California Residential Home Appraisal Company
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California Residential Home Appraisal Company
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Company W-9 form
W-9 TAX FORM W9TAX4RF.pdf
PRIVACY POLICY NOTICE TO BORROWERS- LENDERSThis notice is intended to comply with the new Federal laws on information we collect in the normal course of doing an appraisal and our company policy " Pursuant to the Gramm-Leach-Billey Act of 1999, effective July 1st 2001, passed by congress." Appraisers, along with all providers of personal financial services are now required by federal law to inform their clients of the policies of the firm with regard to the privacy of client non-public personal information. As professionals , we understand that your privacy is very important to you and are pleased to provide you with this policy information. TYPES OF NON-PUBLIC PERSONAL INFORMATION WE COLLECT The process of performing appraisals, we may collect what is known as " non-public personal information" about you. This information is used to facilitate the services that we provide to you and may include the information provided to us by you directly or received by us from others with your authorization, perhaps your mortgage broker, lender or other third paties. Your lender may of given us your phone numbers so we may call you, we may have your credit card information in which we may use for payment or other information about your house we collected the day of our inspection which we will use on our report to the lender, are examples of this non-public information. PARTIES TO WHOM WE DISCLOSE INFORMATION We do not disclose any non-public personal information obtained in the course of our Appraisal engagement to non-affiliated third parties, except as necessary or as required by law. By way of example, a necessary disclosure would be to our employees, and in certain situations, to unrelated third party consultants who need to know that information to assist us in providing appraisal services to you. All of our employees and independent contract appraisers & their staff and any third party consultants we employ are informed that any information they see as a part of the appraisal assignment is to be maintained in strict confidence within the firm. A disclosure required by law, would be a disclosure by us that is ordered by a court competent jurisdiction with regard to a legal action to which you are a party. CONFIDENTIALITY AND SECURITY We will retain records relating to the professional services that we have provided to you for a reasonable time so that we are better able to assist you with your needs & comply with records retained laws as outlined in USPAP. In order to protect your non-public personal information from unauthorized access by third parties, we maintain physical, electronic and procedural safeguards that comply with our professional standards to insure the security and integrity of your information. Please fell free to call me personally with any questions you may have about the confidentiality of the information that you may of provided to us for completing your appraisal.
list of handy downloads for 2 Day Group
Download new Microsoft FONTS [click here] used on our reports. VERDANA font in 9 point is used on all RFC reports.
Donwload a copy of Adobe Reader.
Download a copy of W-9 form fw9.pdf tax form needed for all appraisers
Download a copy of GRAPH PAPER 14"
used for field sketch Download New Home Tract Worksheet used for talking to Tract Offices.
WinWEATHER 4.0 www.igsnet.com
NEW TEMPLATES UPDATED JAN 2008TEMPLATES CLONE'S FOR WIN TOTAL click on each file, PRESS "SAVE" and download to your "Wintotal directory = C:\ Wintotal\FILES\Clone or templates.fld the slash is a black slash found under the vertical line key on your keyboard. Your Wintotal director may read win2000 or wintotal . First make a "new folder" in your WinTotal folder list: My Clones
APPRAISER ADDENDUMS WHAT TO ADD "copy paste" as neededROOM ADD: 1. additional photos both exterior & interior of room add 2. Sketch add the words "room addition" plus what room is: i.e. Family Rm or Master Bed etc 3. Include either statement A or B below in body of report:
A] YES PERMITS-ON TAX ROLLS: The room addition completed in [Year] appears to add a {family room, master bed etc] and all work appears to be completed in a professional workmanship like manner. The room addition was given value on the report & added into the gross GLA on the report as this additional squarefootage is on the county tax records, hence permits were obtained.
B] NOT ON TAX ROLLS: The room addition completed in [Year] appears to add a {family room, master bed etc] and all work appears to be completed in a professional workmanship like manner. This room addition was NOT given value on the report & WAS NOT added into the GLA on the report as this additional squarefootage is NOT on the county tax records, unknown if permits were obtained. No value given on the market grid.
GARAGE CONVERTED Photo the interior & garage door or exterior where the garage door was. The subject has the garage converted to [ living area, family room, gym etc] this added GLA was NOT used for value on our analysis. This added GLA is not on the county tax record hence permits were not obtained. Our report treats this area as a garage on the report with a minor cost to cure less than $1000. as the garage door [ or garage header] are in place easy to convert back to garage. All work appears to be completed in a professional workmanship like manner. This subject has a garage conversion which added a [family room,, bed room etc]. This added GLA was used for value in our report as this garage conversion GLA does appear on the county tax records as additional squarefeet hence permits were obtained and all work appears to be completed in a professional workmanship like manner. IMPERIAL COUNTY use below when giving value with homeowner statement permits were obtained. The room addition GARAGE CONVERSION completed in unknown year, appears to be approx XX years ago, appears to add a xxxxxxxx and all work appears to be completed in a professional workmanship like manner. The room addition was given value on the report & added into the gross GLA on the report as this additional squarefootage is UNKNOWN if on the county tax records, however per the homeowner permits were obtained and all work appears to be completed in a professional workmanship like manner.
POOL [or tennis court] Cost approach add the pool: Example Pool & Hardscape $40,000 then on the FUNCTIONAL take $20,000 hit, then you can use a $20,000 adjustment on the market grid. [or $30,000 & $15,000 & $15,000] add this statement below to body of report, usually next to the cost approach on the right side, is a box to place this statement in. Note: Functional noted for pool not fully recovered on the market approach, typical for this market area. Homes over a $million, take the full $40,000 or more adjustment for pool & hardscsape as they are normally fully recovered on the market approach. Add this amount to the cost approach, do not take a functional adjustment. add this statement to body of report: Note: NO Functional noted as the pool is normally fully recovered in the market for this class of home in this market.
GRANNY OR IN-LAW UNIT or POOL HOUSE Inlaw unit added to a SFR URAR form: If it is on the GLA of the county tax records do this: 1. comments coming shortly if it is NOT on the GLA of the county tax records do this: 1. comments coming shortly if it is added INSIDE the interior of the main house, meaning it has a SECOND KITCHEN , now two kitchens under one roof, do this 1. comments coming shortly
ADD THIS SECTION BELOW TO A DRIVE-BY 2055 OR ANY DRIVE-BY REPORT THIS SECTION ONLY APPLIES IF THIS REPORT HAS THE BOX CHECKED EXTERIOR INSPECTION MARKED ON THIS REPORT, THEN THE FOLLOWING STATEMENT WILL APPLY. SECTION 'A' BELOW IS ONLY FOR A DRIVE-BY EXTERIOR REPORT A] The appraiser has been requested to perform a drive-by appraisal and not to disturb the occupants by entering the building. The physical characteristics used to develop this appraisal are based on the assessment records of the county shown on this report and/or on the multiple listing service MLS information of the local board of Realtors of the county shown on this report. The subject property was observed from the public right of way street [curb side inspection] typically only the front of the house is visible, as of the effective date of the appraisal. Based on the observed conditions the assessment records and multiple listing service information appear to be accurate. For the purposes of this appraisal it is assumed that the interior condition of the subject property is consistent with the exterior conditions as observed and that the information concerning the interior condition as provided by the assessor's records and the multiple listing service is accurate. The value conclusion may change upon a full interior inspection of this subject, this appraiser reserves this right to change this estimated market value if this appraiser completes an interior inspection of this subject property. All conditions are based upon good faith of the observed conditions of this subject & comparables from the curb side inspections. This statement is intended to comply with USPAP ADVISORY OPINION AO-2 & AO-5 Standards Rules 2-3 and 2-5.
MULTI UNIT ADDENDUM: Add the following to each appraisal for units. You will need to place a phone call to the local building or planning department of the city or county to get these questions answered. Then place this information into the report. The units are either conforming or non-conforming grandfathered . Copy =Paste as needed on the examples. cover all 4 questions. This goes into the RFC addendum.
[1] Ask
what is the property ZONED AS?? Type on the report the
exact zone said, like R-3 2500J2 or something like that, explain what
it is, Multi-Family 2500s.f. per unit on each lot. OR R-2 Medium
Density Residential 1 unit per 2500s.f. of lot size., this goes on an
addendum.
[2] Ask if
burn to ground could exact building be rebuilt? This home may be
rebuild per the county if built prior to 1965 & grandfathered in OR This
home may be rebuild if burned down as it complies with current building &
zoning requirements
[3] Ask
how many Squarefootage per unit is this zoned for, typical is 2500s.f.
to 3500s.f. per unit, hence a 7500s.f. lot could have 3 units, if 2500s.f.
rule, or only TWO if 3500s.f. per unit rule. need to know an put into
report, this information. The current zone requirements for one unit
per 3500s.f. our subject complies with the current zoning requirement as
this is a duplex 2 units on a 8000s.f. lot.
[4] Ask
Parking per unit, off street requirement, is normally by bedroom: `1
bed unit = 1 parking space, studio = 0 , a 2 bed = 2 spaces etc. count
them up, see if on site parking is OK. Statement on if on site
parking is adequate for the current zoning requirements or is not and how
you got this answer. The current zoning for on site parking is 1 car
per each bedroom of rented space, our subject has 5 bedrooms and has room
for 5 on site parking spots, hence is in compliance with current zoning
requirements.
MULTI FAMILY CHECK LIST Photo all meters, electric, gas, water for each unit or they may have a gang of meters Alley, parking area, garage area, show how many parking spaces are available for "on site" interior of all units... no exceptions [kitchen, bath, living area], label each unit on the report, Unit#1 bath, Unit#1 Kitchen etc. laundry area [common] or in each unit grounds common area all sides of the building or buildings all sides normal front rear street photos roof from the ground use your zoom security bars, need to show then open ask tenant amount of rent they pay? $$, you will need this for your rental information Utilities included? example water, trash paid by landlord?, ask the tenant what he pays Are the units Furnished ? tenant owned? Appliances in each unit, refer own by? Range own by? Hot water provided by? or in each unit? Photo of Hot H2O tank
GARAGE IN ALLEY ACCESS Photo both ways down the alley !! Add this detached garage to the sketch show the alley access on the sketch. Photo all sides of the garage plus the interior
PHOTOS LIST take the following photos on every assignment Photo check list PDF click here [coming soon] Front make sure to include corner to corner of home, taken from public access point then re-take Front if home is on a long drive-way not visible from street Street, stand in middle of street take photo from front of subject Cover [oblique angle] closer shot of the front of the home Corner home? Need additional corner photo plus other street Rear, go to the far corner of the lot, take one looking back at the house Yard photos Pool & Spa Tennis Court Volleyball court Koi pond any out buildings, detached garage, barn, horse-set up, storage sheds etc All sides of the house, looking down the side [to show no bars on windows at time of our inspection!!] Bars on windows, see note below on bar photo requirements INTERIOR 5 minimum photos Kitchen looking both ways [2] Living area Bath Master bath bed room laundry area floorcoverings [photo of the floor x 2, carpet & hardwood, tile etc] ceiling if vaulted or open beam top of stairs looking down to open living area below VIEWS !! Take at least 3 photos of the pano style shots showing the view View from balcony View looking over fence, commercial proeprty, backs to busy street, vacant lot, high voltage lines close, backs to park, backs to school, backs to parking lot, etc etc. Any features that add value Interior of Garage When I do an inspection I do not set my camera down until I have finished ALL photos, take everything both inside & out, then go on to the sketch & interior notes. You will not forget to take something, get into a routine, front photos to rear yard, to interior & finish. SFR URAR report, where these is a HOA, take a photo of what ever the HOA is paying for, example, lake, park, gated, slopes, pool, tennis court, club house etc. CONDO REPORT Take additional photos: Garage area, or carport area, where do they park their car, open parking space, under the building? Pool & rec area Clubhouse Tennis court Landscape green area Patio Garage Front main street plus the interior of the project street the actual FRONT of the entire building, do not just take a door short for the front of the subject, the underwriter is looking for what the building looks like, not the color of the door. Views from the balcony Any amenities the HOA may have, pool, tennis court, park, clubhouse, etc The main project entry
FHA PHOTOS The reasons we take FHA photos, 1. The loan will not fund if all the pictures are not in the report. 2. The loan will not fund if all the pictures are not in the report. 3. The loan will not fund... These pictures are MUST HAVES. When making the appointment, tell the borrower what you are going to do, for this VC inspection, and you will need attic access for a photo. Electric meter [75 amps minimum] If not at least 75, stop call LO! Gas meter Roof close up from ground use telephoto [2 years life on roof] Stand on your step ladder Attic interior rafters [use flash !!] must have! YOU WILL NEED A 5 FOOT STEP LADDER, I have one that fits in my car Crawl space under home [use flash!!!] must have! Any steps 3 or more [handrails necessary] Hot Water Tank [earthquake straps & PRV vents to outside of building] must have! Peeling paint Any broken windows or painted shut windows Open Every Window! Any broken item that may deem necessary to fix Broken or missing screens Water well? Turn on every Faucet and Spigot! Septic Tank? Where is it? Hooked to City sewer? LP tank, Picture of Tank and Valves (at least 2, and safety popoff) Public access , IE: From the curb, from dirt road, photo the county road Front Photo straight on Front Photo taken from the angel corner looking at the front of the house, called an oblique photo Any exterior out buildings Alley both directions and looking at back of home from alley plus all other normal subject exterior all sides of home & 6 minimum interior photos, kitchen both directions
FLOOD ZONE A add this statement just below the flood zone info: ADD FLOOD MAP TO REPORT No apparent adverse easements, encroachments or other apparent conditions noted. Subject may be in a Special Studies Zone as defined by Aquist-Priolo Hazards Zone Act. FEMA map included in this report shows subject in a shaded flood zone, see title company flood cert for details.
BARS ON WINDOWS: SPECIAL PHOTO CONSIDERATION & URAR canned phrase to add to form, read below. TAKE THESE PHOTOS ONLY WITH A DIGITAL CAMERA THAT PUTS THE "DATE" ON THE PICTURE, NO DATE ON PICTURE? GET A NEW CAMERA! PHOTO ALL SIDES OF THE HOME, TAKE ONE INTERIOR PHOTO SHOWING WHAT THE "METHOD" OF GETTING THEM [bars] OPEN. Example: wing nut and bolt, or a lever, or a QUICK RELEASE is a button to push, or a floor step pad... photo what this interior room "latch" is to open the bars. OR nothing at all, show this. MARK URAR "SUBJECT TO" INSPECTION [second box on the form] add this statement below to bottom area of URAR, "Subject to professional licensed contractor inspection of bars, see RFC addendum #11 for details." Then on ITEM # 11 on the RFC addendum, add this statement just above the #11, I bold this out in RED BARS ON WINDOWS DO NOT COMPLY WITH CURRENT CALIFORNIA FIRE CODE OR BUILDING CODE, SEEK PROFESSIONAL LICENSED CONTRACTOR TO INSTALL "QUICK RELEASE" ON ALL WINDOWS, OR PROVIDE COPY OF BUILDING PERMIT ISSUED FOR THIS INSTALL & SIGNED INSPECTION OPERATIONAL COMPLIANCE REPORT AT THE TIME OF THIS INSTALL OR REMOVE ALL BARS FROM WINDOWS. **********************************
below is information about the bars install State of California requires a BUILDING PERMIT for all "installed" security bars on windows. Have borrower obtain a copy of this permit, this permit will have a "signed document" by the licensed contractor who installed the bars, where the bars were tested and approved, at the time of install. This is a special State of California form, included with the permit. This permit should satisfy the lenders requirement of being installed with latches on the windows along with OUR DATED PHOTOS. SPECIAL NOTE: FIRE CODE 2004: The state is going to this newer fire code, when completed the bars shall have latches in all SLEEPING ROOMS, which includes the living room, operational by a 5 year old, no higher than 36" from floor. All installs of bars need to be done by a licensed contractor, Building & Safety code.
How this affects sleeping rooms with high windows that a 5 year old can't reach, I don't know.
ADD THIS SECTION BELOW TO THE RFC ADDENDUM IF BARS ARE ON WINDOWS
11. THIS SECTION #11 ONLY APPLIES IF BARS ARE ON THE SUBJECTS WINDOWS:
Security bars on windows: California state law requires a building permit to
install such bars, and the licensed contractor to file a special operational
form with such permit, that install meets current codes. We advise lender to
obtain a copy of this permit for bar install for additional information of these
bars install, this permit search is not part of the appraisal process, we have
made no search for such permit at the county or city building department. We may take photo's the security bars OPEN as a matter of showing they do
open. The actual opening of the bars was done by the homeowner, not this
appraiser. Operation of the bars to the open position was completed by this
homeowner on the day of our appraisal appointment. The photos are only for the
lender to visualize that the bars do open. We take no responsibility for the
implied reason they are functional or meet any code requirements, if your lender
requires any additional inspections beyond these photos, please seek a
professional licensed tradesman in this field for the inspection. If this subject shows security bars on windows in the photos, this appraiser
has not determined if such bars comply with the local building code, the state
FIRE code or the National FIRE code. We only show the bars attached to the
subjects house in the photos, we have made no attempt to see if they are
operational for regards to the safety release, we have not tested this safety
release to see if it works or not, if it is installed correctly in place or not,
and or if it meets or does not meet any of the FIRE codes or county building
codes. This is not part of the appraisal process. We do not inspect safety
release we do not inspect security bars. This is considered a life safety issue,
seek professional companies that specialize in the safety release bar services
and or a licensed state contractor that installs such security bars for such a
"compliance report" if required by your lender. This appraiser nor this company
or any of our agents shall imply in any way that the security bars shown in our
exterior or interior photos of the subject conform to current FIRE codes or were
in operational condition at the time of our visit to the subjects home. We DO
NOT INSPECT SECURITY RELEASE BARS FOR OPERATION. Seek a professional contractor.
This appraiser assumes no responsibility for anything related for these
installed security features of this home.
. check list
Security Bars:
What year were
they installed
Do you know the
install company
Were these self
installed?
Were these all
ready installed with you purchased the home
What windows
have the Q Release
What windows DO
NOT
Do all bedroom
windows have Q Release
Photo all sides
of the building
Photo one of the "latch" methods for release of the bars
MANUFACTURED HOME PHOTOS HUD TAG located on the end of the of a unit { reminder: Manufactured homes are shipped in sections, look at your floorplan sketch of this mod or mfg home, how wide is it? 25 feet, then you will have TWO sections, you will need TWO photos, one of each of the HUD tags, if it is 36 feet wide, then you will have three sections and three photos, one for each section of the HUD tags, remember each section may be 10, 11 or 12 feet wide, take a look at your measurements, each section has a tag. !!] If HUD tag is missing or painted over, not visible to read the numbers, take a photo of it painted or where it was. TAKE DOWN THE NUMBERS ON YOUR FORM, you may not be able to read them off your photo upon returning home. MFG TAG located usually next to the HUD tag, photo MFG papers sometimes inside a closet inside the home, photo Ask the homeowner, they may know who the Manufacture is? Or about their home? Crawl space under the home [use flash !!] Foundation WHAT IS IT, necessary photo on everyone. Electric meter Hot Water Tank Roof Detached garage if one is there drive way [surface] all sides of the home plus normal interior photos
NEW HOME TRACT New Home Tract Worksheet print a copy of this worksheet take to SALES OFFICE TRACT with you, ask all these questions The following are the item necessary to complete a new home purchase from a Builders Production Home Tract: Upon visiting the sales office have your check list ready, be professional to ask the right questions so you will not need a second trip or phone call to the tract office to complete your report. You will need a total of 3 closed sales on the report, however some comps may be pending which is OK, acquire the other comps from an close similar builders production home tract. You can NOT USE ONLY CLOSED SALES FROM THE BUILDERS TRACT. You will need at least TWO closed sales outside of the tract, to show marketability of this class of home in this market. You can also use newer MLS re-sale homes on your analysis. RE-CAP: Two or more pending or closed sales in subjects tract Two or more pending or closed sales from a closed similar new home tract Two or more closed sales from the MLS of newer home sales, 1 to 5 years in age is OK. Total of all your comps, you will need at least 3 of them closed. QUESTIONS TO ASK SALES PERSON AT TRACT: This information you will find necessary to adjust for phase/time adjustment between tracts and difference in sales prices for some buyers finance upgrades other do not, and some have better lots and pay more for them, all factors need consideration on market grid for analysis. BASE PRICE $ PHASE# UPGRADES $ LOT PREMIUM $ TOTAL SALES PRICE $ CLOSE OF ESCROW: COE DATE OR ESTIMATED CLOSE IF PENDING APN# LOT# TRACT# LOT SIZE SQUAREFOOTAGE BED COUNT BATH COUNT GARAGE PLAN# You will need this information for the subject and each of the comps. Be friendly, ask for a plat map, builder brochure with a floor plans is always helpful
MULTI FAMILY CHECK LIST Photo all meters, electric, gas, water Alley, parking area, garage area interior of all units... no exceptions [kitchen, bath, living area] laundry area [common] grounds common area all sides of the building normal front rear street roof from the ground use your zoom security bars, need to show then open ask tenant amount of rent they pay? $$ Utilities included? example water, trash paid by landlord? Are the units Furnished ? tenant owned? Appliances in each unit, refer own by? Range own by? Hot water provided by? or in each unit? Photo of Hot H2O tank RE-ASSIGNMENT STATEMENT PLACED AFTER PHOTO DATE ON PAGE TWO AT BOTTOM OF URAR Reassignment to new lender, subject file photos were used on this report, new MLS search shows similar value range as original report.
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