Appraisal services · Bellevue, WA
Probate Appraisals in Bellevue, WA
“I have to list the house on an inventory — how do I document the number I put down?”
In probate work, the value figure usually matters less than the documentation behind it. Someone reading the report later — a co-personal-representative, a beneficiary, an attorney — should be able to see where the number came from without asking for an explanation. That means describing the property clearly, identifying the data relied on, and stating the intended use plainly.
Call (425) 620-2518Who this is for
- A personal representative preparing an inventory of estate assets who needs the real property entry supported.
- An attorney administering an estate who wants a self-contained written value opinion rather than a broker figure.
- Beneficiaries who expect to review the valuation and want the reasoning legible to a non-appraiser.
- Families where an informal number has already caused friction and a documented, neutral analysis would help.
What affects the value
- The stated intended use, which determines the type of value, the effective date and the depth of reporting.
- Physical characteristics confirmed against recorded data — living area, bed and bath count, garage, year built and lot size.
- Condition and functional layout at the time of inspection, described in enough detail that a reader understands the comparisons.
- Availability of relevant comparable sales, and how much adjustment the differences between those sales and the subject require.
- Unpermitted or undocumented additions, which have to be described and handled explicitly rather than assumed.
- Occupancy, tenancy or shared-use situations that affect what is being valued and how the property can be observed.
What to gather
None of this is required before you call. It simply makes the first conversation shorter and the scope easier to set.
- The exact name of the intended use and the intended user, as the attorney or court paperwork states it.
- The effective date required for the inventory entry.
- The parcel number and the legal description if it is already in hand.
- Any documents describing property interests — co-ownership, life estates, easements or recorded agreements.
- Permit paperwork for additions, finished basements or accessory structures, if the family has it.
- Access details: who holds keys, whether a tenant occupies the home, and what notice is needed.
The property records and preparation guide walks through how to identify your parcel and compare recorded characteristics with your own records.
How the process works
- Step 1
Confirm the intended use in writing
The assignment begins by stating who will rely on the report and for what, because that determines the scope and the reporting depth.
- Step 2
Verify recorded characteristics
Public property records are reviewed and compared with what is observed on site so discrepancies are identified rather than carried forward.
- Step 3
Inspect and document
The property is inspected, measured and photographed, with condition and any unusual features described specifically.
- Step 4
Deliver a readable written report
The analysis, the data relied on and the reconciliation are presented so a reader who is not an appraiser can follow the reasoning.
Questions people ask
Who is the report addressed to?
The report identifies a client and an intended user, which is agreed before work begins — often the personal representative, sometimes the attorney handling the estate. Naming this correctly at the start matters more than most people expect, because a report prepared for one intended use should not simply be repurposed for another.
What if the recorded square footage does not match the house?
That happens regularly. The property is measured during the inspection, and where the observed layout differs from the recorded data the difference is described in the report along with how the analysis handled it. Nothing is silently corrected.
Can one report cover two properties in the estate?
Each property is a separate assignment with its own analysis and its own report. They can be scheduled together and discussed in one call, which usually simplifies access and timing.
Discuss a probate assignment
Call to describe the property, the intended use and the date that matters. Scope of work and current availability are confirmed on the call.