If you are hiring an attorney who specializes in divorce, you should also be hiring an appraiser who specializes in divorce appraisal.

Most couples going through a divorce, or a split from a partner, know very little about appraisals for equitable distribution.

And why would they?

It's the last thing you expected to happen, right?

That's why they don't realize that hiring an appraiser is like hiring an attorney.

You wouldn't hire an auto accident attorney to handle your divorce, right?

And, it's the same reason you'll want to be choosy when hiring a property appraiser.

Because there are so many types of appraisal services, and no single appraiser knows how every process works.

I'm so glad you found us because our office specializes in divorce appraisals and equitable distribution of unique real estate.

And I am going to answer the 13 most frequently asked questions about divorce appraisal for you right now.

Either the homeowner or your attorney can order the house appraisal.

Some attorneys have an appraiser they routinely work with, and they will give you the appraiser’s contact info so that you can make the arrangements.

If it’s not possible for you to make the arrangements, then the attorney may offer to order the appraisal for you.

This all depends on your specific situation, and who will be permitting access to the property.

The short answer is yes, when the appraisal is for divorce, in most cases, you can choose your own appraiser.

Here are a few tips:

Be sure to read their reviews to make sure you are partnering with a professional who can best suit your needs.

Always ask the appraiser about their experience with divorce appraisals.

If you are working with an attorney, be sure to introduce the appraiser to your attorney so that everyone is on the same page.

Each spouse can hire their own appraiser, or the couple can agree to hire one property appraiser.

If a property is unusual or of high value, it’s a good idea to get more than one opinion of value.

It all depends on the location and type of property, so be sure to contact the appraiser and have a detailed conversation in order to determine the fee ahead of time.

Beware:

If the appraiser quotes a fee over the phone immediately, this means they have not properly researched your property to see what is involved.

Remember, every situation is different, and there is no such thing as a one-size-fits-all appraisal report.

A good way to know if you are speaking with an experienced appraiser who will pay close attention to the important details of your appraisal is by the conversation you have before you decide to work together.

The most reliable and credible divorce appraisals are rooted in the quality of time spent discussing your needs and the service options that are available to you.

And then, you should always receive written details about the appraisal services that will be provided.

Keep in mind:

Your real estate is most likely your most valuable asset, so it's not wise to cut corners or hire the cheapest appraiser.

Because low fees usually equal low service and questionable appraisal reports.

I will need to speak in general because it all depends on the appraiser's business model.

But, I think it’s safe to say that typically, the appraisal fee includes the inspection and the report only.

The appraisal fee usually does not include any form of court testimony or court appearance by the appraiser.

Fees associated with these additional services are normally negotiated with the appraiser, in writing, on a case-by-case basis.

That’s a big NO.

When providing an appraisal service, we are not permitted to be an advocate.

Even though you have hired us it does not mean that we will “lean your way” when determining the opinion of value.

We must remain unbiased.

Accepting an appraisal assignment is never permitted to be based on a requested minimum value, maximum value, or specific outcome.

The effective date is the date upon which the appraiser is basing their opinion of value.

I always encourage the homeowner to speak with their attorney to determine the effective date since there are several options.

The effective date could be:

• The current date (day of inspection)

• The date of separation

• The date of divorce filing

• A different date based on something else…

It’s important to clearly convey to the appraiser the effective date in writing.

Especially in a market where the prices are rapidly changing.

In some cases, we will be requested to complete 2 or 3 reports, each with different effective dates, so that the homeowners can determine the change in value over time.

An example would be:

• Report #1 – Purchase date

• Report #2 – Marriage date

• Report #3 – Separation date

If you have hired an attorney or mediator, then follow their advice.

But, if you are not using an attorney, then it’s totally up to you….

However, it’s usually better to get the appraisal completed sooner rather than later.

Here’s why:

If you are using the date of filing papers for divorce as the effective date and you have waited a few years to order the appraisal… then there may have been some changes in the condition of house.

The longer you wait, the more challenging it becomes for the appraiser to verify certain information about the comparable sales, which could result in a higher fee due to the extra time involved.

Each situation is different but most couples order the appraisal within 3-6 months of filing for divorce or separation.

It’s not necessary to go inside, and a desktop or a drive-by appraisal can be completed based upon information provided by the homeowner or a 3rd party.

However, an appraisal is usually only completed this way in certain situations, such as:

• When the occupants refuse entry

• It is unsafe for the appraiser to enter the property

• The split is amicable, and both parties agree to provide information together

It’s generally best if the appraiser is permitted full access to the property.

• We take lots of photos – Our office likes to take photos of every single room, all outbuildings, all deferred maintenance, higher quality improvements, and all recent updates.

• We measure the house and any outbuildings and walk around the outside of the property.

• We are not home inspectors, so we do not climb on roofs or determine if everything is up to local building codes.

• We do not care about the dishes in the sink, whether or not your bed is made, or if your kid’s toys are all over the floor… so do not sweat any of that stuff… We are looking at the overall quality and condition of the property… which does not include your personal items.

• Some homeowners provide a written list of all of the updates and renovations. I love those homeowners! But, it’s not necessary, and I am happy to have you tell me all about these items during the inspection or over the phone.

• I am also happy to research any other information that you feel is important, such as recent sales in the neighborhood, etc.

• If you own a very large, unusual, or custom-built home and have architect drawings that could be sent via email, that would be helpful, but not required.

• Recent changes in deeds that have not yet been recorded are useful in making sure our research is thorough and accurate.

• Information regarding items that affect the use of the property, such as easements, encumbrances, subdivision, conservation, historical registries, etc

Or from when we refinanced the house?

Mortgage lending appraisal reports are written specifically for financing.

And they are written for computers - Not for humans

That's why they are inappropriate (and difficult to understand)

A divorce appraisal report should include and exclude specific information such as:

• The divorce appraisal report does not follow Fannie Mae guidelines, and we are not restricted by the same rules that Fannie Mae places upon reports completed for lending purposes.

• An appraisal completed for divorce should include clear language, and the appraiser should be able to expertly defend it in court if necessary. (Personally, I think this should be required for lending assignments also, but I have reviewed enough reports to tell you that it’s not the case.)

The Client and anyone that the client decides to share the report with will see the report.

However, without written consent from our client, an appraiser may not discuss the results of the appraisal report with anyone other than our Client.

Note: An exception is being called on as an Expert Witness in court.

This means that if one spouse orders the appraisal, then I will not share or discuss the results of the appraisal with the other spouse unless it is clearly permitted in writing for me to do so by the spouse who hired me.

Divorce is hard enough without worrying about the ins and outs of the value of your property.

Although as appraisers we must remain impartial in our opinion of value, I am not without compassion and understanding.

And have spent many appointments just being an ear to listen, with no judgement.

Because I have been there and know what it’s like to feel all the different emotions that go along with this difficult process.