Services Coverage Area What to Expect About Request an Appraisal

The Appraisal Process

What to expect from start to finish

No surprises. Here's exactly what happens from the moment you request an appraisal through receiving your completed report — and how to prepare to make the process as smooth as possible.

The Process

Your appraisal, step by step

From request to delivered report, here's exactly what to expect at every stage of the Utah residential appraisal process.

01
Day 1
Submit Your Request
Fill out the request form on our website with your property address, property type, and the purpose of the appraisal. We'll respond within one business day to confirm availability, answer any questions, and schedule your inspection appointment.
02
Scheduled Date
The On-Site Inspection
We visit the property to conduct a thorough inspection. This typically takes 30–60 minutes for a standard single family home, and up to 90 minutes for larger or more complex properties. We'll measure the exterior and interior, photograph every room and the exterior, note condition, quality, and any updates or features. We are not a home inspector — we're assessing value, not identifying repairs. You don't need to deep-clean or stage the home, but having all areas accessible is helpful.
03
After Inspection
Research & Analysis
After the inspection we pull comparable sales data from the MLS, county records, and other sources relevant to your specific market area. We analyze recent sales of similar properties, make adjustments for differences, and apply the appropriate appraisal methodology. For estate and date-of-death appraisals, we research historical market data for the relevant effective date.
04
Within 48 Hours
Report Delivery — Guaranteed
We guarantee delivery of your completed appraisal report within 48 hours of the inspection. You'll receive a professionally formatted PDF report delivered directly to your email. The report will include the appraised value, all supporting data, comparable sales analysis, photos, maps, and our certified signature. If you have questions after receiving your report, we're available to walk you through it.

Prepare for Your Inspection

How to get ready for the appraiser

A little preparation goes a long way. Here's what you can do to make the inspection go smoothly and ensure the most accurate valuation of your Utah property.

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Ensure Full Access
Make sure all rooms, closets, the garage, basement, attic access, and utility areas are accessible. Locked rooms or blocked access can delay the process and may affect the report.
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List Recent Improvements
Write down any upgrades or renovations completed in the last 5–10 years — new roof, HVAC, kitchen remodel, bathroom updates, flooring, windows. Include approximate dates and costs if you have them.
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Gather Permits & HOA Docs
If you have permits for additions or major work, have those available. For condos and townhomes, any HOA documents, monthly dues, and special assessment information is helpful.
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Note Unique Features
Think about features that set your property apart — views, lot size, outbuildings, solar panels, water rights, acreage. These all affect value and we want to make sure we capture them.
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Secure Pets
Please secure pets during the inspection. This keeps everyone comfortable and allows us to move through the property efficiently without interruption.
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You Don't Need to Stage
This is not a showing. Normal clutter and everyday living conditions are perfectly fine. We're measuring and assessing condition and quality — not judging your housekeeping.
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Be Available for Questions
You or a representative should be present or reachable during the inspection in case we have questions about the property, access codes, or features of the home.
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For Estate Appraisals
Have the date of death ready and any relevant documentation. If the property is occupied by a tenant or estate beneficiary, coordinate access in advance so the inspection can proceed on schedule.

Your Report

What's inside your appraisal report

Your completed report is a comprehensive, certified document. Here's what it includes and how to read it.

Appraised Value
The certified opinion of market value for your property as of the effective date — the number that matters most, supported by everything else in the report.
Subject Property Description
Detailed description of your property including square footage, lot size, bedroom/bathroom count, construction quality, condition rating, and all features noted during inspection.
Comparable Sales Analysis
A minimum of three comparable sales (comps) from your market area, with detailed adjustments for differences between each comp and your property. This is the heart of the valuation.
Market Conditions
An analysis of current market trends in your county and neighborhood — whether the market is appreciating, stable, or declining — and how that affects your property value.
Property Photos
Exterior photos from multiple angles, interior photos of all rooms, and photos of any relevant features, updates, or condition items noted during the inspection.
Maps & Location Data
Plat map, location map showing the subject and comparable properties, and flood zone determination for the subject property.
Appraiser Certification
Signed certification by Alex Cloward, Utah Certified Residential Appraiser License #12208232-CR00, confirming the report meets USPAP standards and is suitable for its intended use.
Delivered as PDF via Email
Your report arrives as a professionally formatted, print-ready PDF directly to your email — guaranteed within 48 hours of the inspection. Suitable for attorneys, courts, lenders, and estate purposes.

Common Questions

Frequently asked questions

Answers to the questions we hear most often from Utah homeowners, attorneys, and estate clients.

Do I need to be present during the inspection?
You or a representative should be present or reachable, but you don't need to follow us room to room. We'll let you know if we have any questions. For vacant properties, we just need a way to access the home.
How long does the inspection take?
Most standard single family homes take 30–60 minutes. Larger homes, multi-family properties, or homes with significant acreage may take up to 90 minutes. Manufactured homes and condos typically run 20–40 minutes.
When will I receive my report?
We guarantee delivery of your completed appraisal report within 48 hours of the inspection — delivered as a PDF to the email address you provide. Most reports are delivered sooner.
What if I disagree with the value?
If you believe we missed something — a recent sale, an improvement, or a property feature — contact us and we'll review it. We can't change a value simply because you disagree, but we can reconsider if there's factual information we didn't have.
Is your appraisal acceptable for court or estate purposes?
Yes. All reports are completed by a Utah Certified Residential Appraiser and comply with USPAP (Uniform Standards of Professional Appraisal Practice), making them suitable for probate court, estate tax, divorce proceedings, and other legal purposes.
Can you do a retrospective appraisal for a past date?
Yes. Retrospective appraisals (also called date-of-death appraisals) establish a property's value as of a past date. These are common for estate tax purposes. We research historical market data and comparable sales from the relevant time period.
Do you appraise vacant land?
Yes. We appraise residential land and lots across all 8 counties we serve, including rural acreage in Duchesne, Juab, and Tooele counties.

Ready to get started?

Guaranteed 48-hour turnaround. Serving 8 Utah counties. Request your appraisal today.

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