Challenging Appraisals: Strategies for Lawyers and Their Clients

Appraisals are often a crucial part of real estate transactions, litigations, taxes, and estate planning. However, in the course of obtaining an appraisal or while reviewing an appraisal, it may be necessary to verify the reliability, credibility, and accuracy of an appraisal report. Should there be questions, it may even be necessary to challenge an appraisal. Sometimes, appraisals may be based on faulty assumptions, incomplete data, or biased opinions. In such cases, appraisals may not reflect the true market value of the property or the fair compensation for the damages.

If you or your client are facing a situation where an appraisal is challenged or disputed, you need to have a solid strategy to defend or contest the appraisal. You also need to have a trusted and experienced appraisal partner who can provide you with a high-quality appraisal that meets the standards of the industry and the court.

How to Defend an Appraisal

If you are relying on an appraisal to support your case or claim, you need to be prepared to defend it against any potential challenges from the opposing party. Here are some tips on how to defend an appraisal:

• Review the appraisal report carefully: Make sure that the appraisal report is clear, concise, and consistent. Check for any errors, omissions, or inconsistencies in the data, analysis, or conclusions. If you find any issues, contact the appraiser and ask for clarification or a correction.
• Verify the qualifications and credentials of the appraiser: Make sure that the appraiser is licensed, certified, and qualified to perform the appraisal. Check for any disciplinary actions or complaints against the appraiser. If possible, obtain references or testimonials from previous clients or peers of the appraiser.
• Evaluate the methodology and approach of the appraiser: Make sure that the appraiser used appropriate and accepted methods and techniques to value the property or estimate damages. Check if the appraiser considered all relevant factors and market conditions that affect the value of property or the amount of damages. Check if the appraiser used comparable properties and transactions that are similar to the subject property in terms of location, size, condition, and quality, amongst other characteristics.
• Support the appraisal with additional evidence: If possible, provide additional evidence that corroborates and confirms the appraisal results. This may include market data, expert opinions, photographs, and documents, along with other information that supports the value opinion.

How to Challenge an Appraisal

If you are disputing an appraisal, you need to have a strong argument to challenge it. Here are some tips on how to challenge an appraisal:

• Identify the weaknesses and flaws of the appraisal report: Look for any errors, omissions, or inconsistencies in the data, analysis, or conclusions of the appraisal report. Point out any discrepancies or contradictions between the appraisal report and other evidence or information. Highlight any gaps or missing information in the appraisal report that may affect its validity.
• Question the qualifications and credentials of the appraiser: Look for any evidence that suggests that the appraiser is not licensed, certified, or qualified to perform the appraisal. Look for any disciplinary actions or complaints against the appraiser that may affect his or her reputation or credibility. Look for any conflicts of interest or biases that may influence the appraiser’s opinion or judgment.
• Criticize the methodology and approach of the appraiser: Look for any evidence that suggests that the appraiser used inappropriate or outdated methods and techniques to value property and estimate damages. Look for any evidence that suggests that the appraiser did not consider all relevant factors, market conditions, and damages that affect the value of the property. Look for any evidence that suggests that the appraiser used incomparable property transactions that are dissimilar to the subject property situation in terms of location, size, condition, quality, or other characteristics.

• Present an alternative appraisal with a different result: If possible, obtain a second opinion from another qualified and experienced appraiser who can provide you with a new appraisal on the subject property. Compare and contrast the two appraisals and explain why the second appraisal is more accurate, reliable, and credible than the other party’s appraisal.

What are the challenges of challenging appraisals?

Challenging appraisals can be difficult for several reasons. First, appraisers are humans and may make mistakes or have biases that affect their judgment. Second, appraisals are subjective and may vary depending on the methodology, data, and assumptions used by the appraiser. Third, appraisals are influenced by market conditions and the availability of comparable sales at the time of the appraisal. Fourth, appraisals are often accepted as authoritative by lenders, courts, and other parties, and challenging them may require substantial evidence and expertise.

Some of the common issues that may arise in challenging appraisals are:

• The appraiser used inappropriate or outdated comps that do not reflect the current market value or the unique features of the property.
• The appraiser made adjustments to the comps that were not supported by market data or industry standards.
• The appraiser overlooked or undervalued improvements, amenities, or other factors that enhance the value of the property.
• The appraiser used an incorrect or inconsistent approach to value the property, such as cost, income, or sales comparison.
• The appraiser did not comply with the ethical and professional standards of the appraisal industry or the specific requirements of the intended use of the appraisal.

How can Boston Appraisal Services help you overcome these challenges?

Boston Appraisal Services is a leading provider of appraisal services in Massachusetts, Rhode Island, and New Hampshire. We have a team of experienced and certified appraisers who specialize in appraising various types of properties for different valuation purposes. We offer high-quality appraisal reports that are accurate, reliable, and compliant with the latest standards and regulations.

If you need to challenge an appraisal that you believe is inaccurate or unfair, we can help you in several ways:

• We can review the appraisal report and identify any errors, omissions, or inconsistencies that may affect the credibility or validity of the appraisal.
• We can perform a rebuttal appraisal that provides an alternative opinion of value based on our own analysis and data.
• We can provide expert testimony or consultation to support your position and explain our findings and methodology in a clear and convincing manner.
• We can assist you in negotiating with the other party or resolving the dispute through mediation or arbitration.

Boston Appraisal Services has a proven track record. We have helped many homeowners, buyers, sellers, lenders, attorneys, and other professionals by providing our expert opinions and appraisal reports. Whether you need to challenge an appraisal for a mortgage loan, a property tax appeal, a divorce settlement, a litigation case, or any other reason, we can provide you with the best service.

Contact us today to find out how we can help you with your challenging appraisal needs. You can call us at (617) 440-7700, order online at our website or send us an email at orders@bostonappraisal.com. We look forward to working with you!