The Ultimate Real Estate Appraisal FAQ

I. General Appraisal & Process

• 1. What exactly is a professional real estate appraisal?
• A professional real estate appraisal is an independent opinion of market value developed by a licensed or certified appraiser using the property, market conditions, and comparable sales. The report is prepared for a stated intended use.
• 2. How long does the appraisal process take?
• Most appraisal reports are completed in 5 to 7 days after the property inspection.
• 3. What happens during the appraisal inspection?
• I inspect the property to document its features, layout, condition, and other characteristics relevant to the appraisal. Housekeeping and furniture are not the focus.
• 4. How should I prepare my home for an appraisal?
• Provide clear access to all areas, including the attic, basement, and crawlspace when applicable. A written list of recent upgrades, major repairs, and approximate completion dates is also helpful.
• 5. Is an appraisal the same as a home inspection?
• No. An appraisal develops an opinion of market value for a stated intended use. A home inspection evaluates the property's condition and identifies potential defects.

II. Estate, Probate, & Date of Death

• 6. What is a date-of-death appraisal?
• A date-of-death appraisal develops a retrospective opinion of market value as of the date the owner died. Executors, heirs, attorneys, and tax professionals may use it for estate administration and basis documentation. Confirm tax requirements with a qualified tax professional.
• 7. Can you appraise a property from years in the past?
• Yes, when sufficient credible data is available. The appraisal reconstructs market conditions and relevant property characteristics as of the historical effective date.
• 8. Do I need an appraisal if the estate is not being sold immediately?
• A date-of-death appraisal can document value for estate records and future basis questions even when the property is being held. Ask the estate attorney or tax professional what documentation is appropriate for the matter.

III. Financial, PMI, & Private Sales

• 9. How do I use an appraisal to request PMI removal?
• PMI cancellation rules vary by loan and servicer. Start by asking the lender or loan servicer what value documentation and process it requires. When a borrower-ordered appraisal is appropriate, I can prepare an independent report, but no appraiser can promise PMI cancellation.
• 10. How is a professional appraisal different from a Zestimate?
• A Zestimate is an automated estimate. A professional appraisal is a property-specific analysis developed by a licensed or certified appraiser using the assignment scope, property information, market conditions, and comparable sales.
• 11. Should I get an appraisal when selling without an agent?
• An independent pre-listing appraisal can support the pricing decision with documented market evidence. It does not guarantee a sale price or time on market.

IV. Legal & Litigation-Support Services

• 12. Can your appraisals be used for divorce matters?
• Yes. A divorce appraisal can be developed for equitable distribution, mediation, attorney review, deposition, or testimony when those intended uses are identified. The report is independent and prepared in compliance with USPAP.
• 13. Do you provide expert witness testimony?
• Yes, when arranged as part of the assignment. Availability, scope, and any testimony fee should be confirmed before ordering.

V. Investor & Tax Appeal Specialities

• 14. What is an After-Repair Value appraisal?
• An After-Repair Value appraisal develops a prospective opinion of market value based on a defined renovation scope and the assumption that the work is completed as described.
• 15. Do you work with hard money lenders for investor projects?
• Yes. I provide as-is and After-Repair Value appraisals for stated intended uses. Confirm the lender's requirements before ordering because no appraiser can promise lender acceptance or funding.
• 16. How do I appeal my property tax assessment in Fairfax?
• You can submit evidence that the assessment exceeds market value. An independent appraisal can support the appeal, but it does not guarantee a reduction or another result. Confirm the current filing deadline with Fairfax County.
• 17. What is the deadline for Prince William County tax appeals?
• Deadlines can change by tax year. Confirm the current administrative appeal and Board of Equalization deadlines directly with Prince William County before filing.

VI. Measurements & Standards

• 18. What are ANSI measurement standards?
• ANSI Z765 provides a standardized method for calculating the square footage of detached and attached single-family houses. The applicable standard and assignment scope determine how measurements are reported.
• 19. Why does my square footage differ from the tax record?
• Tax records may rely on older information, different measurement rules, or unverified estimates. An appraisal inspection documents the property using the measurement standard applicable to the assignment.
• 20. Why hire an appraiser with 34 years of experience?
• I have completed more than 15,000 appraisals across the DC metropolitan area since 1992. That experience helps me identify local market differences, select relevant comparable sales, and explain the analysis clearly.