Appraisal advice during a renovation
Is TD doing construction loans? We used them.
jen-kg
in General Discussion 5 years and 1 month ago
4
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petraalexandra | 5 years and 1 month ago
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We’re in the planning stages of a renovation on 4 story townhouse we are about to close on. The plan is to complete half the renovation with cash on hand (redo all the plumbing, electrical, and the garden and parlor levels), then get a HELOC leveraging the hopefully increased value of our home from the first half of the renovation to finish the remaining 2 floors. This plan was worked out w/ our bank who has suspended construction loans at this time, otherwise we would have liked to have gone that route.
The bank said that the house must not have any safety issues according to the appraiser when they come in after the first half of the renovation. For planning purposes, we’d like to get the advice of an appraiser and discuss what would be considered an acceptable state and allow appraisal to go through. For example, if we are redoing plumbing and electrical, would open walls from plumbing and electrical on the 2nd and 3rd floors that are unfinished get by an appraisal? Unfinished bathrooms on those floors with no fixtures? Even if it did go through, would it lower the value of the home significantly b/c it’s unfinished or will they take into account it’s a renovation? I’m not sure if HELOCs use “subject to” or “as is” appraisals. Thank you
yudashasom | 5 years and 1 month ago
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Take a step back and think about this again. It is a horrible plan. Forget the word “safety,” the place needs to be “livable” to get any kind of conventional loan. This is very, very, very risky.
cate | 5 years and 1 month ago
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No-permitz is correct. You will not be able to get a conventional loan if there are any open walls. As for bathrooms and kitchens, they must be functioning and appropriate to the number of units. For instance if it’s a two-family, each unit must have at least one functional kitchen and bath. We had a situation where we happened to have been using a powder room as a storage closet and we refinanced. There was no sink and no rough-in for the toilet base, just a plywood floor, and the viewpoint of the lender was that the powder room didn’t exist, which of course slightly affects valuation. However, if the room had been set up as a bathroom but not usable I am guessing we would not have qualified for the loan.
cate | 5 years and 1 month ago
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bool(true)
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bool(true)
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bool(true)
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bool(true)
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bool(true)
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bool(true)
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bool(true)
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bool(true)
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bool(true)
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bool(true)
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bool(true)
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bool(true)
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bool(true)
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bool(true)
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bool(true)
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bool(true)
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bool(true)
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bool(true)
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bool(true)
["rank_math_analytics"]=>
bool(true)
["rank_math_content_ai"]=>
bool(true)
["srm_manage_redirects"]=>
bool(true)
["SPF Manage Analytics"]=>
bool(false)
["administrator"]=>
bool(true)
["editor"]=>
bool(true)
}
["filter"]=>
NULL
["site_id":"WP_User":private]=>
int(1)
}
Can you go to a different lender who is doing construction loans? If the top two floors have usable kitchens and baths, you could leave it all in place, running only a stub or the trunk lines of the electrical and plumbing for now (of course doing it in stages will be slightly more costly). However, I don’t know if I’d bank on values quickly rising after half a renovation, given the current unclear situation. An architect should be able to design a renovation to occur in stages.