Frequently Asked Questions

There are many reasons homeowners need appraisals. Common situations include estate settlements (determining value as of a date of death), divorce proceedings (establishing fair market value for property division), tax appeals, removing PMI, pre-listing evaluations, estate planning, trust transfers, and settling disputes between parties. Each situation requires an accurate, defensible valuation from a qualified professional.

While both involve examining a property, they serve very different purposes. A home inspection is a detailed examination of the physical condition and systems of a home, identifying defects and needed repairs. An appraisal determines the market value of the property. Inspectors focus on what’s broken or needs attention, while appraisers focus on what the property is worth in the current market based on its condition, location, and comparable sales.

A Comparative Market Analysis (CMA) from a real estate agent and online estimates like Zillow are helpful tools, but they’re not appraisals. CMAs are typically prepared to help price a home for sale and may not include an interior inspection. Online estimates use algorithms and public data without seeing your home’s actual condition, upgrades, or unique features. An appraisal is performed by a licensed professional who physically inspects your property, applies recognized valuation methods, and produces a detailed report that meets industry standards. Appraisals are widely accepted by courts, the IRS, and other official entities.

The timeline varies based on several factors. The physical inspection usually takes 30-60 minutes. After the inspection, I need time to research comparable sales, analyze data, and prepare the detailed report. In most cases, you can expect to receive your completed appraisal report within 3-7 business days after the inspection. Complex properties, unique homes, or situations requiring specific effective dates (like estate appraisals) may take slightly longer. Rush services may be available for an additional fee if you have urgent timing needs.

To help the process go smoothly, make sure all areas of the home are accessible, including the attic, basement, garage, and any outbuildings. Clean and declutter to allow for accurate measurements and good photographs. Make a list of any recent improvements or upgrades with dates and costs if available. Gather relevant documents like surveys, floor plans, or permits for additions or major renovations. Ensure utilities are on so I can check that systems are functional. If you have information about comparable sales or unique features of your home, feel free to share that as well.

You don’t necessarily need to be present, but someone must be available to provide access to the property. If you choose to be home, you’re welcome to follow along and point out special features or recent improvements. However, it’s best to let me work independently to conduct a thorough and unbiased inspection. Many homeowners prefer to be present initially to unlock doors and answer any questions, then leave me to complete the inspection.

Many factors influence value. Location is critical, including the neighborhood, school district, and proximity to amenities or nuisances. The size of your home (square footage) and lot are important. Condition and age matter significantly, as do updates and improvements like kitchen and bathroom remodels, new roofing, updated systems, or finished basements. The quality of construction and materials used also play a role. Market conditions at the time of the appraisal affect value. Finally, the most important factor is recent sales prices of similar homes in your area, known as comparable sales or “comps.”

Comparable sales, or “comps,” are recently sold properties that are similar to yours in size, condition, location, and features. I look for homes that have sold within the last 3-6 months in your neighborhood or nearby areas with similar characteristics. Ideally, comps should be within 10-20% of your home’s size, have a similar number of bedrooms and bathrooms, be in comparable condition, and reflect similar quality and appeal. I then make adjustments for any differences between your home and the comps to arrive at an accurate value estimate. The selection and adjustment of comps is one of the most important aspects of the appraisal process.

Estate appraisals serve several critical purposes. They’re required for federal and state estate tax returns if the estate exceeds certain thresholds. They establish the stepped-up cost basis for capital gains tax purposes when heirs eventually sell the property. They help ensure fair distribution of assets among heirs. They provide documentation for the probate court process. Additionally, they protect executors and trustees from liability by showing they properly valued estate assets. The IRS and state tax authorities may scrutinize estate valuations, so having a qualified, independent appraisal is essential.

While I can conduct the appraisal months or even years after the date of death, it’s generally best to order it sooner rather than later. The closer to the date of death, the easier it is to accurately assess the property’s condition at that time and find relevant comparable sales. However, I understand that dealing with appraisals during a difficult time can be challenging. Contact me when you’re ready, and I can work with your timeline. Keep in mind that some estate tax returns have filing deadlines, so check with your attorney or accountant about any time constraints.

This is a common situation. If the property has been cleaned out, repaired, updated, or has deteriorated since the date of death, I’ll need detailed information about its condition on the actual date of death. Photographs taken around that time are extremely helpful. Descriptions from family members or others familiar with the property are also valuable. I may also rely on property records, prior appraisals or inspections, and my professional judgment to determine the appropriate condition and value as of the date of death. It’s helpful if you can document any changes that have occurred.

Ideally, the appraisal is ordered jointly by both spouses or their attorneys, with the cost split between both parties. This helps ensure the appraisal is seen as neutral and unbiased. However, arrangements vary depending on the specific situation and what the attorneys or court order specifies. One party may order and pay for the appraisal initially, with costs later divided as part of the overall settlement. What matters most is that the appraiser remains independent and unbiased regardless of who engages their services.

If one or both parties dispute the appraised value, there are several options. You can discuss your concerns with me directly—sometimes there’s information I wasn’t aware of that could affect the value. You can obtain a second appraisal from another qualified appraiser for comparison. In some cases, the court may order an additional independent appraisal. Alternatively, the two appraisals can be averaged, or the parties can agree to bring in a third appraiser whose value will be binding. My goal is always to provide an accurate, well-supported valuation that both parties and the court can rely on.

Yes, appraisals performed by licensed, certified appraisers are regularly used as evidence in divorce proceedings. The appraisal report must meet specific standards and comply with the Uniform Standards of Professional Appraisal Practice (USPAP). If the case goes to trial, I may be called to testify about my findings and methodology. The appraisal provides the factual foundation for property valuation and helps judges make informed decisions about asset division. Most divorce cases settle before trial, and having a credible appraisal often facilitates those settlements.

Payment is typically due at the time of the inspection or shortly before the report is delivered, depending on our agreement. For estate and divorce appraisals, payment arrangements can be flexible based on the circumstances. I accept various payment methods including checks, credit cards, and electronic payments. Full payment is required before the final appraisal report is released. If you have specific payment needs or concerns, please discuss them with me when you schedule the appraisal.

Appraisal fees reflect the time, expertise, research, and liability involved in providing a professional valuation service. The fee is based on the complexity of the assignment, not on the value conclusion. Fees are generally not negotiable once quoted, as they’re based on the actual work required. Fees are also typically non-refundable once work has begun, as I’ve invested time and resources into the appraisal process. If you need to cancel, please do so as early as possible. I strive to provide fair pricing and excellent value for the professional service you receive.

An appraisal reflects the value of a property as of a specific date, called the “effective date” of the appraisal. In a normal market, an appraisal is generally considered reliable for about 3-6 months. However, in rapidly changing markets, values can shift more quickly. The appraisal doesn’t “expire” in the technical sense—it remains an accurate statement of value as of its effective date. If significant time has passed or if market conditions have changed substantially since the appraisal date, a new or updated appraisal may be needed.

As the client who ordered the appraisal, you generally have the right to share the report as needed for your intended use. For estate appraisals, the report is typically shared with the estate attorney, accountant, IRS, and heirs. For divorce appraisals, the report is shared with both parties and their attorneys. However, you should not publicly post the appraisal online or use it for purposes beyond its intended use without discussing it with me first. The appraisal is prepared for the specific use stated in the report and relying on it for other purposes may not be appropriate.

If you believe the appraised value is inaccurate, please contact me to discuss your concerns. Sometimes there’s information about the property or recent sales that I wasn’t aware of, and this can be addressed. I’m happy to explain my methodology and the reasoning behind the value conclusion. However, appraisals are based on market data and professional analysis, not on what you hope or need the value to be. If after our discussion you still have concerns, you have the right to obtain a second opinion from another appraiser. Keep in mind that different appraisers may arrive at slightly different values, and a reasonable range of values is normal.

Portland has distinctive characteristics that influence property values. Factors like urban growth boundaries, neighborhood walkability, access to public transit, proximity to parks and natural areas, and the city’s strong preservation of historic homes all play a role. Portland’s diverse neighborhoods each have their own character and appeal. Market conditions can vary significantly between inner-city neighborhoods, suburban areas, and outlying communities. As a local appraiser, I understand these nuances and how they impact value. My knowledge of the Portland market ensures your appraisal accurately reflects what informed buyers and sellers in this area would consider.

Yes, absolutely. Professional appraisers are required to be independent, impartial, and objective. I have no financial interest in the outcome of the appraisal. My fee is not contingent on the value I determine, and I don’t receive any compensation based on the value conclusion. I follow strict ethical standards that prohibit me from advocating for any party or allowing outside pressure to influence my professional judgment. My only obligation is to provide an accurate, unbiased opinion of value based on market data and recognized appraisal methods. This independence is what makes an appraisal credible and reliable.

All of my appraisals are performed in accordance with the Uniform Standards of Professional Appraisal Practice (USPAP). USPAP establishes the ethical and performance standards for appraisers and is recognized throughout the United States. These standards ensure that appraisals are credible, reliable, and performed with competence and integrity. Additionally, I follow guidelines specific to the intended use of the appraisal, such as IRS requirements for estate tax appraisals or court requirements for divorce proceedings. Compliance with these standards ensures your appraisal will be accepted by the entities that need to rely on it.