What do you think happens when an appraiser receives an assignment?

Anyone else feeling the lending winds shift again? 🏡💨 Lenders are tightening review standards and underwriting feels a touch slower lately — not because volume’s up, but because everyone’s triple‑checking property condition details. More detailed condition disclosures are creeping into every stage of the deal — from listings to appraisals — and it’s changing the pace. Turn times are stretching a bit, especially on homes that would’ve flown through last year. What’s interesting? Agents who get ahead of this — by tightening their own property condition notes, photo coverage, and repair context — are keeping deals (and clients) calm. Transparency is becoming the new velocity. Educuate your sellers on the items that may trigger repairs at time of listing AND before signing the contract. ✅ Pro tip: Spend 5 extra minutes educating your seller’s on likely repairts — it can shave days off the backend once the appraisal hits underwriting. How’s it looking in your area? Are your lenders or deals slowing down, or staying steady?

Disclaimer: The information, concepts, and materials presented by me and within this community are provided for educational and professional development purposes only. They are not intended to constitute legal, financial, or real estate brokerage. At this time, participation in these modules does not grant Continuing Education (CE) credit or fulfill any state licensing requirements. The instructor does not perform or offer real estate brokerage, appraisal, or appraisal review services through Skool. Content is based on industry trends, learned experiences, best practices, and available resources.

Any questions: 🏡 Case Study: Bringing Estate Clarity to the Smith Family Background When Jane Smith contacted Realtor Karen Thompson, she was overwhelmed. Her mother had just moved into assisted living, and Jane was tasked with selling the family home to meet Medicaid requirements. The care facility required that the property be sold for “at least fair market value.” The last tax assessment listed the home at nearly $100,000 — but with a non‑functional kitchen, damaged windows, and damaged mechanical systems, Jane was confident it was not worth anything near $100,000. Unsure what to do, Karen advised her: “You really need to have an appraisal completed. That will give everyone the truth in writing.” Challenge The home had been vacant for over a year, suffered significant deferred maintenance, and clearly would not meet lender standards for traditional financing. Jane needed a credible valuation under Medicaid’s Fair Market Value definition, yet she also had to protect the family from accusations of “selling too low.” Solution — The Estate Clarity Appraisal ReportThe selected appraiser conducted a full‑scope observation and document review using the Estate Clarity methodology, which translates condition data into market reality. Condition Audit: Identified roughly $40,000 in immediate repairs required to restore average marketability. Market Positioning: Determined the property would only appeal to cash investors or flippers given the extent of repairs and financing limitations. Investor Adjustment Modeling: Accounted for holding, resale, and profit margins typical in local investment purchases.Definition Alignment: Applied Medicaid’s Fair Market Value language directly in the report so the outcome aligned with regulatory standards. ResultsSupported Value: Approximately $40,000, fully documented and reconciled.Sale Outcome: House sold at the appraised price of $40,000. The Realtor used their experience and knowledge to guide Jane, making the right recommendations at each step of the process. With a certified report and professional guidance, everyone — the family, the Realtor, and the care facility — is now protected.

One of our community real estate agents posed a great question today. This does not happen often - however, this is a perfect scenario of why knowing how appraisers can value a property for lending leads to an educational moment. Appraisal dilemma of the week:Assessor says “duplex.”City zoning says “single‑family.”The house still has two kitchens, two living areas, and separate entrances — but legally, it can’t be used as a duplex. When records and reality don’t match, the appraiser’s role is to cut through the noise and ground the analysis in what’s legally allowed today. The structure might look and function like a duplex, but if zoning doesn’t allow it — that limits both use and value. In appraisal practice, the first filter of highest and best use is legal permissibility. If the use isn’t permitted (and not legally nonconforming), everything else stops there. When zoning and assessor data differ, zoning wins every time. Any duplex layout without confirmed legal status is simply functional obsolescence under single‑family use — not a separate income‑producing unit. Summary Answer (From an Appraiser’s Standpoint) - Legal use trumps configuration in determining highest and best use. - The appraiser must confirm zoning and document any legal nonconforming status. - If duplex use isn’t permitted, the value must align with single‑family use, possibly adjusted for functional obsolescence. - Valuing it as a duplex without legal basis misstates the HBU and could mislead intended users of the report. - 💡 Bottom line:The market might see two units, but if the law says one, the appraiser must value it as one. 🔎 Curious how you’d handle this scenario? Drop your take below — would you factor in layout utility or strictly stay within legal use?