Question 1

What is a home appraisal?

Accepted Answer

A home appraisal is an unbiased professional opinion of a property's market value. As a licensed appraiser, I conduct a thorough inspection of your property and analyze recent sales of comparable homes in your area, current market trends, and the condition and features of your home.

Question 2

Why would I need an appraisal?

Accepted Answer

Common situations include estate settlements, divorce proceedings, tax appeals, removing PMI, pre-listing evaluations, estate planning, trust transfers, and settling disputes between parties.

Question 3

What's the difference between an appraisal and a home inspection?

Accepted Answer

A home inspection identifies defects and needed repairs, while an appraisal determines the market value of the property based on condition, location, and comparable sales.

Question 4

How is an appraisal different from a CMA or Zillow estimate?

Accepted Answer

An appraisal is performed by a licensed professional who physically inspects the property and applies recognized valuation methods. CMAs and online algorithms (like Zillow) do not include professional interior inspections or meet industry standards for legal/official use.

Question 5

What happens during the appraisal inspection?

Accepted Answer

The appraiser examines the interior and exterior, measures the home, takes photographs, notes the quality of construction, and documents upgrades. The process typically takes 30-60 minutes.

Question 6

How long does the appraisal process take?

Accepted Answer

The inspection takes 30-60 minutes. You can typically expect to receive the completed appraisal report within 3-7 business days after the inspection.

Question 7

How should I prepare for the appraisal?

Accepted Answer

Ensure all areas are accessible (attic, basement, garage), clean/declutter, and prepare a list of recent improvements, upgrades, and relevant documents like floor plans or permits.

Question 8

Do I need to be home during the appraisal?

Accepted Answer

You don't necessarily need to be present, but someone must be available to provide access. Most homeowners prefer to be present initially to unlock doors and answer questions.

Question 9

What factors affect my home's appraised value?

Accepted Answer

Key factors include location, size (square footage), lot size, age, condition, updates/remodels, quality of construction, and recent sales prices of similar homes (comparables).

Question 10

What are 'comparable sales' and how are they selected?

Accepted Answer

Comparables are recently sold properties similar in size, condition, and location. Adjustments are made for differences between your home and these 'comps' to arrive at an accurate value.

Question 11

What is a date of death appraisal?

Accepted Answer

A date of death appraisal establishes the fair market value of a property as of the date the owner passed away, essential for estate taxes and establishing stepped-up basis for heirs.

Question 12

Why do I need an appraisal for an estate?

Accepted Answer

They are required for tax returns, help ensure fair distribution among heirs, provide documentation for probate court, and protect executors from liability.

Question 13

How soon after death should I order an estate appraisal?

Accepted Answer

It is best to order it sooner to accurately assess condition, though it can be conducted months or even years later using retrospective data.

Question 14

What if the property condition has changed since the date of death?

Accepted Answer

The appraiser will use photos, family descriptions, and public records to determine the property's condition specifically on the date of death.

Question 15

How does a divorce appraisal work?

Accepted Answer

It provides an independent, unbiased valuation of the marital home so assets can be divided equitably in mediation or court proceedings.

Question 16

Who orders and pays for the divorce appraisal?

Accepted Answer

Ideally, it is ordered jointly and the cost is split. Arrangements vary, but the appraiser remains neutral regardless of who pays.

Question 17

What if we disagree about the appraised value?

Accepted Answer

Parties can discuss concerns with the appraiser, obtain a second appraisal for comparison, or have a court order an additional independent valuation.

Question 18

Can the appraisal be used in court?

Accepted Answer

Yes, appraisals from licensed appraisers that comply with USPAP standards are regularly used as evidence in divorce proceedings.

Question 19

How much does an appraisal cost?

Accepted Answer

A typical single-family residential appraisal in the Portland area ranges from $400 to $700, though larger or complex properties may cost more.

Question 20

When is payment due?

Accepted Answer

Payment is typically due at the time of inspection or shortly before report delivery. Flexible arrangements can be made for estate and divorce cases.

Question 21

Is the fee negotiable or refundable?

Accepted Answer

Fees are generally non-negotiable as they are based on the work required. They are typically non-refundable once the appraisal work has begun.

Question 22

What will the appraisal report include?

Accepted Answer

It includes a property description, photos, site map, value determination, comparable sales analysis, market trends, and appraiser credentials (usually 20-40+ pages).

Question 23

How long is the appraisal valid?

Accepted Answer

It is generally considered reliable for 3-6 months, though it specifically reflects the value as of the 'effective date' stated in the report.

Question 24

Can I share the appraisal report with others?

Accepted Answer

As the client, you can share it with attorneys, heirs, or the IRS, but it should not be publicly posted online without consulting the appraiser.

Question 25

What if I disagree with the appraised value?

Accepted Answer

Contact the appraiser to discuss concerns. If valid new data is provided, it can be addressed. You also have the right to seek a second opinion.

Question 26

Do you only appraise properties in Portland?

Accepted Answer

Primary service areas include Multnomah, Clackamas, and Washington counties in the greater Portland metro area.

Question 27

How does Portland's unique housing market affect appraisals?

Accepted Answer

Factors like urban growth boundaries, neighborhood walkability, transit access, and historic preservation all impact local property values.

Question 28

What are your qualifications?

Accepted Answer

I am a state-licensed/certified residential appraiser adhering to USPAP standards with extensive experience and annual continuing education.

Question 29

Are you independent and unbiased?

Accepted Answer

Yes. Appraisers are legally required to be impartial. Fees are never contingent on the property value conclusion.

Question 30

What standards do you follow?

Accepted Answer

I follow the Uniform Standards of Professional Appraisal Practice (USPAP), which ensures appraisals are credible, reliable, and ethical.

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