{"id":5359,"date":"2018-06-21T21:43:22","date_gmt":"2018-06-22T04:43:22","guid":{"rendered":"https:\/\/www.arizonafoothillsmagazine.com\/in-house\/?p=5359"},"modified":"2018-06-21T21:44:28","modified_gmt":"2018-06-22T04:44:28","slug":"mega-agent-jason-mitchell-gives-his-spin-on-the-residential-appraisal-process","status":"publish","type":"post","link":"https:\/\/www.arizonafoothillsmagazine.com\/in-house\/in-house-news\/mega-agent-jason-mitchell-gives-his-spin-on-the-residential-appraisal-process","title":{"rendered":"Mega Agent Jason Mitchell Gives His Spin on The Residential Appraisal Process & the Changes That are Necessary"},"content":{"rendered":"

Jason Mitchell of the eponymous The Jason Mitchell Group, Arizona\u2019s leading real estate agency, was recently featured in Forbes<\/a> where he wrote about the residential appraisal process and the changes that are necessary. Read on below for the full article.<\/em><\/p>\n

\"\"
Jason Mitchell of The Jason Mitchell Group<\/figcaption><\/figure>\n

\u201cIn an industry where technology is changing the way we do business minute by minute, one of the most important factors when purchasing a home is done in an archaic fashion. The residential appraisal process is one that I still find myself scratching my head over and saying, \u201cThere has to be a better way.\u201d<\/p>\n

\u201cWhen qualifying applicants for a loan, lenders use an underwriting program. These programs are designed to take a consumer\u2019s various mortgage applications and determine certain stipulations that will be necessary for them to qualify for a particular mortgage. Loan originators and underwriters gather this information and supporting documents for each applicant.<\/p>\n

\u201cIn the stock market, every company uses proprietary algorithms to help advise clients on what stocks appear to be a good buy or sell. Trends, analytics, you name it \u2014 there is a program for it. In real estate, new companies use proprietary data to collect information to ensure the offering price meets certain guidelines, so they can secure a home at a good value to then sell that home on the open market at a profit.\u00a0The world uses programs except in one critical element in the home buying experience: the appraisal process.<\/p>\n

\u201cImagine this: A lender sends an appraisal request to their appraisal management company. This company will contact an appraiser from their preferred list, and that appraiser will then make an appointment to conduct an inspection. Many times, this appraiser has no expertise on the particular location or submarket. They rely on comparable sales that can be provided by tax records and MLS.<\/p>\n

\u201cHowever, that isn\u2019t enough in a lot of cases. One cannot ascertain the true value of a home from just a few sales without understanding why that property sold for that price. There are breaking points in a market. Sometimes being north or south of a road can impact values by 20% or even 30%. What if that appraiser is unaware of this?<\/p>\n

\u201cHow can one appraiser say a home is worth $550,000 and another say it\u2019s worth only $475,000? Because they base an opinion of value off assumption. These subjective values are then sent to the lender to be used as a threshold in the purchase price or refinance.\u00a0Yes, one person\u2019s opinion of a home\u2019s value makes or breaks another person\u2019s purchase or refinance.<\/p>\n

\u201cIsn\u2019t the true definition of \u201cmarket\u201d supposed to be what someone is willing to pay for a product or service?<\/p>\n

\u201cNow, there are those who say the process is in place to protect from fraud in the marketplace. I understand the argument. However, if the lender sees that a buyer is putting 10%, 20% or 30% down and can qualify, then this so-called true appraised value should not be a factor. When a consumer is putting a certain amount of money down, it alleviates the liability of the lender because the majority of the risk is in the consumer\u2019s down payment deposit. If the buyer winds up defaulting, the lender is still able to turn that around and resell. This protects the lender against fraud.<\/p>\n

\u201cHow many thousands of appraisals a month occur that are simply not adequate?\u00a0Is one person\u00a0the<\/em>\u00a0best and educated enough in that specific market to get the closest and most accurate number possible? I don\u2019t believe so.<\/p>\n

\u201cWhere I find myself becoming especially frustrated is with the amount of money wasted every single year on appraisals that come in below value for good borrowers, and the loan doesn\u2019t close.\u00a0This happens\u00a0more often than you may think<\/a>, and the only person who actually benefits is the person writing the report. Go figure.<\/p>\n

\u201cBut it goes even deeper than that. Most buyers are also paying for inspections because due diligence typically expires before the appraisal comes back. These inspections become unnecessary if the home will never close. The average home inspection is around $350. For 712,000 low appraisals, that\u2019s $249,200,000 additional wasted dollars.<\/p>\n

\u201cOh, and most of these folks that drop out of escrow buy a different home and do this all over again. The lender has to spend more time and effort, and let us not forget the real estate agents, who now have to find another property in a seller\u2019s market that meets the needs of the client \u2014 all because their first purchase appraisal got crushed by subjective opinion.<\/p>\n

\u201cWant a solution?<\/p>\n

\u201cEvery home price should be based on an algorithm to determine value, weighed by such factors as market data, two appraisals, the borrower\u2019s risk tolerance and loan-to-value ratio. Let\u2019s take a percentage of each and determine a market value based on facts and the borrower\u2019s ability. Accounting for the human element, a 30% fluctuation can be built in.\u00a0The definition of an appraisal is an\u00a0opinion<\/i>\u00a0of value.\u00a0We simply cannot let one person\u2019s subjective opinion of value make or break a sale. And for the hundreds and thousands of people who have worked hard to buy a new home, they deserve a better process.<\/p>\n

\u201cHaving a reputable real estate group that evaluates every appraisal, asks the questions as to why the home was appraised at that price and submits a rebuttal if necessary can lead the industry down the path toward a lasting solution.<\/p>\n

\u201cWhat would it take for this to become the new standard?<\/p>\n

\u201cThis process being adopted by a larger lender and proving that the model works would start the flow of every other lender going to that model. The savings to the lender and the borrower would be substantial, and ultimately the buyer would close on the home. Talk about a scenario in which everyone wins.\u201d<\/p>\n

To learn more about The Jason Mitchell Group at My Home Group Real Estate visit\u00a0www.mitchellgroupaz.com<\/a>. Discover your dream home by staying tuned each week to read about Jason Mitchell\u2019s latest real estate listings at\u00a0www.arizonafoothillsmagazine.com\/in-house<\/a>.<\/em><\/p>\n","protected":false},"excerpt":{"rendered":"Jason Mitchell of the eponymous The Jason Mitchell Group, Arizona\u2019s leading real estate agency, was recently featured 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