Every residential appraisal service we offer — Utah
Independent, non-AMC residential real estate appraisals across Utah. Every report is signed by a Utah Certified Residential Appraiser (Lic. 10948175-CR00) — the same appraiser who inspected the property. The nine service pages below cover what we do; each is its own deep-dive with fees, turnaround, methodology, and an FAQ. If your situation doesn't quite fit any of them, ask anyway — we'll tell you whether we can help.
Legal & estate
The highest-stakes residential appraisal work — IRS returns, court filings, contested distributions. Independent direct engagement matters more here than anywhere else; the work product has to defend itself against the IRS, opposing counsel, or a judge.
- Estate, probate & date-of-death appraisals — USPAP-compliant retrospective valuations for IRS Form 706, probate inventory, trust funding, and step-up basis under IRC § 1014. Cites Treasury Reg. § 20.2031-1(b).
- Divorce & marital dissolution appraisals — Neutral USPAP valuations for equitable distribution, buyout, mediation, and court testimony. Joint engagement (both parties) or single-party — we accept either.
- Property tax appeal appraisals — Retrospective valuations as of the January 1 lien date for filings with Utah county Boards of Equalization. We'll tell you up front whether the math supports an appeal.
Court, litigation & specialty
Contested-value matters where the appraiser needs to be named, deposed, and ready to defend the methodology under cross-examination — plus tax-planning work that requires the IRS-defined "qualified appraisal" standard.
- Expert‑witness & litigation appraisals — Partition actions, construction-defect and diminution-in-value claims, insurance disputes, eminent domain, rebuttal review of opposing appraisals, deposition and trial testimony.
- Bankruptcy & bail bond appraisals — Chapter 7/11/13 Schedule A/B, cramdown and lien-strip motions under 11 U.S.C. § 506, plan-confirmation valuation hearings, and real-estate-secured bail bond collateral.
- Gift tax & charitable‑gift appraisals — IRS-qualified appraisals for Form 709 lifetime gifts, Form 8283 charitable real estate donations, and estate-planning structures (GRATs, IDGTs, family LPs). Cites IRC § 170(f)(11).
General residential
Owner-engaged work — sellers, buyers, homeowners — where you choose the appraiser directly and pay a clean fee with no AMC middleman.
- Pre-listing, pre-purchase & FSBO appraisals — Independent opinions of value before you list (FSBO or with an agent) or before you write an offer. Especially useful for unique, custom, or thin-comp properties.
- PMI removal appraisals — Cancel private mortgage insurance on conventional loans under the Homeowners Protection Act once loan-to-value drops below 80% through appreciation, improvements, or paydown.
- House measurement (ANSI Z765-2021) — Standalone GLA measurement and floor-plan sketch — no full appraisal. For pre-listing MLS confirmation, FHA case prep, county-vs-MLS disputes, and post-remodel documentation.
What we do not do
For honesty and to save your time: a few things we get asked about that we will tell you up front are not a fit.
- AMC orders. We do not accept Appraisal Management Company orders. Direct engagement only — homeowners, attorneys, CPAs, and other private clients pay us directly.
- Lender refinance work routed through AMCs. If your loan servicer requires AMC-routed appraisals (most do), we cannot accept the assignment. The borrower-ordered PMI cancellation case is the one big exception — see the PMI removal page above.
- BPOs (broker price opinions). Different product, requires a real-estate broker license rather than an appraiser license.
- Commercial property appraisals. Our credential is Certified Residential — we work on 1–4 unit residential properties only. Commercial work requires a different appraiser credential.
How to engage
Quote requests are best via our online quote form — typical response within one business day with a firm fee in writing. For time-sensitive attorney or CPA matters, email [email protected] directly. Engagement letters disclose intended use, intended user(s), fee, and turnaround commitment up front; no surprises.
Verify the license
License 10948175-CR00 — Utah Certified Residential Appraiser — is verifiable directly with the Utah Division of Real Estate at secure.utah.gov/llv/search. See our full credentials and license verification page for license history, USPAP training, scope of competence, and the non-AMC positioning detail.
Coverage
All nine services are available across Salt Lake County, Utah County, Davis County, Summit County, Wasatch County, Tooele County, Morgan County, and Weber County. Travel beyond these counties available for attorney work or unique-property assignments — ask.