An Appraisal is an estimate of a property's fair market value. It's a document generally required (depending on the loan program) by a lender before loan approval to ensure that the mortgage loan amount is not more than the value of the property. The Appraisal is performed by an "Appraiser" typically a state-licensed professional who is trained to render expert opinions concerning property values, its location, amenities, and physical conditions

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評估是對財產公平市場價值的估計。這是貸款人在貸款批准前通常需要（取決於貸款計劃）的文件，以確保抵押貸款金額不超過房產的價值。估價由“估價師”執行，通常是獲得國家許可的專業人士，他受過培訓，可以就房產價值、位置、便利設施和物理條件發表專家意見

Obtaining a loan is the most common reason for ordering an Appraisal, however there are other reasons to get one 獲得貸款是訂購評估的最常見原因，但還有其他原因可以獲得：

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• Contesting high property taxes  爭奪高額房產稅

• Establishing the replacement cost for insurance purposes  為保險目的確定重置成本

• Divorce settlement  離婚協議

• Estate settlement  遺產安置

• Negotiating tool in real estate transactions  房地產交易中的談判工具

• Determining a reasonable price when selling real estate  在出售房地產時確定一個合理的價格

• Protecting your rights in an eminent domain case  在知名域名案件中保護您的權利

• A government agency requirement  政府機構要求

• A lawsuit  一場官司

There are 3 common approaches, or Appraisal Methods, used by Appraisers to establish property value. After thorough exercise of all 3, a final value estimate is correlated. When evaluating single-family, owner-occupied properties, the Sales Comparison Approach is heavily weighted by an Appraiser  評估師使用 3 種常見方法或評估方法來確定財產價值。在對所有 3 項進行徹底的練習後，最終的價值估計是相關的。在評估獨棟住宅、自住物業時，評估師會非常重視銷售比較方法。.

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1. Cost Approach – A formula is used to obtain the property value: Land value (vacant) added to the cost to reconstruct the appraised building as new on the date of value, less accrued depreciation the building suffers in comparison with a new building  成本法 - 使用一個公式來獲得財產價值：土地價值（空置）添加到成本中，以在價值日期將被評估建築物重建為新建築物，與新建築物相比，建築物遭受的應計折舊更少.

2. Sales Comparison Approach – The Appraiser identifies 3 to 4 comparable comps, recently sold properties in the neighborhood, ideally, sold in the previous 6 months and within ½ mile of the subject property. A comparison is done between the recently sold properties and the subject property including square footage, number of bedrooms and bathrooms, property age, lot size, view, and property condition 銷售比較方法 - 評估師確定 3 到 4 個可比較的比較，最近在附近出售的房產，理想情況下，在過去 6 個月內售出，並且在目標房產的 ½ 英里範圍內。將最近出售的物業與標的物業進行比較，包括面積、臥室和浴室的數量、物業年齡、地塊大小、景觀和物業狀況.

3. Income Approach – The potential net income of the property is capitalized to arrive at a property value. Capitalization is the process of converting a future income stream into a present value. This approach is suited to income-providing properties and is used in conjunction with other valuation methods  收入法 - 資產的潛在淨收入被資本化以得出資產價值。資本化是將未來收入流轉換為現值的過程。這種方法適用於提供收入的財產，並與其他估價方法結合使用.

The mortgage company owns the appraisal even though the borrower paid for it. This is because the mortgage company orders the appraisal on the borrower's behalf, and the Appraiser lists that mortgage company on the report. The borrower does have the right to receive a copy; however it's the mortgage company's discretion to give the borrower the original appraisal report.

即使借款人支付了估價，抵押貸款公司仍擁有該估價。這是因為抵押公司代表借款人下令進行評估，並且評估師在報告中列出了該抵押公司。借款人確實有權收到一份副本；但是，抵押公司可以酌情決定向借款人提供原始評估報告。

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Yes. In most cases you will not have to pay for another appraisal if you change your mortgage company, and depending on the loan program typed, the first lender can transfer it to the new lender. Some appraisal firms may charge a small fee because additional clerical work is required to reflect the new mortgage company; this is called an "Appraisal Retype Fee". The original mortgage company has the right to refuse to transfer the appraisal to another lender. In this case, a new appraisal is needed.

是的。在大多數情況下，如果您更換抵押貸款公司，您將無需支付另一次評估費用，並且根據類型的貸款計劃，第一個貸方可以將其轉移給新的貸方。一些評估公司可能會收取少量費用，因為需要額外的文書工作來反映新的抵押公司；這稱為“評估重新輸入費用”。原抵押公司有權拒絕將評估書轉讓給其他貸款人。在這種情況下，需要重新評估。

The property seller sets the price, especially for residential property, not the Appraiser. Sellers usually don't order an appraisal because they want to obtain the highest price for their home and therefore don't want to be bound by the Appraiser's assessment.

物業賣方設定價格，尤其是住宅物業，而不是估價師。賣家通常不會訂購估價，因為他們想為自己的房子獲得最高的價格，因此不想受估價師估價的約束。

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The real estate agent receives a percentage of the price as compensation and often represents the seller in the transaction and assists them in setting the sale price. They perform a Comparative Market Analysis (CMA), which real estate agents in most states are allowed to perform without an Appraiser's License or Certification. The CMA is vital to the agent’s preparation for a listing examining recent property sales in the neighborhood to arrive at a listing price. Typically the agent will suggest a price to the seller based on the CMA however the seller may choose to list their property for a higher price.

房地產經紀人收取一定比例的價格作為補償，通常在交易中代表賣方並協助他們設定銷售價格。他們執行比較市場分析 (CMA)，允許大多數州的房地產經紀人在沒有評估師執照或認證的情況下進行。 CMA 對於代理準備掛牌以檢查附近最近的房地產銷售以得出掛牌價格至關重要。通常，代理會根據 CMA 向賣方建議價格，但賣方可能會選擇以更高的價格列出其房產。

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It's to your advantage to help the Appraiser perform the assessment by providing additional information 通過提供附加信息來幫助評估師執行評估對您有利 :

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• What is the purpose for the appraisal 評估的目的是什麼 ?

• Is the property listed for sale, and if so, for what price and with whom  該物業是否掛牌出售，如果是，價格是多少，與誰合作 ?

• Is there a mortgage? And if so, with whom, when placed, for how much and what type (FHA, VA, etc.), at what interest rate, or other type of financing  有按揭嗎？如果是這樣，與誰、何時放置、金額和類型（FHA、VA 等）、利率或其他類型的融資？

• Are any personal properties or appliances included in the property  財產中是否包含任何個人財產或電器？

• With an income-producing property, what is the income breakdown and expenses for the last year or two? A copy of the lease may be required  對於創收財產，過去一兩年的收入明細和支出是多少？可能需要一份租約副本。

• Provide a copy of the deed, survey, purchase agreement, or additional property papers 提供契約、調查、購買協議或其他財產文件的副本。

• Provide a copy of the current real estate tax bill, statement of special assessments, or balance owed on anything, i.e. sewer, water, etc 提供當前房地產稅單的副本、特別評估聲明或任何東西（即下水道、水等）的欠款。