Home Divorce Appraisal 101: 6 Behaviors to Avoid

Selling the marital home is one of the most emotionally-charged tasks a couple must face during a divorce, particularly a contentious one. As trying as it is, there is a point during the home sale process when a divorcing couple can let go of the reins a bit and ease tensions, and that is during the home divorce appraisal.

From the moment, your home divorce appraiser accepts you as a client, he or she focuses on creating the most accurate and comprehensive home divorce appraisal possible. After doing preliminary research on your home, your home divorce appraiser will schedule a visit to your house. During that visit, it is critical that you allow your home divorce appraiser to do the job he or she is being paid to do. That means putting forth your best effort to not engage in behaviors or activities that will either prevent or interfere with your home divorce appraiser seeing what he or she must see.

As a home divorce appraiser, here are the six behaviors I recommend watching out for during your home divorce appraisal.

1. Arguing. If you and your soon-to-be-ex are sharing an appraisal, also called a joint appraisal, and both of you are present, do your best to be civil to each other for at least one hour so your home divorce appraiser can pay attention to the house and not the two of you. Your home divorce appraiser does not need to hear who wronged who, who slept with the neighbor, who pays the bills, who never pays attention to the kids, or dodge objects flying above his or her head. Keep in mind your home divorce appraiser is not there to appraise you. Your home divorce appraiser simply needs to see the house and take notes, photos, and measurements. Quiet is best.

2. Failing to control distractions. I love kids and dogs just as much as the next guy but during the home divorce appraisal process they should be kept busy elsewhere. Our equipment and process can be fascinating to children and pets alike. But, again, your home divorce appraiser needs to pay close attention to what he or she is seeing. Your home divorce appraiser also shouldn’t have to worry about Cujo biting or scratching him while working.

3. Lying. Here is my favorite: Don't create a fake list of things wrong with the house that cannot be verified by the appraiser. If the walls are full of water, there are unicorns in the crawl space, or the house spins on its axis when it’s windy, get a professional home inspector to document it firsthand. Sending your home divorce appraiser on a wild goose chase only prolongs the inevitable, which will cost you more money in the long run. Let your home divorce appraiser do his or her job, and everyone wins.

4. Misleading. Don't deliberately try and mislead your home divorce appraiser by providing a massively-biased CMA report of value from a realtor. Your home divorce appraiser knows how subjective a realtor's assessment is and, accordingly, how much it can vary from realtor to realtor. In the same vein, be careful about putting all your value eggs in the Zillow basket. Zillow estimates don’t account for nearly as many factors as a home divorce appraisal does. Appraisals are the gold-standard for providing home valuations. Appraisers are highly-trained, accountable, and worry more than you could ever know about doing a credible job on your appraisal. Zillow fills a space where there used to be nothing except poorly accessed county data. Consequently, it can be useful as a preliminary tool for assessing your property. However, it is important to remember that The Zestimate is not an appraisal and should not substitute for one.

5. Being messy. Hoarders beware! It’s challenging to view a house if every room is crammed to the ceiling with collectibles and only a narrow path to squeeze through. You may love every one of your 200 Precious Moments figurines, but to your home divorce appraiser, they are just cluttering the space if keeping him or her from examining your baseboard heating. Especially if you’re going to be moving from your home shortly, begin packing such objects away. Or get a dumpster before your appraisal if need be. Your home divorce appraiser must be allowed to examine your home thoroughly and not have to worry about navigating an obstacle course while doing so.

6. Worrying. Don't worry! I see a lot of anxious people during home divorce appraisal inspections, and I am here to tell you that anxiety is just not necessary. By worrying you are only punishing yourself. Home divorce appraisal examinations are very anticlimactic, even tedious. If you have any paperwork you want to show your home divorce appraiser, ask. Your home divorce appraiser will let you know whether it’s relevant to his or her analysis. Bottom line, home divorce appraisers are here to make your life easier. The trick is for you to let them.

Want more articles on Residential Real Estate Divorce Appraisals.

Call Nathan anytime at 503.349.3765 to get started and to get all of your questions answered. We look forward to talking with you and putting your mind at rest. We want to help you get through to the next stage of your life.

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Nathan Bernhardt
Bernhardt Appraisal
Portland, Oregon

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What Happens If Your Home Divorce Appraisal Comes in Low?

There is a reason why homeowners sometimes fear home appraisers, particularly during a divorce, and that is because home divorce appraisals can come in lower than homeowners expect. In situations where a home divorce appraisal is part of a home sale, a lower than anticipated home divorce appraisal can potentially kill a deal. Even when there are no plans to sell the home, and one of the homeowners chooses to stay for purposes of keeping children settled in their same school, for example, a low home divorce appraisal can wreak havoc on the financial calculations made during negotiation of a divorce settlement.

Even if your home divorce appraisal comes in lower than you expected or, in some circumstances, especially during a strong housing market, is lower than the agreed upon sale price of the home, you can still recover. Here are four ways to regroup after a low home divorce appraisal.

1. Appeal. Even if you prepared for your home divorce appraisal thoroughly by presenting your home divorce appraiser with all of the information you had about your home, including improvements and information about the home which may not have been readily available or visible to your home divorce appraiser, you could still appeal the home divorce appraisal after completion.

2. Get a second opinion. Not all divorce appraisers have the same knowledge or experience. Some home appraisers are specialists in certain areas while others are not. Just as you would ask for a second opinion from a doctor before electing for open heart surgery, so, too, can you hire a second, or even third, appraiser to evaluate your home.

If you are going through a divorce, many homeowners fail to realize that it is advantageous to hire a home appraiser who is familiar with divorce issues. A home divorce appraiser will recognize and appreciate that your home divorce appraisal also gets used for purposes other than the sale of your home, including the calculation of your divorce settlement. He or she will understand the timeline of a divorce and how every delay can potentially cost divorcing homeowners money while causing unnecessary stress.

3. Negotiate. Especially during a housing boom where multiple bidders bid on the same property, causing a sale at or above the asking price, a home divorce appraisal may come in lower than the sale price. Since mortgage lenders want to ensure that, in the event a borrower defaults on his or her loan, that the mortgage company will be able to recover the amount of their loan, a mortgage company may be hesitant to underwrite a mortgage where the sale price is higher than the appraisal. Receiving a home divorce appraisal that is lower than a home’s sale price is often the quickest way to kill a deal. To save a deal, the seller can negotiate with the buyer to make up the difference by adding money to the purchase price or meet somewhere in the middle by contributing money as well.

4. Lower the home’s sale price. If a home divorce appraisal comes in low and a seller is unwilling to add money to the purchase price, a seller has the option to lower the home’s sale price so that it is in line with the home divorce appraisal. That way the buyer’s mortgage application is more likely to be approved and the home’s sale concluded. Though the seller might believe he or she is leaving money on the table, especially when a divorce is pending, the longer it takes to sell the marital home, the longer it can take to conclude the divorce proceedings, which can potentially cost the homeowners more money in the long run.

The important thing to remember about your home divorce appraisal is that it is not the final word. A home divorce appraisal is, in essence, a guideline for ensuring that a home is valued correctly, regardless if the home is going to be sold or not. If your home divorce appraisal is not to your satisfaction, remember, interpretation is subjective. That said, the best way to ensure accuracy is first to hire the most competent home divorce appraisal specialist for the job.

Want more articles on real estate Divorce Appraisals.

Call Nathan anytime at 503.349.3765 to get started and to get all of your questions answered. We look forward to talking with you and putting your mind at rest. We want to help you get through to the next stage of your life.

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Nathan Bernhardt
Bernhardt Appraisal
Portland, Oregon

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How Can Your Divorce Appraisal Increase the Value of Your Home?

If you think your divorce appraisal is just another piece of paper, think again. That piece of paper is worth money and potentially a lot of it. Whether as a consequence of your divorce you are selling your home now or using your divorce appraisal to calculate the value of your divorce settlement, your divorce appraisal can effectively increase the value of your home. But before you can understand how, you first need to understand why.

Your divorce appraisal is often the most recent and comprehensive document your divorce lawyer, mortgage broker, or buyer will have in their possession when determining how much money he or she will allocate to you, so you need to make sure your divorce appraisal is not only accurate but also comprehensive. To do that, you must arm your divorce appraiser with all of the information he or she will need to compute your divorce appraisal to the best of his or her ability, which will, in turn, make the process a faster one. By doing so, you will, at a minimum, save yourself money by keeping your divorce proceedings on schedule if not speed them up. Every day the process lags can cost you thousands of dollars, dollars you can use to begin rebuilding your life once your divorce is final.

The number your divorce appraiser assigns to your home will be the number off of which your divorce professionals and buyer will work, so it needs to be accurate. You can facilitate that by providing your appraiser with any previous appraisals you might have, regardless of how old they are, though the more recent the better. That way your divorce appraiser can be sure he or she is including every relevant detail in your current divorce appraisal. Also valuable to your divorce appraiser are your deed and land surveys you may have in your possession. Sometimes that information is difficult to come by and facilitating the search can save your divorce appraiser time and your money as a result.

Any improvements you have made to the home since those previous appraisals can also add dollars to your current divorce appraisal. Though big-ticket items such as a new kitchen or bathrooms increase your home’s value by a larger amount, so, too, will small improvements and improvements not readily seen by the divorce appraiser while walking through your home.

Improvements such as new electrical wiring and plumbing can increase the value of your home by a lot. New heating, central air conditioning compressors, and hot water heater, or what I like to call the “guts” of a house, are worth a lot more than new carpeting and a fresh coat of paint, although such cosmetic improvements shouldn’t be entirely discounted either. The point is every improvement can make a difference, and a few little ones can add up to a nice chunk of change. Therefore, even if you are not planning on selling right now, or you expect your divorce to drag on for many more months, even years, do not lose sight of the improvements you have made and continue to make to your home, which brings me to this.

Your divorce appraisal can highlight areas where you still can make changes to your house. Sometimes a little investment in the home before selling it or valuing it a second (or third) time can go a long way. For example, if on your first divorce appraisal you learn that you will need a new hot water heater in about six months or so, it may pay for you to install one now. In the scheme of home improvement costs, hot water heaters are not that expensive but, for starters, could prevent damage from occurring when an old one breaks and causes flooding, as well as offer a new buyer the peace of mind that such an occurrence is not destined for them, at least not in the near future. The same goes for small roof repairs.

Finally, do not forget to clean up, inside and out. Your divorce appraiser needs to see your home and how nice it is (or is not). Throw away excess junk and keep piles to a minimum. Invest in some curb appeal, even if it is a few flower pots at the front entrance to your home. All of these minor touches can improve the overall presentation of your home to the public, including the divorce appraiser. It sends a message that you have and are taking good care of your home. When you do, the figure on your divorce appraisal goes up.

Consider your divorce appraiser like a doctor of sorts. Nursing that bum knee now can possibly prevent a knee replacement later. In other words, listen to your divorce appraiser’s diagnosis. He or she might just keep you from bleeding money. Even better, is when your divorce appraiser’s advice can help make you some. The key is to read your divorce appraiser’s script, the appraisal, and then follow it. Guaranteed, you will feel much better in the morning, especially on divorce day.

Want more articles on real estate Divorce Appraisals.

Call Nathan anytime at 503.349.3765 to get started and to get all of your questions answered. We look forward to talking with you and putting your mind at rest. We want to help you get through to the next stage of your life.

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Nathan Bernhardt
Bernhardt Appraisal
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Should You Make Repairs Before Your Divorce Appraisal?

If you have ever held your breath during a home appraisal, you are not alone. Whether you are a buyer or a seller, the process can be stressful. If you are the seller, you likely want to unload your home and move on. If you are a buyer, you are probably counting the days until you can move in. Either way, the process can be aggravating, especially since you wait with anticipation not only to find out what the home appraises for, but also whether the home is in need of any repairs. Even more challenging is when you are a seller, and your home appraisal is a part of your divorce, which makes it that much more critical you value it appropriately. The need for repairs can change that number drastically.

Not all repairs are created equal. A suggestion from your divorce home appraiser to caulk the shower is not the same as him or her discovering that there is a crack in the home’s foundation, that the electrical wiring in the house is faulty, or that there is mold. Often, these repairs come as a surprise to the homeowner who may legitimately never knew they existed. Once the divorce appraiser discovers those defects, however, you may find yourself under the gun to get the repairs done in a hurry. You may also risk losing your deal or, not as drastically, money in your deal as buyers sometimes use the appraisal as a sticking point at which to re-open negotiations about the price or closing date, among other considerations.

To avoid unwanted surprises and being forced to correct them in a hurry, you might want to consider doing a mock walk-through of your home first with a trusted or a few trusted professionals who are well-versed in the various aspects of construction. Or, alternatively, enlist the aid of separate professionals including a roofer, plumber, and electrician if you suspect that your home has issues that may need addressing before the closing.

Of course, you can always roll the dice and hope your divorce home appraiser doesn’t make any unwanted discoveries. If you are in the middle of a divorce, you may be worried about how much those home repairs might cost you while you are already shelling out big bucks to your lawyers. The problem is, a skilled divorce home appraiser is going to find those areas of your home in need of attention, and you are going to have to correct them anyway. By waiting, you risk losing your deal or delaying the closing of it, inevitably delaying your divorce, which will cost you much more in time and money than most home repairs ever could. And, as anyone who is going through a divorce or divorced now can tell you, that is additional stress you just don’t need.

Contrary to what you may have heard, your divorce home appraiser is not out to get you. He or she wasn’t sent in by your estranged spouse on the sly to make your life harder or give you a low-ball appraisal to get you get less money in your settlement. A reputable divorce home appraiser looks out for all of the parties involved in the home’s sale. In other words, your divorce home appraiser is a neutral party. The real purpose of your divorce home appraisal runs far deeper than how it can impact the sale price of your home. Though we all know how important that figure can be, especially when used in conjunction with calculating a divorce settlement, a thorough home appraisal can save lives.

A home may be the largest purchase a couple ever makes and their most valuable asset should they eventually divorce. But, more than that, a home is where a family comes to hang their hats, raise their families, make beautiful memories, and lay their heads on their pillows at night. A comprehensive home appraisal helps ensure that the home is a safe haven for new homeowners to do that. It is not that your divorce home appraiser is nit-picking at your home to find out what is wrong with it. It is that your divorce home appraiser cares -- about all of you.

Want more articles on real estate Divorce Appraisals.

Call Nathan anytime at 503.349.3765 to get started and to get all of your questions answered. We look forward to talking with you and putting your mind at rest. We want to help you get through to the next stage of your life.

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Nathan Bernhardt
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Why Both Spouses Should Be Present for a Home Appraisal During a Divorce

If you are in the midst of a divorce, chances are your attorney will request that you and your spouse order a home appraisal a quickly as possible.

For many families, the marital home represents the largest asset acquired during a marriage, which means it is critical to find someone with the skills and expertise necessary for valuing your home as accurately and impartially as possible.

Depending on how thorough an appraisal is, it can either save or cost a divorcing couple many much-needed dollars. That is why during a divorce it is more important than ever to find a certified professional appraiser who understands the critical role a home valuation will play in your proceedings and the life you plan on enjoying afterward.

When counseling any client needing a home appraisal due to an impending divorce, I advise both spouses to be present during my home valuation. For many, particularly those involved in a high-conflict divorce, my advice may seem counter-intuitive, even counter-productive. I won’t lie – I have been privy during my many years as a home appraiser to spats reminiscent of Kathleen Turner and Danny DeVito in The War of the Roses, and I have learned how to duck for cover when objects, and insults, come flying.

In all seriousness, having both spouses present during a home appraisal, regardless of how amicable or not their divorce is proving to be, saves a couple time. It also allows me to give a couple the most comprehensive appraisal I can without having to retrace my steps over and over again as I compile the information I need. Once I do, I am then able to create a data-rich report that is appropriate for use in a divorce negotiation, even in court, where sometimes I am asked for my expert testimony and am always prepared to testify.

Without going into a debate about how men are from Mars and women are from Venus, or how men and women (and people in general) prioritize certain aspects of their home as opposed to others, let me say that I have seen my fair share of arguments. For example, which items on my checklist, a Viking stove or cracks in a wall, is more significant to my valuation? It depends on who is asking.

For a husband who seeks to value the home as high as possible because his wife is planning to stay there after buying him out, the Viking stove may be. For a wife who wishes to value the home as low as possible to pay her soon-to-be ex a lesser price, the cracks may be. Regardless of who wants what, that Viking stove and those wall cracks can quickly take center stage, delaying, event preventing, the appraisal if the appraiser is not equipped to handle a couple’s divorce-related concerns.

When I deal with both spouses upfront, I can assure them that I am an impartial actor regardless of which “side” hired me to do the appraisal. I can walk the couple through their disagreements, quelling any suspicions and fears they may have that the report won't represent their concerns. It will. And I am always happy to explain how, as I would for any other dispute that may arise. By determining what the couple's sticking points are from the beginning and working through them, I can expeditiously break the appraisal down to those standard terms each spouse can understand in apples to apples and oranges to oranges terms.

People often say, “If these walls could talk.” The difference is when you are an appraiser specializing in divorce, it sometimes becomes necessary to whisper in a couple’s ears just to get them not to scream.

To read more about real estate divorce appraisals, please just click here Divorce Appraisals.

I don’t take sides, and my one goal is to get you where you want to be. Call Nathan anytime at 503.349.3765 to get started and to get all of your questions answered. We look forward to talking with you and putting your mind at rest. We want to help you get through to the next stage of your life.

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Nathan Bernhardt
Bernhardt Appraisal
Portland, Oregon

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Can You Trust the Real Estate Appraiser Conducting Your Home Divorce Appraisal?

When we talk about trust and relationships, often what comes to mind are romantic relationships or personal friendships. How do we trust a new partner? Or, can we trust a friend enough to confide in them? Like any personal relationship, there must also exist trust in your professional relationships, particularly the one you have with the real estate appraiser conducting your divorce appraisal.

For most divorcing couples, the marital home represents the largest joint asset a couple owns. Most divorce lawyers will, therefore, request a professional divorce appraisal of the home, even if the couple is not selling the home. The question is, how can you trust the person you are hiring? After all, it is likely you never met the divorce appraiser before. More than that, you may have never had a real estate appraisal in the past, making you that much warier about the process.

One of the best ways to relieve initial awkwardness between you and your real estate divorce appraiser is to become familiar with the process beforehand. A real estate divorce appraiser, especially one who works intimately with divorcing couples and understands how much stress there can be during this difficult time, will take the time to apprise a couple of what will happen when he arrives at the divorce appraisal appointment.

Those going through or who have ever gone through a divorce know that stress is most often rooted in feelings that they are no longer in control of their life. One of the most effective strategies for overcoming this sensation is to prepare what you can before your divorce appraisal. That means educating yourself about sales data in your area, much of which is freely available on sites like Zillow and Realtor.com. If you are not Internet savvy, you may want to consider reaching out to a local realtor for a list of recent sales in your area.

It is important to remember; however, your preliminary research will not be as comprehensive as that of the real estate divorce appraiser, who is trained in doing such analyses and has more access to the detailed information necessary for giving you the most accurate divorce appraisal possible. Coupled with his knowledge, training, and experience, a reputable real estate divorce appraiser also utilizes computer models that take into consideration nuances not readily available to the general public. Nonetheless, it is still in your best interest to educate yourself from the outset, so you are better able to understand your appraisal and how the appraiser calculated your home’s value when you receive it.

On his end, a reputable real estate appraiser will ease any feelings of insecurity homeowners may have by showing up for the scheduled appointment on time. He will also dress professionally. He will arrive at the home with an open mind, gathering information from around the home and any the homeowners offer to him. Most importantly, he will communicate openly and honestly with the homeowners about why he is there, how he can help them, and what they can do to help him.

One of the best ways homeowners can ensure the accuracy of their home divorce appraisal is by compiling a list of improvements they made to the home, including the dates of the improvements, what those improvements entailed, and how much they cost. It is equally as important for the homeowner to let the appraiser know if the home has any defects that he may not readily see. A home appraisal is no time to keep secrets because once any defect becomes apparent, the home divorce appraisal will lose its accuracy, which will inevitably cost the homeowners more time and money in the long run.

Think of having a home divorce appraisal much as you would say if you were flying on an airplane for the first time. Even though you are not the one sitting in the cockpit, you still place your trust in the pilot to get you where you need to be. Rest assured, an experienced and skilled real estate divorce appraiser will do the same.

To read more about real estate divorce appraisals, please just click here Divorce Appraisals.

I don’t take sides, and my one goal is to get you where you want to be. Call Nathan anytime at 503.349.3765 to get started and to get all of your questions answered. We look forward to talking with you and putting your mind at rest. We want to help you get through to the next stage of your life.

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Nathan Bernhardt
Bernhardt Appraisal
Portland, Oregon

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Are You Nervous About Your Home Divorce Appraisal?

If you are nervous about your upcoming real estate divorce appraisal, you are not alone. After all, you have a lot at stake, especially if you are like most divorcing couples whose home is the largest asset they own together. There is, however, a surefire way to ease your mind, and that is to get involved in the divorce home appraisal process. Even though a home divorce appraisal might be a new experience for you and your spouse, your efforts can go a long way toward not only making you feel less nervous but also ensuring that you get the most accurate report possible.

A residential divorce appraisal has three distinct parts. The first part entails identifying and describing the property. That may sound easy but, for a divorce home appraiser who has never visited your house before, he or she will have their work cut out for them. That is where the homeowner comes in and can offer some much-needed guidance to the home divorce appraiser. After all, you know your home best. By putting together in advance a general description of your house, you can ensure that the research conducted by your home divorce appraiser will represent the most accurate and up to date information in existence.

Your description should include the following:

• The location of the house
• The year the house was built
• The style of the home
• How many square feet it has (if you know)
• How many bedrooms and bathrooms there are
• What the general condition of the house is
• Any unusual features the house has

The next step is for an interested homeowner to do some preliminary research on the pricing of similar homes in the area. Again, your home divorce appraiser may be unfamiliar with your neighborhood, especially if you do not live in a subdivision where many of the surrounding houses look alike. The best way to find comps in your area is to enlist the help of three different local realtors. Chances are there will be some overlap between their results, which will give you the reassurance you want that the information in your home divorce appraisal is correct. Having these comps on hand for your home divorce appraiser will also give him or her some idea as to where you expect your home to fall on the valuation scale. Not to mention, your expectations will be more realistic when you ultimately receive your divorce home appraisal.

The third and final step of the home divorce appraisal process lies almost entirely with your home divorce appraiser. Though you are free to share your analysis with the home divorce appraiser who is appraising your home, it is at this stage he or she will combine all of the information you provided up to this point with his or her own. He or she will then conduct a dollar for dollar analysis, making any adjustments for differences that exist between your house and the comps in your neighborhood. Indeed, this is the most difficult part of the home divorce appraisal process and where your home divorce appraiser’s years of expertise and experience kicks in, so any information you offered earlier can only strengthen the credibility of the home divorce appraiser’s report.

By integrally involving yourself in your real estate divorce appraisal, you will invariably feel less helpless or nervous during the process (if you are feeling that way at all). You will also keep your divorce home appraiser accountable and on task even more so than he or she already is, inspiring him or her to generate the most accurate valuation possible. A professional home divorce appraiser should not resent your involvement in the process. In fact, if reputable, he or she will thank you for it. Remember, a home divorce appraisal can only help during a divorce, so help your home divorce appraiser help you.

To read more about real estate divorce appraisals, please just click here Divorce Appraisals.

I don’t take sides, and my one goal is to get you where you want to be. Call Nathan anytime at 503.349.3765 to get started and to get all of your questions answered. We look forward to talking with you and putting your mind at rest. We want to help you get through to the next stage of your life.

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Nathan Bernhardt
Bernhardt Appraisal
Portland, Oregon

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