All commercial appraisal reports are compliant and conform to the current Uniform Standards of Professional Appraisal Practice (USPAP) and to any federal and state requirements. 

We are well versed in the requirements/standards for Financial Institutions Reform, Recovery and Enforcement Act (FIRREA), Interagency Appraisal and Evaluation Guidelines, IRS Guidelines, the U.S. Small Business Administration (SBA), and more.

For a less costly alternative to commercial appraisal reports, we also provide restricted appraisal reports. These reports are condensed and state the facts rather than summarize the conclusions. These reports could have less scope as well such as no inspection, one approach to value and etc. depending on the client requirements but still adhere to the current Uniform Standards of Professional Appraisal Practice (USPAP). 

We provide appraisal review services for various residential/commercial properties. 

Clients engage appraisal review services for several reasons:

1. Double checking whether the appraisal used credible and reasonable assumptions can further reduce risk when considering the feasibility of real estate development.
2. An appraisal review can reinforce a client’s confidence in the appraisal report by checking to ensure that appropriate data has been collected properly and analyzed logically. The process also verifies that conclusions are consistent with the information presented in the report.
3. Lending institutions use appraisal review to manage risk. Its purpose is to verify value conclusions and alert the lender to any additional risks associated with the property.
4. Appraisal reviews are helpful in supporting litigation and dispute resolution matters either to lend credibility to conclusions of previous appraisals or demonstrate shortcomings.
5. Appraisal reviews are used to assess work products of appraisers for clients who have little knowledge of appraisal and/or have no internal appraisal capabilities.

Our appraisal reviews adhere to FIRREA and USPAP requirements as well as the client’s guidelines. We review the data and data adjustments, valuation methodologies, and valuation analysis to determine if conclusions in the report are appropriate and reasonable, developing reasons for agreement or disagreement. The appraisal review report is made in accordance with Standards 3 and 4 of the Uniform Standards of Professional Appraisal Practice (USPAP). If any discrepancies or deficiencies are identified in the appraisal report, we will work with the appraisal firm to clarify and resolve the issue(s). If a report has been found to require clarification or revisions, we will review the revised appraisal report to determine that review comments have been adequately addressed and documented.

We provide MAI appraisals. We have multiple MAI appraisers at Vanguard Realty Advisors, which can be conducted and signed by an MAI, the highest designation in the industry.  

Do you need a valuation of a commercial property from the past. We do provide retrospective valuations. We have performed retrospective valuations of properties with various retrospective dates. Sometimes, the retrospective valuation is related to a date of death or property dispute. 

We provided date of death appraisals. When someone passes away a valuation of the descendant’s assets, including real estate property, is required. This valuation is necessary for tax purposes to establish a basis. 

A fractional interest is the divided or undivided rights in real estate that represent less than the whole. We provide appraisals for these fractional interests.  

The Internal Revenue Service (IRS) allows for a discount to the value of an entity that owns real estate for interests of less than 100%. The discount relates to the fact that the ownership interest has a “Lack of Control” over the operation and disposition of the real estate and a “Lack of Marketability” due to the difficulty in selling an interest that is not publicly traded and is not easily financeable. Examples of ownership entities that own a fractional interest include: general partnerships (GP), limited partnerships (LP), limited liability companies (LLC), tenants in common (TIC), and undivided interests. The two instances where this discount generally applies are for the gifting of a fractional interest or upon the death of a person that owns a fractional interest in real estate. Courts have held that discounts for lack of control and marketability exist in the market and should therefore be considered when valuing a fractional ownership interest. Discounts can vary depending upon the particular ownership entity to be valued, the percentage of ownership, the rate of return on the investment, the amount of debt and the market time and conditions in which it is to be considered.

The IRS requires support in the form of an appraisal for the determination of a discount pertaining to a fractional interest. Per IRS guidelines, the appraisal must consist of a “qualified appraisal” and be completed by a “qualified appraiser”. The valuation of these types of fractional interests can be very complex and it is essential that a proper analysis be conducted if it is going to be accepted and pass IRS scrutiny.

A partial interest is the divided or undivided rights in real estate that represent less than the whole. We provide appraisals for these partial interests. 

The Internal Revenue Service (IRS) allows for a discount to the value of an entity that owns real estate for interests of less than 100%. The discount relates to the fact that the ownership interest has a “Lack of Control” over the operation and disposition of the real estate and a “Lack of Marketability” due to the difficulty in selling an interest that is not publicly traded and is not easily financeable. Examples of ownership entities that own a fractional interest include: general partnerships (GP), limited partnerships (LP), limited liability companies (LLC), tenants in common (TIC), and undivided interests. The two instances where this discount generally applies are for the gifting of a fractional interest or upon the death of a person that owns a fractional interest in real estate. Courts have held that discounts for lack of control and marketability exist in the market and should therefore be considered when valuing a fractional ownership interest. Discounts can vary depending upon the particular ownership entity to be valued, the percentage of ownership, the rate of return on the investment, the amount of debt and the market time and conditions in which it is to be considered.

The IRS requires support in the form of an appraisal for the determination of a discount pertaining to a partial interest. Per IRS guidelines, the appraisal must consist of a “qualified appraisal” and be completed by a “qualified appraiser”. The valuation of these types of partial interests can be very complex and it is essential that a proper analysis be conducted if it is going to be accepted and pass IRS scrutiny.

A tenancy in common interest is the divided or undivided rights in real estate that represent less than the whole. We provide appraisals for these tenancy in common interests. 

The Internal Revenue Service (IRS) allows for a discount to the value of an entity that owns real estate for interests of less than 100%. The discount relates to the fact that the ownership interest has a “Lack of Control” over the operation and disposition of the real estate and a “Lack of Marketability” due to the difficulty in selling an interest that is not publicly traded and is not easily financeable. Examples of ownership entities that own a fractional interest include: general partnerships (GP), limited partnerships (LP), limited liability companies (LLC), tenants in common (TIC), and undivided interests. The two instances where this discount generally applies are for the gifting of a fractional interest or upon the death of a person that owns a fractional interest in real estate. Courts have held that discounts for lack of control and marketability exist in the market and should therefore be considered when valuing a fractional ownership interest. Discounts can vary depending upon the particular ownership entity to be valued, the percentage of ownership, the rate of return on the investment, the amount of debt and the market time and conditions in which it is to be considered.

The IRS requires support in the form of an appraisal for the determination of a discount pertaining to a tenancy in common interest. Per IRS guidelines, the appraisal must consist of a “qualified appraisal” and be completed by a “qualified appraiser”. The valuation of these types of tenancy in common interests can be very complex and it is essential that a proper analysis be conducted if it is going to be accepted and pass IRS scrutiny.

Many times, when a lease is about to expire or options periods are about to start without predetermined rental rates, the lease calls for a fair market rent to be established by an appraiser. We provide fair market rent appraisal services for various commercial property types. The fair market rent is based on an analysis of comparable properties with comparable leases. For any fair market appraisal services, please contact us. 

Vanguard Realty Advisors provides litigation support and expert witness testimony for our clients involved in legal disputes concerning real estate.  These can include matrimonial cases, bankruptcy, estate tax and IRS audits, lease disputes, rent resetting, partnership dissolution, arbitration, mediation, disputes between owners/parties. We can assist litigation counsel in developing winning strategies and provide litigation quality narrative appraisal reports required for various courts, including Federal Court, as well as provide expert testimony in court. We can also provide critiques of the other appraisers’ reports or formal rebuttal reports. We can also prepare trial exhibits to be used at the trial itself.  Cases in most venues require meeting court mandated deadlines for discovery, deposition, or trial. We understand the valuation challenges and the need for maintaining schedules. So if you need litigation support and or expert witness services that works, we will deliver it with passion and integrity.

We provide independent third-party valuation which can help property owners appeal taxes/assessed values for their commercial real estate. 

Choosing a commercial appraiser rather than a tax firm (non-appraiser) can be a less costly alternative since licensed appraisers are not paid on contingencies and our opinions are designed to provide accurate and impartial valuation opinions, which adhere to USPAP. Tax firms (non appraisers) typically are paid on contingency, which is usually 40% to 50% of the total tax saving. 

We provide insurable values for various commercial properties. Standard insurance policies provide indemnity coverage of improvements. Commercial Insurable Values consist of the actual cash value, reproduction costs and/or replacement costs of improvements excluding land.