Question 1

What is a private residential appraisal?

Accepted Answer

It is an appraisal you order directly, rather than one ordered by a lender. I am engaged by you, and the report identifies you and any other intended users you tell me about at the start of the assignment.

Question 2

How is an appraisal different from a comparative market analysis?

Accepted Answer

An appraisal is a written opinion of value developed by a licensed or certified appraiser under professional standards. A comparative market analysis is prepared by a real-estate agent, usually in connection with listing or selling a property.

Question 3

Can you tell me what my home is worth before you inspect it?

Accepted Answer

No. Developing a credible opinion of value requires inspecting the property and analyzing market data. I also cannot accept an assignment that depends on reaching a predetermined value.

Question 4

Is your fee based on the value you find?

Accepted Answer

No. My fee is based on the scope of the assignment, the property and the timing. It is never contingent on the value reported or on any outcome.

Question 5

How long does an appraisal take?

Accepted Answer

It depends on the property, the effective date and my current schedule. I confirm expected timing when I provide your fee quote.

Question 6

Who will be able to see my report?

Accepted Answer

The report is prepared for the client and for the intended users identified in the assignment. Appraisers are bound by confidentiality obligations, so I do not share the report with others without authorization or a legal requirement.

Question 7

Will the appraisal be accepted by a court, a lender or a taxing authority?

Accepted Answer

I prepare each report to professional standards for the stated intended use, but I cannot guarantee how any third party will treat it. Acceptance is their decision.

Question 8

Is an appraisal a home inspection?

Accepted Answer

No. I observe the property for valuation purposes. An appraisal is not a home inspection and does not substitute for one.

Question 9

What areas does Loreal Valuations serve?

Accepted Answer

Loreal Valuations considers residential appraisal assignments across a 15-county North Texas market area: Dallas, Tarrant, Collin, Denton, Rockwall, Kaufman, Ellis, Johnson, Parker, Wise, Fannin, Grayson, Hunt, Cooke and Hood counties. Assignment availability depends on the property location, intended use, required scope of work, geographic competency and current capacity. Contact Stefanie with the property address to confirm coverage.

Question 10

Can you appraise a property outside North Texas?

Accepted Answer

Assignment availability depends on the property, the intended use, timing and my geographic competency for that specific market. Tell me where the property is and I will let you know honestly.

Question 11

Can you value a property as of a past date?

Accepted Answer

Often, yes. Retrospective assignments such as date-of-death valuations depend on the market data and property documentation available for that date.

Question 12

Do you provide legal or tax advice?

Accepted Answer

No. I am not an attorney, CPA or tax professional. Please rely on your own advisors for legal, tax and accounting questions.

Question 13

How do I get started?

Accepted Answer

Use the quote request form to tell me about the property and the intended use. I will follow up with any additional questions, my availability and a personalized fee quote.

Question 14

What does "Texas Certified Residential Appraiser" mean?

Accepted Answer

It is a credential issued by the State of Texas through the Texas Appraiser Licensing & Certification Board (TALCB) that authorizes residential appraisal practice within the scope defined by state law. Stefanie DeLaGarza holds this credential, License TX 1360370-CR. A state credential is not an endorsement by the state.

Question 15

How can I verify an appraiser's credential?

Accepted Answer

In Texas, use the license-holder search on the Texas Appraiser Licensing & Certification Board website (talcb.texas.gov). Nationally, the Appraisal Subcommittee maintains the National Registry, where credentialed appraisers can be looked up. Both are free, official public resources.

Question 16

What is the Appraisal Subcommittee's National Registry?

Accepted Answer

The National Registry is a database of credentialed appraisers maintained under the oversight of the Appraisal Subcommittee, a federal body. It allows consumers and lenders to review appraiser credential information. The ASC oversees the appraisal regulatory system but does not license appraisers itself.

Question 17

What is USPAP?

Accepted Answer

USPAP — the Uniform Standards of Professional Appraisal Practice — is the set of ethical and performance standards that govern appraisal practice in the United States. It requires appraisers to work with impartiality, objectivity and independence, and to develop and report opinions of value that are not misleading.

Question 18

Who develops USPAP?

Accepted Answer

The Appraisal Standards Board (ASB) of The Appraisal Foundation develops, maintains and interprets USPAP. The Appraisal Foundation is a private, nonprofit standards-setting organization, not a government agency, and the full USPAP publication is copyrighted material available from them.

Question 19

What does the Appraiser Qualifications Board do?

Accepted Answer

The Appraiser Qualifications Board (AQB) of The Appraisal Foundation establishes the minimum education, experience and examination criteria for real-property appraisers. It does not issue credentials — individual states do that. In Texas, credentials are issued and regulated by TALCB.

Question 20

Is Stefanie an FHA Certified Appraiser?

Accepted Answer

Yes. Stefanie DeLaGarza is a Texas Certified Residential Appraiser and FHA Certified Appraiser serving eligible residential properties in North Texas. HUD formally identifies approved FHA appraisers through its FHA Appraiser Roster.

Question 21

What is an FHA Certified Appraiser?

Accepted Answer

An FHA Certified Appraiser is a state-credentialed real estate appraiser who meets HUD requirements and is eligible to perform applicable FHA appraisal assignments. HUD maintains the official FHA Appraiser Roster.

Question 22

Is an FHA appraisal the same as a home inspection?

Accepted Answer

No. An FHA appraisal develops an opinion of the property's value for the lending assignment and includes observations required by the applicable FHA assignment. It is not a comprehensive home inspection and does not replace an inspection performed by a qualified home inspector.

Question 23

Does an FHA appraisal guarantee that a property will qualify for FHA financing?

Accepted Answer

No. An FHA appraisal does not guarantee loan approval, property eligibility, condition acceptability or any particular value. Those decisions belong to HUD and the lender.

Question 24

Can an appraiser accept an assignment that depends on reaching a particular value?

Accepted Answer

No. Appraiser independence requirements prohibit accepting an assignment — or setting a fee — that is contingent on a predetermined value, a direction in value, a loan approval, a tax result, a court or settlement outcome, a completed sale, or any other subsequent result.

Question 25

Who regulates real-estate appraisers in Texas?

Accepted Answer

The Texas Appraiser Licensing & Certification Board (TALCB) issues and regulates appraiser credentials in Texas. Credential status can be verified through the license-holder search at talcb.texas.gov.

Question 26

Does The Appraisal Foundation license individual appraisers?

Accepted Answer

No. The Appraisal Foundation is a private, nonprofit organization whose boards set national standards and qualification criteria. Licensing and certification of individual appraisers is done by the states — in Texas, by TALCB.

Frequently asked questions about residential appraisals

Need an independent residential appraisal?