From Order to Completed Report
The Appraisal Process
A clear, secure process for ordering, assigning, completing, reviewing, and delivering residential appraisals throughout Alaska
AREA Management Company coordinates the appraisal process between the client and an independent appraiser while protecting appraiser independence and keeping assignment information organized in one secure portal.
The exact steps may vary depending on the property type, intended use, effective date, inspection requirements, location, and complexity of the assignment. This page explains what clients can generally expect from the time an order is submitted through final report delivery.
Process Overview
Five Stages of an Appraisal Assignment
Each stage helps ensure the assignment is clearly defined, appropriately assigned, independently completed, and securely delivered.
Order Submitted
The client provides the property, contact, intended-use, effective-date, and assignment information.
Assignment Reviewed
AREA Management Company evaluates the property type, location, scope, complexity, and required qualifications.
Appraiser Assigned
A qualified appraiser is selected based on competency, experience, availability, and assignment requirements.
Appraisal Completed
The appraiser gathers information, inspects when required, researches the market, and develops the report.
Report Delivered
The completed appraisal is reviewed for assignment requirements and delivered securely through the client portal.
Step-by-Step
What Happens After You Place an Order?
Complete information at the beginning helps reduce delays, prevents avoidable clarification requests, and allows the assignment to be matched with the right appraiser.
Submit the Appraisal Request
The client creates a secure account and enters the information needed to define the assignment.
- Property address and parcel information
- Property type and occupancy
- Intended use and intended users
- Current or retrospective effective date
- Inspection and access contacts
- Required appraisal form or report type
- Supporting documents and special instructions
Assignment Review and Fee Confirmation
AREA Management Company reviews the request to determine whether the order is complete and whether the requested fee, due date, property type, and scope are appropriate.
- Coverage and appraiser availability
- Property complexity
- Travel or remote-access requirements
- Required effective date
- Specialized experience
- Expected turnaround time
- Additional information needed
Appraiser Selection and Acceptance
The order is offered to a qualified appraiser whose experience and market knowledge are appropriate for the assignment.
- Geographic competency
- Property-type experience
- Required licensing or certification
- Assignment complexity
- Inspection and travel requirements
- Professional qualifications
- Availability to meet the requested timeline
Inspection, Research, and Analysis
The appraiser completes the scope of work required for the assignment and independently develops the appraisal.
- Property inspection when required
- Verification of subject characteristics
- Neighborhood and market research
- Comparable sale and listing analysis
- Adjustment and reconciliation analysis
- Review of plans, leases, or other documents
- Development of the appraisal report
Report Review and Delivery
The completed appraisal is checked for assignment-specific requirements before it is released through the secure portal.
- Required report sections are present
- Client instructions are addressed
- Required documents are included
- Obvious inconsistencies are identified
- Delivery requirements are confirmed
- The report is securely transmitted
Questions, Revisions, and Follow-Up
Clients may submit questions or requests for clarification through the portal after reviewing the completed report.
- Clarification of report content
- Correction of factual information
- Review of additional relevant data
- Completion or repair inspections
- Appraisal updates when appropriate
- Separate review or new appraisal assignments
Appraiser Selection
How We Match an Appraiser to the Assignment
The closest or lowest-cost appraiser is not always the right appraiser for a property.
AREA Management Company reviews the assignment before selection so the appraiser's market knowledge, property experience, professional qualifications, and availability align with the work being requested.
Property Access
What Happens During the Inspection?
An appraisal inspection is performed for valuation purposes and is not the same as a home inspection.
Depending on the assignment, the appraiser may observe the interior and exterior, measure the improvements, photograph relevant areas, note visible property characteristics, and gather information needed to complete the appraisal.
Preparing for the Assignment
What Clients and Property Contacts Can Do
Timely communication and complete property information can make the process more efficient.
Submit Complete Information
Provide the correct address, contacts, intended use, effective date, property type, supporting documents, and any known assignment complications.
Coordinate Reliable Access
Confirm the contact person, access instructions, gate or lockbox information, occupant availability, and any safety or travel considerations.
Make Areas Accessible
Provide reasonable access to rooms, mechanical areas, garages, accessory buildings, crawlspaces, and other areas required by the assignment.
Share Relevant Documents
Plans, surveys, leases, renovation records, specifications, purchase contracts, prior appraisals, and utility information may be helpful.
Respond to Questions Promptly
Delays in access, missing documents, unclear instructions, or unanswered questions may extend the completion timeline.
Review the Report Carefully
Submit factual corrections, relevant additional information, or clarification requests through the portal rather than contacting the appraiser outside the assignment process.
Independent Professional Judgment
Appraiser Independence Throughout the Process
AREA Management Company coordinates the assignment, but the appraiser independently develops the appraisal analysis, opinions, and conclusions.
Neither the client, property owner, borrower, broker, appraiser, nor AREA Management Company can guarantee a particular value result. The appraiser must be free to analyze the market evidence and report a credible conclusion without improper pressure.
Turnaround Time
How Long Does an Appraisal Take?
Turnaround time varies by assignment and begins after the order is complete, accepted, and ready to proceed.
A routine property in a well-supported market may be completed more quickly than a rural, remote, complex, retrospective, new construction, review, or litigation-related assignment.
After the Report
Clarifications, Corrections, and Additional Work
Not every post-delivery request is the same. The proper response depends on what the client is asking the appraiser to do.
Factual Correction
A request may identify an incorrect address, room count, property characteristic, spelling, or other factual item for the appraiser to verify and address.
Clarification Request
The client may ask the appraiser to explain an analysis, adjustment, comparable selection, condition, assumption, or conclusion already contained in the report.
Additional Market Data
Relevant sales or information may be submitted for the appraiser's independent consideration. Submission does not require the appraiser to change the report or value.
Completion or Repair Inspection
A separate inspection may be requested to determine whether stated construction, repairs, or appraisal conditions appear to have been completed.
Appraisal Update
A new effective date, changed market conditions, or material property changes may require an update or new appraisal assignment rather than a simple revision.
Appraisal Review
When the question concerns the quality or credibility of the original appraisal, an independent appraisal review may be the appropriate next step.
Appraisal Process Questions
Frequently Asked Questions
Who orders the appraisal?
The ordering party depends on the assignment. A lender, attorney, government agency, executor, trustee, financial professional, property owner, or another authorized client may place the order.
When is payment collected?
Client payment is generally required before the order can proceed. Any changes to the fee caused by location, complexity, travel, scope, or assignment requirements should be approved before the appraiser begins work.
Can I choose the appraiser?
Clients may provide relevant qualification or assignment requirements, but AREA Management Company selects the appraiser based on competency, experience, independence, availability, and the needs of the assignment.
Does every appraisal require an interior inspection?
No. The appropriate inspection depends on the intended use, client requirements, property type, available information, appraisal product, and scope of work.
Can the appraiser tell me the value during the inspection?
Usually not. The appraiser must complete market research, verification, analysis, and reconciliation before developing the final opinion of value.
Can I provide comparable sales or property information?
Yes. Relevant information may be submitted through the portal for the appraiser's consideration. The appraiser independently determines whether and how the information affects the appraisal.
What happens if the appraisal is lower than expected?
A client may request clarification, submit relevant factual or market information, order an appraisal review, or obtain a separate appraisal depending on the intended use and circumstances. A disagreement with the result alone does not establish an appraisal error.
Who receives the completed appraisal?
The appraisal is delivered to the client and other identified intended recipients in accordance with the assignment instructions, applicable law, and confidentiality requirements.
Begin the Process
Ready to Order an Appraisal?
Create a secure client account to submit the property information and assignment details, or email AREA Management Company before ordering if you need help identifying the correct appraisal service.