Appraisal Reconsideration 101: How to Challenge and Win

When an appraisal comes in low, you prosecute the case. In Chester County’s mixed market, value is told with evidence, the right comparables, the right adjustments, an appraiser can defend. A Reconsideration of Value (ROV) is evidence compiled to challenge an appraisal that may be too low. If done correctly you give the lender and appraiser a clean path to correct the number.

First is the timeline. The clock starts the day the report lands. Ask your lender how they accept ROVs, many require a single, structured submission, and a firm deadline. Aim to deliver within 48–72 hours so the file doesn’t stall. While the heat is on, keep your tone cold. You’re not arguing “we feel it’s worth more.” You’re showing why the original selection or adjustments missed the market you’re buying in.

Comparables are key. In Chester County, micro-location is everything: school district lines, township rules, streets that carry road noise, and pockets with walkability or healthcare adjacency all change the price. Your ROV should present 3–5 superior comps that meet or beat the report’s selection on proximity and similarity, plus 1–2 backups if one is rejected. Prioritize closed sales within 90–180 days, and if you must use an older or pending comp, explain the logic (thin inventory, highly similar lot/plan, unique function). For each comp, write one clear sentence on why it’s comparable and one on how it corrects the report’s bias.

Adjustments win or lose the case. Don’t throw numbers around. Use paired sales when you can (two near-identical comps where one feature differs), and cite market-typical details. In borough-adjacent West Chester, walkable location premiums often show up as lower days to sell and higher sale-to-list ratios. Reference those patterns to justify any location adjustment. In Exton or Uwchlan, a two-car garage and usable backyard can price stronger than raw square footage. In Downingtown, the school district and commuter access (30/322/Turnpike) frequently outweigh other details. Translate these into specific dollar or percentage adjustments.

Many low appraisals aren’t about price. Did the report cross school districts? Jump a busy road? Skip the most recent resale of the same model because it closed after the appraiser pulled data? Document each issue: a one-line “finding,” the supporting exhibit (map, MLS sheet, tax parcel, HOA docs), and the requested remedy (“Replace Comp 2 with 123 banana st —same builder, same phase, closed 53 days ago; apply $X adjustment for finished basement. If a unique feature drives value (flat yard, no through-traffic, first-floor bedroom suite), prove it with photos and copy from the comps, show why your subject  is more like the higher sale.

Finally, remember psychology. Appraisers are professionals; give them a file that respects their process. Clear, sourced, and concise beats emotion. In a market where micro-factors swing value by a few percent, a disciplined reconsideration can bridge the gap without blowing up the deal. 

Let’s move Pennsylvania forward.