I once had a client get dinged for a missing fence board. It’s wild what gets flagged sometimes.
That’s the kind of thing that always makes me shake my head. I’ve seen appraisers zero in on the smallest details—one time, it was a cracked window latch, which felt a bit over the top. But then, I’ve also seen them breeze right past bigger issues. There doesn’t seem to be much consistency.
You mentioned asking about odd fees or adjustments, and I agree that transparency is key. Still, I’ve noticed some lenders get cagey when pressed for specifics, especially around “processing” or “miscellaneous” charges. Have you found any lenders who are actually upfront about how those numbers are calculated? Or is it just a matter of shopping around until you find someone who’ll give you a straight answer?
It’s easy to get caught up in the weeds with these little things, but like you said, the big numbers—rate, term, closing costs—are what really move the needle. Still, it’s frustrating when the small stuff starts to pile up and nobody wants to explain why.
I get where you’re coming from, but I’d actually push back a little on the idea that the “big numbers” are all that matter. Those small fees can really add up, especially if you’re refinancing more than once or if you’re tight on cash at closing. I’ve seen clients surprised by $50 here, $100 there—suddenly it’s $700 in “miscellaneous” charges they didn’t budget for.
Have you found any lenders who are actually upfront about how those numbers are calculated?
In my experience, credit unions and local banks tend to be more transparent than the big national lenders. They’ll walk you through the breakdown if you ask, even if it’s just over email. But I do think shopping around is still necessary. Some lenders just aren’t set up to explain every line item, which isn’t always shady—it’s just how their systems work.
I agree that appraisals feel like a roll of the dice sometimes, but when it comes to fees, I’d say don’t write off the “small stuff.” It’s not always pocket change, and it’s worth pressing for clarity even if it feels tedious.
Those “miscellaneous” charges really do sneak up, don’t they? I’ve had projects where the closing statement looked fine at first glance, but then you dig into the details and there’s a $95 courier fee, $80 for “document prep,” and a handful of other things that aren’t explained unless you specifically ask. I get that some of it is just how the industry operates, but it makes me wonder—why isn’t there a standardized way to present these fees? Is it just inertia, or is there an incentive for lenders to keep things a little murky?
You mentioned credit unions and local banks being more transparent. I’ve noticed that too, especially when I’m working with smaller properties or less conventional deals. They’re usually willing to walk through each line item, and sometimes they’ll even waive minor fees if you push back a bit. But with the bigger national outfits, it’s almost like they expect you not to notice or care about the small stuff.
I agree that appraisals feel like a roll of the dice sometimes, but when it comes to fees, I’d say don’t write off the “small stuff.” It’s not always pocket change, and it’s worth pressing for clarity even if it feels tedious.
Couldn’t agree more. I actually had a situation last year where a client refinanced twice in 18 months. The second time around, he was floored by how much he’d paid in “little” fees over both transactions—almost enough to cover a month’s mortgage payment. Makes me think: are we all just conditioned to focus on the headline rate and ignore everything else? Or is it just too overwhelming for most people to dig into every line?
I also wonder if there’s any real recourse when you find something that looks off. Has anyone actually managed to get a lender to remove or reduce a fee after questioning it? I’ve had mixed results—sometimes they budge, sometimes they don’t. Maybe it depends on how competitive the market is at the time.
Anyway, I’m with you—those small numbers aren’t always so small once you add them up. And honestly, if lenders were more upfront about them from the start, maybe folks wouldn’t feel so burned at closing.
Ever notice how those “miscellaneous” fees seem to multiply the closer you get to closing? I’ve seen clients get tripped up by stuff like $60 “wire transfer” charges that weren’t even mentioned up front. Makes me wonder—shouldn’t there be a rule that forces lenders to break down every single line item in plain English, not just legalese? Or maybe it’s just easier for some lenders to keep things vague and hope nobody asks too many questions. Has anyone actually had luck getting a detailed explanation (or even a refund) after pushing back on something that looked off? Sometimes I feel like it’s all about how loud you’re willing to be...
That’s been my experience too—those little fees just sneak up on you. What I started doing is requesting a full itemized list before I even get close to signing anything. It takes a bit of back and forth, but sometimes they’ll actually drop or clarify random charges if you ask directly. Has anyone tried comparing closing disclosures from multiple lenders side by side? I’m curious if the “miscellaneous” stuff is always legit, or if some lenders just pad more than others.
