About us
residential real estate appraisals
Services we offer
We specialize in property appraisals for divorce, bankruptcy, bail bonds, estate and date of death, financial planning and trusts, horse and specialty properties, PMI removal appraisals, pre-foreclosure and short sales, tax assessment appeals, pre-listing/pre-purchase/FSBO (For Sale By Owner), and home measurement services.
Services we don't offer
We do not offer commercial appraisals at this time.
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"We are sorry to see that you are unhappy with your appraisal. Typically, when a borrower has concerns about their value, they contact the lender, who in turn, contacts the appraiser to review additional comparables they suggest. The appraiser reviews the comparables to confirm that they are viable to utilize within the appraisal report, then the appraiser can make any adjustments deemed necessary. Upon review of your file, there were no value disputes, nor any additional comparables sent for review. Please contact your lender to provide any comparables that you feel are more appropriate, and the appraiser will be happy to review and comment as deemed fitting. That being said, there have been 12 recent sales in your subdivision. The sales range from $427,900 to 524,900, and one comparable was priced at $615,000. The home priced at $615,000 has a full, finished basement backs up to a pond, which the subject has neither of those features. The most similar sale to your home was the first comparable used on the report which sold less than a month prior to your appraisal, 3,964 sq. ft., without a finished basement, nearly an exact match to your home. Unfortunately, you cannot base appraised value on a Zillow Zestimate. Zillow does not base their figures from finishes in the home, basement finishes, garage count, external influences, etc. Zillow uses a computer-generated value based solely on square footage. Currently Zillow is under lawsuit for not being able to predict pricing of homes to a level of accuracy. The appraiser chose what she felt were the best comparables within the subjects market area to determine an opinion of value. These do take into consideration statistical data such as sq. ft., bed and bath counts, quality of materials, and condition of the home. There are still subtle or obvious differences that can still fall under the same UAD definition, but represent a very different comparison."
"FHA requirements are very specific. They must meet HUD’s minimum property guidelines focusing primarily on health & safety issues. Homes are evaluated & the appraiser then submits a report which includes an estimated home value, photographs taken onsite, & any repairs that need to be performed. Any issues must be corrected before the loan will be approved. A loan’s not in jeopardy of being denied unless the repairs needed are serious safety issues that can’t be easily corrected (i.e. deteriorating roof or holes in the floor). FHA guidelines are clear that the required repairs are limited to repairs necessary to “preserve the continued marketability of the property & to protect the health and safety of the occupants.” HUD doesn’t require a regular home inspection but strongly encourages buyers to have an independent inspection done & requires borrower to sign a disclosure form prior to entering into a contract indicating acknowledgment of the importance of an independent home inspection. Appraisers who perform FHA inspections are licensed by the state & must be approved by HUD then given a strict guideline to follow to ensure the health and safety of the home buyer. (See: HUD handbook 4000.1 located @ HUD.gov). Kristy’s approved by HUD to complete FHA appraisals. She has a combined total of 28 years of experience in real estate & appraising. She’s well-respected by fellow appraisers, has had no disciplinary action taken against her, & is in good standing with the state. She arrives to each inspection fully prepared with info culled from multiple resources, including a two-page property disclosure form completed by the property owner detailing improvements, repairs, & any pertinent property info that the appraiser may need allowing the appraiser to focus solely on the home’s structure during the inspection. Inspections are scheduled before they’re performed (company policy). All appraisals done by our company are done in accordance with USPAP procedures. (Uniform Standards of Professional Appraisal Practice)."
This review is specifically regarding "appraiser" Kristy M Quinn, as she is our only contact with this company.
First, I must say that if you need an appraisal, do not call Nobles Appraisal Express or The Appraisal Station. I am not sure which (or if both) this appraiser works for. Some of her paperwork was for one, some the other. However, I would not have confidence in a company who allows her to represent them.
Secondly, if your financial institution says they need an appraisal, request that they not use these companies. Had I known in advance who our bank would use, I would have requested another appraisal company.
Third, this particular appraiser is the most unprofessional, snotty person I have ever had to deal with. For example, she came to our door. I let her in, and she did not introduce herself or even acknowledge that she was walking into someone's living space. She walked past me and began looking around. After a minute or two I made a point to introduce myself and put out my hand. She did not respond. So I finally said, "And your name is...?" She replied, "Kristy." At the time I did not even know how to spell her name; she did not ever give us a business card or anything with her name on it until a week or so later when the appraisal came in via our bank. It was because of her unprofessional entrance that I should have kicked her out, but instead I walked around with her. She pretty much ignored me for her entire visit.
Fourth, Ms. Quinn's appraisal was so low compared to a year-and-a-half earlier when we purchased this house as a foreclosure. When we purchased the house, it had not been maintained for a few years and was severely lacking maintenance work both inside and out. There were some interior areas that were unlivable and unsafe. But the appraisal back then still came in at 450k. In addition, almost all of the purchases we made between then and now were to fill the vacancies that the former owner left and/or to repair severe damage due to neglect. We also made some upgrades that were quite costly. Ms Quinn was told that, and she was also given the information on the previous appraisal. However, she neglected to take those things into account either deliberately or because she did not pay attention.
Fifth, some of her appraisal notes are inaccurate, i.e. the number of bathrooms, the square footage, the "comparable" homes that are NOT comparable in size at all (3 were around 1000 sq ft too small), the stated distance to local businesses and schools, the type of fencing, the driveway surface, the list of upgrades and expenses to replace what was "missing," not what was general upkeep.
Ms. Quinn's entire attitude, both in person and on paper, is self-righteous. She gave me the impression that she is gloating right now over each low-ball appraisal she has made because she has the power to do so. Originally I chose to walk around with her to explain what we had done to the house in the past 1-1/2 years to upgrade and improve and to show her some of the hidden rooms she might not see, but as we moved through rooms, I stuck with her because she was a bit peculiar and I did not trust her in the house without me.
"Thank you for reaching out to us regarding your appraisal. We’d like to address a few key points. You indicated that Kristy arrived at & entered your property without identifying herself to you until you requested that information during your inspection. Our company policy dictates appraisers schedule inspections prior to visiting the property, introduce themselves once onsite, & leave a business card upon their exit, if one is requested. As with all of our appraisers, Kristy arrives to each inspection fully prepared with information culled from multiple resources, including a two-page property disclosure form completed by the property owner detailing improvements, repairs, & any pertinent property information that the appraiser may need allowing the appraiser to focus solely on the home’[Member Information Removed] structure during the inspection. Our appraisers are fully trained to review the property & report back results based on what was observed onsite in addition to verifying the information they’ve already obtained. They don’t rely solely on information given by any one particular source so that a fair & impartial result can be rendered. The opinion of value on a home is dictated by market sales. Kristy has over 28 years of experience in real estate & appraising. She’[Member Information Removed] well-respected by her peers & is a vital and well-respected member of our team. We have the utmost confidence in her appraisal abilities. It is noteworthy to mention that your review stated that you would have chosen a different appraisal company had you known who the bank was going to appoint beforehand which indicates a potential bias against our company from the onset. We also note that there was no negative communication with our office regarding the appraisal as well. We take great pride in our job performance, our work & our team. We pride ourselves in providing quality work for our clients."
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