Before filing
Pre-filing appraisal
Helps you and your attorney decide whether to file, which chapter fits, and what value to list on the schedules.
Bankruptcy Appraisals
A home value that holds up in bankruptcy court
In a bankruptcy, the value of the home affects what you can keep, what your plan costs, and how the trustee and creditors respond. Robert Howlett, SRA, AI-RRS, provides independent, USPAP-compliant appraisals for debtors, bankruptcy attorneys, and trustees, including values as of the filing date.
CA Certified Residential Appraiser
SRA · Appraisal Institute
AI-RRS · Appraisal Institute
Chapter 7 & Chapter 13
Expert Witness
Why the Value Matters
The home's value drives key decisions in the case
The value you list on your bankruptcy schedules is a sworn statement. A credible appraisal gives you and your attorney a number you can support if the trustee or a creditor questions it.
Chapter 7
The trustee compares the home's value with the mortgage balance and your homestead exemption. If there appears to be equity beyond what the exemption protects, the trustee may look at selling the home. An accurate value helps show what equity really exists.
Chapter 13
Non-exempt equity can raise what your repayment plan must pay unsecured creditors. If the home is worth less than the first mortgage, a second mortgage or HELOC may be treated as unsecured. Both depend on a supported value.
Disputes
When a trustee or lender challenges the value, or a motion to value is filed, the court weighs the evidence. A designated appraiser who can testify to the report gives your side the strongest footing.
| Online estimate | Supported appraisal | |
|---|---|---|
| Home value | $900,000 | $800,000 |
| Less mortgage balance | −$450,000 | −$450,000 |
| Equity | $450,000 | $350,000 |
| Less homestead exemption (example) | −$400,000 | −$400,000 |
| Equity not protected by the exemption | $50,000 that may draw the trustee's attention | None. The equity is fully protected. |
The exemption amount, sale costs, and other factors depend on your county, current law, and your case. Your bankruptcy attorney will tell you how they apply.
This is general information, not legal advice. Please consult a bankruptcy attorney about your situation.
Valuation Dates
The right value, as of the right date
Bankruptcy values are usually measured as of the date the petition was filed. We can appraise as of that date even if the case has been open for months.
As of the petition date
Retrospective appraisal
The home's value on the day the case was filed, based on the sales and market conditions at that time, not today's.
Second opinion
Appraisal review
A formal review of an appraisal or broker opinion submitted by the trustee or a lender, testing its comparables, adjustments, and conclusions.
Who We Help
For debtors and the professionals in the case
For homeowners & debtors' attorneys
Protect the home and the case
We understand this is a stressful time. We handle the appraisal quickly and discreetly and explain each step in plain language.
- A supported value for the bankruptcy schedules
- Shows whether equity is protected by the homestead exemption
- Supports a motion to value or a second-mortgage lien strip in Chapter 13
- Confidential, with the report going to you and your attorney
For trustees & creditors' counsel
An independent number you can rely on
Robert's appraisals are independent. The value does not depend on who orders the report.
- USPAP-compliant reports with a clearly stated effective date
- Retrospective values as of the petition date
- Review of the debtor's or another party's appraisal
- Expert witness testimony at a valuation hearing
Credentials & Experience
Court matters call for a designated appraiser
An agent's price opinion or an online estimate rarely holds up when a value is challenged. Robert is a California Certified Residential Appraiser, the highest residential license level, and carries additional designations from the Appraisal Institute.
Robert Howlett SRA, AI-RRS
CA Cert.
Certified Residential Appraiser
Licensed by the California Bureau of Real Estate Appraisers (BREA) at the highest residential level.
SRA
Senior Residential Appraiser
The Appraisal Institute's residential designation, earned through advanced coursework, a peer-reviewed demonstration report, and years of experience.
AI-RRS
Residential Review Specialist
Specialized training in reviewing other appraisals, useful when the trustee or a lender relies on a different value.
Why Credentials Matter
See what each designation requires and how designated appraisers compare with state-licensed appraisers.
Additional Service
Expert Witness Testimony
If the home's value is contested at a valuation hearing or in an objection to exemptions, the appraiser who wrote the report should be the one to defend it.
One expert from start to finish
The appraiser who inspected the home and wrote the report is the one who testifies.
Clear explanations for the court
Robert explains comparable sales, adjustments, and the market as of the petition date in plain language.
Credentials that hold up under cross-examination
The SRA and AI-RRS designations and 25 years of experience make his qualifications hard to challenge.
Rebuttal of an opposing value
As a review specialist, Robert can identify weaknesses in another appraisal or a broker's price opinion and testify to them.
Save Money
An accurate value can protect your equity, keep plan payments realistic, and avoid the cost of a valuation fight.
Avoid Confusion
We walk you through the appraisal and make sure all of your questions are answered.
Stress-Free Process
Discreet, efficient, and on time for your attorney's filing and court deadlines.
How It Works
Three steps to a court-ready report
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Get in touch
Call, text, or request a free quote. Tell us the property, the chapter, and the filing date or deadline your attorney needs.
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Property evaluation
Robert inspects the home and analyzes the comparable sales and market conditions as of the effective date.
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Receive your report
You and your attorney receive a detailed, USPAP-compliant report, typically within about 3 days of the inspection.
Common Questions
Bankruptcy appraisal FAQs
Can I just use an online estimate on my schedules?
Online estimates never see the inside of your home and can be off by a wide margin in either direction. If the trustee or a lender questions the value, a licensed appraisal is far stronger evidence.
I already filed. Can you value the home as of the filing date?
Yes. A retrospective appraisal values the home as of the petition date, using the sales and market conditions from that time.
The trustee has a different value. What can you do?
Robert can review the trustee's appraisal or broker's price opinion for errors and unsupported conclusions, prepare his own appraisal, and testify if the matter goes to a hearing.
Who orders the appraisal?
Usually the debtor or the debtor's attorney, though trustees and creditors' counsel order them too. The appraisal is independent, so the value does not depend on who orders it.
How fast can you complete it?
Typically about 3 days from inspection to completed report. Rush service of 1 to 2 days is available for court and filing deadlines, depending on the type of report.
Areas Served
Serving Southern California from Glendora
Los Angeles County
San Gabriel Valley
Orange County
Riverside County
San Bernardino County
Get a free bankruptcy appraisal quote
Call today or fill out our free quote request form. Tell us the address, the chapter, and any filing or court deadline, and we'll take it from there.