Choosing a real-estate appraiser in Israel - Jerusalem real estate attorney

Dahlia had searched for a long time for a small apartment for her personal use. She lived alone and did not need a big place. One day she received an especially lucrative offer in one of the northern neighborhoods of Rishon LeZion, Israel. It was a small studio apartment, which she was offered at a price that she could afford. The real-estate agent pressed her to make the deal, but Dahlia wished to consult with an appraiser to find out if the price was fair. The appraiser conducted a design inspection and discovered that a bedroom which was added to the property was not built according to the law, since any addition to the flat requires paying a high betterment tax and requires the consent of the tenants. This discovery led to two consequences: firstly, a mortgage could not be approved, because the apartment was illegal. Secondly, municipal inspectors could come at any time and issue a demolition order for the additional room, a situation which would leave Dahlia with a small apartment and a huge financial loss.

HOW CAN A REAL-ESTATE APPRAISER HELP YOU?

How can you know if the price for the apartment is appropriate? Well, that’s what a real-estate appraiser is for. Their job is to examine the property and compare its price to the general market.

Many people believe that a certified appraiser is unnecessary and that paying an appraiser is a waste of money. However, experience shows that, besides having the appraiser check whether the apartment’s price is appropriate—which may save you tens of thousands of shekels, much more than the cost of the appraiser—the appraiser also makes sure that the property has no design problems.

In addition, appraisal is required by the mortgage banks. Each bank has a list of approved appraisers, and you should make sure that your appraiser is listed at the bank from which you wish to receive your mortgage. It may sometimes be possible to request a temporary approval of an appraiser who is not on the list, and, if this is the case, you must request the approval before conducting the appraisal.

It is also the appraiser’s job to examine construction rights. If you wish to purchase an apartment with an option to add on to it, don’t rely on what the apartment owner tells you—consult with a professional who can contact the municipal planning departments and inform you about the construction rights for your chosen property, as well as the relevant taxes.

It should be noted that an appraiser is not a lawyer or a real-estate broker. An appraiser should usually be hired before hiring a lawyer and at the same stage as hiring a broker. When you first hear about the property and want to be sure that the owner has given you the correct information about the apartment and in accordance with the law, the appraiser will have various means of doing this for you. They will verify the veracity of the details provided to you, make an approximation of the appropriate price according to all measures, and examine whether any construction violations exist and what the options are for future add-ons.

WHAT SHOULD YOU LOOK FOR WHEN CHOOSING A REAL-ESTATE APPRAISER?

Certification:
The first thing to verify is that the appraiser has received certification from the Ministry of Justice and is not just a fly by night random freelancer who happens to engage in evaluating apartments. Even better if the appraiser is a member of the Israeli Real Estate Appraisers Association, which shows that they are dependable and that you can rest quietly.
Experience:
Like every real-estate service provider, the level of experience is a highly important factor. An experienced certified appraiser will deliver a more professional and detailed opinion, and, most importantly—a more precise opinion, which is why you hired them in the first place.
Customers:
Try to find an appraiser whose customers are many and varied. You can find this out through the appraiser’s website or on various Internet platforms that display recommendations for professional service providers. Obviously, an appraiser who works with many banks, governmental offices, municipal committees, and so on, is better than someone with no meaningful clientele to recommend them.
Personal service:
Since the appraiser is the one with the final word—that is, the price of the apartment is decided based on the appraiser’s opinion—it is important for your relationship with the appraiser to be personal and direct. You should choose an appraiser who puts an emphasis on personal service.

How should your appraiser evaluate the cost of the property?

The comparative approach: According to this approach, the real-estate appraiser compares the prices of similar properties. This is the most common approach and is used mostly for residential properties.
The cost approach: According to this approach, the real-estate appraiser evaluates the building taking into consideration the cost of the land and the cost of the construction, in addition to the profit gained by the entrepreneurs and the VAT that was paid for the project. Alternatively, if the value of the land is decreasing, this approach may be used for real-estate property when comparing between properties is impossible or when there is no revenue stream that may be used to evaluate the property.
The capitalization-of-income approach (also called the economic approach): According to this approach, the real-estate appraiser calculates the worth of the property based on the capitalization of the current rental price for an unlimited length of time and according to the interest rate in the market. This approach is mainly relevant for office buildings.

So, if you have chosen a property and are unsure about your choice, or, even if you are sure but would like a professional opinion to confirm your decision, do not hesitate to hire a real-estate appraiser who will conduct an examination for you based on their professional experience.

If you are about to buy an apartment, contact our offices in Tel Aviv or Jerusalem today for legal advice.