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appraised my home in Topeka for a lender in the spring of 2015, and made a list of things that he said needed to be done to the house before" the sale. The buyer backed out of the sale. He was then hired by another lender to appraise the house in
of 2015. He went out to the house, and while there spoke to the guy I had hired to so some of the work on the list. He was finishing the LAST item on the list. I had spent $8000.00 and two months working on that list. I had replaced the roof, a sliding glass door, fixed another door, and many other things on his list. When he went to do a NEW appraisal, for a different lender, meaning he got paid his full fee, he went back to his office and copied and pasted the first appraisal, and sent it in as his new appraisal. Not only did he take a full fee for not doing a second appraisal, but he said everything that had already been done, still needed to be done. As a result the new lender stipulated that we had to hire a licensed electrician, a licensed plumber, and licensed heating and air guy to certify that the home met current code requirements, even though it is a 60 year old home. As a result I had to pay for an electrician to move a breaker box to a different wall, It also delayed the closing on the house by two weeks, meaning I had to pay two more weeks of taxes, insurance, utilities, and Mortgage. The total cost to me for his failure to do his job was over $1500.00. I sent him a letter detailing everything, giving him my email and phone number, but he did not reply. I called him and left messages, but he has yet to reply.

-Shaun B.

"Being in construction myself for over 35 years, I learned to hire only professionals who have been in business for long time.
is experienced" and delivers what is expected from him. He knows what he is doing , and also gives very good advice.

-Benjamin S.

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Angie's Answers

Yes, but you won't like what will probably happen (this is a worst case scenario, hopefully you will avoid most):

The purpose for a building permit is to ensure meeting the minimum standards for construction practices and minimum safety standards.  A contractor who works without a permit, does so because they know they are not in compliance (and to save money at your expense).  They knew they should have had inspections and permits for their work.  Who ever built the addition should be reported to both the building official as well as the Better Business Bureau.  It is ultimately the homeowner who is responsible for ensuring the proper permits have been applied for, though.

So when you apply for your permit, you will be pretending as if the work is not completed (you do not hide this fact, you just have to follow the correct process as if it hadn't been built).  Your first stop will be with zoning; can you even add an addition, do you have the proper clearances from the side, front and rear property lines.  If it is a bedroom, does the septic system (perk test) support an additional bedroom.  If your building already meets or exceeds the amount of building allowed on the site or if you do not have the clearances required from the property line, your addition may be required to be removed.  There are appeal processes and variance requests you can try before tearing down the addition (Get an architect).

If your zoning review is fine, next you go to permitting.  Here you will submit plans (drawings) of what was built.  If you do not have these plans, consider hiring an Architect to generate As-Built drawings for this use.  Hopefully the plan review comes back with no changes, or you will alread know your addition is not in compliance and may face rebuilding.  Depending on the type of construction, your zoning and your local building requirements, you will be required to have inspections of your foundation / footings, the framing, the electrical, mechancial and HVAC systems, etc. affected by the work. 

This may require digging the ground back up so the inspector can confirm foundation depth, size and draingage requirements.  The interior wall finishes (gypsum board, panelling, etc) may have to be removed in some or all areas so the framing and electrical can be inspected (If one area fails, be prepared to pull all areas down).  At each inspection, if the work is found to be lacking, then you will have to correct the work before getting permission to use the room.  If there is an electrical or safety violation found, it is possible the Building Official could declare the entire property inhabitable until the offenses are corrected (IE you are homeless until it is fixed).

As you can see, you have to hope beyond belief that the builder constructed everything correctly and that the building officials will work with you to minimize the amount of deconstruction necessary to inspect the work.

Also, you will be charged all the fees associated with plan review and permitting, and you will be charged for each inspection visit (as your builder would have been charged initially had they followed the law).

As for value, here is the real concern:  If your home burns down or faces some similar disaster, your home owners insurance will balk at paying; they will blame the illegal construction as the cause.  As for the value of your building, not having a permit will make any buyer have a difficult time getting their own insurance, thus harder to sell.  The room itself will add value to your property, if it isn't a hazard (IE permitted). 

Also, taxes are based upon assessments, which use the land records.  Building without a permit, can be seen by local officials as an attempt to avoid paying property taxes, since the land records do not show the addition.  Until the official tax records reflect an accurate statement of your building, you may face fines, tax fees and other costs associated with the improvement depending upon how long it has been there unreported.

You may wish to contact a local, licensed Architect who works with the local building department.  They will know the personel, know which forms you need to fill out first and how to protect you from an overzealous Building Official (there are exceptions and options within the Code that the Building Official may forget or ignore that an Architect can request be used to prevent tear down or damage).  Next time you go to build get the Architect first to protect yourself from what this construction firm did to you.

Good luck!

     If you are having a friendly divorce you might want to know what doing the repairs would add to the sale price. I think your best bet would actually be to talk to a realtor as to what they think the difference would be. Then get a couple of estimates from a local contractor or contractors.

     Being in a divorce situation I would think sell as is and move on as quickly as you can. Renovation of a home can be a stress on a good marraige and it would probably be worse if in divorce proceedings.


Good luck Don


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Real Estate Appraising reviews in Fort Collins


Called today to get an appraisal scheduled. Left a voice message and I will et you all know how it goes once I speak to him as well as after the appraisal is completed.
- kevin R.

Excellent service.
Fort Collins Property Appraisers Provider Name Locked
arrived on time, reviewed the property, and within less than a week provided us with an appraisal of my late sister-in-law's property. The appraisal was thorough and provided us with the information that we needed for estate purposes and for putting the house on the
Fort Collins Property Appraisers Provider Name Locked
....More /> I would definitely recommend
Fort Collins Property Appraisers Provider Name Locked
- Sally and Stuart H.

This company was engaged to do an appraisal for our property through a third party on or before
Fort Collins Property Appraisers Provider Name Locked
13th. We were told that it would take about two weeks. We checked on status a few times and were told that it was in process but that it was more complicated than anticipated. Then we were told that they were busier than expected. On several occasions we were told that we would have the appraisal by the end of the week only to have the week go by with no appraisal and no update on status. We are beyond frustrated by the delays and lack of responsiveness. The individual who came to our home for the appraisal was professional but the owner of the Company is very rude. We will update this review for the quality of the product if/when we ever receive the appraisal.
- Nicholas O.

Fort Collins Property Appraisers Provider Name Locked
did an excellent job. From the first phone call I was impressed. He was very responsive to phone calls and accommodating as far scheduling. He arrived early and got right to work on top of the roof. His report was extremely detailed and the photos were excellent. I was able to walk with him and he explained everything as well as provided helpful hints and maintenance tips. I was writing feverishly and he told me that his report would be very detailed and contain all the information. His report was exactly as he promised. I will definitely be using this report in the future when I need repairs done on the home and have even pulled it up to show photos to persons in the hardware store. I felt his home assessment was objective and fair ( I was the buyer and did not want to overpay). In addition, I had the full report within 2 working days, which according to him could have been sooner. For me, the time was perfect and he had not promised it earlier than I received it. I emailed him a few questions. He was very prompt, helpful and professional in his response. I would definitely hire Mr.
Fort Collins Property Appraisers Provider Name Locked

- Tammy G.

She is so professional and thorough. Her service is complete and on time. She provided me with all I needed for handling my estate matters. She was also available to speak with my CPA if necessary. I have been very satisfied with the service and support from her. I will continue to use her for any real estate appraisal needs, including if I want to get an idea as to what a property may be worth before buying it. I do highly recommend her.
- Frank F.

Excellent very nice guy, he took his time to do everything right, it took him like an hour. He also determined that our home was 100 more square feet than we had thought.
- Stacey S.

Fort Collins Property Appraisers Provider Name Locked
was polite and personable, showed up on time, and delivered the appraisal before 5 pm the same day, as promised. No complaints. Very informative, helpful, and answered all my questions.
- Geoffrey S.

Fort Collins Property Appraisers Provider Name Locked
was very informative and helpful. He was open to many of my subsequent questions and gave advice. He later offered some of his own thoughts and recommendations that assisted me but in no way would help him.
I was also able to communicate with him , even very late at night, while he was working on the appraisal.

- brandon N.

Property Appraisers in Fort Collins, CO

Companies below are listed in alphabetical order. To view top rated service providers along with reviews and ratings, Join Angie's List Now!


Fort Collins

Cutarelli Vision (Fort Collins)

2105 Bighorn Rd
Fort Collins

DetectRite Real Estate Inspection Services

621 Innovation Circle #A


Fort Collins


Fort Collins


Fort Collins


Fort Collins

Kevco Real Estate And Property Management

1124 Mulberry St
Fort Collins

Professional Realty Appraisers

6255 Buchanan Street
Fort Collins

Real Estate Consultants

3230 Current Creek Court


Fort Collins


215 W OAK ST
Fort Collins


3720 Green Spring Dr
Fort Collins


Fort Collins


PO BOX 272212
Fort Collins

Tri-County Appraisals

155 E Boardwalk Dr #409
Fort Collins


Fort Collins

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