🎯 Quick Appraisal Truth for Agents + Homebuyers When a lender engages an appraiser, that lender is the only client — not the agent, not the buyer, not the seller. That means the appraiser cannot share any part of the appraisal’s content — including value opinions, repair notes, or analysis — with anyone other than the authorized client (the lender). 👉 However… Realtors can still provide valuable information within context! Sharing relevant property data, repair documentation, sales that they found to support their listing price, or access details helps create a factual foundation — without crossing the confidentiality line. 🗝️ And a quick reminder: Please ensure all keys for all structures (garage, sheds, outbuildings, and additional units) are available at the time of the scheduled appraisal. Missing keys often lead to repeat visits — and yes, that can mean delays and additional fees. So when agents ask, “What repairs might be needed?”, the appraiser isn’t being evasive — they’re simply upholding federal law and USPAP regulations designed to keep the process professional, consistent, and secure. 🔒 👩‍⚖️ Legal & Professional References USPAP 2024 Edition Ethics Rule – Confidentiality Section (p. 7): “An appraiser must protect the confidential nature of the appraiser‑client relationship.” Definitions (p. 3): “Client: the party (or parties) who engage an appraiser in a specific assignment.” Record Keeping Rule (p. 11): “An appraiser must not disclose confidential information to anyone other than the client, parties authorized by the client, or as required by due process of law.” Equal Credit Opportunity Act (15 U.S.C. § 1691) – Establishes that the lender is the legal recipient of the appraisal report. Fannie Mae Selling Guide B4‑1.2‑01 (2025 Update) – “The appraisal report is delivered by the appraiser to the lender‑client; the borrower or agent should not contact the appraiser for status or results information.” Contact the loan processor/officer. The lender has appropriate channels to converstate with the appraiser. 99.9% of the time this is done in writing for a reason.

From this, one can assume that if a property has not declined in condition and has no new external obsolescence- a property in this market area has increased in value in recent years.

🧱 Appraisal Essentials — Required Repairs that Trigger “Subject To” Even “as‑is” sales must meet minimum safety and soundness standards under Fannie Mae and Freddie Mac guidelines. Here’s a sample of typical required repair before the appraisal can be completed “as is”: 🎨 1️⃣ Cracked or Peeling Paint — Built Before 1978 Any deterioration of paint on homes built prior to 1978 is presumed to contain lead‑based paint. 🔹 Must be repaired and repainted using lead‑safe methods before closing. 🔹 Applies to interior, exterior, garages, and accessory structures. 📖 Source: Fannie Mae Selling Guide B4‑1.3‑06; Freddie Mac 5601.12; EPA Lead Regulation 24 CFR 35 / 40 CFR 745 🪜 2️⃣ Missing Handrails to Basement or Stairs (3 or More Steps) If stairs have three or more risers, or present fall potential, they need a secure handrail. 🔹 Missing or loose handrails = Safety Hazard 🔹 Appraisal should be “Subject To Installation.” 📖 Source: Fannie Mae B4‑1.3‑06 / Freddie Mac 5601.12; International Residential Code (IRC R311.7.😎 🛠 3️⃣ Missing Railings on Decks, Stoops, or Porches ≥ 28–30″ Above Grade A guardrail is required for any walking surface elevated ≥ 30″ above ground. 🔹 “Subject To” completion if railing is missing or unstable. 📖 Source: IRC R312.1.1; Fannie Mae B4‑1.3‑06; Freddie Mac 5601.12 📌 Bottom Line: Under GSE rules, anything affecting health, safety, or structural soundness is not eligible “as‑is.” Appraise “Subject To” correction—protecting both borrower and lender. 💬 For Appraisers: Accuracy. For Realtors: Clarity. For Clients: Confidence. #ArtOfAppraisal #shawnfoppeappraisal #realtor #valuation The value source.

The appraiser must have substantial data to provide a credible and reliable opinion of value. How do we appraise houses that are not even built yet? See attached file. When doing ARV values for renovation projects, the needed information is very similar; see future post.

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