The general condition of the building and grounds will also be taken into consideration. For example, the status of the foundation and the condition of the roof may require repairs and renovations. In addition to the building itself, the land that it stands on can also play a factor in the analysis. It is common for an appraiser to take photographs of the property, both inside and out in order to document its condition.
The professional staff of Fogarty & Finch has over 55 years of local real estate appraisal and consulting experience. Our appraisers stay abreast of current industry trends through continuing education and by constantly monitoring local and national markets. All appraisers have met the requirements of continuing education as prescribed by the State of Florida as well as the professional organizations to which they belong. Since the firm was founded over 60,000 parcels of real estate have been valued.
John responded quickly to my initial inquiry and clearly explained the cost, process and what would be covered in the scope of work. We scheduled a time to meet at the property, and he provided the completed appraisal report the following day. He was professional, well versed in current market conditions, and his report was thorough and well documented. From start to finish, the entire process moved swiftly and smoothly with excellent communication via phone, email and in person. I would use this provider again.

Summary:Email: juanita.c.stephens@ampf.com // Office: 504.837.7989 Stephens & Associates, A private wealth advisory practice of Ameriprise Financial Services, Inc. | Offices: Florida (The Villages) & Louisiana (Baton Rouge, Mandeville, Metairie, and New Orleans) | **My Approach** Live life brilliantly. What matters most to you in life? It’s a big question. And it’s one of many questions I’ll ask to better understand you, your goals and your dreams. I may ask questions that other financial...
It was such a pleasure meeting you at the Lenders' Consortium Home Buyer Class on March 18th. As I mentioned to you in our conversation, it's not often that you find someone with the customer service skills that you presented to the potential homebuyers. You came from a position of contribution which always makes the reception of the information better. As a resident of Leon, I was enlightened by a lot of the information you presented during this session. Keep up the good work! It's appreciated!!!
If you're refinancing a conventional mortgage, a low appraisal can prevent you from doing so. The home needs to appraise at or above the amount you want to refinance for your loan to be approved. However, if your existing mortgage is an FHA mortgage, you can refinance without an appraisal through the FHA Streamline program – a great option for underwater homeowners.

In most instances when the cost approach is involved, the overall methodology is a hybrid of the cost and sales comparison approaches (representing both the suppliers' costs and the prices that customers are seeking). For example, the replacement cost to construct a building can be determined by adding the labor, material, and other costs. On the other hand, land values and depreciation must be derived from an analysis of comparable sales data.


Just released numbers from VISIT FLORIDA indicate another banner year for tourism. Some 65.5 million visitors graced the Sunshine State in the first six months. That’s more than in any six month period in the state’s history, and a nearly 6% increase over last year. Certainly a strong start to the year, but what impact will the red tide on the west coast have? Or will a hurricane damage the momentum? Good news for sure, but we must continue to diversify Florida’s jobs and make sure that the state is not only a fun place to visit.  

After a lot of phone tag (due to my availability, not John's), he finally got me on the phone. We talked about what I was looking for, and John talked to me about the general process of appraisals for PMI evaluation, and the availability of those reports. He was open and honest and took his time to help me understand, knowing he was turning away a potential customer. In this day and age, it's so hard to find someone with the ethics necessary to turn away a potential customer. And as such, he has definitely earned my respect and future business (as well as my highest recommendations.
Thanks to Jason Taylor for providing an overview of the services provided by the Orange County Emergency Operations Center in the event of disaster in our area to representatives from our Commercial Real Estate team. As many as 80 representatives from government and community organizations can staff this room to work together to meet the needs of the county and its residents. In the aftermath of an incident, appraisers from our office go into the field and assess damage to residential and commercial buildings which is reported to the federal government.  
The Hong Kong Institute of Surveyors (HKIS) regulates property surveyors in Hong Kong. Established in 1984, Institute is the only professional organisation representing the surveying profession in Hong Kong. The HKIS was statutorily incorporated by virtue of the Hong Kong Institute of Surveyors Ordinance in January 1990 (Cap. 1148). In July 1991, the Surveyors Registration Ordinance (Cap. 417) was passed to set up a Registration Board to administer the registration of surveyors. In May 2006, the number of members had reached 6,723. A general practice surveyor advises on the best use of the land, assesses the feasibility and viability of the proposed development project as well as the valuation, marketing, sale, leasing and management of completed developments. It also has a website to provide real-time property's value estimate across whole Hong Kong.[31]
As always, the Property Appraiser's office is ready to answer any of your value or exemption questions. Please remember that our office does not set the millage rates, adopt budgets or collect taxes. If your questions concern any of those issues, please contact the taxing authority listed in the notice. Their meeting dates, locations and times are printed on the back side of the form.
The BauGB defines the Verkehrswert or Marktwert (market value, both terms with identical meaning) as follows: "The market value is determined by the price that can be realized at the date of valuation, in an arm's length transaction, with due regard to the legal situation and the effective characteristics, the nature and lay of the premises or any other subject of the valuation"[19] (non-official translation). The intention, as in other countries, is to include all objective influences and to exclude all influences resulting from the subjective circumstances of the involved parties.
In 2011 to 2015, the number of Registered Valuers in New Zealand has generally between only around 900 to 950 each year. This is an ageing 'top heavy' professional with difficulty retaining new and young members due to pay, work stress and the recent advent of 'clearing houses' for banks to order valuations for mortgage purposes. The clearing houses have largely ended the long-standing local practice of members of the public seeking advice directly from a valuer. The use of electronic estimates based on Rating Values (Local Government mass appraisal for levies) is also leading to a reduction in standard valuation work and is significantly affecting the viability of small valuation businesses. The profession is in the process of a wider corporate re-structuring of the valuation market due to these factors with various perceptions within profession as to the merits of the events of the last five years.
In the United States, the most common usage relates to real estate and personal property appraisals, while the term is often used to describe a person specially appointed by a judicial or quasi-judicial authority to put a valuation on property, e.g. on the items of an inventory of the Tangible Property of an Estate (IRS law) of a deceased person or on land taken for public purposes by the right of eminent domain. Appraisers of imported goods and boards of general appraisers have extensive functions in administering the customs laws of the United States. Merchant appraisers are sometimes appointed temporarily under the revenue laws to value where there is no resident appraiser without holding the office of appraiser (U.S. Rev. Stats. § 2609).[1]
In a commercial income-producing property this approach capitalizes an income stream into a value indication. This can be done using revenue multipliers or capitalization rates applied to a Net Operating Income (NOI). Usually, an NOI has been stabilized so as not to place too much weight on a very recent event. An example of this is an unleased building which, technically, has no NOI. A stabilized NOI would assume that the building is leased at a normal rate, and to usual occupancy levels. The Net Operating Income (NOI) is gross potential income (GPI), less vacancy and collection loss (= Effective Gross Income) less operating expenses (but excluding debt service, income taxes, and/or depreciation charges applied by accountants).
The type of real estate "interest" that is being valued, must also be known and stated in the report. Usually, for most sales, or mortgage financings, the fee simple interest is being valued. The fee simple interest is the most complete bundle of rights available. However, in many situations, and in many societies which do not follow English Common Law or the Napoleonic Code, some other interest may be more common. While there are many different possible interests in real estate, the three most common are:

Besides the mandatory educational grade, which can vary from Finance to Construction Technology, most, but not all, countries require appraisers to have the license for the practice. Usually, the real estate appraiser has the opportunity to reach 3 levels of certification: Appraisal Trainee, Licensed Appraiser and Certified Appraiser. The second and third levels of license require no less than 2000 experience hours in 12 months and 2500 experience hours in no less than 24 months respectively.[1][2] Appraisers are often known as "property valuers" or "land valuers"; in British English they are "valuation surveyors". If the appraiser's opinion is based on market value, then it must also be based on the highest and best use of the real property. In the United States, mortgage valuations of improved residential properties are generally reported on a standardized form like the Uniform Residential Appraisal Report.[3] Appraisals of more commercial properties (e.g., income-producing, raw land) are often reported in narrative format and completed by a Certified General Appraiser.


Property taxes may be affected with change in ownership. When buying real estate property, you should not assume that property taxes will remain the same. Whenever there is a change in ownership, the assessed value of the property may reset to full market value, which could result in higher property taxes. Please use our Tax Estimator to approximate your new property taxes.
Our experience in the personal property field is second to none. Each appraisal assignment we perform is held to the highest level of scrutiny. We pride ourselves on our honesty, integrity and commitment to service. All of our appraisals are prepared with the knowledge that we are ready and able to stand up in court, if necessary, to justify our findings.

On February 1, 2018, the AQB adopted new experience requirements to become a Licensed or Certified Appraiser. The requirements are effective May 1, 2018 in states that choose to adopt these criteria. States can opt to keep the old criteria as these are more stringent than the new requirements. You are required to complete 1,000 hours of experience in no less than 6 months. These hours must be directly supervised by an acceptable supervisory appraiser. Appraisers are required to maintain a log jointly with the supervisory appraiser.
YP - The Real Yellow PagesSM - helps you find the right local businesses to meet your specific needs. Search results are sorted by a combination of factors to give you a set of choices in response to your search criteria. These factors are similar to those you might use to determine which business to select from a local Yellow Pages directory, including proximity to where you are searching, expertise in the specific services or products you need, and comprehensive business information to help evaluate a business's suitability for you. “Preferred” listings, or those with featured website buttons, indicate YP advertisers who directly provide information about their businesses to help consumers make more informed buying decisions. YP advertisers receive higher placement in the default ordering of search results and may appear in sponsored listings on the top, side, or bottom of the search results page.

But the most common reason for value differing from price is that either the buyer or the seller is uninformed as to what a property's market value is but nevertheless agrees on a contract at a certain price which is either too expensive or too cheap. This is unfortunate for one of the two parties. It is the obligation of a real property appraiser to estimate the true market value of a property and not its market price.
This week, at the IAAO International meeting, valued members of the OCPA team made presentations to their colleagues. Roger Ross gave a wildly popular presentation on the Agency’s commitment to customer service. Terry Taylor and Jeff Miller also presented an educational session on “Agriculture in the Land of Amusement,” sharing information of the diversity of properties within Orange County.  
There is a key distinction between the role of a real estate agent and a valuer, as an agent may advocate for its principal's interests, whereas a valuer must impartially and independently provide opinion as to value. Lawyers, Conveyancers and Real Estate Agents are permitted to act in the sale of real estate under quite different legislation from that which governs valuers. The provision for the role in relation to Lawyers and Conveyancers is the Lawyers and Conveyancers 2006.
The requirements to become a fully qualified appraiser or assessor of real estate are complex and vary by state and, sometimes, by the value or type of property. Most appraisers and assessors of residential or commercial property must have at least a bachelor’s degree to obtain certification. The entry-level state license category typically does not require a bachelor’s degree. Check with your state's licensing board for specific requirements for both assessors and appraisers.
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The proposed property tax rate, or millage rate, is set by various taxing authorities. Pinellas County is one taxing authority. There are others, such as the School Board and the individual municipalities. Based on their proposed budgets, they determine a “proposed” millage rate. One mill is equal to $1 for every $1,000 of taxable property value. Once the proposed millage rate is set, the taxing authority cannot raise it, though it is permitted to set it at a lower rate.
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