What If I Disagree With My Appraisal?

Receiving an appraisal that feels too low can be frustrating, especially in Orlando's dynamic real estate market where values can vary significantly from one neighborhood to the next. The good news is you have options — and understanding the process can help you take effective action.

Step 1: Review the Appraisal Report Carefully

Before taking action, read the appraisal report thoroughly. Look for factual errors — incorrect square footage, wrong bedroom or bathroom count, missing features like a renovated kitchen or pool, or an inaccurate description of the property's condition. In Orlando, common errors include miscounted rooms in older homes in neighborhoods like College Park or Colonialtown, or missing recently permitted additions.

Also examine the comparable sales selected. Did the appraiser use homes from a different, less desirable neighborhood? Are the comps truly similar in size, age, and condition? An appraiser unfamiliar with the differences between, say, Winter Park proper and adjacent unincorporated Orange County might select inappropriate comparables.

Step 2: Submit a Reconsideration of Value (ROV)

If you find errors or believe better comparable sales exist, you can request a reconsideration of value through your lender. This formal process allows you to present:

• Specific factual errors in the report
• Additional comparable sales the appraiser may have overlooked
• Documentation of recent improvements and their costs
• Market data supporting a higher value

The appraiser will review this information and may revise their opinion — or they may stand by their original assessment if they believe it was well-supported. Fred Collins, with over 25 years of Central Florida experience, notes: "A good reconsideration request focuses on data, not emotions. Show me better comps, and I'll give them serious consideration."

Step 3: Request a Second Appraisal

Some lenders will order a second appraisal, particularly if the first report has questionable comparable selections or if the appraiser was from outside the Orlando market. A second opinion from a local expert who understands the nuances of Windermere vs. Winter Garden, or Heathrow vs. Sanford, can provide a more accurate picture.

Step 4: File a Complaint (If Warranted)

If you believe the appraiser was genuinely negligent or incompetent, Florida's Department of Business and Professional Regulation (DBPR) handles complaints against licensed appraisers. This is a serious step and should be reserved for cases involving clear errors, bias, or violations of the Uniform Standards of Professional Appraisal Practice (USPAP).

Understanding Appraisal Independence

It's important to understand that federal regulations (specifically the Dodd-Frank Act and its Appraisal Independence Requirements) prohibit anyone from pressuring an appraiser to reach a predetermined value. This protects consumers and ensures appraisals remain objective. A legitimate appraiser like Fred Collins will never inflate or deflate values based on what a client wants to hear — and that's exactly how it should be.

Prevention Is the Best Strategy

The best way to avoid disagreements is to work with a local, experienced appraiser from the start. Fred Collins personally inspects and appraises every property, bringing deep knowledge of Orlando, Lake Mary, Maitland, Casselberry, and the broader Central Florida market to every report. His thoroughness and local expertise minimize the risk of valuation surprises.

Related Questions

• → What Is a Home Appraisal?
• → What Factors Affect My Orlando Home's Appraised Value?
• → What If My Appraisal Comes in Low?