Can my house be appraised in the middle of a renovation project?

Can my house be appraised in the middle of a renovation project?

appraising during a renovation projectDuring one of my recent assignments I was speaking with the homeowner to set up the appointment. Whenever I do this I like to ask questions about their house including whether it has had any recent updates or renovations. It turned out that they were in the process of completing a renovation on a bathroom. They didn’t understand how I could do an appraisal with the home in this type of condition. Since other home owners may also be in the same situation, and may be asking the same question, I thought I would take time today and explain how a house can be appraised in the middle of a renovation project.

“As Is” or Subject To”

An appraisal can be made either “as is” or “subject to” depending on the requirements of the bank or mortgage company that the appraisal is being prepared for.

“As Is”

An “as is” appraisal is just what it says. It provides a value estimate of the property considering the property just as it was seen on the date of inspection. With this type of appraisal it is very important for the appraiser to note all condition items that will have an effect on it’s value. If a bath is being renovated and not usable then this will obviously lower it’s value because it has one less bath.

It is helpful for the appraiser to know the cost to put the bathroom back in usable condition because the bank usually asks for this “cost to cure” and it also helps the appraiser analyze the cost vs. contributory value of the bath. Since most of the infrastructure of the bath is already in place the cost to finish out the bath is obviously less than the the value the additional bath will add to the overall value of the home.

Because the appraisal is being made in “as-is” condition the appraiser may use comps that reflect the current number of baths in the home as well as those that have the number of bathrooms the home will have after the renovation is complete. This is part of what appraisers call “bracketing” and is used to provide a more accurate opinion of value. In this situation, as I stated above, a home with one less bath would probably understate the value of the home being appraised because it does not have the plumbing infrastructure I mentioned, however this could be accounted for in the final value reconciliation.

“Subject To”

As you might expect, the “subject to” appraisal values the home considering the bath renovation as if it were already complete. It is important for the appraiser to know exactly what the bath will look like when finished so a set of drawings or plans,a list of specifications, and the cost of construction is needed. While the cost of the renovations is not a reliable indicator of the value the bath will add it should give the appraiser an idea of the quality of construction and materials being used.

This type of appraisal can provide some very good information about whether the bath renovation is a good investment because it will compare the renovation cost to the added value. So if it will cost $10,000 for the renovation but the value added is only $5,000 then that would not be a good return on investment. Most people in this situation will weigh the personal enjoyment they will receive against the cost and usually decide to go forward. What they should keep in mind is that if they decide to sell in the near future, they will not get that money back by asking more for their house than the market will support. In some instances, in an appreciating market, home prices may be rising enough to recapture that cost but this is not always true.

As you can see, it is not difficult to value a home that is in the middle of a renovation, however the appraiser will need to have additional information about what the improvements will be like when completed, and the appraisal value will only be valid when that renovation is finished.

Question

Have you ever had a “subject to” appraisal and if so did the outcome surprise you? I’d like to hear your story so leave a comment below, and as always thanks for reading.

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Comments

  1. Jeannette Kasemir says

    I’m in the middle of a refinance on a home, not wishing to sell. I have painted a mural on the wall and therefore the baseboards and the molding for the ceiling have not been put in. I am missing one door and a bunch of the trim throughout three parts of the upstairs. Being that I’m in the middle of a painting project does this affect the refinance? This is in the kitchen, living room, hallways, and bathrooms…
    I am putting up crown molding and changing the wood color.

    Also I have replace all carpet for hardwood.
    Upgraded the kitchen from farmhouse to modern.
    Hightech appliances.

    And opened the Floorplan.

    I have removed one large bedroom 17×22′
    To make a walk in closet that opens up to the adjacent bedroom with French doors.

    How does this affect everything?

    • I will start off by saying that the appraiser will probably appraise the home in its current condition. This means that there will probably be a condition adjustment to reflect the items you mentioned, such as the missing baseboards, ceiling molding, missing door, and other trim. The improvements you have already completed will also be factored in and should help the value. This is also true for the change in the floorplan layout. Keep in mind that losing a bedroom may affect the value of your home depending on buyer expectations in your area. I hope this helps.

      • Jeannette Kasemir says

        Thanks, all doors are in and mostly everything is done.

        All that is left is the trim throughout the house…

        I have one room completed with victorian style trim and wescotting. To give the appraiser an idea of why the trim is down and the prep work needed behind it.

        I had to stop the work because my back is out and I can’t lift or push…

        How much would the value of the home drop because of missing trim…

        I might see the value of hiring someone else to finish the project if it is worth the financial difference.

        • It is hard to say exactly how much effect on the final value missing trim would have. The sales in an appraisal provide a range of value and not having trim may contribute to the appraiser reconciling at the low to the middle part of the range as opposed to the top end.

  2. Evan Degenfelder says

    We are in a similar situation as some of the others who have commented. We purchased a 1947 Ranch style home with seller financing (a friend) for five years. The time to refi has come but our restoration of the property isn’t complete. We had an appraisal that decimated us, by our estimation a minimum of $50K under value according to similar properties that have sold in our town. (Oregon) We need the refi to complete one major project still left to do: the kitchen. I’ve read recently about an “As Is” vs “Subject To” appraisal. Would it be a waste of time to put together our plans for changes/improvements to the kitchen along with costs involved and provide it to the next appraiser?

    • Good question, Evan. It depends on how the bank wants it appraised. If they want it done “as is” then the plans and budget won’t be useful. If you get a renovation loan from the bank they may let the future improvements be included. If they do then the information will be helpful. You may want to ask them for this type of loan so that the improvements will be taken into consideration. Usually, on these types of loans, they will have draws where money is dispersed as the work is done rather than all at once. Hope this was helpful.

  3. Deborah A Dale says

    So I realise this thread is a bit older, but my sitis very similar. We are in the middle of renovating but need a loan to finish. We currently have no kitchen and plywood subfloor in much of the house as well as just sheetrock on the walls (not finished yet). We don’t need the full value of the appraisal but at least $35 a square foot to get what we need to finish the reno. Can we get away with just putting in the kitchen or do we need to do walls and floor too?

  4. Brandi Smith says

    We bought a small 1960 ranch style home for $11k. The last appraisal (no clue how long ago that was done) was at 38k. We already started a demo on the property so all the walls have been taken down and some of the joists and subflooring have already been replaced. The house is pretty much gutted. I applied for a home equity loan on the property in order to fund the renovation and they want to have an appraisal done. I valued the property at the the last appraisal value. All of the plumbing and electrical will have to be reninstalled and it needs a new roof. How will they value the property at during the appraisal.

    • There are two ways to look at this. The first is to appraise the home “as is” taking into consideration the condition of the home as it currently is. If they do it this way it may not appraise as high as you need to borrow the money you want. Another way to do the appraisal is to do it”subject to” the renovations being made. This will most likely provide a higher appraisal. It will depend on how the bank wants the appraisal to be done.

  5. I built a covered porch on the front of my house, roof is done but the soffit and decking are not. It has gotten cold and I won’t have it finished until spring. I was hoping to get an appraisal to drop my PMI, I just hit my 20%, paid $140k and similar houses are selling for $170k now. Should I take the chance and go through with the appraisal or suffer the PMI for 6 months until I get it finished? Thanks

    • The appraiser would most likely appraise your home “as is” with the porch in its current condition. If he does then he will probably make an adjustment for the unfinished soffit and decking. This may not matter that much and if so it would not hurt your value too much. It all depends on how much your home has to appraise for in order to drop PMI. If you have a lot of cushion then go for it, however, if you’re close then you may want to wait.

  6. We are scheduled for a refi conventional loan appraisal. Our house was built in the 70s so we have been slowly updating, painting and remodeling. Our downstairs hallway has new walls, all painted and we put down a rug over the linoleum, but we have not put on the new trim and due to the hallway remodel we have no door on one of the bedrooms..how will this effect our home’s value? I assume it’s considered cosmetic and won’t effect the loan, just the appraised value.

    • Yes, there are considered more cosmetic, however, they appraiser will probably do the appraisal with the home in “as is” condition. They will probably make a small condition adjustment but I would not think it would affect the value that much.

  7. We need to refinance so we can afford to renovate. Not sure it the current market value, up 25% from the original sale, considers the condition. How difficult will it be to have an appraisal near the market current value if the condition is subject to change? All intended fixes have great added value… It would be good to get a refinance near the original purchase price but, that would only cover a new HVAC system.

    • From my experience in appraising during these situations it seems banks handle this either of two ways. The first is to have an appraisal done with the house in its current condition. It is possible that the amount of money you want to borrow to do the renovations is available with your current equity. Another situation is to do a “subject to” appraisal which will give the value of the home after the proposed improvements are complete. I think it all depends on the amount of equity you have in your home and the programs and policies the lender has. Hope this helps.

      • We bought it with an FHA in 2014 for $123k @ 3.75% plus .85% PMI (for the loan life! Yikes) including closing costs and, according to real estate sites such as Zillow, Redfin and Trulia, is currently valued between $132k and $162k. Looks like it would be easy to come in with more than 20% equity, get some cash and, drop PMI, which is about $135/mo. I assume the $162k estimate would be for optimal condition.

  8. With appraisals for refinance, it is important for the homeowner to be open with the lender about any unfinished renovations prior to the appraisal. This is because some loans cannot fund unless the construction is finished and some homeowners hope to use the money from the refinance to finish the project. Not telling the lender in advance can result in headaches for all parties involved.

  9. On a different note, I think I’d hit my head on the ceiling when getting out of that tub. Is that a converted attic?

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