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About Alliance Appraisal Associates of Florida

As licensed appraisers, we possess the comprehensive know-how and qualifications to provide the type of reliable real estate value opinions that banks and national lending institutions require for home loans. With years of experience under our belt, we're more than ready to handle a variety of property types.


Our Appraisal Process

Our appraisal process is designed to provide you with the most accurate and reliable value opinions for your property. We start by gathering all necessary information about your property and the surrounding area. Then, we conduct a thorough inspection of the property to assess its condition and unique characteristics. Finally, we analyze all the data we've collected to determine the most appropriate value for your property.


Data Collection

One of the most important activities of an appraiser is to gather data. Data can be categorized as either Specific or General. Specific data is collected from the property itself; location, condition, amenities, size and other specifics are documented by the appraiser during an inspection.

General data is gathered from a variety of places. To research recently sold homes to be used as "comps", we typically go to the local Multiple Listing Service. To double-check actual sales prices, we research tax records and other public documents. Flood zone data is retrieved from FEMA data outlets, such as a la mode's InterFlood service. 

And last but not least, the appraiser assembles general data from his or her past experience in doing assignments for other properties in the same market.


Observation of Subject

We start with an observation of the subject. What this entails is the appraiser, after setting up an appointment, personally going through the home - recording the layout of the rooms, taking photos, and documenting the general status of its amenities. Inside, make sure it is clutter free and that we can find our way to things like water heaters. On the outside, trim any landscaping so we can be free to get an accurate measurement of outside walls.

You can make our visit go faster and improve the accuracy of the appraisal report by having the following things on hand:

  • Any information on the purchase of the property for the last three years. 

  • Title policy that describes encroachments or easements. 

  • Any inspection reports, or other recent reports for termites, EIFS (synthetic stucco) wall systems, your septic system and your well. 

  • A copy of the current listing agreement and broker's data sheet and Purchase Agreement if a sale is "pending". 

  • A list of "suggested" improvements if the property is to be appraised "as complete". 

Just a note: this is very different from a "home inspection."

Appraisal Report

Each report must indicate a supported value opinion and should clearly state the following:

  • Who engaged the appraiser and other intended users.

  • The intended use of the appraisal.

  • The purpose of the assignment.

  • Precisely what "value" attribute is being reported and what that value means.

  • The effective date of the appraisal. (Sometimes this is in the past or maybe the future for new construction.)

  • Characteristics of the property that have a bearing on the value, including: location, physical description, legal attributes, economic attributes, and the property rights in question.

  • Any known easements, restrictions, encumbrances, leases, reservations, covenants, contracts, declarations, special assessments, ordinances, and other items of a similar nature.

  • Division of interest, such as fractional interest, physical segment and partial holding.

  • What was included in the activity of completing the assignment.


Opinion of Value

Appraisers must work independently. An appraisal must remain an independent opinion of value, and in order to ensure that, an appraiser must remain an unbiased party. 


Get a reliable real estate value opinion for your property today. Contact us to schedule your appraisal.

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