Frequently Asked Questions

Depending on the size of the home, an inspection can vary from 15 minutes to an hour. Typical homes are usually 15-30 minutes and the appraiser will observe both the interior and exterior of the home.

While the client does not need to be at the home, someone needs to provide interior access for most homes. That could be a realtor, builder, friend, or family member.

During the inspection the appraiser will walk throughout the house. If possible, try to make sure there is easy access to all the rooms including the utility room where the mechanical equipment resides. Do not worry about laundry, closets or toys out, we are not judging any personal items.

The appraiser typically begins with the exterior inspection. This consists of taking photos, measuring the house, taking notes on the exterior amenities and observing condition and quality. Then they will go inside and sketch the floor plan, take photos of the rooms, and observe condition and quality. The appraiser will also note any recent renovations, additions, as well as deferred maintenance.

A PDF report will be emailed to the client within a few days to a week after the inspection depending on how busy it is in the market. Rush appraisals can be accommodated.

The clients are the only people where we will email the report. If you are working with an attorney for a tax appeal, estate planning, divorce, or other purpose, we can also send the report to your attorney. This report will not go to the town assessor or municipality and the photos will not be made public.

There are two major distinctions between a CMA and an appraisal report. The first is that a CMA is a list of comparables that a realtor will gather. It may provide a “ball-park” figure with a wide range of values, however a realtor is not licensed or qualified to make monetary adjustments for the differences between the comparables and house in question. An appraiser will provide a specific fair market value supported by market data. The second difference is that the appraiser is an independent voice, with no vested interest in the value of a home, unlike a realtor whose income is tied to it.

For single family homes, the most common way appraisers determine market value is by using the sales comparison approach. This approach uses similar recently closed sales in (ideally) close proximity and compares them to the home being appraised. The appraiser then makes monetary adjustments based on the differences between those homes and the property. Once the appraiser develops the adjusted values of the comparables, they can reconcile the fair market value.

Yes, we can perform an appraisal for the lender or to assist you before you start renovating your home. We will analyze the details provided, review the cost of the renovations, and determine the market value as if the project were completed.

While people use Zillow and other valuation websites as a gauge on the market, as appraisers, we never look at these sites. One study we performed had Zillow value discrepancies as high as 38%. A major factor that Zillow does not account for is condition and quality because they are not inside the home. These two factors can be significant contributors to the value as well as detriments if the home is not in good condition. Banks, lenders, the State court, and attorneys rely on appraisers as they are the “eyes and ears” in the field, not Zillow.