We are located in Ankeny and appraising The Des Moines Metro and surrounding areas.

We specialize in providing professional real estate valuation services. Appraisal reports are prepared with the precision that the industry demands and cover all major property types. All of our assignments comply with the Uniform Standards of Professional Appraisal Practice. Consequently, we do not accept assignments with contingencies such as:

  • The amount of the value opinion predetermined or minimum values.
  • The attainment of a stipulated result.
  • The occurrence of a subsequent event directly related to the appraiser’s opinions and specific to the assignment results.
  • Any assignment condition that might encourage, or result in, unethical behavior on the part of the appraiser or third parties.

Like any service, appraisal fees are directly related to the amount of time the appraiser spends in providing the service. The amount of development time may vary from one assignment to another even though the reports for different assignments may look similar. While an appraisal assignment involves both development and reporting of assignment results, the client sees only the appraisal report. The estimates do not include items such as: Additional consulting Court testimony Multiple structures Complex properties Oversize or high-value properties Historical properties Stigmatized properties Consequently, the estimated fees below are for properties that are more or less typical of the local market.

  • URAR 1004 (2005) - $350.00
  • URAR (2005) - VA - N/A
  • URAR (2005) - FHA - $400.00
  • URAR 1004C (2005) - N/A
  • URAR(1004) REO w/ Listing Comps - N/A
  • URAR(1004) REO NO Listing Comps - N/A
  • 2055 Exterior Only Inspection (2005) - $250.00
  • 2055 - Full, WITH Comp Photos - N/A
  • 2055 - Full, NO Comp Photos - N/A
  • 2055 - Exterior Only, WITH Comp Photos - $250.00
  • 2055 - Exterior Only, NO Comp Photos - $200.00
  • 2055 REO, FULL Inspection w/ Listing Comps - N/A
  • 2055 REO, FULL Inspection NO Listing Comps - N/A
  • 1025 Small Residential Income Report (2005) - $500.00
  • Small Income (2-4 Family) (1025) - N/A
  • Small Income (2-4 Family) (1025) - FHA - N/A
  • Small Income (2-4 Family) (1025) - VA - N/A
  • 1073 Individual Condo Unit Report (2005) - $350.00
  • Condominium Report - N/A
  • Condominium Report - FHA - N/A
  • Condominium Report - VA - N/A
  • 1075 Exterior ONLY Condo Report (2005) - $150.00
  • 2090 Individual Cooperative Interest Report (2005) - N/A
  • 2095 Exterior Only Ind. Coop Interest Report (2005) - N/A
  • 2000 One Unit Residential Field Review (2005) - N/A
  • 2000A 2-4 Unit Residential Field Review (2005) - N/A
  • Field Review - N/A
  • Desk Review - Call
  • Desktop - Call
  • Mobile Home Report - N/A
  • Vacant Land Report, WITH Comp Photos - N/A
  • Vacant Land Report, NO Comp Photos - N/A
  • ERC Relocation Report - N/A
  • Commercial - Narrative Report - N/A
  • Commercial - Form Report - N/A
  • Farm/Agricultural Appraisal - Narrative Report - N/A
  • Farm/Agricultural Appraisal - Form Report - N/A
  • Subdivision Appraisal - Narrative Report - N/A
  • Subdivision Appraisal - Form Report - N/A
  • Operating and Income Statement - N/A
  • Rent Schedule (Comparables) - N/A
  • Recertification of Value - N/A
  • Trip Fee - N/A
  • Appraisal Update-Completion Report (2005) - $150.00
  • Final Inspection Report, WITH Photos - N/A
  • Final Inspection Report, NO Photos - N/A
  • Final/Compliance Inspection Report - FHA - N/A
  • Final/Compliance Inspection Report - VA - N/A
  • Construction Inspection Progress Report, w/ Photos - N/A
  • Construction Inspection Progress Report, NO Photos - N/A
  • Miscellaneous - N/A
  • 2065 - Full, WITH Comp Photos - N/A
  • 2065 - Full, NO Comp Photos - N/A
  • 2065 - Exterior Only, WITH Comp Photos - N/A
  • 2065 - Exterior Only, NO Comp Photos - N/A
  • 2070 - Exterior Only - N/A
  • 2075 - Exterior Only - N/A
  • URAR (1004) - Old - N/A
  • URAR (1004) - FHA - Old - N/A
  • URAR (1004) - VA - Old - N/A
  • 704 Report w/ Photos - N/A
  • 704 Report NO Photos - N/A

Preparing for the Appraisal

If you are selling or refinancing your home, it will be to your benefit to see that the appraisal process goes smoothly. There are several things that you can do prior to the arrival of the appraiser that can ensure a proper and accurate appraisal.

Access

In most cases, lenders want the appraisal to reflect the “as is” status of the property. This means that the appraiser needs to have access to all areas of the home. Otherwise, the appraiser will need to make the appraisal “subject to” certain assumptions about areas the appraiser cannot access and the lender may refuse to make the loan. To facilitate access, you can:

  • Make sure that all rooms can be entered by the appraiser. For example, if some family members work nights and sleep days, arrangements will need to be made for the appraiser to view all rooms.
  • Ensure that appraiser has clean and dry access to crawlspaces and attics. Access doors must be opened so the appraiser can at least conduct a “head and shoulders” viewing.
  • Garages, storage areas, closets, basements, etc. all must be viewed by the appraiser.
  • The appraiser will be taking interior and exterior photographs

Legal and Title Issues

No one wants to delay a transaction over legal or title issues. Things like easements or encroachments are often unapparent to the appraiser but show up later when the lender has the legal work prepared. Depending on the nature of the legal or title issue, the lender may then need to contact the appraiser to consider the impact the issue may have on the appraisal, and the appraiser may even need to revisit the property, adding expense and delay to the process. If you have information on any of the following, pleas have it available to the appraiser.

  • Title work
  • Information on easements or encroachments
  • Copies of permits for additions or recent work on the house
  • Property survey
  • Information on the previous sales history of the home
  • Recent tax bill Information on private road, if applicable

Other Issues

Generally speaking, the more information that is available to the appraiser, the faster the process will go. If you have any of the following information, please have it available for the appraiser.

  • Copies of previous appraisals
  • Copies of home inspections
  • Copies of current or previous sales agreements
  • Copies of any current or previous listing agreements
  • List of any personal property being sold with the home
  • Plans and specifications for original structure and additions, if applicable
  • Any other information you feel may be useful to the appraiser