Check the evidence · Property valuation
How to review and challenge a home appraisal
A useful challenge identifies specific errors, relevant evidence, and the lender's review process instead of arguing from the desired price alone.
The short answer
Get every written valuation, verify the subject property and comparable evidence line by line, and submit a documented reconsideration request through the lender when material problems appear.
01 · Your copy
Covered first-lien applicants generally receive valuations automatically
Regulation B generally requires a creditor to provide free copies of appraisals and other written valuations developed for an application secured by a first lien on a dwelling. Copies are generally due promptly after completion or three business days before closing or account opening, whichever is earlier.
A creditor may charge a reasonable fee for developing a valuation when otherwise permitted, but not for the required copy. Coverage and timing can differ outside this first-lien rule.
02 · What it answers
The appraisal supports a collateral decision, not a home inspection
A valuation estimates property value for the credit decision. It does not guarantee the condition of the home, replace a buyer's inspection, or promise the property will sell for that amount later. Automated estimates, tax assessments, broker opinions, and full appraisals can differ because they use different data and methods.
03 · Reproduce the analysis
Check facts first, then comparable selection and adjustments
- Property address, parcel, ownership interest, and transaction type
- Living area, lot size, room count, condition, and improvements
- Comparable-sale dates, locations, property types, and sale terms
- Adjustments between each comparable and the subject property
- Neighborhood description and unsupported subjective language
- Reconciliation from comparable indications to the final value
Focus on verifiable facts, the appraisal's effective date, market-relevant comparable sales, consistent adjustments, and whether the conclusion follows from the report's own analysis.
04 · Make corrections usable
Pair each concern with a source and exact report location
For a factual issue, cite the page and field, state the proposed correction, and attach authoritative support such as a permit, survey, floor plan, public record, or dated photograph. For a comparable concern, explain why the alternative was available and relevant as of the appraisal's effective date.
Separate objective mistakes from professional judgment. A focused table of material issues is easier to review than a long narrative or a list of properties chosen only because they sold for more.
05 · Lender review
Ask how to submit a reconsideration of value
A borrower can ask the lender to reconsider a valuation believed to be inaccurate. The lender's process may be called a reconsideration of value, or ROV. Follow its instructions and deadlines, identify material errors or omissions, and request a written response and any revised valuation.
Appraiser-independence requirements mean the borrower generally works through the lender rather than pressuring the appraiser to reach a target value. A reconsideration is a review request, not a guarantee that the conclusion will change.
06 · Fair lending
Document unsupported language or possible prohibited bias separately
Federal fair-lending protections apply to mortgage credit, including a lender's use of property valuations. Flag unsupported references to protected characteristics or neighborhood demographics, inconsistent treatment of similar properties, and other evidence suggesting prohibited discrimination.
Include the concern in the lender's review process. CFPB complaint, HUD fair-housing, state regulator, and legal-assistance channels may also be appropriate depending on the facts and deadlines.
07 · Preserve the file
Keep the original report, evidence, response, and every revision
- Every appraisal and other written valuation supplied by the creditor
- Loan Estimate, appraisal invoice, and delivery dates
- Correction list with exact report page references
- Public records, permits, plans, receipts, and dated photographs
- Alternative comparable sales with sources and effective-date relevance
- Reconsideration request, lender response, revised report, and complaint records
08 · Official guidance