photos.
I know the whole VA thing about protecting the veteran, but in this case the veteran is out. Maybe the seller is over reacting, but it's not like this happened in a vacuum. The seller re-negotiated and a couple of days before closing the deal is delayed because of a repair item. Now the seller is questioning why the appraiser on one hand was so thorough that he noted missing screens but on the other hand didn't mention the granite countertops, GE Monogram Appliances or the new Energy Star windows that needed those screens. And of course now the issue is "The report is garbage" and the appraiser didn't do himself any favors with with his lack of detail.
Either way I'm turning down the assignment. I'm not on the VA panel and I don't want that to be an issue. I just couldn't believe screens were a VA repair item.
As a VA appraiser in the Roanoke Region I will speak only to what I would do, first in regards to screeb:
1. Screens are not required but if they are there they must be in at least average condition.
2. Most important of all, a VA appraiser CANNOT REQUIRE a repair. Any item that is listed as a needed repair is subject to the SAR/Underwriter requiring it. If the SAR wants to they can waive the repair.
Now, as to the level of detail in a report. The VA appraiser has one job, to make sure that a property meets VA MPR's.......that's it. If the appraiser has generally stated the condition of the subject in overall terms, and states that it meets VA MPR's then he/she has done their job. Hell, the appraiser may have not known or been advised of the level of work/rehab that had been doen, and even if they had, many of the things you list are marketing issues not affecting the appraisal. Who care what brand the appliance are? And, what added value are any of the things you mention such as granite counter tops? The appraiser does not investigate the HVAC beyond seeing that it works and is adequate for it's intended purpose. Energy star windows? What added value are they beyond a similar insulated window? Windows have an R factor of about 3 regardless of what brand they are.
Many time I am giving a list of things a property owner has done. Maybe 1 or 2 items will have an added value. The rest are personal preferrence items that the market, if it reacts at all, sure as hell won't pay what it cost.
And, if the property is so wonderful as you have described, and so superior to others in the market, why was it necessary to discount it $10k? I can tell you why. The Market plainly has spoken and has said, we don't give a hoot about all the wonderful things you think you have done to the property.
If you want to write a book about a property every time you do an appraisal, then fine, do so. But don't knock those who understand the difference between a Summary Appraisal Report and one written in a narraitve format or sekf contained format.
Self contained = key word......Explain.
Summary = key word.............Summarize.
Restricted Use= key word.......State
I say again, it is amazing how many critics of VA reports there are by people who have no idea what VA requirements are, and what a SOW for such a report would be.
This is a link to many of the regional handbooks.
http://www.index.VA.gov/search/VA/va_search.jsp?SQ=&TT=1&QT=appraisal+handbook&searchbtn=Search
