Residential valuations built for the courtroom
When a home's value is in dispute, the appraiser's credentials and ability to testify can decide the outcome. Robert Howlett, SRA, AI-RRS, provides court-ready appraisals, reviews of opposing reports, and expert witness testimony for family law, estate, bankruptcy, and real estate litigation.
Qualifications that hold up under cross-examination
Opposing counsel will look first at who prepared the report. Robert is a California Certified Residential Appraiser, the highest residential license level, and holds two designations from the Appraisal Institute that most residential appraisers do not.
Certified Residential Appraiser
Licensed by the California Bureau of Real Estate Appraisers (BREA) at the highest residential level.
Senior Residential Appraiser
The Appraisal Institute's residential designation, earned through advanced coursework, a peer-reviewed demonstration report, and years of documented experience.
Residential Review Specialist
Specialized training in reviewing the work of other appraisers: identifying errors, bias, and unsupported adjustments, and reporting on them in a way that holds up in court.
See what each designation requires and how designated appraisers compare with state-licensed appraisers.
| What opposing counsel will ask | State-licensed appraiser | Robert Howlett, SRA, AI-RRS |
|---|---|---|
| License level | Licensed or certified | Certified Residential, the highest residential level |
| Advanced coursework beyond the license | Not required | Completed for both designations |
| Work peer-reviewed by a professional body | Not required | Yes, for the SRA designation |
| Trained to review other appraisers' work | Not required | Yes, AI-RRS review specialist |
| Years of experience | Varies | 25 years appraising, 18 years as an agent |
The appraiser who wrote the report defends it
A strong report is only half the job. When the value is contested, Robert explains his analysis clearly at deposition and trial, and stands behind every comparable and adjustment.
One expert from start to finish
The appraiser who inspected the home and wrote the report is the one who testifies, so there is no hand-off and no gap in knowledge.
Clear explanations for the trier of fact
Robert explains comparable sales, adjustments, and market conditions in plain language a judge, jury, or mediator can follow.
Credentials that are hard to attack
The SRA and AI-RRS designations and 25 years of experience give opposing counsel little room to challenge his qualifications.
Rebuttal of the opposing appraisal
As a review specialist, Robert can identify the weaknesses in the other side's report and testify to them.
Support for counsel before trial
He can help you understand the valuation issues, prepare questions for the opposing appraiser, and plan your approach to the value.
Independent and USPAP compliant
Every opinion follows national appraisal standards. Robert does not advocate for a number, which is exactly what makes his testimony credible.
Support at every stage of the case
Retain Robert for the stage you need now. Many attorneys start with a consultation or a review of the opposing report and add testimony later.
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Consultation
An early conversation about the property, the valuation issues, and the effective date your case requires.
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Appraisal report
A USPAP-compliant appraisal, current or retrospective, with every adjustment supported and the effective date clearly stated.
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Appraisal review
A formal review of the opposing appraisal, testing its comparables, adjustments, and conclusions.
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Deposition
Testimony about the report, the methods used, and the weaknesses in the opposing value.
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Trial or hearing
Expert testimony at trial, a valuation hearing, arbitration, or mediation.
Valuation support across your practice
Robert works with family law firms, estate and trust attorneys, bankruptcy counsel, and litigators across Southern California.
Family Law & Divorce
Current value or value as of the date of separation, for buyouts, property division, and contested hearings.
Learn more →Estate, Trust & Probate
Values for trust administration, probate, beneficiary disputes, and trust litigation.
Learn more →Date of Death & Retrospective
Value as of any past date, supporting the step-up in basis, estate tax filings, and disputes over historical value.
Learn more →Bankruptcy
Values as of the petition date for exemptions, Chapter 13 plans, motions to value, and objections.
Learn more →Partition & Co-Ownership Disputes
Independent values when co-owners, heirs, or former partners cannot agree on a buyout or sale.
Real Estate Litigation
Diminution of value from defects, damage, or nondisclosure, and disputes over a property's value at a specific date.
Insurance & Disaster Claims
Before-and-after values following fires, storms, and other losses, including the January 2025 Palisades and Eaton fires.
Property Tax Appeals
Market value evidence for assessment appeals before the county.
Learn more →What makes a report hold up
Date of separation, date of death, petition date, or date of loss. Retrospective values use the sales and market conditions from that time.
Every difference between the home and its comparables is explained and supported by market evidence, not rounded guesses.
Robert's fee and conclusions never depend on the outcome. His opinion is the same whichever side retains him.
Questions from attorneys
Can you review the opposing appraisal before we decide on testimony?
Yes. Many engagements begin with a review of the other side's report. Robert's findings help you decide whether to commission a full appraisal or retain him to testify.
Can you appraise as of a past date?
Yes. Retrospective appraisals are a specialty, including the date of separation, date of death, bankruptcy petition date, and the date before a loss.
Can our firm retain you directly?
Yes. Robert can be engaged directly by your firm and will work within the scope and timeline you set.
Do you work for both petitioners and respondents?
Yes. Robert is independent and works for either side. His conclusions follow the evidence, not the client, which is what makes them credible.
How quickly can you deliver a report?
Typically about 3 days from inspection to completed report. Rush service of 1 to 2 days is available for court deadlines, depending on the type of report.
Serving Southern California from Glendora
Discuss your case with Robert
Call or request a free quote. Tell us the property, the effective date, and your deadlines, and we'll recommend the right scope.