You need a property appraisal for your divorce or estate case. When should you order it?
Too early, and you risk the value being outdated by the time you reach mediation or trial - giving opposing counsel an easy target to discredit your expert. Too late, and you're scrambling to get property access and meet court deadlines.
The right timing depends on several factors, and understanding them can make the difference between a solid appraisal that holds up and one that becomes a liability.
Let's break down what you need to know.
First, let's establish realistic expectations. Most appraisers, especially in the current market, are about a week out from completion. The appraisal inspection and analysis itself only takes 2-3 business days, but it has to be worked around other appraisals already on the books.
Depending on the time of year (tax season, spring buying season, year-end), that timeline might stretch slightly longer or compress a bit shorter. But one week is a reasonable general guideline.
Many attorneys think the process takes significantly longer than it actually does and order months in advance when it's not necessary. Others wait until the absolute last minute and create unnecessary stress. Neither approach is optimal.
The single most important factor in timing is whether you need a retrospective appraisal or a current market value appraisal.
A retrospective appraisal establishes value as of a specific date in the past - typically the date of separation in divorce cases or date of death in estate cases.
For retrospective appraisals, timing doesn't matter in terms of market changes.
Whether the appraisal is completed today or three months from today, the value is looking back at that specific historical date. The data available and the resulting appraised value won't change based on when the appraisal is completed. We're pulling data from MLS and county assessor records that store this information over time - it's just as accessible now as it will be months from now.
Your only timing consideration with retrospective appraisals is practical logistics: property access and meeting your case deadlines.
Current market value appraisals are different. The value depends on the date the appraisal inspection happens - this becomes the "effective date" of the appraisal. Even if the report is delivered 2-3 days later, it's ultimately valued as of the inspection date.
This is where timing gets tricky.
Let's say you order an appraisal in early December, but mediation isn't until March. By March, the market has likely changed. New comparable properties have sold between December and March that would factor into a current valuation.
Your December appraisal, while well-done, is now potentially outdated.
Opposing counsel has an easy opening: "This appraisal is three months old. The market has changed since then. We need current data to make an informed decision."
Even if your appraisal is rock-solid, the fact that it's not current becomes a point to discredit it.
Some attorneys try to game the system by ordering during times of year when prices tend to be lower (or higher, depending on what benefits their client).
In Colorado Springs, for example, sales that close around the holidays through late January or February tend to be slightly lower than sales during late spring or summer. We also see a decrease at the beginning of the school year and a bump in early-to-mid fall.
Here's the problem: appraisals account for this seasonality through time adjustments to sold comparables. The appraisal is designed to reflect current market conditions at the time of inspection, regardless of season.
So if you order in December hoping for a lower value, but mediation is in April, you've accomplished two things:
The same applies in reverse - ordering during a typically higher-price season when the case won't be resolved until a typically lower-price season.
A well-supported appraisal completed close to your mediation or trial date will always be stronger than an older appraisal, even if the older one shows a number you prefer.
Here's another timing issue that catches attorneys off guard: property access.
Depending on who's occupying the house, sometimes the occupant is willing to let the appraiser in quickly. Other times, they're not cooperative. If you're cutting it close on deadlines and the occupant drags their feet, you've got a serious problem.
I recommend giving yourself at least one to two weeks of buffer before your deadline to work through potential access issues. Two weeks is safer.
Also - and this helps tremendously - have a conversation with either your client (if they're the occupant) or opposing counsel (if their client is the occupant) before the appraiser reaches out. Give them a heads-up that this is coming so they're ready and willing to accommodate the inspection.
Most appraisal inspections are quick - 30 minutes to an hour for a typical property. But scheduling that 30-minute window can take days if the occupant isn't prepared or cooperative.
Yes. If you know you'll need an appraisal two or three months down the road, you can order it now and request it be scheduled for a specific future date.
Just make sure:
I've had cases where we scheduled an inspection multiple weeks out, and when we showed up, nobody was there to let us in because the appointment had been forgotten. This slows everything down and requires rescheduling.
The further out you schedule, the more likely something gets lost in the shuffle.
Some attorneys order appraisals early just to get a sense of the property value, knowing they might need an updated appraisal closer to mediation or trial.
This can work, but understand what you're getting into:
An "update" is actually a new appraisal. We can't just update the old report - we have to complete a new analysis with current data. While many appraisers (myself included) can complete these faster and for slightly less money since we already have property data, it's still a new appraisal cost.
If you're prepared to potentially pay for two appraisals, ordering early for strategic insight can make sense. But if you're trying to avoid paying twice, waiting until closer to your case date is smarter.
If you're ordering a current market value appraisal and you know your mediation or trial date, here's my recommended timeline:
Order approximately two weeks before you need the completed appraisal.
Why two weeks?
With two weeks' notice, we typically schedule the inspection about one week to a week and a half out, allowing time to complete and return the appraisal within that two-week window. It's a comfortable timeline that produces quality work without unnecessary rush or outdated data.
If you need it faster: Many appraisers will do everything possible to accommodate rush requests, but the less lead time you provide, the more challenging it becomes. Communication is critical - explain the urgency, and we'll work with you.
If your case date keeps shifting: Order it when you have reasonable certainty about timing. If the date moves, talk to your appraiser about options.
If you're dealing with a difficult occupant: Build in extra buffer time and involve opposing counsel early to facilitate access.
For retrospective appraisals, timing is purely about logistics and meeting your deadlines. Order with enough lead time to handle property access and any scheduling complications.
For current market value appraisals, timing is strategic. The sweet spot is two weeks before you need the completed report - close enough that the value is current and defendable, far enough out to allow for quality work and handle unexpected issues.
Avoid the temptation to order months early hoping to lock in a favorable seasonal value. A strong, current, well-supported appraisal will always serve your client better than an older appraisal with a preferred number.
And always - always - give your appraiser a heads-up about property access concerns. The earlier we know about potential complications, the better we can plan around them.
