Sacramento Appraisal Blog

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Are carbon monoxide detectors required by FHA?

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As you likely know, carbon monoxide detectors are now required in California for all single family dwellings as of July 1, 2011 (apartments by January 1, 2013). Any dwelling with a gas heater or appliance, fireplace or attached garage must install a carbon monoxide alarm (First Alert). Being that these detectors are now state law due to health and safety reasons, FHA appraisers should be calling for the installation of a carbon monoxide detector if it is missing according to the the HUD Santa Ana Homeownership Center. In short, if you’re getting an FHA loan, make sure a carbon monoxide detector is properly installed.  

Owners of California dwelling units, especially rentals, that have (i) a fossil fuel-burning heater, appliance or fireplace (for example, a gas stove or water heater) or (ii) an attached garage, need to be aware of a new law passed in 2010 regarding carbon monoxide devices.  Under newly-enacted sections 17926, 17926.1, and 17926.2 of the Health & Safety Code (part of Senate Bill No. 183), owners of all such properties (excepting properties that are, generally-speaking, owned by or leased to the government) must install carbon monoxide alarms by the following deadlines:  (1) July 1, 2011, as to single-family dwellings, or (2) January 1, 2013, as to all other dwellings. (from ThoItsLaw blog)

If you wish do to further reading, check out an overview of the California CO law requirements, search the California State Fire Marshall website for approved detectors, or the Home Safety Council website for background information. Thanks to Cynthia Sulamo, an appraiser friend, for the Home Safety Council link and post idea.

My Carbon Monoxide Alarm: On a personal note, I installed a carbon monoxide detector last week in my house and when I put in the battery and heard a testing of the alarm, let me tell you there will be no mistaking a CO issue. It says very loudly and repeatedly “CARBON MONOXIDE DETECTED” or something to that effect. I don’t want this alarm to ever go off again for safety reasons and also noise-level. I sure am thankful to speak english too since the alarm warning spoke in english only.  🙂

If you have any questions, or real estate appraisal or property tax appeal needs in the Greater Sacramento Region, contact Lundquist Appraisal by phone 916-595-3735, email, Facebook or subscribe to posts by email.

A Streng neighborhood: River City Commons

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I’ve written previously about “Streng” homes in the Sacramento area. If you don’t know what a Streng is, in short it’s a mid-century modern (MCM) home built by the Streng Brothers and designed by Carter Sparks. Strengs are distinct because they have a modern architectural feel to them. Some Streng characteristics include a flat or low-pitched roof, high windows, skylights, plain colors, terrariums and overall a minimalist vibe. Strengs were influenced by Bay Area builder Joe Eichler.

Strengs are often found sprinkled throughout communities in Sacramento, and sometimes we’ll see an entire street of Strengs. This is not the case though with River City Commons because this community is comprised of nine streets of Streng homes. River City Commons is a PUD subdivision in southern Natomas (near Truxel & W El Camino) and was built between 1978-1981 and consists of 196 units (single family detached and halfplex). There is a minimal HOA fee, a fenced park, tennis courts and two pools. It’s also worth mentioning the community has a rule to limit rentals to 25% or less.

Here are some photos of Streng homes in River City Commons:

As shown below, there really haven’t been too many sales in River City Commons over the past few years. It’s easy to see that prices have come down from the boom years though, right?

Here are some links in case you’re interested in Streng properties. If you have other link suggestions, do let me know.

River City Commons Neighborhood Website
River City Commons Original Architecture (pdf)
Eichler Network
Floor Plans for Streng Homes
Modern Valley Blog
Sacramento Mid-Century Modern Tour
Streng Brothers Homes

Questions: What do you think of Streng homes? If you live in River City Commons, I’d like to hear your thoughts on the neighborhood. What do you like best? Why did you move there?

If you have any questions, or real estate appraisal or property tax appeal needs in the Greater Sacramento Region, contact Lundquist Appraisal by phone 916-595-3735, email, Facebook or subscribe to posts by email.

It’s a bird! it’s a plane! It’s Superadequacy!

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What is superadequacy? It’s basically a synonym for “overimprovement”. It’s when a property is overimproved and the cost exceeds the value it adds to the property. Examples of superadequacy would be a 10-bedroom house in a 3-bedroom neighborhood, a swimming pool that costs $40,000 but adds $10,000 in value, an air conditioning unit in Antarctica, solid gold bathroom countertops or a $50,000 kitchen remodel in a $100,000 neighborhood.

Can you spot any superadequacy in the 30-second clip I shot below?

What examples of overimprovement have you seen? Can you think of instances of overimprovement found on television remodel shows?

If you have any real estate appraisal, consulting, or property tax appeal needs in the Greater Sacramento Region, contact me at 916.595.3735, by email, on our appraiser website or via Facebook. 

10 Appraisals vs. Zillow

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I have a friend who loves Zillow. He checks it regularly because it helps him feel like he is staying up on market trends in the neighborhood. Based on the following comparison between appraisals I completed recently and Zillow value estimates, what advice might you give to my friend? The parenthesis below indicate the percentage by which Zillow differed from my appraisal.

  1. Lincoln home: Appraisal: $255,000;  Zillow: $262,000 (+2.7%)?
  2. Sacramento condo: Appraisal: $105,000;  Zillow: $159,900 (+52.3%)
  3. Rancho Cordova condo: Appraisal: $40,000;  Zillow: $48,100 (+20%)
  4. Elk Grove home:  Appraisal: $215,000;  Zillow $180,000 (-16.3%)
  5. Rancho Cordova home: Appraisal: $143,000; Zillow: $161,600 (+13.0%)
  6. Roseville home: Appraisal: $285,000; Zillow: $278,000 (-2.4%)
  7. Curtis Park home: Appraisal: $550,000; Zillow: $705,400 (+28.3%)
  8. Citrus Heights home: Appraisal: $135,000; Zillow: $151,800 (+12.4%)
  9. Sacramento home: Appraisal: $101,000; Zillow: $105,000 (+3.9%)
  10. Carmichael home: Appraisal: $280,000; Zillow: $322,000 (+15.0%)

My conclusion? It’s really hit and miss with Zillow. I wouldn’t recommend relying upon Zillow for any concrete decisions, but it is still a useful tool. Zillow is often a good place to start for neighborhood information, historical graphs and to get a general idea of what other houses have sold for recently. I would just be very cautious to give strong weight to Zillow’s value conclusion.

What do you use Zillow for? What advice would you give to someone about relying upon Zillow estimates?

If you have any real estate appraisal, consulting, or property tax appeal needs in the Greater Sacramento Region, contact me at 916.595.3735, by email, on our appraiser website or via Facebook. 

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