Below are answers to the questions we hear most often about private residential appraisals across Southeast Michigan.

1. Can I order an appraisal directly, or do I need a lender?

Yes, you can hire us directly. Many homeowners, attorneys, and real estate professionals request private, non-lender appraisals for their own documentation or decision-making. Working with an independent appraiser ensures objectivity and confidentiality.

2. Why hire a private appraiser instead of a lender’s?

Lender appraisals are prepared for the bank’s use, not yours. Hiring a private appraiser gives you an independent, confidential report written for your specific needs. You own the report and can use it for planning, negotiation, or legal purposes.

3. What types of appraisals do you provide?

We complete residential appraisals for single-family homes, condominiums, and 1–4 unit properties. Common uses include divorce, estate, pre-listing, tax appeal, and other private or legal purposes where trusted local expertise matters.

4. How much does a residential appraisal cost?

Fees vary by property type, size, and complexity. You’ll receive a written quote with the full cost, turnaround time, and scope before scheduling so there are no surprises.

5. How long does the appraisal process take?

Most residential appraisals are completed within three to five business days after the on-site inspection. Depending on complexity, some reports may take up to seven days. We’ll confirm your timeline upfront so you always know what to expect.

6. Do you offer rush service?

Yes. Rush service is available for an additional fee. Timelines depend on current demand, so contact us to discuss your specific deadline.

6A. Can you expedite the report delivery?

Yes. Rush report delivery is available for an additional fee. Let us know your deadline when you contact us and we’ll confirm availability.

7. Do I need to be home for the inspection?

It’s helpful but not required. We coordinate access with you, your agent, or a tenant. If you’re home, you can point out upgrades, repairs, or unique features that may affect value.

8. How should I prepare for the appraisal?

Please provide a list of recent improvements with dates and costs if available. Ensuring cleared access and working utilities helps us complete the inspection efficiently and accurately.

9. What information do you need from me?

When scheduling, we’ll ask for the property address, property type, purpose of appraisal, and access instructions. If you have a prior appraisal, survey, or site plan, sharing it can improve accuracy. All information is kept strictly confidential.

10. Will my appraisal meet professional standards?

Yes. Every assignment is completed by a Michigan-certified residential appraiser in full compliance with USPAP (Uniform Standards of Professional Appraisal Practice). Each report is clear, defensible, and suitable for legal or personal use.

11. Is my appraisal confidential?

Yes. Your report is confidential and shared only with you or anyone you authorize. We never release appraisal results to lenders, agents, or third parties without your written consent.

12. Can you appraise unique or complex properties?

Yes. We regularly appraise custom homes, rural properties, and homes with unique layouts or features. If a property requires special consideration, we’ll discuss details upfront to ensure accurate analysis.

13. Do you appraise new construction or homes under renovation?

Yes. We perform “subject to completion” appraisals for new builds or properties under renovation once architectural plans, building permits, and property specifications are available. We’ll discuss any specific details upfront.

14. Are you licensed and insured?

Yes. We are fully licensed and certified in Michigan and carry Errors and Omissions (E&O) insurance for your protection. Our work meets all state and federal requirements for professional appraisal practice.

15. What format will I receive the report in?

All reports are delivered as certified PDF documents by secure email. Printed or additional certified copies are available upon request. Reports are accepted for legal, tax, and professional use.

16. How do I pay for the appraisal?

Payment is due when the appraiser arrives for the inspection. We accept credit cards, checks, cash, and electronic payment methods.

17. Can I use this appraisal for a refinance or mortgage?

No. Private appraisals are for personal or legal use only. Mortgage lenders must order their own appraisal through an Appraisal Management Company (AMC), as required by federal law. Your private appraisal is still valuable for planning, negotiations, or setting list prices.

18. How long is an appraisal valid?

An appraisal reflects market conditions as of the inspection date. Most institutions consider reports current for six months to one year, depending on market trends. If you need your report updated later, we can provide an updated appraisal or a low-cost recertification of value.

19. What if I disagree with the appraised value?

We’re always open to questions about our analysis. While we can’t adjust a value to meet a target, we’ll gladly explain our reasoning and review any additional data you’d like to share. Transparency is central to what we do.

20. Can I request corrections or changes after receiving the report?

If you notice any factual errors or missing information, we’ll review and correct them at no charge. Minor clarifications can be provided as a formal amendment.

21. What happens after I receive the report?

You can use the appraisal for its intended purpose: listing, legal, tax, or estate planning, or simply keep it for your records. If you need an updated value or additional certified copies, we can provide them anytime.

22. Will I be able to reach you if I have questions later?

Yes. You can contact us directly with any follow-up questions about your report. We take pride in being accessible and responsive even after the job is done.

23. What if the property is tenant-occupied?

We coordinate directly with tenants and follow Michigan’s 24-hour notice requirements to ensure proper access.

24. Do you offer accessibility or translation assistance?

We’re committed to serving all clients and can arrange translation or accessibility features when needed. Let us know any requirements when scheduling so we can prepare accordingly.

25. How do I schedule an appraisal?

Simply call, text, or email us. We’ll gather a few details about the property, confirm the quote, and set a convenient inspection time. Appointments are available Monday through Friday, 8 a.m. to 5 p.m., with evening times available by request.

26. Can I split payment between two parties?

Yes. For divorce, estate, or shared ownership cases, we can split payment between parties if requested in advance. Each party can receive a separate invoice, or one person may pay on behalf of both with written authorization.

27. What is your cancellation or rescheduling policy?

If you need to cancel or reschedule, please notify us at least 24 hours before the appointment. Cancellations made within 24 hours may be subject to a $150 fee to cover lost scheduling time. Rescheduling is free if completed with at least 24 hours’ notice.

28. Ready to get started?

Most clients find that a quick call answers everything. Contact us today for confidential guidance and a no-obligation quote.