The bread‑and‑butter of our practice. Most weeks half the board is refinance assignments — conventional, FHA, VA, and the occasional non‑QM file.
Full URAR with two photo addenda, comp photo addendum, location map, and a sketch with GLA breakdown. XML and PDF delivered through your platform of choice.
), meta: [ ["Forms", "1004 · 1004C · 2055"], ["Property types", "SFR, condo, 2–4 unit"], ["Turnaround", "48–72 hr typical"], ["Inspection", "Interior + exterior"], ], }, { num: "02", title: "Purchase transactions", body: ( <>Time‑sensitive by definition. We watch contract dates, contingency deadlines, and rate locks and prioritize accordingly.
Most purchase assignments inspect within 24–48 hours of order and deliver inside the original lock window — even on the busiest weeks of spring.
), meta: [ ["Forms", "1004 · 1073 · 1025"], ["Property types", "SFR, condo, 2–4 unit"], ["Turnaround", "Lock‑date aware"], ["Inspection", "Interior + exterior"], ], }, { num: "03", title: "Home equity & HELOC", body: ( <>Streamlined products for second‑lien programs. We handle the full menu — interior 1004, exterior‑only 2055, hybrid, and desktop where your guidelines allow.
Where AVM cascades miss, we step in with a quick‑turn drive‑by or evaluation report that still satisfies the regulatory paper trail.
), meta: [ ["Forms", "2055 · 1075 · Desktop · Evaluation"], ["Property types", "SFR, condo"], ["Turnaround", "24–48 hr typical"], ["Inspection", "Exterior or none"], ], }, { num: "04", title: "Multi-family & investment", body: ( <>Two‑to‑four‑unit residential income properties with full operating income statements, rent schedules, and unit‑by‑unit comparables.
We also handle small portfolio reviews for community bank lenders holding a handful of investor mortgages on the books.
), meta: [ ["Forms", "1025 · 216 · 71B"], ["Property types", "2–4 unit, mixed‑use res."], ["Turnaround", "5–7 business days"], ["Inspection", "All units, interior"], ], }, { num: "05", title: "Condominium projects", body: ( <>Unit appraisals on form 1073, with project review for warrantability, HOA financials, owner‑occupancy ratios, and limited‑review qualification.
We work the major York County developments and most of the converted historic buildings downtown.
), meta: [ ["Forms", "1073 · 1075 · Project Review"], ["Property types", "Condo, attached PUD"], ["Turnaround", "3–5 business days"], ["Inspection", "Interior + common"], ], }, { num: "06", title: "Field reviews & desk reviews", body: ( <>Independent review of an existing report for quality control, dispute resolution, or compliance audit. Field or desk depending on scope.
We never review another local appraiser's work without disclosure, and we approach every review assuming the original appraiser is competent until the evidence says otherwise.
), meta: [ ["Forms", "2000 · 2000A · Custom"], ["Property types", "All residential"], ["Turnaround", "5–10 business days"], ["Inspection", "Optional"], ], }, ]; return ( <>We don't do commercial. We don't do litigation. We don't do tax appeals. We do residential mortgage‑related appraisals for lenders — and we do them with the care of a shop that doesn't take on anything it can't finish well.
When we accept an assignment we commit to a delivery date and we meet it. If something on the borrower's end pushes a date, we'll call before the date slips — never after.