Your appraisal questions, before you book.

Start with the property address, why you need the appraisal, who needs to use the report and your deadline. Our homeowner questionnaire uses the contact form; include your questions there. Fees depend on the property, scope and deadline. Confirm availability and a delivery estimate for your assignment before relying on it.

Send your property address and questions →

West Chester and nearby townships →

A West Chester mailing address does not necessarily mean the property is in the borough. West Goshen, East Goshen and Westtown are separate townships. The address and parcel records help identify the municipality that applies to your home.

During the appointment, we record the room layout, take photographs and document condition and features. We also measure the exterior walls. Clear clutter so we can reach rooms, the furnace and water heater, and trim bushes that obstruct exterior measurements. Gather the records listed above if available.

An appraisal visit is not a full home inspection. A home inspector separately evaluates accessible structure and systems, including the roof, foundation, heating, plumbing and electrical systems, and central air conditioning when temperature permits.

An appraisal is an impartial, supported opinion of value. For residential property, nearby comparable sales are generally the strongest indicator. We also consider the cost approach—improvements less physical depreciation, plus land value—and the income approach for income-producing property.

More about the term market value →

Residential appraisals →

We document location, size, condition and amenities, research comparable sales through the local Multiple Listing Service, and verify sale prices with tax records and other public documents. Government agencies, qualified contacts, FEMA flood-zone information and our experience in the market also inform the work.

The report identifies the client and intended users, intended use, type and definition of value, effective date and scope of work. The valuation date may be in the past, or in the future for new construction. It explains relevant physical, legal and economic characteristics, the interest being valued, known restrictions and encumbrances, and any included non-real-estate items or partial interests.

Market value describes the most probable price in an open, competitive market as of a specified date: informed, typically motivated parties, reasonable market exposure, cash or equivalent financing, and no undue stimulus or special concessions affecting the price. Market Value and Fair Market Value are distinct terms; the report identifies the definition used.

Your agent’s comparative market analysis (CMA) is a pricing estimate. Our appraisal documents an independent value opinion using valuation methods and verifiable evidence. The assignment fee is agreed in advance, regardless of the value conclusion. Careful analysis and reporting under the Uniform Standards of Professional Appraisal Practice (USPAP) support a credible report; they do not guarantee a particular value.

Homeowners, attorneys and lenders request appraisals for estates, trusts, divorce, purchases, listing decisions, loans, tax matters, IRS requests, litigation, investment and condemnation cases. An independent appraisal can support a pricing or negotiation decision, including a sale without an agent. We explain the process and findings along the way.

Estate appraisals →

Probate appraisals →

Divorce appraisals →

IRS step-up appraisals →

Paying for an appraisal does not make it suitable for every purpose. In a mortgage transaction, the lender generally orders the report and is the intended user, even when the buyer pays. Arrange access to a copy through the lender; having a copy does not itself authorize a different use. When you hire us directly, agree the intended use and users with us before work begins.

For a county assessment challenge, an appraisal can provide valuation evidence if you believe your home is overvalued. It does not promise a lower assessment or tax bill, and an assessment may rise in a later period.

Private Mortgage Insurance (PMI) protects the lender if a borrower defaults and the home is worth less than the debt. Equity around 20%, or a loan balance below 80% of value, is a starting point for a cancellation discussion—not confirmation that your loan qualifies. Ask your lender about its requirements before ordering an appraisal for PMI removal. We cannot guarantee cancellation.

We also handle appraisal requests concerning a frozen Home Equity Line of Credit (HELOC). A lender may freeze a line because of a nearby declining market even when the particular property has not declined. That can affect cash flow; an apparently maxed-out line can also raise credit concerns. An appraisal supplies valuation evidence, without guaranteeing reinstatement.

Renovation value depends on your property and its market. Bedrooms or bathrooms may add value, but making a home too large for its neighborhood can limit the return. A renovation’s cost is not a promise of the value it adds.

Discuss the report you need reviewed →

For a second look at an existing report, we offer field, desktop and retrospective appraisal reviews. Field reviews check the subject and comparable properties; desktop reviews use available online information and our files. Banks often request retrospective reviews, and a homeowner may request one when concerned about possible mortgage fraud.

A review examines the report’s fit for the transaction, the risks involved, independence, quality and consistency with the letter of engagement. Discuss the scope, required format and any desk, field, short-form or narrative reporting needs with us. USPAP governs appraisal reports and reviews; our role is to evaluate another appraiser’s work fairly and objectively.