Real estate appraisal services for homeowners in the city of Lancaster and Lancaster County

The top 7 reasons why PA homeowners hire T Daniels:

  1. Get a pre-listing appraisal (whether they're selling the home on their own or using a real estate agent)
  2. Challenge property tax assessments
  3. Remove PMI to lower a mortgage payments
  4. To reinstate their Home Equity Line of Credit (or HELOC)
  5. Verify another appraiser's report
  6. If real estate needs to be divided because of a divorce
  7. Determine the true market value of real estate in question to settle an estate in Lancaster county or PA

Do you own a home in or near Lancaster? Do you need help determining the price of your real estate?
Contact T Daniels.

We at T Daniels understand the individual needs of a consumer after appraisal services. Our customary business clients get the appraisal process and the customary documents we provide. But as a consumer,you'll receive extra guidance and explanations through the appraisal process to better understand what we do and how we report our conclusions.

Pre-listing Services/For Sale By Owner

Since you have an emotional attachment to your own house, it's often very hard to be objective about it. The professional appraisers at T Daniels will tell you what you need to know -- not just what you want to hear. We are objective. A professional appraisal is very crucial as a negotiating tool once you have a likely buyer, in addition to helping you set a realistic selling price so your home will attract buyers. It gives you something tangible to show the buyer. An appraisal is an independent third party's opinion of your home's value -- not just you saying how much you think your home is worth. Interested buyers assume you have an emotional attachment to your house and will be far more likely to give credibility to a qualified appraiser's value estimation than yours.

Need to remove PMI?

Getting the PMI (Private Mortgage Insurance) eliminated from your mortgage loan is a fashionable way to cut costs for homeowners. Your monthly payments will go down once your mortgage loan is down below 80% of the value of your property. In most cases you can apply to your lender to have the PMI removed from your loan. We're qualified in helping folks just like you dismiss unneeded and unwanted PMI insurance.

Challenging Lancaster county's assessment of your property

Lets say your house is not appreciating as much as other homes close to yours -- your local tax assessor may have your home overvalued. That only means you're probably paying more taxes than you should. Since your property assessment may likely go up again in the next period, the faster you take care of a matter like this, the better. When contesting your property tax assessment, getting a professional appraisal from T Daniels is your chief weapon.

Was your HELOC recently frozen?

Your lender might just make the decision to automatically freeze your home equity line of credit (HELOC) if your house is in a declining area -- even if your specific property has not declined in value. Not only can this be difficult from a cash flow viewpoint, but it can be bad for your credit score since it may appear as though that credit line is maxed out. T Daniels can provide you with efficient appraisal to help you reinstate your HELOC.

Need Field and Desktop Appraisal Review Services?

Would you like a second opinion without the added cost and delay of waiting for a whole new appraisal? Or do you desire a seasoned appraiser to double-check your appraisal for efficiency? An appraiser from T Daniels can go out and check the subject and comparables in question in a field review. Or, if you need it ASAP, we can provide desk review and verify as many facts as we can using online data sources as well as our own files.

Need a retrospective review of an appraisal? We can help you with that Even though this is typically requested by banks, you may desire to employ this service if you suspect mortgage fraud related to your home.