When you need an appraisal
Estate and date of death
Someone died and the estate needs a value
You are the executor, and the estate needs to know what the property was worth on the date of death rather than what it is worth now.
Retrospective to the date of death. Documents the basis the heirs inherit.
Divorce and equitable distribution
You are dividing property
One house, two people, and a number that both sides and possibly a judge have to accept as neutral.
Effective date agreed at the start. Written to be read by both sides.
Property tax appeal
The county sent an assessment notice
The number looks high, and the notice gives you 45 days to say so in writing.
Retrospective to January 1 of the tax year. Statutory, not negotiable.
Bankruptcy
A filing turns on what the house is worth
Lien stripping, the best-interests test, or a trustee who has a reason to look closely at the equity.
Petition date or plan effective date, as counsel confirms.
Litigation support
Your appraisal is going to be attacked
Opposing counsel will read it line by line, and the workfile is discoverable.
Fee never contingent on outcome or on any value reported.
Pre-listing and FSBO
You are about to list, and the price matters
You want a number from someone whose compensation does not depend on the sale happening.
Current date. Independent of the transaction.
Investor, rehab, and resale
You need as-is and as-repaired
A rehab decision that turns on what the property is worth now and what it will be worth when the work is done.
As-repaired developed under a stated hypothetical condition.
Not sure
None of these quite fit
Half of what I do does not fit a category neatly. Describe the situation and I will tell you which assignment it actually is.