In many markets, a financing contingency is simply not accepted by sellers due to the limited supply of inventory [Arizona Republic].
In other markets, there is a modification of a contingency called an “appraisal contingency waiver,” “To get a house, buyers now often have to waive the appraisal contingency on their home contract. That means the buyer agrees to the sales price even if the appraisal comes up short. They no longer have the low appraisal as a way to back out of the contract without losing earnest money.”
It seems to me that a buyer could convince the lender to decline their loan for weak credit so they don’t lose their deposit or earnest money.
This reporter in this article also says something that bothered me: Appraisers take months to catch up to the market, waiting for closed sales from three to six months prior.
If that is the status quo, then those appraisers are not estimating market value, but instead, are just form filling. How can an appraiser not consider current contracts to adjust the dated closed sales to market value? Relying soley on closed sales is simply an incomplete analysis. For this type of contingency to be common place, then this appraisal practice must be widespread in this market.
On the flip side, appraisers are under tremendous pressure to “make the number” from buyers, sellers, brokers, mortgage brokers and lenders. So I am surprised that so many appraisers have no problem killing a sale with all the pressures they face. I suppose thats a good sign.
Tags: Soapbox Blog, Appraisal Pressure, Appraisal Process
I still believe that appraisal these days has become nothing but a legal formality in most cases, where the appraisal companies are concerned about their fees, while bank employees (lenders), mortgage brokers and property brokers are concerned about closing. In most cases, true appraised value is different from paper appraised value. When the difference goes out of whack, you have a housing crisis.
In twenty years of appraising I can count on two hands how many times I have been asked to appraise a property after the first appraisal did not support the value due to the lack of utilizing “in contract” sales and listings. I don’t know if the reporter is talking about the metro area or referring to the country in general but how can he make a sweeping statement like that?