Specialized Residential Appraisal Services
Appraisal Services
Appraising Complex Properties
The definition of a complex residential property, per federal regulations at 12CFR Part 34.42 is: "A complex one-to-four family residential property means one in which the property to be appraised, the form of ownership, or the market conditions are atypical."

Complex residential valuation assignments require comprehensive expertise, analytical tools, and years of experience to undertake. Accurity Qualified Analytics has specialized in challenging assignments for over two decades. Frequently referred to clients by those within our field, our firm has a solid reputation for tackling complicated appraisals with reliable and credible outcomes. The following are examples of complex properties and conditions:

Atypical Properties
  • Dome homes, 3-D printed homes, or other homes with very different or unique materials, construction techniques, energy efficient features, architectural styles, etc.
  • An unfinished house—for example, only slab and studs in place
  • Excessively large GLA and/or atypical amenities for that market
  • Property that has been stigmatized from an event that occurred there
  • Property with outbuildings situated on rural acreage
  • Property that is in poor physical condition or exhibits functional obsolescence
Atypical Ownership
  • The owner doesn’t own property rights on a waterfront property, or owns to the center of a river, stream, etc.
  • Life Estates
  • Partial Interest Ownership
Atypical Market Conditions
  • The property is located in an area where there are no other sales or comparables
  • Neighborhood is in transition
  • Insufficient data, or market reaction was not easily measurable even with multiple techniques
  • Housing prices are rapidly changing, either decreasing (housing bust) or increasing (housing bubble)
  • Homes selling for wildly different prices for no apparent reason
Residential Valuation Consulting Services
Consulting Services
Residential Valuation Consulting
Merriam-Webster defines consulting as “providing professional or expert advice.”
These complex assignments often arise out of disputes, frequently involving expert witness or litigation support. Accurity Qualified Analytics has provided expert advice on over 750 residential valuation consulting cases over the years. Focusing on all types of disputes from a variety of conditions, our subject matter experts possess the requisite analytical skills to develop independent, objective, unbiased work product. Unlike typical residential appraisals that may take less than two weeks to complete, these engagements can often extend for months, even years.
Typical Engagement Requirements
  • Confirmation there are no conflicts
  • Establishing a scope of work between the consultant and the client
  • Managing the litigation timeline
  • Often interacting with experts in the same field or other professional fields
  • Following legal instructions
  • Complying with standards such as USPAP
  • Preparation to testify
Typical Engagement Scenarios
According to the Appraisal Institute textbook, “Applications in Litigation Valuation,“ the consultant may find themselves serving as an expert witness in several different settings:
  • A trial before a judge
  • A trial before a jury
  • An administrative hearing before a court appointed administrator or appointed panel
  • A mediation or arbitration proceeding
  • A deposition
  • A public forum, such as a city zoning board meeting or other public agency panel
Relevant Engagements
A sampling of residential valuation consulting assignments that AQA has offered expert and professional advice on includes:
  • Environmental Contamination
  • Flooding
  • Construction Defects
  • Copyrights
  • Fault Lines
  • Failed Lakes
  • Residential Mortgage-Backed Securities

Qualified Analytics
The Analytical Side of Appraising and Consulting

Telephone:(281) 596-0066
Hours:8 a.m. to 5 p.m. Central Time, Mon - Fri

Residential Valuation and Consulting Services

  • Appraiser Assisted AVMs
  • Asbestos
  • Bias / Discrimination
  • Casualty Loss
  • Cellular Towers
  • Condemnation
  • Construction Defects
  • Contributory Value Issues
  • Copyright
  • Depreciation and Cost Analysis
  • Disclosure
  • Divorce
  • EIFS
  • Easements
  • Elder Care / Medicaid Entitlement
  • Eminent Domain
  • Environmental Contamination
  • Estate Planning and Gift Taxes
  • Failed Lakes
  • Fault Zones
  • Feasibility Studies
  • Flooding
  • Forensic Consulting
  • Foundation Issues
  • Guardianship / Conservatorship
  • Highest and Best Use Studies
  • Historic Significant Properties
  • Insurable Value
  • Landfills
  • Life Estates
  • Loss Mitigation
  • Marketing Issues
  • Mold
  • Mortgage and Appraisal Fraud
  • Partial Interests
  • Partnership Dissolution
  • Pre-Disaster and Post-Disaster Valuations
  • Probate and Trust
  • Renovation and New Construction Services
  • Rent Studies
  • Repurchase Buy Back Demands and Rebuttal
  • Residential Mortgage-Backed Securities
  • Retrospective Valuations
  • Risk Analysis
  • Stigma and Market Resistance
  • Super Adequacy Construction Issues
  • Survey Issues
  • Tax Grievance
  • Termite and Fire Impact
  • Undisclosed Defects
  • Wrongful Foreclosure

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