Low Appraisal Advice and our dilemma
Mike Gore
3 years ago
last modified: 3 years ago
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Mike Gore
3 years agoRelated Discussions
Big dilemma! $150 gift card for Lowes
Comments (29)Hi B2, LOL! Big Box Store: "A large retail store whose physical layout resembles a large square of box when seen from above. A big box store is characterized by a large amount of floor space, a wide array of items available for sale, and its location in suburban areas. Big box stores often can offer lower prices because they buy products in high volume. Also called supercenter, superstore, megacenter." Therefore: Lowe's, Home Depot, Walmart, Target, etc. I think of them as the "cheap stores," tho some of them are definitely cheaper than others! I don't have time for the long answer, but Hyponex is mostly Colorado "sedge peat," which is basically SLUDGE! Next time you're in a Walmart, go to the "garden" section and lift one of the bags of Hyponex! It's like lifting a bag of lead! (Compared to any other brand of soil mix you'd use for potted plants.) Plants don't grow very well in MUCK, so plants don't grow very well in Hyponex. (In my opinion, plants don't grow AT ALL in Hyponex.) The baled stuff is Canadian sphagnum peat, which is what you want. If you ever get peat in a bag, be sure that's what it is, but it's much cheaper in the bales (used to come in 3 sizes)---and you can keep it "forever" if you don't use it all right away! (It's already a few thousand years old!) That's why I always specify Canadian when I'm talking about peat! It's a completely different animal from Colorado Muck---I mean "peat!" Don't feel ignorant about asking things! The only way to learn something is to ask about it! My Mantra around here: The only dumb question is the one you don't ask! :-) [Now that's assuming you don't ask the SAME question over and over and over.......] You're really not that far from Timberline. If you consider buying a bulk soil, run over there some day and ask to see their soil mixes. They show a "Planter's Mix" for $29.50 a yard. If you go, ask if Kelly is there, and if he is tell him what you're using it for and see if he thinks that would be a good choice. [Tell him Dee sent you!] If he tells you to get the "EKO Planter's Mix," tell him that's too expensive, and you're gonna add your own peat---'cause I said so!!! (And tell him I said Hi!) If you decide to get it in bags, I still think you should wait till Walmart gets their stuff in, then pick up one bag of each of the 2 or 3 cheapest things they have, take them home to check them out, and then go back to get a bunch more of whichever looks the best to you. (Take it home to check it out because you want to moisten it to see what it's gonna be like when you're actually growing in it!) It's been a few years now, but the last time I checked baled peat prices, it was cheaper at HD or Lowe's, so, since they carry the same sizes, compare prices on that one. Walmart was NOT the cheapest! One other quick thing before I go! Gardening is supposed to be fun--the thing you do to Relax and Get Away From it All! (Yeah! I know it's work!) So don't take it too seriously! There is no definitive Right or Wrong! Try something, and if it works, it's RIGHT! Everybody does it differently, so figure out what's right and what works for you, and, while you're doing that, relax and enjoy it. If something doesn't turn out well, laugh, and try again! We'll all help you with the laughing part! You get to do the working part yourself!!! '-) Gotta go! Was just checking back in before x'ing out of cyberspace for the nite! Skybird Here is a link that might be useful: Timberline Gardens...See MoreNew Construction.....Low Appraisal.......Advice Please
Comments (13)I agree w/the others who cautioned to research complaints on builders and also cautioned about using the builder's lender. Pressuring appraisers to meet the number is how builders and others who had a vested interest in it, kept prices inflating during the bubble. These houses were never worth what they were selling for during the bubble, it was an illusion that burned many people along w/the foolish lenders. Last but not least, do not make the mistake of dismissing internet complaints you will find as baloney. MOST complaints about builders and their warranties are now hidden in private records due to mandatory arbitration clauses in builder contracts and warranty policies; arbitration prevents suing which is a public record, so no public record exists on numerous complaints. The internet can be the only way to find out about some, when people who are fed up with their lack of recourse post complaints to warn others. Check out google.com's search engine (I know that's obvious to most people but I try not to assume), also hadd.com and hobb.org I can't imagine anyone would go thru w/this sale after thoroughly checking this out. Don't fall for this attempt to sell you a house that's not worth what you will owe on it....See MoreAppraisal was super low
Comments (12)OP, I'm not sure that I understand part of your original post -- Wells is currently your lender and is likely to be the buyer's lender because they "[are] the only lender for this [manufactured homes?] anymore"? I know it's a huge company, but do you happen to have any contacts from your purchase or refi who you could reach out to? I'm sorry I don't know the details of how this transpired, because it was more the sellers' issue, but I purchased a home which appraised for less than the agreed purchase price (and I had a contingency). The sellers' agent provided the additional comps to the appraiser (my agent and I didn't, as I had nothing to gain!). The appraiser amended his report -- in my case, it was still (IMO) under-appraised (this wasn't unusual in my area, as an overreaction (again IMO) to the inflated appraisals of the bubble; we also had to deal with a depressed market, so there weren't as many comps as would be ideal), so I had to come up with some of the difference and the sellers agreed to a lower price. We were fairly informal so I believe that the agent sent the comps directly to the appraiser. Especially since the buyer's agent may be unreliable, I'd ask your agent to ask if s/he can send the proposed comps directly to the appraiser (copying you). I would send comps for the $190k price -- i.e., what you think the comparables for your home actually are -- not for the $135k appraisal. Also, if there are any deficiencies or amenities that were missed, I would be sure to point that out so the numbers are adjusted accordingly (# of baths, condition, etc.). As you know, the appraiser works for the lender, so I'm not sure how much more you can do. I personally wouldn't pay for an "independent" appraisal because, frankly, it doesn't matter what you or your buyers think the property is worth if they cannot buy your place unless it appraises out. Giving both your agent and the appraiser the benefit of the doubt (I assume everyone thinks they know the appropriate market price), obviously they are incentivized differently -- the agent to make a profit and the appraiser to minimize his client's (the lender's) risk. Maybe the right number is somewhere in between. I would take another look at comparable properties which have sold in the past 6 months or so, just to make sure you're as educated in this process as possible. Good luck!!...See MoreSeeking advice on LR layout (TV/fireplace dilemma)- help please!
Comments (22)I think the sectional is just too bulky for the room.. would it be that bad to leave the TV over the fireplace? what are the actual room dimensions? If you hang the tv on the short wall you need to have a way to watch without straining your neck.. what is the width of the room from fireplace (with the hearth) to the wall? option 1 - get rid of the sectional (yes it is comfy but bulky) and put a sofa facing fireplace, get 2 swivel chairs (recliners or not) to either face the tv on short wall or swing around and face the 'people' sitting on the sofa and a narrow ottoman for additional seating.. sketch the room on grid paper with as exact dimensions as you can.. option 2 - leave the TV above the fireplace but i would still replace the sectional with a sofa and chairs so you have more walk through space and the ability to move the chairs if you need to....See MorePatricia Colwell Consulting
3 years agolast modified: 3 years agoMike Gore
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