Dang Richard, more snow? Like Carrie says, please close the gates. Not wanting to make you feel bad, but we're having spring like weather here and I'm getting some outdoor chores done before the heat sets in. It is SO pleasant to work in 65 to 75 degrees! I hope the weather warms up soon for you too.

Often the words "reputable appraiser" are an oxymoron. Unless things have changed, to be a "registered appraiser" in California you need simply to pay your dues and join the society....unless things have changed. I would ask an auctioneer a dealer that specializes in estate liquidations. But if what you want is not an appraisal but an identification....then do some research. Post pictures here and other sites on the web, look at Bay to see what they have and how it resembles your vases....and get books out of the librarary. Linda C

Your appraiser cares about the total s.f., # of bedrooms, # of baths, quality of construction (also is it reasonable to your neighborhood), view (water view, mtn vista?, etc.), condition of furnace, A/C, appliances, roof, siding, landscaping, etc. Most of what you listed are considered "maintenance" items such as roof, windows, landscaping, and furnace. So, replacing or adding to those items will keep the appraiser from dinging you for deferred maintenance but unlikely they will increase your home's value much, if any. You can, generally, expect to see 40%-60% back on upgrades like kitchens, baths, etc. Adding on to a home to create something like a 3rd half-bath may not increase the home's value at all. Adding a new garage is notoriously bad for increasing overall value. You are correct, the real world is nothing like HGTV. :) I worked as a work-out real estate specialist for 20+ years. I've pretty much seen it all. Let the appraiser know what you have done to the home but don't try to push or interfere with him/her. Appraisers are much more independent than they were before the r.e. bust and rightly so. Good luck. I hope this new mortgage is for a lesser term than previously and with a fixed rate if you are as so many Americans with your home being your largest asset. I also hope that this cash back re-finance is part of an overall well considered financial plan. For the vast majority of Americans it's better to retire a mortgage and have the security of seeing your Note & Mortgage stamped "Paid in Full". But, that's not true for ALL. Sometimes, there are really valid reasons for using real property as leverage for something else. Only you know. /tricia

kats_meow, this part of your post is curious to me: "On comp houses it noted where amenities and upgrades were inferior or superior to the house we were buying and added or subtracted accordingly." How did the appraiser of the house you purchased know what the interiors of the comp houses looked like? I've never heard of an appraiser going inside a comp house to compare countertops or other finishes. They don't even know if a comp house has carpet or hardwood. Unless this was new construction and there was a row of empty houses, I don't know how an appraiser would even gain access to the comp houses - what homeowner would allow that? Maybe it's different in your area ... I took appraisal classes in California and the comps were based just on what could be pulled from public records (sq ft, lot size, number of beds and baths, etc) or from outside viewing (fences, landscaping). For the house being appraised the interior details were noted and some adjustments might be made for especially significant improvements, but overall, an appraiser is looking at the house structure. Selling points such as a mosquito control system or new faucets would be marked on the form in the spaces for additional info to show the house was in good condition but would not really add $$ to the appraisal. But, that was in California. Must be different where you are.