Frequently Asked Questions - Expert Answers to YOUR Questions

Appraisal fees vary depending on the type of property, location, complexity, and intended use of the report. For more information, please review our Orders & Quotes page or contact us for a personalized quote. 

Financing appraisals are typically completed within 24 to 48 business hours. Other types of appraisals depend on our schedule and the complexity of the assignment. Rush service is also available. Please note that an appraisal involves research, analysis, and report preparation, which can vary greatly in the time required. 

The appraiser researches recent sales of similar properties, reviews local market trends, and inspects your property’s features and condition to determine its value. Appraisers use one or more of the main valuation approaches, depending on what is most relevant for your property:

• Direct Sales Comparison Approach: Compares your home to recent sales of similar properties in the area.

• Cost Approach: Estimates what it would cost to rebuild your home, minus depreciation.

• Income Approach: Used mainly for rental or investment properties, this method estimates value based on the income the property could generate.

The appraiser selects the approach or approaches that are most appropriate for your property type and the purpose of the appraisal—not every method is used for every assignment.

Realtors are typically focused on recommending a list price for your property and often take a future-oriented approach, considering what your home might sell for in the current market. Their advice can sometimes be influenced by a desire to win your business, which may lead to providing a value they think you want to hear.

In contrast, an appraiser is bound by the Canadian Uniform Standards of Professional Appraisal Practice (CUSPAP) to rely on historical and present day data to provide a well-supported, reasonable, and unbiased estimate of market value. Appraisers must follow strict professional guidelines, and failure to do so can result in disciplinary action or loss of their professional designation and membership. This ensures you receive an objective and credible estimate of your property’s value.

The appraiser may ask a variety of questions to better understand your property, such as:

• How long have you owned the property?

• How old are the roof, windows, furnace, and central air?

• What type of well do you have? Have you had the water tested?

• Where are the well and septic system located?

For income-generating residential properties, you may also be asked about rental income, expenses, maintenance costs, insurance costs, and whether fire and electrical inspections have been completed for converted dwellings.

The more information you can provide, the better the quality and accuracy of the appraisal estimate. However, not every answer is required—appraisers obtain information in many different ways and use their professional experience to estimate or verify details as needed.

You do not have to be present, but it can be helpful if you are available to answer questions. The appraiser will need access to all rooms, including unfinished spaces and the garage if applicable, as well as permission from occupants to take interior photos. If you can’t be there, please ensure arrangements are made so the appraiser can fully inspect the property. 

We are comfortable with all friendly pets and hobby farm-type livestock. If your pets are not friendly, please ensure they are secured during the visit. Please note that the appraiser needs access to all areas of the property, so pets may need to be relocated during the inspection (for example, a pet could be in the garage at first, then moved to the yard later so the appraiser can access the garage). This helps ensure a smooth and safe appraisal process for everyone. 

The answer is a bit of yes and no. General everyday clutter—like toys, laundry, or dishes—usually has minimal impact on your appraised value, as long as it doesn’t prevent the appraiser from seeing the condition and quality of your home’s finishes. However, if there is significant clutter that limits visibility or access to certain rooms or areas, it may make it difficult for the appraiser to properly assess the property and could affect the appraisal.

The overall condition of finishes, presence of moisture, mould, odours, and any structural issues are all very important to an appraiser. Staging and cleanliness can certainly improve a home’s general appeal, which can influence both buyers and the appraiser’s impression, but they do not substitute for good maintenance and property care. In summary, a bit of mess is not a big deal, but cleanliness, visible condition, and pride of ownership do matter.

No. Appraisers must remain impartial and cannot guarantee a specific value outcome. The final value is based on market data and property analysis. 

The authorized client(s) and user(s) are provided with a copy of the appraisal report. Payment made on behalf of the client does not necessarily mean you are entitled to receive a copy. Additionally, payment does not entitle you to use or rely on the report, as the appraiser does not accept liability beyond the authorized client(s) and user(s) identified in the report. If you have questions about your access or use of the report, please contact us for clarification. 

Once a report is assigned to an authorized client and user, it can only be reassigned with the consent of the original client, and only if they have confirmed that they have not and will not be relying on the report. The new client must also acknowledge that the report was originally completed for another party and agree to receive it with the original assignment requirements. In these cases, the new client would receive a letter of reliance specifying the permitted authorized use and user, along with a copy of the original report. Please note that there is a fee for this service. 

Photos and notes are kept in the appraiser’s confidential work file and are only shared as part of the official appraisal report or as required by law or professional standards.

If you are the authorized client or user (or a lending professional with a draft report), you may request a value appeal. The appeal should be submitted directly by the client to the appraiser. We recommend providing any comparable sales that support your appeal and/or a clear explanation of why you believe the appraiser’s opinion is not reasonable.

Appraisers are human, and while we strive to provide objective, well-supported opinions, valuation can be subjective. We welcome requests to review and reconsider our conclusions when new information or relevant comparable sales are presented.

Please note that we aim to use the most recent and relevant comparable sales in our analysis. Suggesting properties that are not objectively comparable—such as those farther away, older sales, or homes with a different design or dwelling type—will not typically impact the outcome if there are nearer, more recent, and objectively similar properties available.

Contact us right away with details about the error. If it is factual and material, the appraiser can correct and re-issue the report as needed. 

Occasionally, minor errors such as typographical mistakes may appear in a report. As long as these do not affect the value estimate or mislead the reader—for example, a typo within the body of the analysis—they do not diminish the reliability of the appraisal, and no corrections are necessary.