Can the appraisal be ready before my date?
Sometimes. It depends on the property, what the work needs, when someone can open the house, and how full the schedule already is. We cannot tell you from a web page whether your assignment will fit, so call us with your real date. We will answer you on the phone about it, plainly. Please confirm it with us before you count on it for a filing, hearing or closing.
What the delivery date hinges on
The calendar
Inspection and report-writing time has to fit a real schedule. Tell us the date and the purpose, and we check availability against your assignment.
Getting inside
If a visit is part of the work, tell us who can open the home and when. A tenant, an occupied marital home, or an estate house with only one key holder can each change the timing.
The research
An unusual property, a past effective date or a report for court can take more research. We agree on what the work involves before we talk about a delivery date.
Same standards on a shorter schedule
Faster does not mean thinner. The scope, the supporting evidence and professional appraisal standards stay the same.
Clark County deadlines behind many rush requests
Divorce in the Family Division. Nevada's family-case rule starts a 30-day clock at service of the summons and complaint for each spouse's General Financial Disclosure Form, and any appraisal a spouse relies on to value property travels with those disclosures (NRCP 16.2). A settlement conference or mediation date can create its own deadline. See divorce appraisals.
Probate before the Probate Commissioners. A personal representative has 120 days from the issuance of letters to file the estate's inventory with values (NRS 144.010). For a private sale the court must confirm, the property needs an appraisal from within 1 year before the sale unless the court waives it (NRS 148.260). The court's probate page lists its hearing days and its separate sales calendar, so check the date set in your case. See probate appraisals.
Inherited homes. A buyout between heirs, a closing on the estate's sale or an adviser's filing date can all set the pace. See estate appraisals and IRS step-up appraisals.
Property tax appeals. The Clark County Board of Equalization deadline is January 15 (the next business day if the 15th is a Saturday, Sunday or legal holiday) under NRS 361.357. An appeal to the State Board of Equalization is due by March 10 under NRS 361.360. Our residential appraisals page explains how those appeals work.
Transactions. A rate lock near expiry, a purchase contract deadline or a relocation timetable.
What helps when you call
- The property address and type
- Your deadline, and what it supports: a filing, a hearing, a closing or a rate lock
- The purpose, and who will read the report
- Who can let an appraiser in, and which days work
- Any instructions from your attorney, adviser or lender
What happens after you call
- We start with your date. You tell us the property, the purpose, who will read the report and the deadline. We say honestly whether an earlier delivery looks workable, and we confirm scope and fee in writing before any work begins.
- We sort out getting in. If a visit is part of the work, we agree on who opens the home and on which days. Whether and when an appraiser visits is settled on the call.
- We do the analysis. We study market evidence and comparable Henderson sales, and write up the reasoning behind the value.
- You get the report. Look over its effective date, stated use and limiting conditions, and ask us about anything that looks wrong.
Fees and scheduling
Ask for a written scope, fee and delivery estimate. Property type, complexity, access and the timeline you need can change both the fee and the schedule. If you are not sure which report you need, start from Henderson appraisal services, or read how we price in what an appraisal costs in Henderson.
Racing a deadline? Call (702) 905-7023 or write to us with the address, the purpose and the date, and we will give you a straight answer on timing.
