Appraisal Review and Second-Opinion Appraisals in Arizona

An appraisal came in lower or higher than you expected, and you want to know whether it holds up. Firebird Appraisals & Consulting offers appraisal reviews, where we evaluate another appraiser’s report, and second-opinion appraisals, where we develop an independent value of our own, for homes across the Phoenix metro and Pinal County. Gabe Trevizo has been appraising Arizona homes since 2005, holds license 22146, and is VA designated.

Two different services

1. Appraisal review

In an appraisal review, defined in USPAP Standard 3, the reviewer evaluates whether another appraiser’s report is complete, accurate, and adequately supported. We look at the comparable sales chosen and the ones left out, the adjustments, the market-trend analysis, the condition and quality ratings, square footage, and whether the reasoning follows. You get a written review that explains what’s well supported and what isn’t. If the scope includes it, the review can also give our own opinion of value.

2. Second-opinion appraisal

A second-opinion appraisal is a new, independent appraisal of the home. We do our own inspection, research, and analysis. People order one when they want their own number, for example in an uncontested family matter or before deciding whether to contest a value through another channel.

Common situations

• A low appraisal on a purchase or refinance. If the lender’s appraisal missed better comparables or got the square footage wrong, a review can identify specific, factual issues. Your lender has its own reconsideration of value (ROV) process. A review can help you prepare well-organized evidence for it, though only the lender decides.
• Divorce or estate matters where one party received an appraisal and the other wants it independently evaluated. See divorce appraisals and estate appraisals.
• Attorneys and CPAs who want a quality check before relying on a report.
• Homeowners who simply want to understand an appraisal they received.

What makes a good ROV package

When lenders reconsider a value, they want facts, not frustration. The most useful evidence is usually:

• Closed sales near the effective date that are more similar to your home than the ones used, such as the same subdivision, a similar size, or a similar lot.
• Factual errors: wrong bedroom or bathroom count, square footage, pool, garage size, or a missed upgrade.
• Location issues, such as comparables taken from across a major road or from a different school or HOA area without adjustment.

Market differences across the Valley make this matter. A sale in a neighboring Gilbert subdivision with a different builder and amenity package, or a Scottsdale sale on the other side of the 101, may not be comparable at all.

Fees and turnaround

Desk reviews are quoted based on the report’s complexity. Second-opinion appraisals are full non-lender appraisals starting at $500. Typical turnaround is about five business days.

What we don’t do

We don’t advocate for a predetermined number. A review can find that the original appraisal is well supported, and we’ll tell you if it is. Firebird also doesn’t provide expert witness testimony or property tax appeal services.

How to send us a report for review

Email the complete PDF to Orders@firebirdappraisals.com or upload it with the request form. Include the subject address, the reason you’re questioning it, and any sales you think were missed. We’ll read it before quoting and tell you plainly whether a formal review, a new appraisal, or nothing at all is the sensible next step. Sometimes the honest answer is that the appraiser was right, and knowing that early saves you from spending money on a dispute you can’t win.

For lender appraisals, keep your loan officer informed. Lenders have deadlines for reconsideration requests, and anything you submit generally has to go through the loan officer rather than directly to the original appraiser.

Why a local reviewer matters

Many appraisal problems we find come from a lack of local knowledge. Examples include comparables from a different school or HOA area, missing adjustments for backing to a canal or a busy arterial road, or treating an age-restricted community like an all-age one. A reviewer who has worked these neighborhoods for 20 years can spot those issues quickly and explain them in plain language.

Frequently Asked Questions

Can a second appraisal override my lender’s appraisal?

Not directly. Lenders use their own appraisal and their own reconsideration of value process. A review can help you identify factual errors and better comparables to submit, but only the lender decides.

What’s the difference between an appraisal review and a new appraisal?

A review evaluates the quality and support of someone else’s report. A new appraisal is our own independent opinion of value, based on our own inspection and analysis.

How much does an appraisal review cost?

Reviews are quoted by complexity. Full second-opinion appraisals start at $500.

Will you just tell me the appraisal was wrong?

No. We report what the evidence shows. Sometimes that’s that the original value is well supported, and knowing that can save you time and money.

Do you review appraisals outside the Phoenix metro?

We focus on the Phoenix metro and Pinal County, where we know the market best.

Related: Non-lender appraisals · FHA & VA appraisal · Home measurement · Chandler · Peoria · Mesa