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Residential Appraisal and Consulting

Assignment Types

Please call or email us for a personalized consultation and quote. We're here to help!

  • Mortgage Financing or Refinancing

  • Real Estate Tax Appeal

  • Determining Sales Price/Pre-listing

  • Estate Planning

  • Divorce

  • Employee Relocation

  • Complex or High Value Residences

  • Foreclosures/REO

  • Vacation Homes/Second Homes

  • Multifamily up to four units

  • As is and As Improved/Property Flipping

  • PMI Removal

  • Litigation Support

  • New Construction

  • For Sale by Owner

  • Mediation, Arbitration, Dispute Resolution

  • Retrospective Valuation

  • Appraisal Review

  • Green Valuation

Counties of Coverage

Minnesota

  • Anoka  

  • Chisago 

  • Dakota 

  • Hennepin 

  • Ramsey 

  • Washington

Wisconsin

  • Saint Croix 

Like any service, appraisal fees are directly related to the amount of time the appraiser spends in providing the service. The amount of development time may vary from one assignment to another even though the reports for different assignments may look similar. 

 

Fees may vary based on:

  • Additional consulting

  • Court testimony

  • Multiple structures

  • Complex properties

  • Oversize or high-value properties

  • Historical properties

  • Stigmatized properties

Northland Appraisal, Inc.  612-791-7975

Preparing for the Appraisal

There are several things that you can do prior to the arrival of the appraiser that can ensure a proper and accurate appraisal.

 

Access

In most cases, the appraiser needs to have access to all areas of the home. Otherwise, the appraiser will need to make the appraisal “subject to” certain assumptions about areas the appraiser cannot access. To facilitate access, you can:

  • Make sure that all rooms can be entered by the appraiser. 

  • For inspections for the purpose of an FHA mortgage, ensure that the appraiser has clean access to crawlspaces and attics. Access doors must be opened so the appraiser can at least conduct a “head and shoulders” viewing.

  • Garages, storage areas, closets, basements, etc. all must be viewed by the appraiser.

  • The appraiser will be taking interior and exterior photographs.

 

Legal and Title Issues

No one wants to delay a transaction over legal or title issues. Things like easements or encroachments are often unapparent to the appraiser but show up later when the lender has the title work prepared. Depending on the nature of the legal or title issue, the appraiser may need to consider the impact the issue may have on the appraisal.  If you have information on any of the following, please have it available to the appraiser.

  • Information on easements or encroachments

  • Copies of permits for additions or recent work on the house

  • Property survey

  • Information on private road and maintenance agreement, if applicable

 

Other Issues

Generally speaking, the more information that is available to the appraiser, the faster the process will go. If you have any of the following information, please have it available for the appraiser.

  • Plans and specifications for original structure and additions, if applicable

  • Copies of recent home inspections

  • Copies of current sales agreements

  • Any other information you feel may be relevant to the appraiser