From the category archives:

House Appraisal

House Closing Process – House Appraisal Costs

The actual house closing process is quite the involved undertaking. Typical home buyers do not really know how much goes into the closing of a home beyond the signing of the contracts. Usually the Realtor sees to most of the closing concerns but its a good idea to educate yourself so that you understand your rights regarding the transfer of title and closing of the actual sale. There is a huge amount of paperwork involved in home closing so you will want to have a checklist to ensure that you have everything. The items will look like this:  house appraisal report, home inspection report, proof of the title search, good faith estimate, and the actual contract itself.

As the buyer you have a few responsibilities and an entitlement or two. Of course these are all defined by the contract and the parameters of the offer & acceptance. It’s important to make sure every aspect of the sale is recorded in detail and in writing. Any subjects must be signed off on by both the buyer and seller, this includes anything that is or is not included in the sale. So be clear about what you expect to be included in the deal. Most importantly this is the part of the process where the final version of the contract gets signed by both parties. This will finalize the transfer of the home, leaving only the payment of escrow items and house closing costs outstanding.

The actual house closing happens when all concerned parties gather to finalize the contract. Usually it is quite the gathering, including representatives of the buyer, seller and mortgage provider, title provider, attorneys and so on. This is where the actual finalization and payment of outstanding costs occurs. The end result being that you are deeded free and clear title to the property in question. If you pay close attention to all the steps involved in the process it can be a highly educational process as well as highly rewarding.

house closing costs

Your House Appraisal at Your House Closing

A good house appraisal is the best reassurance that the lender won’t lose its pants on the transaction. If the borrower defaults, the lender still has a marketable property that can be sold to recoup its losses. All of which makes it understandable why lenders are so picky about appraisals. And with recent changes in the industry, the focus by lenders to obtain good appraisals is at the forefront.

House appraisals typically cost anywhere from $350 to $400. However, if the house is gigantic, multi-unit or in the boondocks, it could run more. The cost varies on property type, location and square footage.

The most common type of house appraisal is the Uniform Residential Appraisal Report (URAR). It consists of interior and exterior photos and sometimes (depending on the age of the home), a complete cost breakdown of the property and comps (comparison sales of homes nearby that meet the proper criteria). These comps help determine the “market” approach. Each comp sale is adjusted in value when stacked against the home being evaluated (the one you’re buying or refinancing). Usually you will see a comp below the value of your home, in line with the value of your home, and a third above the value of your home. Kind of like the three bears. But if the valuation gets tricky, you can see fourth, fifth and sixth comps. The net value of the comps is estimated based upon the approaches used to come up with the appraised value of your property (meaning the appraiser performs some type of calculation that’s kind of like an average, but not necessarily a true average. Confused yet?)

URARs also, typically but not always, reflect a cost approach, which determines what the value would be based upon what is estimated it would cost to rebuild the home, less depreciation. The final estimated value of the home is then determined by using a melding of the market approach described above and cost approach (if applicable).

Lori Babb, Staff Appraiser for Mortgage Investors Group of Knoxville, TN, further explains comparables. “The best comparables are those similar in size, style (ranch, basement rancher, 2 story, etc.), age, and are close in proximity to the dwelling being appraised,” she explains. “Unique properties will typically require more adjustments than the average properties.”

So, say you’re Bill Gates and want to secure a mortgage on a $200,000 home (I know, it’s ridiculous, but I’m trying to make a point). He’s got the best credit profile a lender could imagine, yet the house appraises for $175,000. Deal or no deal? You better believe it’s no deal. The sales price will have to be lowered, or Mr. Gates will just have to pay cash for his new home (you think he can afford it?). The point is, your average Joe won’t go ahead with the deal without a price adjustment, and he will be obligated to pay for the appraisal regardless of the outcome of value.

Dan Tyrell, principal of Knoxville area’s Tyrell Appraisal Service, Inc., has this comment about value, “When determining value of a single family house, beauty is more than ‘skin deep’. Fresh paint, new carpet, new appliances, and nice landscaping all enhance the marketability of a house. Not so obvious items also impact the appraised value of a house. For instance older houses that have replaced plumbing/electrical systems, updated HVAC systems, newer roofs, replacement windows, etc. lower the effective age of the property which in turn increases the appraised value.”

There are other types of appraisals that are not as common, like an Automated Valuation Model (or AVM). In this case, different factors combine to ensure the value of the home (it’s worth $200K, but your loan amount is only $100K) and your unbelievable credit worthiness (800 credit score!), allowing you to skip purchasing a typical appraisal. You may also only be required to get a “drive by” appraisal, where the appraiser just inspects the exterior of the subject for size, looks at the lot and makes you wonder who that person standing by your mailbox is.

Most lenders control what appraiser is used to determine the value of your home. After all, it’s their money on the line. The appraisal is such an important factor to the mortgage transaction – make sure you’re satisfied with the results. Your lender will make sure it is satisfied!

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