Effective 4/1/2009, federal regulations require that an extensive market condition analysis is to be completed with any appraisal that will be Fannie or Freddie funded (Fannie Form 1004MC, Freddie Form 71). This is also required for FHA appraisals. Because of the extensive work and liability which is necessary to complete this additional work to our normal high standards, we have raised our base appraisal fees ~ for the first time in eight years. We believe this will be a good thing for everyone involved, as the mortgage problems have now grown to become national economic problems. Serious help is long overdue.

NOTE - We no longer do 2055 appraisal reports because of significant changes to the form and appraisal requirements necessary to comply with new regulations. Our experience has shown that the primary reasons for 2055s are to either 1) save a few dollars on an appraisal, or 2) hide something from the appraiser by not allowing a complete inspection. Also, we have had to convert many 2055s to 1004s in the past. For these reasons, and many more, 2055s are not offered as an option.

We no longer do modular/manufactured home appraisals because of stringent underwriting standards.

Additional Services Available

Additional appraisal services which are available include: REO appraisals, estate and trust appraisals, real estate as an investment analysis, land appraisals, custom homes, acreages, 2-4 family income properties, specialty / complex properties, appraisal reviews, consulting, and expert witness testimony.

Cancellation and Rework Policies

Appraisals canceled after the inspection has been completed: 50% Discount
Appraisal canceled after report typed: No Discount

No Shows/Revisit trip fee to complete appraisal: $100.00 minimum.

All appraisals are delivered via email in PDF format (Adobe Reader is required to view PDF files, which can be downloaded from our home page). Hard copy printouts and mail delivery service are available at extra cost.

Prices and services quoted above are not guaranteed to apply to every appraisal request. You will be notified if any changes apply to a property before any work is undertaken.

Additional rework not normally required for appraisals, AND not specified at the time of order: $150.00
( i.e. additional comparable sales when all Fannie Mae guidelines have been followed / PUD development research not normally required / additional photos not typically required, etc. )

NOTE: we regrettably find the above "additional rework" policy is necessary in order to offer a reasonable "level of protection" to the appraiser from over zealous underwriters and/or investors wishing to rework appraisals for no valid reason - over 95% of the time, this is not an issue. However, we have had requests to return to a property to add a picture of a bathroom - or to add a picture of a specific board on a deck - and evaluate a sale which took place *after* the appraisal was completed - which are a few of our more extreme examples. Because of unreasonable requests such as these, we find it necessary to "draw the line" and define what we do for an appraisal, and when our work is finished. What we will do, every time, is exceed the minimum requirements for every rule, regulation, standard, and guideline in the appraisal industry. What we don't do is take shortcuts or compromise quality. Our work is finished when we deliver a finished appraisal to our client. Because the market is imperfect, we will carefully note the observations and reasoning behind our analysis, so it can be clearly understood by all intended users of the appraisal, with detailed explanations for all of the rationale used throughout the appraisal. Reworking the appraisal is an option which is addressed in the previous paragraph, if necessary. Our sample appraisals will illustrate how extremely thorough and detailed the entire appraisal is. Send us a note and we'll be glad to show you exactly what we mean. We will exceed your expectations.

We strictly adhere to:

1.) The Colorado Board of Real Estate Appraisers mandated guidelines
2.) Fannie Mae guidelines
3.) FIRREA guidelines (Federal Institutions Reform, Recovery and Enforcement Act of 1989, as      amended),
4.) USPAP (Uniform Standards of Professional Appraisal Practice) standards, rules, and regulations, as      created by The Appraisal Standards Board of The Appraisal Foundation (authorized by Congress      as the source of appraisal standards and appraiser qualifications)
5.) And for FHA appraisals - FHA/HUD rules and regulations as specified in Handbook 4150.2, as      amended.

The last thing any appraiser needs is someone creating new rules and regulations based on "it's our policy" after the appraisal has been finished, and requiring the property to be revisited. However, in all cases, we will redo work for any reason - the only question is who will pay for it. If it is our mistake or deficiency - we will gladly correct it immediately, at no charge of course. All other situations will be negotiated in fairness to all parties involved.

We highly value our business relationships, and are honored to be entrusted with the largest financial investment most people will ever make. For these reasons, we will never deliver anything less than our very best efforts, based on many years of experience and expertise.

If you have any questions, please don't hesitate to contact us.


Prices, terms, and services are subject to change without notice. Rev. F/4.1.12