Thats fine, but one house has them, the other doesn't. Cleary an adjustment needs to be made there.

You repair something that is not there by replacing it. If a heating system or plumbing is missing it's repaired by replacing.

Travler, I agree. We adjust for differences in value. In this area a fridge isn't generally conveyed with a property unless built in. However, unless a buyer is using a 203K loan, if it's an FHA 203B than no stove equals no loan. Yes, one can sell with missing appliances, but given that the primary financing right now is FHA, the exclusion of that buyer category will exert a higher impact on value then the actual cost to cure. Incidently, that's the comment I use when this situation arises. QC can accept that or stick it, but I won't change it. Most of us can match our years of experience against a newbie QCs check list any day. Stupid can't be cured so we just have to learn how to deal with them.

I am just going off our local customs and my 10 years experience. If you look at all the FHA appraisals being done even for the HUD homes you will see thay do not require a buyer to escrow for the appliances if they are not there, which most times they are not. I agree that sometimes we just give the client what they want, but in reality that may not be the way your market works.

Doesn't this fall into the real versus personal property argument? One of the considerations used to be would removing it damage the property (such as a built in microwave or dishwasher).

Another consideration would be local customs. In this market, range, dishwasher and micro are generally left, but fridge and washer & dryer are not. When I worked in SOFLA, the fridge was almost always included and often a washer & dryer were also included.

I always list for missing, damage or replacement appliances in the repairs section. In our area they are going to list it in the contract anyway as a must (don't mean they will get it).

We are not doing brain surgery nor are we doing a full appraisal. We are given a broker price opinion.....an "opinion." It's not an exact science.

Keep in mind we are not appraisers. I am one, but inactive...it's a different animal.

You don't have to make adjustments for every item. If you consider HVAC size, general condition, presence and condition of major repair items such as paint, flooring, HVAC system, roof, wood decay, structural issues, garage, and mold and make general adustments for those, you will have your "opinion." I don't even consider when when one house has a $500 frig and the subject does not. You probably are farther off than the 0.1% to 0.5% that the frig will contribute to the value of the subject.

Besides, often the refrigerator is ripped off long before the property goes to market.

I do make a comment if built-in appliances, hot water heater, stove, dishwasher, etc. are missing. Photos will show if there are non-real estate appliances present.

If you are spending more than about 30 to 40 minutes doing a bpo, you are taking way too much time.

[quote=Gig em]The appraiser didn't do his job on that one. FHA and VA requires a store or microwave. Does not require a frig. A frig may convey with a house and be expected to be present in many areas of the country, but they are not real estate.

[/quote]

FHA does not require a stove in their Minimum Property Standards UNLESS it is a built-in unit. In some areas it "may" be required if it is normal and customary for stoves to be included in the sale of real estate. The appraisers have some subjective latitude on this issue. However, it is not a hard requirement that stoves are included.

Yes I do. Good condition means with at least oven range.