Active Appraisal Services is well known for its expansive residential appraisal division. We have expanded our firm to include a commercial appraisal division. We now have staff commercial appraisers who are certified to appraise all property types in Wisconsin, as well as Illinois. We prepare appraisal reports that are under the guidelines of the Uniform Standards of Professional Appraisal Practice (USPAP). The three USPAP appraisal report formats are summarized as follows:

Self-Contained Reports: This format is typically required by lending institutions for new construction projects or for other financing purposes. Self-contained appraisal reports consist of complete descriptions of the subject property and its market area, as well as complete descriptions of the valuation methodologies and analysis used in the market value conclusion. Complete Summary (or Limited Summary) Reports: This format is accepted by clients for a wide variety of assignments, some of which are shown below. The summary report is intended to show a summarized or more concise appraisal presentation of information when compared to the self-contained format, although the format has more detail than the restricted use format. Restricted Use Reports: A brief letter report that indicates the minimal acceptable presentation of information, as stipulated by USPAP. This format is popular with clients who need an appraisal for internal purposes.

Other formats: Appraisals can be done via a form report, such as the 71B report, which can be used for smaller income properties such as four to ten unit apartment buildings.

Property Types: Active Appraisal Services has the expertise and is certified to appraise all types of property, including single tenant or multitenant industrial buildings, as well as regional, community or neighborhood shopping centers, lumber yards, low rise or high-rise office buildings, vacant land, farm land, single family subdivisions, mixed-use storefront buildings, schools, apartment buildings, among other property types.

Intended Uses of An Appraisal: Active Appraisal Services has been known to appraise properties for financing purposes or divorce proceedings. In addition, the firm’s commercial appraisers also perform appraisals for a number of other intended uses, including:

Real Estate Assessment Appeals: Are you happy with the assessed value of your commercial property? Do you think you are being over-assessed? Active Appraisal Services staff have performed numerous appraisals for real estate assessment appeal purposes. Staff appraisers have experience at appearing before local boards of review. Open Book with the Assessor: We have generally found that the property owner stands an even better chance of getting assessment relief by hiring an appraiser to meet with the local assessor during the open book period. The assessor tends to be generally less defensive and more receptive to recognizing the possibility that the assessment is too high when meeting with the appraiser and the property owner in a more personal setting. Our track record in obtaining reduced assessments for the property owner has been outstanding for open book sessions. In 2005, we achieved a 100% success rate. Eminent Domain: The village, town or city is taking a portion of your property for a highway relocation or expansion. You need an appraisal to refute the appraisal performed by the municipality. That’s when you call Active Appraisal Services. We have performed several appraisals for eminent domain over the last year. Estate Planning: You have inherited property from a family member, and you need an appraisal to report the market value (or “Retrospective Value”) as of the date of death to the IRS. Our firm has the expertise to tackle your appraisal needs for estate purposes. Consulting Services: Active Appraisal Services provides consulting studies letter reports on properties when appraisals are not necessary. For example, your property is under lease to the owner of a company based in New York. They want to raise your rent by 20%. Is this reasonable? Active Appraisal Services can perform a consulting letter report to provide a second opinion to help you with your negotiations with the owners. Insurance purposes: Your property recently incurred extensive fire damage. The insurance company needs to know what the property was worth before the fire. That’s when you call Active Appraisal Services. Appraisal Reviews: You have had a property appraised recently, but you are not sure if the appraised value is reasonable. That’s when you need an appraisal review. The scope of an appraisal review ranges from a simple desk review of the appraisal report (2 hours or more) to a complete appraisal review, which would be much more involved (including an inspection of the property and the market data used in the report).

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