An appraiser who speaks agent
Robert Howlett brings 18 years as a real estate agent and 25 years as an appraiser. He knows what you are up against: sellers with high expectations, buyers in bidding wars, and lender appraisals that come in low. His independent appraisals give you and your clients a value you can stand behind.
Appraisals that support your listings and your buyers
Each report is prepared by Robert personally and written for how it will be used, whether that is a listing appointment, an offer, or a conversation with heirs.
Listing side
Pre-Listing Appraisal
Set expectations before the sign goes up. An independent value backs up your pricing advice, helps avoid price reductions and stale listings, and gives buyers something concrete to see.
Learn more →Unique and Hard-to-Price Homes
Custom homes, view properties, large lots, and homes with few recent sales are where a CMA struggles. A full appraisal analyzes and supports each adjustment.
Home Measurement
Public records are often wrong about square footage. An accurate measurement keeps your listing correct and protects you and your seller from disputes later.
Learn more →Buyer side
Pre-Purchase Appraisal
Help your buyer decide how far to go in a multiple-offer situation and whether an appraisal gap is a risk worth taking.
Learn more →Low Lender Appraisal Review
When a lender's appraisal comes in low, Robert, an AI-RRS review specialist, can review it for errors and missed comparable sales. His findings can support a reconsideration of value request through the lender.
Rush Appraisals
Escrow timelines are tight. Rush service is available in 1 to 2 days, depending on the type of report.
Learn more →Probate, trust & divorce listings
Estate, Trust & Probate
Heirs and trustees often need a date of death value before they sell. A credible appraisal documents the step-up in tax basis and keeps beneficiaries aligned on price.
Learn more →Divorce
When both spouses must agree on a list price or a buyout, a neutral appraisal takes the number out of the argument and keeps the sale moving.
Learn more →Pre-Foreclosure & Short Sale
A current, supported value helps when presenting a short sale to the lender and setting a realistic price.
Learn more →Your CMA wins the listing. An appraisal backs it up.
A CMA is a valuable marketing tool. When the price will be questioned by a seller, a buyer, heirs, or a court, an independent appraisal carries more weight.
| Agent's CMA | Independent appraisal | |
|---|---|---|
| Prepared by | The listing agent | A licensed, independent appraiser |
| Interest in the outcome | Commission tied to the sale | None; paid the same regardless of value |
| Adjustments for differences between homes | Often informal | Made and supported for each comparable |
| Standards | Brokerage practice | USPAP, the national appraisal standards |
| Accepted by courts, the IRS, and attorneys | Rarely | Yes |
| Best for | Winning the listing, marketing | Pricing that has to hold up |
Why we never "hit a number"
Appraisal standards prohibit an appraiser from working toward a predetermined value. That rule is what makes the report worth showing to a seller, a buyer, or a court. Robert will give you a straight answer, even when it is not the one you hoped for.
Credibility with sellers
An outside value reinforces your pricing advice without it coming only from you.
Credibility with buyers
Buyers and their agents take a USPAP-compliant appraisal more seriously than a list price alone.
Fewer surprises in escrow
Knowing the supported value early reduces the risk of a low lender appraisal derailing the deal.
A report that stands on its own
Because it is independent, it can be shared with heirs, attorneys, and other parties to the sale.
Both sides of the business
Robert is a California Certified Residential Appraiser, the highest residential license level, and carries additional designations from the Appraisal Institute. His 18 years as an agent mean he understands listing appointments, offers, and escrow deadlines from your side of the table.
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 experience.
Residential Review Specialist
Specialized training in reviewing other appraisals, which is valuable when a lender's appraisal comes in low.
See what each designation requires and how designated appraisers compare with state-licensed appraisers.
Save Money
Accurate pricing from the start saves your clients money and saves you weeks of price reductions.
Avoid Confusion
We walk you and your clients through the appraisal and make sure all of your questions are answered.
Stress-Free Process
Easy scheduling, clear communication, and reports delivered on time for your deadlines.
Three steps from call to report
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Get in touch
Call, text, or request a free quote. Tell us the address, the purpose, and your deadline.
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Property evaluation
Robert inspects the home and analyzes the comparable sales and current market conditions.
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Receive the report
You and your client receive a detailed report, typically within about 3 days of the inspection, with rush service available.
Realtor FAQs
Who orders and pays for the appraisal?
Usually your client, the seller or buyer. You can introduce us and we will handle scheduling and questions directly with them, keeping you informed along the way.
Can a pre-listing appraisal replace the buyer's lender appraisal?
No. Lenders order their own appraisals. A pre-listing appraisal supports your pricing and can be shared with buyers and their agents, but the lender will still order its own.
The lender's appraisal came in low. What can you do?
Robert can review the lender's appraisal for errors, outdated or poorly chosen comparables, and missed sales. His findings can support a reconsideration of value request through the lender. He cannot change the lender's appraisal himself.
Can you appraise to the price we need?
No. Appraisal standards and California law prohibit working toward a predetermined value. That independence is exactly what makes the report credible to buyers, sellers, and courts.
How fast can you turn it around?
Typically about 3 days from inspection to completed report. Rush service of 1 to 2 days is available, depending on the type of report.
Serving Southern California from Glendora
Have a listing or a buyer who needs a value?
Call or text today, or fill out our free quote request form. We'll recommend the right report and work around your timeline.