Updated August 17, 2026. This guide provides general appraisal information and is not legal, tax or accounting advice.
Start with the valuation question
The appraiser needs to know the client, intended users, intended use, property interest and effective date. A current market value opinion may be appropriate in one matter, while another requires a retrospective date tied to separation, filing or another legally relevant event.
Attorneys and parties should identify the required date before the inspection whenever possible. Changing the effective date later may require additional market research, different comparable sales and a revised scope of work.
Keep the appraisal independent
A residential appraisal is not an advocacy document for either spouse. The appraiser analyzes the property and market evidence under the agreed assignment conditions. Complete access, accurate improvement information and relevant documents are useful; arguments about the desired result are not.
When both parties need confidence in the process, written communication about access, occupants, contact procedures and document delivery can reduce misunderstandings.
Prepare the property record
Useful materials can include deeds, surveys, renovation records, permits, leases, prior appraisals, purchase documents and information about unusual land, outbuildings or waterfront rights. Not every document changes value, but undisclosed facts can delay the analysis.
The appraiser still verifies information independently where possible. Owner-provided records are one source among public records, market data, inspection observations and other assignment evidence.
Understand what the report can and cannot do
The appraisal develops an opinion of value for the stated effective date and intended use. It does not divide property, determine legal ownership, interpret a settlement agreement or advise either party on litigation strategy.
Questions about admissibility, discovery, testimony or legal standards belong with counsel. The appraisal report should be ordered early enough that the scope can be completed without forcing market analysis into an artificial deadline.
Planning checklist
- Confirm the client and intended users
- Confirm the legally relevant effective date
- Arrange safe and complete property access
- Gather surveys, deeds and major improvement records
- Identify unusual acreage, accessory structures or rights
- Tell the appraiser whether testimony may be requested
- Keep valuation communications factual and documented
Describe the property, intended use and required effective date before scheduling so the scope can be matched to the assignment.
Request an AppraisalFrequently asked questions
Can one appraisal be used by both spouses?
That depends on the engagement, intended users and the parties' legal arrangement. The appraiser must know who the client is and who may rely on the report before accepting the assignment.
What if the required value date is in the past?
A retrospective appraisal may be possible. It requires market data and property information relevant to the historical effective date, not simply today's value adjusted backward.
Does the house need to be empty?
Usually no. The appraiser needs reasonable access to the areas and features required by the assignment scope, along with a safe inspection environment.
Will improvements always increase value dollar for dollar?
No. Market reaction depends on utility, quality, condition, conformity, timing and buyer demand. Cost and market value are different concepts.