Appraiser independence

An appraisal is only useful if it is unbiased. These commitments apply to every assignment.

The fee never depends on the value

Our fee is set before the work begins, from the property's size and complexity and the type of assignment. It is never contingent on the value reported, on reaching a predetermined value or direction in value, on the outcome of a case or sale, or on any later event.

We don't advocate for a side

In divorce and litigation matters we can be engaged by one party, or by both parties jointly when they agree in writing. Who hires us does not change the analysis: the value opinion is the same no matter who orders it. We never discuss changing a value, and nobody can order a specific result.

Conflict and prior-services check

Before we accept an assignment, we check the property and the parties against our past work. As required by the Uniform Standards of Professional Appraisal Practice (USPAP), we disclose in the engagement letter whether we performed any service involving the property in the three years before the assignment. If we can't accept an assignment, we tell you before any payment.

The appraiser does the work

Heriberto Santiago, Florida Certified Residential Appraiser RD4135, analyzes the data, selects the comparable sales and signs every report. We use AI tools for logistics and drafting only; they never determine the value.

Mortgage appraisals go through your lender

The orders on this site are for private clients. We do appraisals for mortgage loans too, but federal rules require the lender (or its appraisal management company) to order them, so they can't be booked here. Tell your lender you'd like us and we'll ask to be added to their approved appraisers. How it works for loans.