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Mortgage Financing & Refinancing Appraisals
At Bibeault Appraisals, we have unmatched experience performing appraisals for acquisition mortgages, new construction loans, and property rehabilitation loans. We serve both local and national commercial mortgage lenders, as well as private equity firms and hard-money lenders. By choosing Bibeault Appraisals, you guaranteed an accurate, timely appraisal with high-quality data, logical conclusions, and unparalleled analysis. We look forward to performing your financing / refinancing appraisal. Request a Quote
FAQs
Why are independent appraisals required by most banks and lenders?
Banks and lenders require appraisals to ensure that the market value of the property justifies the amount of the mortgage. For income producing properties, lenders typically have a minimum Debt Service Coverage Ratio (DSCR) of 1.25; the appraisal process also helps ensure that the amount of income generated by property rents can cover the amount of debt service after typical property expenses. More broadly, a written appraisal also provides the bank with invaluable information regarding the property, including its condition, square footage, physical characteristics, and income potential. In other words, the appraisal mitigates the risk of the mortgage and informs the lender about their investment.
How long do appraisals for mortgages take?
Appraisals for conventional commercial properties typically take 2 weeks (10 business days) to complete. Rush orders can be requested but usually require a slightly higher fee. Appraisals for prospective constructions or rehabilitation loans may take longer to complete, given the additional complexities involved with the assignment.
Oftentimes, lenders also have a review process. Once the Appraisal is received, the bank will have an independent review appraiser -- a certified appraiser who develops an opinion regarding another appraiser's work -- review the Appraisal for any methodological, factual, mathematical, or typographical errors that may diminish the credibility of the report. Depending on the extent of the revisions, the review process can elongate the amount of time it takes for the mortgage to be fully approved by the lender, especially if the review appraiser disagrees with the reported value.
Can I recommend a specific appraiser to my lender?
No. Every bank has a list of approved appraisers, sometimes referred to as a "Fee Panel" or "Appraiser Panel," that they select an appraiser from. The Appraiser is also required to be independent, and recommending a specific appraiser may create the appearance of bias.
What if I disagree with the value reported in the Appraisal?
Banks generally have a process called Reconsideration of Value (ROV), which allows the borrower to submit additional comparables and data for the appraiser to consider. If you are a borrower, the first step would be to contact the bank and provide this data. The bank will guide you through their process.
The Appraiser cannot change the value to accommodate a specific financing request. It is important to remain professional and communicate all concerns through the bank, who will then convey them to the Appraiser. If the data provided warrants a change in value, most Appraisers are happy to revise their report and admit that a mistake was made or something was missed.
Why should I choose Bibeault Appraisals for my financing / refinancing real estate appraisal?
Independent, Well-Supported, and Accurate Appraisals: Our appraisers are committed to professional integrity and independence, and employ contemporary methods of analysis to ensure that your appraisal is accurate and defensible. We give individualized attention to each appraisal and perform the necessary due diligence for each assignment. Before transmittal, your appraisal will be rigorously reviewed for quality and accuracy. Our goal is to mitigate any and all risk to the lender.
Timeliness: We are always willing to accommodate the strict timelines of banks and lenders. We are committed to meeting our deadlines and providing prompt answers to any inquiries or possible revisions.
One-on-One Attention: Our view is that every client deserves individual attention. We are committed to treating every client with the utmost respect, helping them navigate the appraisal process and answering any questions they may have along the way. We always have time for your inquiries and follow-up questions, and are committed to making the appraisal process as seamless as possible.
Professionalism and Expertise: All of our commercial appraisers are licensed professionals who approach every assignment with solemnity. We are versed in contemporary methods of analysis and data collection, and ensure that every report is well-written, defensible, and credible.
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