Eric Miller Appraisal Service

A home appraiser is a qualified professional trained to determine the fair market value of a property. The appraisal typically includes an in-depth evaluation of the home’s overall condition, size, location, neighborhood market trends, and comparable property sales in the area. Banks and lenders often request appraisals during mortgage approvals, but they are also useful for refinancing, divorce settlements, or tax assessments. Appraisers provide an unbiased report that ensures a property is neither undervalued nor overpriced.

The cost of a home appraisal typically ranges between $300 and $450 for a standard single-family home. However, more complex properties, such as multi-family homes or luxury estates, may have higher fees, often exceeding $600. Factors like location, the property’s square footage, unique features, and the appraiser’s experience can influence the final cost. Always request a clear explanation of pricing when selecting an appraiser to avoid hidden fees.

In Lancaster, you can find licensed appraisers through official real estate or appraisal boards, professional organizations like the Appraisal Institute, or referrals from local realtors and mortgage lenders. Ensure the professional is certified by checking their credentials with your state licensing board. Many states provide online databases to verify appraisers' licensure and qualifications. For additional help, browse databases like the National Registry of Appraisers: National Appraiser Licensing Registry.

Several factors can impact a home’s appraisal value, including:

• Location: Proximity to schools, amenities, and neighborhood reputation.
• Property condition: The state of the roof, foundation, and major systems like HVAC or plumbing.
• Recent upgrades or renovations: Modern kitchens and bathrooms often add value.
• Market conditions: Supply and demand trends in the local real estate market.
• Comparable sales: The selling price of similar homes in the immediate area. Appraisers weigh these factors together, focusing on elements that have the most influence on value.

A home appraisal typically takes 1–3 weeks from scheduling to receiving the final report. The on-site property inspection usually takes 1–2 hours, depending on the size and condition of the home. After the inspection, the appraiser spends additional time analyzing comparable properties, local market trends, and property specifics before delivering the report. If you're working within a tight schedule—like during a home purchase—follow up with the appraiser to ensure timelines are met.

To prepare for a home appraisal:

1. Clean and declutter: First impressions matter, so present a well-maintained space.
2. Make necessary repairs: Fix obvious issues like leaky faucets or broken windows.
3. List recent upgrades: Summarize any home improvements (e.g., new HVAC, added deck) for the appraiser.
4. Provide access to all areas: Ensure the attic, basement, and garage are accessible.
5. Gather documentation: Prepare property records like the deed, previous appraisals, or tax assessments. Being proactive can lead to a smoother process and can ensure your home is appraised at its correct value.

When selecting a home appraiser, ask these essential questions:

• Are you state-certified or licensed?
• How many years of experience do you have in appraising properties like mine?
• Can you provide references or reviews from past clients?
• What is your typical turnaround time for reports?
• How do you calculate your fees, and are there additional charges?
• What does your appraisal report include? These questions can help you gauge the appraiser's expertise and ensure they meet your needs.

Watch for these warning signs when hiring a home appraiser:

• Lack of certification or license: Ensure they are fully qualified and verified by state boards.
• Too-good-to-be-true offers: Extremely low fees could signal inexperience or poor-quality service.
• Rushed appraisals: If they promise an unusually quick process, their report may lack thorough research.
• Limited local knowledge: An appraiser unfamiliar with Lancaster or area market trends may not provide an accurate valuation. Always verify credentials and request a sample report to assess their professionalism.

Home appraisals are generally very accurate, as they are conducted by trained professionals following industry standards. However, they can vary slightly depending on the appraiser's experience, the availability of comparable sales, and fluctuating market conditions. Errors can sometimes occur if critical home features are overlooked or if the home’s condition is misrepresented. To ensure accuracy, provide the appraiser with all relevant home details and ask for clarification if any information in the final report seems incorrect.

Yes, certified appraisers follow strict professional standards, primarily outlined by the Uniform Standards of Professional Appraisal Practice (USPAP). USPAP sets guidelines for ethics, competency, and performance, ensuring reports are unbiased and reliable. In addition, most appraisers belong to professional organizations, like the Appraisal Institute, which impose further ethical and quality standards. To learn more about these standards, visit the Appraisal Foundation’s website at The Appraisal Foundation.