about Phoenix AZ


Frequently Asked Questions

  • How long does appraisal take to come back?

    Typically, we can complete your report within 48 hours after our appointment.

  • What does an appraiser do?

    A Real Estate Appraiser completes a study on your home and your market and produces a report of the findings showing a current market value for your home.

  • What assurance is there that the value indicated is valid after the report is completed?

    Licensed Real Estate Appraisers have exhaustive training and experience as well as constant continuing education to ensure that they have the knowledge to interpret the market correctly so they can produce credible results.

  • How do I get ready for the appraiser?

    There are several things you can do to prepare yourself and your home for a visit from an appraiser. Make a list of any upgrades that you have made to the home in the past five years, make a list of any of the features of your home that you believe are special, make a copy of any plot plans or surveys that you may have on hand, and clean the home of any clutter!

  • What exactly is PMI and how can I get rid of it?

    PMI is private mortgage insurance and most of the time you can have the mortgage company remove it by having an appraisal completed showing at least an 80/20 loan to value ratio.

  • What is the difference between an appraisal and a comparative market analysis(CMA)?

    A CMA is typically completed by a Realtor to aid in setting a list price. A CMA is sometimes detailed but it is computer generated and lacks the finesse and training of an actual Real Estate Appraiser. The real estate appraisal is a detailed process that is accurate and specific to your home with regard to your market. An appraisal report can be used by mortgage lenders, financial and estate planners as well as the court system due to its credibility.

  • Where does an appraiser get the data used to estimate values in our area?

    The appraiser draws information from multiple sources to ensure accuracy. The local MLS (Multiple Listing Service) is utilized as well as online services including the assessors office, recorder’s office, permitting departments, building cost services, etc.

  • What type of appraiser do I need?

    Depending on the purpose of the appraisal, any licensed appraiser should be able to help. If you are getting a loan or wish to have a person with a higher level of training, a ‘Certified Residential Appraiser’ would be the best choice. Commercial properties must have a ‘Licensed General Appraiser’ complete the appraisal.

  • How long is my appraisal "up-to-date"?

    Different users of appraisals have different standards on the time for the validity of an appraisal report but the United States Department of Housing and Urban Development(HUD) states that the validity period of an appraisal is up to 180 days.

  • Who actually owns the appraisal report?

    The requester of the appraisal typically owns the report, but, if the appraisal is requested for lending purposes, the lender owns the report.

  • What are some questions to ask potential appraisers?

    If I were hiring a residential appraiser for any reason I would ask that they have at least five years of experience and I would insist on a person that is Certified, a Certified Residential Appraiser.