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Common questions on disputing property taxes

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Many home owners wonder what they need to do to appeal their property taxes. Sacramento Realtor Doug Reynolds interviewed me the other day on this very topic, and I touched on some foundational issues such as the date of assessment, filing the correct form, comparable sales and when it makes sense for a home owner to appeal. Thank you so much Doug for the interview. Catch up with Doug at 916-494-8441 and www.buywithdoug.com. Keep me posted if you have any questions.

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, Twitter or subscribe to posts by email.

Top 10 repair issues for FHA loans

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It’s a good idea for home owners, real estate agents and loan officers to be familiar with FHA appraisal standards so a house can be “FHA-ready” before the appraiser gets there. We all know FHA-required repairs are very common, but if you at least know some of the most frequent condition issues out there, you may be better prepared to avoid reinspections (and fees). Here is my “Top 10” list of FHA repair items I see in the field in the Sacramento area:

  1. Defective Paint: FHA requires any defective paint surface to be properly cured. This means there shouldn’t be any chipping, flaking or peeling paint. This goes for houses built before 1978 because of lead-base paint, and even after 1978 because FHA is not okay with bare wood that could foster wood decay and not support the longevity of the property. Read more and watch video.
  2. No Carbon Monoxide Detector: It seems maybe only about 50% of homes I inspect for FHA loans have a carbon monoxide detector installed. FHA requires carbon monoxide detectors since it became California State law on July 1, 2011. Read more and watch video.
  3. Missing Smoke Alarms: If the local county mandates smoke alarms, then they should be present for FHA loans. Many times there is a smoke alarm in the hallway, but they are frequently missing in each bedroom (or they are present, but not operable).
  4. Missing Appliances: If there is a space for an appliance in the kitchen, then it should be there and work properly – bottom line. This means if there is a space for a dishwasher, but no dishwasher, then there should be a _________ (answer: dishwasher). Regarding stoves, FHA only requires drop-in stoves, while slide-in stoves are not required (but the lender might require one). Read more and watch video.
  5. Garage Door is not Self-Closing: If the door from the garage to the house does not close automatically when you open it, then it’s a safety issue because the firewall door should automatically close. This is an easy fix because you’ll probably only need to replace the middle hinge on the door. Read more and watch video.
  6. Utilities Not Turned On: The appraiser needs to test all utilities and systems, so if something is not turned on, the appraiser will have to come back for a re-inspection.
  7. Water Heater Pilot Not Lit: If the hot water heater pilot is not lit, the appraiser is not able to test to ensure the water heater is working or not.
  8. Doggy Door: If there is a pet door installed in the firewall door from the garage to the house, it is a breach of the firewall door. While it’s convenient for Fido, it’s an FHA safety issue. Read more and watch video.
  9. Exposed Wires: If there are any exposed wires from missing fixtures or anything else, that’s a safety issue. If you see anything that might seem like an electrical issue, it probably is.
  10. Broken Windows: Small cracks in windows are not an issue requiring correction for FHA, but large cracks or shards that may cause a potential for harm are definitely an issue.

Here’s a quick video I did on the most common FHA repairs:

I hope this was helpful. Let me know if you have any questions or insight. If you are in real estate, I’d be curious to hear what FHA issues you commonly see. If you are a local home owner or agent, feel free to email me or give me a call.

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What should you do before the appraiser comes?

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It’s always nice to experience hospitality while I’m working. I am thankful when home owners offer me something simple like a warm smile, bottle of water, cup of coffee, fruit or a $10 Starbucks gift card (just kidding on the last one). These things, like cherries pictured below given to me in Sacramento, are definitely not necessary, but they do bring up an important question. What should you do to prepare for an appraisal inspection?

I often get asked about what to do before an appraiser comes over, so here are a few tips for you to consider:

  1. Neat and Tidy:  Clean up the house if you can. Life is full and busy, so if roller skates and video games clutter your home, that’s okay. But if you have a few minutes, tighten things up. If that’s not possible, don’t worry because appraisers are paid to be objective. Why not make a great first impression though if you are able?
  2. Make a List:  Compile a list of any recent improvements to your home and give it to the appraiser when he arrives. Write down bullet points including the date and cost of improvements if you have them. For example, instead of just saying “Bathroom remodel,” say “Bathroom remodel: new clawfoot tub, 16 inch travertine tile, cherrywood cabinetry, Kohler sink, etc… $15,000).
  3. Questions and Space:  Make yourself available to the appraiser for any questions, but give the appraiser a bit of space to do his job. You don’t want to hover over the appraiser during the entire inspection.
  4. Friendly Fido:  Your pets are your best friend, but they may or may not like the stranger (appraiser) in your home, so it’s best to keep your pets in the backyard or garage just to be safe. I actually was bit by a dog a couple weeks ago who was friendly according to the tenant (just not on Mondays apparently).  🙂
  5. Easy Access:  Make sure the appraiser has access to every room in your house. If you have a tenant in one room, have the key during the inspection. If the appraisal is for a loan, the lender is going to want the appraiser to view every room eventually and you may have to pay a re-inspection fee if the appraiser cannot access each room.
  6. Insider Information:  If opportunity arises for you to discuss why you purchased your home and what attracted you to the neighborhood, speak on. This is valuable insight. You may or may not be able to have this type of conversation with every appraiser, but I certainly enjoy hearing these things. Additionally, is there something special or funky about your home? Is it on the historic registry or is there something significant about the architect, builder or location? Hopefully the appraiser is in the know already, but why not share if you have the inside scoop?
  7. HOA, Mello Roos & Other Fees:  If you live in an HOA, have the HOA management company phone number and monthly or quarterly figures available. If there are any other fees you pay as a part of living in the neighborhood, feel free to share that type of information.
  8. Keep your clothes on:  I know it’s freeing to walk around in your birthday suit or Sponge Bob boxers, but just make sure you come to the door fully clothed. I say this from many years of inspections.  🙂

Let me know if you have any questions or other tips. Please know too if you do offer me a gift card, I will decline because it would be a conflict of interest. If you’ve had a recent interaction with an appraiser, what was it like? Was the appraiser friendly and professional or interested in anything you had to say?

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, Twitter or subscribe to posts by email.

Why some locations don’t work for FHA loans

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All locations are not created equal and some properties don’t quality for FHA financing because of location issues. Have a read below directly from FHA’s 4150.2 Handbook, Appendix D. This is important to keep in mind for appraisers, but it’s good for real estate agents too when marketing a property. Are there any gas stations, Superfund sites or any other potential hazards nearby? Could these locations potentially impact the subject property’s ability to quality for FHA financing? You can cure basic FHA condition issues like broken windows and missing dishwashers, but location isn’t too curable, is it? This underscores how important it is to know the local neighborhood market and definitely be aware of the types of commercial properties nearby too.

FHA guidelines require that a site be rejected if the property being appraised is subject to hazards, environmental contaminants, noxious odors, offensive sights or excessive noises to the point of endangering the physical improvements or affecting the livability of the property, its marketability, or the health and safety of its occupants. Rejection may also be appropriate if the future economic life of the property is  shortened by obvious and compelling pressure to a higher use, making a long-term mortgage impractical.

FHA loan specialist Sheri Schmitz says, “As far as location problems, that’s not an issue I run into a lot around here in the Sacramento area.  In the past, I have had to deal with issues such as, defunct gas station next door- what a nightmare- soil tests, engineer certs, underground gas tank issues, etc.  Realistically my only location issues are zoning issues.  Zoned commercial- with a residence- is not going to fly.  For some reason though, I had more issues with locations in a rural area such as Red Bluff than in the greater Sacramento region.” Catch up with Sheri on her website, Twitter or give her a call at 916-605-9722.

What sort of location scenarios might cause a property to be disqualified for FHA financing?

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, Twitter or subscribe to posts by email.

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