Office Locations:

89 Hayden Road
Augusta, ME 04330

PO Box 6653
Scarborough, ME 04074

andrewsappraisal@roadrunner.com

Contact Information:
(207) 799-7191 (office)
(866) 883-3298 (fax)
Andrews Appraisal, LLC

F.A.Q.


 
What are our professional qualifications?

What to expect during the site visit?

How long does an appraisal take?

What does the appraiser look for?

Who will see my appraisal? If my appraisal comes out higher than my tax value, could my real estate taxes go up? 



 
What are our professional qualifications?

All of our appraisers are state licensed real estate appraisers.  The state of Maine requires all appraisers to complete 14 hours of continuing education annually in order to renew their license.  Appraisers must also adhere to strict industry standards and a professional code of ethics known as Uniform Standards of Professional Appraisal Practice (USPAP).  At Andrews Appraisal, LLC you can be assured we will offer you a professional analysis and an appraisal which meets all state and federal requirements.  All of our appraisers are on the Central Contracting Registry for Rural Development in Maine.  Alicia Andrews Mosher is an approved appraiser for the Department of Veterans Affairs.

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What to expect during the site visit? 

During the site visit the appraiser will walk through the interior of the property, take notes, do a rough sketch, take measurements and photos (interior and exterior).  Lenders require both interior and exterior photos of the property.  We take photos of all interior rooms, additions, updates, amenities (i.e. decks, porches, fireplaces etc.), out buildings and exterior photos of the dwelling. 


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How long does an appraisal take?

The inspection of your property can take from approximately 30 - 60 minutes, depending upon the size and complexity of the property.

After the initial inspection of the property the appraiser must complete an analysis for comparable sales (other properties recently sold that are similar to the property being appraised).  We have access to the Maine Real Estate Information System (MREIS) which provides us with Multiple Listing Services (MLS) information of comparable homes in the market area.  Once the comparable properties have been chosen, we then begin the task of researching the sale.  Our research includes (but is not limited to), prior sales of the comparable, realtor information, town/city hall information, county records and information from other appraisers.  Finally, we prepare a report of our findings to send to the client.  Depending on the complexity of the property, as well as the timeliness of realtors and appraisers in returning our calls/e-mails, the time to prepare the report could vary greatly.  We do our best to provide the quickest turn around time, while still producing quality appraisals.

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What does the appraiser look for?

Typically, an appraiser needs to document the condition of the property, both inside and out, from the layout and features to the degree of modernization including any updates as well as the overall quality of construction. This information will help to assist the appraiser throughout the valuation and comparison process.

The
appraiser estimates the square footage (GLA - gross living area), by measuring the exterior of the home as well as some interior measurements. Non-living areas, such as garages or covered porches, aren't included in GLA, but are accounted for and considered in value separately. Finished basements are also calculated separately from the above-ground GLA.

The appraiser will generally consider only permanent fixtures and real property. Because many above-ground swimming pools and small sheds are not permanent structures, they typically are not included in the valuation. Depending on the specific installation process and local custom, however, an above ground pool or small shed might be considered part of the real property.

The appraiser gets his or her information about the area in question from a wide variety of sources, including the Multiple Listing Service (MLS), local tax assessor's records, county records, private and public record data vendors, interviews with sellers and buyers, appraisal data co-operatives and our own personal knowledge or office files from previous appraisals. The quality and reliability of each piece of information is considered by the appraiser.  

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Who will see my appraisal? If my appraisal comes out higher than my tax value, could my real estate taxes go up? 

The appraiser is required to maintain confidentiality with the client, which would typically be the bank (in a mortgage related appraisal) or you (if you undertook the appraisal), not the local tax authorities.  Due to the confidentiality sections of the  Uniform Standards of Professional Appraisal Practice (USPAP), appraisers cannot report back to local tax authorities without permission from the client.  In situations where a lender/bank are involved, an appraiser cannot provide a copy of the report to the homeowner/borrower.  However, a homeowner/borrower should be given a copy of the appraisal report from the lender/ban

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