Sacramento Appraisal Blog

Market trends and real estate appraisals for divorce, estate settlement, loans, property tax appeal, pre-listing and more. We cover Sacramento, Placer and Yolo County. We're professional, courteous and timely.

How do distressed properties impact market value?

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Realtor Doug Reynolds interviewed me a short while ago about the impact of distressed sales in a neighborhood. How do short sales and foreclosures impact the real estate market in the Sacramento area? Here are some thoughts in a one-take video interview. For specific statistics, check out “Dear Doctor, how healthy is the real estate market in Sacramento?” and “What happens to foreclosure when prices go up?” I found the data in both of these posts to be very interesting. Enjoy.

Any other insight or thoughts about the affect of distressed sales?

If you have any questions or Sacramento area real estate appraisal or property tax appeal needs, contact me by phone 916-595-3735, email, Facebook, Twitter or subscribe to posts by email.

Stealing AC units on foreclosures just got harder

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This is exactly what happens when a bank gets tired of having their AC units hijacked from foreclosed properties. I saw this “REO cage” on a Fannie Mae property in Sacramento recently. Yes, each leg is bolted to the ground.

What a sign of the times, don’t you think?

If you have any questions or Sacramento area real estate appraisal or property tax appeal needs, contact me by phone 916-595-3735, email, Facebook, Twitter or subscribe to posts by email.

5 common questions about roofs and FHA loans

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Do you want to play a little game called “FHA Roof Trivia”? Nah, I didn’t think so. Me neither. Let’s take a look at some common questions though pertaining to roofs and FHA minimum property standards. I hope this is helpful to answer some questions you might have as a buyer, seller or real estate agent.

Q: How many layers on a roof will FHA accept?
A: “FHA will accept a maximum of 3 layers of existing roofing. If more than 2 layers exist and repair is necessary, then all old roofing must be removed as part of the re-roofing. (4905.1 REV-1, 2-12)”

Q: How much life does a roof need to have left?
A: The roof should have at least two years of physical life left. If the roof does not have two years or looks like it is in really bad shape, the appraiser should call for a roof inspection. This means the roof will have to be certified by a professional to have at least two years of physical life left. If the roof has less than two years of life, then it must be repaired or replaced.

Q: Is it a problem for an FHA loan if the roof is flat?
A: As long as there are no issues pointing toward potential roof problems (such as stains on the ceiling or badly rotted eaves), there is no reason to be alarmed. Straight from HUD, “FHA no longer mandates automatic inspection of flat and/or unobservable roofs. The appraiser must note in the appraisal that he/she could not adequately observe the entire roof area and state which area(s) were unobservable. As with any other type of roof the appraiser is to look for signs that would indicate a possible roof problem. Based on the information reported, either the appraiser or underwriter may call for a roofing inspection.”

Q: Do appraisers have to inspect the attic for an FHA loan?
A: Yes. The appraiser must do a “head and shoulders” inspection of the attic. FHA states the home owner is responsible for making sure the appraiser has clear access. What are appraisers looking for in the attic? Read a previous post HERE. By the way, I’m curious if you find most appraisers to be actually inspecting the attic. I heard from a Sacramento home inspector recently that he has never seen an appraiser with a ladder at an inspection. Hmm…

Q: Are gutters required for the roof?
A: No, they are not. However, as the HUD Handbook 4150.2 tells appraisers: “Check for readily observable evidence of grading and drainage problems. Proper drainage control measures may include gutters and downspouts or appropriate grading or landscaping to divert the flow of water away from the foundation. If the grading does not provide positive drainage from the improvements, make a repair requirement. Note any readily observable evidence of standing water near the property that indicates improper drainage.” In short, gutters are not required, but on the other hand one of the potential repairs to solve a drainage problem could be gutters.

I hope you feel like you know a bit more about the way FHA views a roof now.

If you have any questions or Sacramento area real estate appraisal or property tax appeal needs, contact me by phone 916-595-3735, email, Facebook, Twitter or subscribe to posts by email.

Christmas lights & foil trees in the Sacramento area

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I came across the property below the other day while on an inspection. Granted there are probably some more grandiose examples of festive lights to share, but let’s pause for a moment to recognize the brilliance of using foil on trees for Christmas decor. After passing by this house I’ll be honest to say I’m feeling a bit inspired to find a way to use foil in my front yard. For me foil is one of those amazing products (like duct tape) because there is so much you can do with it.

It really adds to a sense of festivity and even neighborhood pride when residents decorate during the holidays. Do you agree? On the contrast, when streets are pitch black and there are no lights in sight, how does that feel? If you’re planning a trip to enjoy Christmas lights, Realtor Gena Riede has a very detailed list of Christmas Lights in the Sacramento Area on her blog. Check it out and maybe try driving by a few new addresses this year. My family definitely enjoys lights in the Fab 40s, Arden Park, T Street and Dovewood Court in Orangevale.

Where do you recommend going to see lights in the Sacramento area? What do you think of the foil trees below? Points for creativity? Tacky?

If you have any questions or Sacramento area real estate appraisal or property tax appeal needs, contact me by phone 916-595-3735, email, Facebook, Twitter or subscribe to posts by email.

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