Complaints

• Initial Complaint

  12/03/2024

  Complaint Type:

  Service or Repair Issues

  Status:

  Answered

  More info

  Veterans United ordered an appraisal. This appraiser missed so many things. Even missed a broken window and the bent garage trim. He only noted the obvious which are the vegetation. Seller won’t fix the items that are not on the appraisal report. I will report this appraiser in different avenues.

  Business response

  12/04/2024

  Good afternoon.  I explained to the buyer that I am not a home inspector.  While a cracked window pane may have been inadvertently omitted, it would not affect the overall condition of the subject property, thus would not negatively affect the subject's estimate of market value.  Small items of repair are typically found in a home inspection report.  A common response sanctioned by an appraisal forum of other professional real estate appraisers reads, "an appraiser's job is to determine the market value of a property, not to thoroughly inspect its condition like a home inspector would; an appraiser might note potential issues that could affect value, but they won't provide detailed information on every minor defect or repair needed, which is the role of a home inspector. Additionally, a review of the appraisal in question by the client (the Veterans Administration) yielded nothing but favorable remarks as to the development of the appraisal, including, "SAR has reviewed appraisal and found timeliness met and the fee appraiser has provided a complete, consistent and accurate determination of reasonable value. The appraisal is considered reasonable and complete with no major discernible deficiencies diminishing the credibility. Comps are considered credible indicators of subject value. Comparable sales generally reflect adequate replacements for the subject and reasonably support the final estimation of market value. The opinion of value is credibly supported by applicable approaches to value and the information reconciled in the appraisal."

  In summary - the complaint is focused on a very small and minimally relevant part of the appraisal.  The complainant did not argue as to the subject's value, and the valuation is the primary purpose of the appraisal.  Due diligence was performed, and I am truly regretful if an item as small as this was missed, but most small items fall under the duty of a home inspector, and the inadvertent omission of such an item does not warrant a complaint being filed.  The appraiser has also asked the complainant to advise if the complainant feels there is a way for the appraiser to make this situation right h with her.  The appraiser has not had a response.

  Respectfully,

  Ryan *******

• Initial Complaint

  07/08/2024

  Complaint Type:

  Product Issues

  Status:

  Answered

  More info

  Business Invoice 246248. Service date 6/20/2024 Appraisal was ordered by lender using home buyer’s credit card information. Specific instructions were included on the appraisal order that it was not to be conducted until after a home inspection had been accomplished and results reviewed. Ryan D ******* Real Estate Appraising did not contact buyer, lender, or buyer’s real estate agent to determine status of inspection prior to appraisal. Appraisal was conducted before home inspection, and buyer was charged $650. After the home inspection took place, enough issues were found for buyer to terminate contract. Appraisal should never have taken place, and buyer should never have been charged $650.

  Business response

  07/08/2024

  The complaint is absolutely false.  The complainant is not my client, and likely never saw the appraisal order.  A note was sent to the client 06/18/2024 at 12;32 notifying of receipt of the appraisal order and notice that i was working to set the inspection.  No mention ANYWHERE of needing to wait for a home inspection.  Text message sent to the listing agent for access 06/18/2024 at 12:26.  Response from listing agent was to proceed - NO MENTION of needing to wait for a home inspection.  The complainant is likely misinformed and hopefully not completely fabricating the complaint, but the complaint is 100% baseless.  The complainant never contacted out office to discuss displeasure of service, and has no grounds whatsoever on which to stand.

*Some consumers may elect to not publish the details of their complaints, some complaints may not meet BBB's standards for publication, or BBB may display a portion of complaints when a high volume is received for a particular business. ↩