Minnesota Appraisal Help

[Jon Loca]

I have recently requested to have my PMI dropped on my primary residence because I believe the value of the property has increased enough to merit the PMI cancellation. The appraisal was done utilizing three comps, 2 in my condo development, and one in a condo complex close by. My unit of the condo is on the second and third floor, the other two units in my complex used by the appraiser are on the 1st floor and basement. The appraiser counted the basement finished square footage as the same value as the above grade square footage. Everything I understand about appraisals tell me that is incorrect. So, I wrote a response explaining how I think the appraiser made a mistake counting the below grade square footage the same as the above grade (due note that this building is from 1901 and the foundation is limestone blocks). The response I received is as follows "Your Appraiser is and was aware that sales 1 and 2 (the two units in my condo that were used for the appraisal) have lower level finish It was included in the GLA  due to the fact that these units were all finished at the time of conversion (the condo was created and basement finished in 2005 when a developer bought the former mansion and split it up into units) with similar material and quality. The subject is the 2nd and 3rd floors. Sale 1 is the 1st floor and lower level of the same building" Essentially he's saying the basement does count the same as above grade because it has similar finishes to the above grade. Maybe this is new but this is not my understanding. Can someone shed light if I'm off base here? and if I'm not what's my recourse for an appraisal that is done incorrectly? 

[Tim Swierczek]

@Jon Loca  I think the biggest issue here is that you’re talking about a condo. The unit is going to be graded as a unit and not as a house with a basement it’s a different analysis and you’re using rule that doesn’t apply the same way in this case. There may be evidence that lower units are less desirable In condos in which case that can affect the value of that unit.  How similar is that unit yours is it larger or smaller those are also factors and it’s overall appeal and if it had factors that were better than yours that could help offset the fact it’s in the basement I could still be worth a similar value to your unit . Obviously this is all speculation if you really think you’re right you could try to get a second appraisal but I would recommend getting appraisers opinion of the appraisal you have first.