E J Frank Appraisals

I live in north Colorado Springs, this appraiser came from Pueblo, more than 50 miles away. Terrible quality work, he used homes further away than recent sales and was very unfamiliar with the area. The appraiser was hired by Rocket Mortgage/Quicken loans. I highly recommend shopping elsewhere.

We marked Yes on using this provider in the future, however the home buyer cannot select the appraiser, so we do not feel that we would have a choice anyways, if this appraiser was selected again. The appraisal came in lower than expected. My comments are not based upon the estimated value but the details included to derive that estimate. I expect a report that provides the best estimated value, regardless whether I am buying or selling a house. Several errors were identified in the report that, we believe, lowered the appraised value. (a) it states the bathrooms were not renovated (that's inaccurate) (b) the appraiser rates the kitchen as C3 'renovated recently' then lists afterwards C4 as 'kitchen not updated'. The kitchen was fully remodeled in 2006. (c) a base adjustment for a full bath was made, however the master bath is a 5-piece suite with separate full bath and shower. These errors are probably understating the value by $4K to $5K. One of the comparable houses on the report is one that we were considering. 1) The report lists no garage however there is a garage. 2) The condition of the house required work. The kitchen and utility room are not updated, and the outside foundation of the utility room has visible cracking in the bricks or mortar. 3) The washer/dryer in the utility room were not functional in the current setup. The room would require work to relocate the washer/dryer connections. 4) The master bedroom closet is a converted windowed sitting area that needs insulation and has no ventilation. The report appears to value the house from the sales description and not by direct inspection. This may be typical for an appraisal but the comparable value listed in the report, in our opinion, is high after we viewed this property in person.