When a buyer opts for financing in a real estate transaction, sellers are not obliged to accept an appraisal contingency. An appraisal contingency allows buyers to ensure they are not overpaying for their desired home, which applies even in the luxury real estate sector. However, how can a property owner deny an appraisal contingency?
Let's explore this as we examine how appraisal contingencies are handled from initiation to the final decision in the home purchase process.
Key Takeaways
- Protection Against Overpaying: An appraisal contingency ensures buyers do not overpay for a property.
- Financing Security: It safeguards the buyer's financing by aligning the loan amount with the property's appraised value.
- Negotiation Leverage: It is a tool for renegotiating the purchase price if the appraisal is lower.
- Market Dynamics: Sellers in competitive markets may reject appraisal contingencies to favor smoother transactions.
What is an Appraisal Contingency?
For new readers, let's first define this contingency. An appraisal contingency allows the buyer to cancel the deal if the property's appraised value is less than the purchase price, especially if the owner will not agree to the appraised value, depending on whether it's a buyers' or sellers' market. This ensures the buyer doesn't overpay for a property that isn't valued as high as the agreed purchase price.
What Is Its Advantage for Buyers?
For buyers, including an appraisal contingency in the purchase agreement offers several key advantages:
|
Benefit |
Description |
|
Protection Against Overpaying |
The primary benefit is financial protection. Suppose the property appraises for less than the purchase price. In that case, the appraisal contingency allows the buyer to renegotiate the price or withdraw from the deal without losing their earnest money deposit. This ensures buyers do not pay more than the property's market value. |
|
Financing Security |
Most lenders base their loan amount on the property's appraised value, not the purchase price. If the property appraises for less than the agreed price, the lender may reduce the loan amount. The appraisal contingency provides a safeguard, giving the buyer options to address this gap without being forced to come up with the additional funds out-of-pocket. |
|
Negotiation Leverage |
An appraisal contingency can serve as a negotiation tool. If the appraisal comes in lower than the purchase price, the buyer can use this information to request a price reduction from the seller, potentially saving money. |
|
Exit Strategy |
It offers a way out of the contract if the appraisal is significantly lower than expected. This is particularly important if the buyer has budget constraints or the market conditions change, affecting property values. |
|
Confidence in Investment |
Knowing that a third-party professional has appraised the property at or above the purchase price can give buyers confidence that they are making a sound investment. This can be particularly reassuring for first-time homebuyers or those unfamiliar with the local market. |
|
Reduced Financial Risk |
By including an appraisal contingency, buyers minimize the risk of being financially overextended. This is crucial for maintaining financial stability and avoiding potential foreclosure if they cannot meet higher mortgage payments. |
How is this Worked Out?
1. Inclusion and Acceptance
The buyer includes an appraisal contingency clause in the purchase agreement, making the offer contingent upon the property appraising at or above the agreed-upon purchase price. If the seller accepts the home offer with the appraisal contingency, it becomes a binding part of the agreement, and the contract moves forward.
2. Appraisal Process
After the contract is signed, the buyer's lender orders an appraisal. A licensed or certified appraiser evaluates the property's condition, features, and comparable sales in the area. Then, the appraiser inspects the property and submits a report with the estimated value to the lender and the buyer.
3. Reviewing the Appraisal
If the appraised value equals or exceeds the purchase price, the contingency is satisfied, and the contract proceeds. If the appraised value is less than the purchase price, the buyer can:
- Renegotiate the Price: Ask the seller to reduce the price.
- Cover the Difference: Pay the difference out-of-pocket.
- Cancel the Contract: Withdraw without penalty and get the earnest money deposit back.
Note:
Even if the buyer intends to finance the purchase, the seller can reject the appraisal contingency, especially in a seller's market where sellers have the upper hand. In such conditions, sellers are not obligated to agree to an appraisal contingency, allowing them to leverage multiple offers or more favorable terms.
4. Negotiation and Resolution
If the appraisal is lower, the buyer and seller can negotiate to find a solution, such as a price reduction or other concessions. This will bring to two possible outcomes:
- Contingency Removal: Once resolved, the appraisal contingency is removed, and the transaction moves toward closing.
- Contract Continuation or Termination: The contract proceeds to the next steps or is terminated if no agreement is reached.
What Influences Acceptance and Denial of Appraisal Contingency?
Seller's Market
In a competitive market, sellers may be less willing to agree to an appraisal contingency because they might have multiple offers and prefer one without such a contingency.
- For instance, in a hot market in Dorado Beach, a seller gets multiple offers quickly. They choose an offer without an appraisal contingency to ensure a smooth and fast closing.
Buyer's Leverage
In a buyer's market or when a property has been on the market for long, buyers might have more leverage to include an appraisal contingency.
- For example, a property has been listed for months in a slower market in Palmas del Mar. A buyer includes an appraisal contingency in their offer, and the seller, eager to sell, agrees.
Risk
Suppose a buyer waives the appraisal contingency and the appraisal is lower than the purchase price. In that case, the buyer must either pay the difference in cash or risk losing their deposit if they cannot proceed with the financing.
- For example, a buyer in Condado waives the appraisal contingency to strengthen their offer. The property is under contract for $1.5 million but appraises for $1.4 million. The buyer must pay the $100,000 difference in cash or risk losing their deposit.
Negotiation
Both parties can negotiate the terms of the contract, including whether to include an appraisal contingency. Sometimes, compromises can be made, such as agreeing to split the difference if the appraisal is lower than the purchase price.
- For instance, a buyer wants an appraisal contingency on a $2 million home in Old San Juan. The seller hesitates and agrees that the buyer will proceed if the appraisal is within 5% of the purchase price. If lower, they will renegotiate or cancel the deal.
Top Appraised Properties and Houses for Sale
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Conclusion
Understanding the intricacies of appraisal contingencies is crucial for both buyers and sellers. While an appraisal contingency offers significant protection for buyers, ensuring they pay a fair market price and safeguarding their financing options, sellers in a competitive market might reject such contingencies to secure faster, less encumbered transactions. Whether navigating the inclusion or denial of an appraisal contingency, Christie's International Real Estate Puerto Rico stands ready to provide expert guidance, ensuring that every transaction is handled with the utmost professionalism and market insight.
Our team is here to guide you through every step of the process, whether you are looking to buy, sell, or rent luxury properties, ensuring a smooth and satisfying experience. Contact us today to discover how we can help you achieve your real estate goals.
FAQs
What is a contingency in a real estate transaction?
A contingency in a real estate transaction is a clause in the purchase agreement that specifies certain conditions that must be met for the transaction to proceed. This comes from the word "contingent," which means "upon certain conditions being met." If these conditions are unmet, the buyer can withdraw from the deal without losing their earnest money deposit.
What is the most common contingency in real estate?
The most common contingency in real estate is the financing contingency. This allows the buyer to cancel the transaction if they cannot secure financing, ensuring they are not obligated to complete the purchase without the necessary funds.
What is a financing contingency?
A financing contingency is a real estate purchase agreement clause that makes the buyer's offer contingent upon obtaining a loan or mortgage. If the buyer cannot secure financing within a specified period, they can cancel the contract and retrieve their earnest money deposit.
