Primary Service Area: Lucas, Wood, and Fulton Counties
Service Coverage: All of Northwest Ohio

An appraisal is an independent, professional opinion of a property’s value, prepared by a qualified appraiser, that reflects current market conditions and the property’s specific characteristics. It provides a credible foundation for legal matters, real estate transactions, and financial decisions—whether for buying, selling, financing, tax assessment, estate planning, or dispute resolution.

There are many reasons to obtain a home appraisal, with the most common being real estate and mortgage transactions. Other reasons include:

✅ To obtain a loan or refinance.

✅ To lower your tax burden.

✅ To establish the replacement cost for insurance.

✅ To contest high property taxes.

✅ To settle an estate.

✅ To provide a negotiating tool when buying real estate.

✅ To determine a reasonable price when selling real estate.

✅ To protect your rights in a condemnation case.

✅ Because a government agency, such as the IRS, requires it.

✅ If you are involved in a lawsuit.

Appraisals provide a professional, objective opinion of value for legal, financial, and real estate purposes.

The timeline for an appraisal varies based on the property’s complexity and the intended use of the valuation. For most residential assignments, the on-site inspection typically requires only a few hours. The additional research, analysis, and report preparation generally result in a total turnaround time of approximately 5 to 10 business days. More complex narrative appraisals and appraisals prepared for litigation typically require longer completion times.

To get started, we’ll need:

- Property details (address, legal description, deed/title)

- Ownership & occupancy info

- Renovation or improvement history

- Purpose of the appraisal (sale, financing, estate, tax, legal, etc.)

- Access arrangements for inspection

- Having these ready helps ensure a smoother and faster appraisal process.

When an appraiser inspects a property, they are gathering information to form an accurate, defensible opinion of value. Key things they typically look for include:

Property size & layout → square footage, number of rooms, floor plan, and functional use of spaces.

Condition & quality → age of the structure, construction materials, maintenance, upgrades, and any visible defects.

Improvements & features → additions, renovations, landscaping, garages, pools, or other amenities.

Location factors → lot characteristics, street access, neighborhood quality, proximity to schools, commercial areas, and zoning considerations.

Safety, compliance, and legal factors → visible code violations, easements, or other legal considerations that may affect value.

The appraiser’s goal is to collect a complete, objective picture of the property so the final appraisal report is reliable for sales, financing, legal matters, tax purposes, or estate planning.

Before the Appraiser Visits:

✅ Make sure the appraiser can access every room. Get the keys ready for locked doors.
✅ Organize the home. Deep cleaning isn’t required, but tidy up if you like.
✅ Make a room-by-room list of upgrades and amenities (flooring, countertops, appliances, remodeled areas, HVAC, landscaping, patios, pools/spas) with approximate completion years.
✅ Exclude personal property you would take when moving; include anything you’re unsure about, and the appraiser can adjust.
✅ Share addresses of any recently sold comparable homes you know of.

Yes, you can accompany the appraiser, but let them inspect first. You can point out upgrades, answer questions, and provide access, but avoid directing the inspection or arguing about value. This helps ensure an accurate, objective appraisal.

You can discuss property details, upgrades, and special features that may affect value. Provide information on renovations, improvements, permits, or amenities like updated kitchens, bathrooms, HVAC, landscaping, patios, or pools. You can also share recent local sales or neighborhood insights. Avoid debating the property’s value. Your role is to provide accurate, helpful information so the appraiser can make an objective assessment.

Not necessarily. The appraiser’s client is the party who ordered and pays for the appraisal. Often, a lender, attorney, or court. You, as the property owner, are not the client, but you are an important source of information. You can provide details about your property, upgrades, and access, but the appraiser’s responsibility is to deliver an objective, unbiased opinion of value to their client.

The cost of an appraisal varies based on the complexity and specific requirements of the job; however, our fees are competitive for the industry. Please contact us for a detailed quote.

The fee covers more than the inspection. Appraisers research the market, analyze comparable sales, and prepare a detailed, professional report. The value is in their expertise and thorough analysis, not just the time on-site.

Gathering data is a primary role of an appraiser and is divided into specific and general data:

Specific data is collected from the property itself during an inspection, including location, condition, size, amenities, and other physical features.

General data comes from multiple sources, such as:

MLS and real estate databases – recent sales used as comparables.

Public records and tax documents – to verify sales prices and legal details.

Flood zone and environmental data – from FEMA or specialized sources.

Appraiser experience – prior appraisals in the same market help provide context and insight.

By combining specific and general data, the appraiser produces an accurate, defensible opinion of value that reflects both the property and the surrounding market.

For lender-ordered appraisals, contact your lender for status. If you hired the appraiser directly, you can call them with questions.

Read the report first – it may include details you weren’t aware of, and some neighborhood info might be inaccurate.

For lender appraisals – don’t call the appraiser. Contact your lender with factual data, not opinions, if you believe there’s an issue. The lender decides whether to discuss it with the appraiser.

If you hired the appraiser (private sale, estate, probate, pre-listing, family law), you can call them to discuss factual details.

In litigation cases, consult your attorney before contacting the appraiser to avoid appearing to influence an expert witness.

Focus on facts, not opinions, to support your concerns.

Yes. All appraisals are prepared in accordance with IRS and Uniform Standards of Professional Appraisal Practice (USPAP) requirements. This ensures your appraisal is legally defensible for tax reporting, estate planning, gifting, and other IRS-related purposes.

Yes. We can provide expert witness testimony for legal matters, including real estate disputes, estate, probate, and family law cases.

Not all improvements add equal value. Renovations that usually provide the biggest return on investment include:

Kitchen remodels – updated cabinets, countertops, and appliances.

Bathroom remodels – modern fixtures, vanities, and tile work.

Energy-efficient systems – new HVAC, windows, or insulation.

Curb appeal upgrades – exterior improvements, landscaping, and roofing.

Functional living space – finished basements, attics, or added bedrooms/bathrooms.

The actual impact depends on the local market, property condition, and buyer demand. Appraisers focus on improvements that are permanent and enhance the real estate itself, not personal property.

The renovations that add the most value are those that improve marketability, functionality, and income potential—not necessarily those that cost the most. From an appraisal standpoint, value increases when improvements align with what buyers and tenants in the market are willing to pay for.

Common value-supporting improvements include:

≈ Functional Upgrades
Improvements that correct layout inefficiencies, enhance usability, or adapt the space to current market demand (such as flexible floor plans or improved loading access).

≈ Deferred Maintenance and Building Systems
Roof, HVAC, electrical, plumbing, and structural repairs often protect or stabilize value by reducing risk and future capital costs.

≈ Tenant-Driven Improvements
Renovations that support higher rents, longer lease terms, or stronger tenant retention tend to be reflected in value for income-producing properties.

≈ Exterior and Access Improvements
Parking, lighting, signage, access points, and exterior condition can influence first impressions and overall competitiveness.

≈ Energy Efficiency and Code Compliance
Updates that reduce operating costs or bring a property in line with current codes can positively affect market perception and operating performance.

Not all renovations result in a dollar-for-dollar increase in value. Market conditions, property type, location, and intended use all influence how improvements are reflected in an appraisal. An appraiser evaluates whether renovations are market-supported, not just well-executed.