Loss Mitigation

Pre-foreclosure and REO valuations for distressed assets

Every decision on a defaulted loan rests on one number. We provide accurate, current valuations of properties in pre-foreclosure and REO status so lenders, servicers and investors can choose between modification, short sale, foreclosure and disposition with confidence in the figure underneath.

Tell us about the asset

Single files or portfolios. We confirm scope, fee and turn time, usually the same business day.

Loss mitigation valuations we provide

Distressed files ask different questions at different stages. These are the products we deliver across the default cycle, from first missed payment through to disposition.

Pre-foreclosure appraisals

Fair market value on a property facing foreclosure, ordered by lenders and servicers to decide the appropriate course of action: loan modification, forbearance, short sale or proceeding to sale. We research and analyse the specific circumstances of each property rather than applying a template.

REO appraisals

Value on property already foreclosed and now owned by the lender or servicer, prepared to support disposition through sale or internal transfer. We account for market conditions, actual property condition, deferred maintenance and the realistic buyer pool for the asset.

Short sale and loan modification support

An independent value to test whether a proposed short sale price or modified loan balance is supportable, giving the file a defensible figure when the borrower, the agent and the servicer each have a different number in mind.

As-is and as-repaired values

Both figures side by side, with the repair scope and cost assumptions stated, so you can see what the asset is worth today against what rehabilitation would return before you approve the spend.

Desktop valuations and appraisal reviews

Desktop analysis where access is not available, and technical reviews of appraisals or broker opinions already in the file when the number looks wrong and the decision cannot wait.

Property inspections and condition reports

Exterior and interior inspections documenting occupancy, condition, damage, security and any evidence of vandalism or stripping, supported by dated photographs for the servicing file.

Choosing the right scope

Distressed files rarely offer interior access, and paying for a full appraisal on an asset you may never take title to is money spent early. Three scopes, matched to what the decision actually requires.

Desktop valuation

Fastest, lowest cost, no site visit

Exterior or drive-by

No interior access required

Full interior appraisal

Most complete, most defensible

Not sure which the file needs? Tell us the loan status and whether you have access, and we will recommend the scope that answers your question at the lowest sensible cost.

Who we work with

Whether you are a lender, a servicer or an investor, the same asset raises a different question depending on what you intend to do with it.

Lenders and servicers

Valuations that support workout decisions on individual loans and consistent, documented numbers across a default portfolio.

Special servicers and asset managers

REO valuations and condition reporting through the disposition process, including transfer between departments and internal review.

Investors and note buyers

Independent value on distressed assets and note pools before you bid, so the price you pay reflects the property rather than the seller's tape.

Attorneys and trustees

Valuation evidence for foreclosure, bankruptcy, receivership and deficiency matters, prepared to be produced and defended if required.

What clients say

From the servicers, asset managers and investors who send us their files.

We moved a batch of twenty two files and got the same methodology on every one. That consistency is what our review team cares about, and it is harder to find than it should be.

Terrence Blalock

No interior access, hostile occupant, and they still produced something our internal reviewer signed off on first pass. The photographs and the disclosed assumptions did the work.

Simone Whitaker

The as-is and as-repaired split changed how we bid. We had been pricing rehab off the seller’s tape and it was not close.

Hassan Qureshi

How an assignment runs

Four steps, with scope, fee and delivery date confirmed before work begins.

Order and scope

Send the address, loan status and access situation. We recommend the scope, then quote a flat fee and a delivery date.

Inspection

Desktop, exterior or full interior as agreed, with occupancy, condition and damage documented and photographed on site.

Analysis

Verified sales, listing history and current absorption, with distressed comparables adjusted rather than taken at face value.

Delivery

A signed report with as-is and, where requested, as-repaired values, plus support if the figure is reviewed or challenged.

Where we work

Seven counties across Southern California. Portfolio assignments are scheduled by region so inspections run efficiently and delivery stays predictable.

Loss mitigation valuation questions

The questions that come up most when a file is opened.

What is a loss mitigation appraisal?

It is a valuation of a property in default, ordered to support a workout decision. The figure tells the lender or servicer whether modification, forbearance, short sale, foreclosure or REO disposition produces the best outcome on the loan. It covers properties in pre-foreclosure status and properties already taken back as real estate owned.

How is this different from a broker price opinion?

A BPO is an opinion from a licensed agent and is quick and inexpensive. An appraisal is a signed opinion of value from a certified appraiser, prepared to USPAP standards, with the method and adjustments documented. When the number will be reviewed, disputed or used in court, the appraisal is the one that holds. Many servicers use BPOs for early triage and appraisals once a real decision or a dispute is in play.

What is the difference between a pre-foreclosure and an REO appraisal?

A pre-foreclosure appraisal values a property that is still owned by the borrower and heading toward sale, usually without interior access, to decide the course of action. An REO appraisal values property the lender already owns, with access available, to support disposition. The scope, the assumptions and the buyer pool considered are all different.

Can you value a property without interior access?

Yes. Exterior and desktop scopes are built for exactly this situation, which is routine in default work. We document what can be observed, state clearly what could not be inspected, and disclose the condition assumptions the value rests on so nobody in the file is misled about what was seen.

Do you provide as-is and as-repaired values together?

Yes, and on REO assets we usually recommend both. The as-is figure tells you what the asset is worth today. The as-repaired figure, with the repair scope and cost assumptions stated, tells you whether rehabilitation returns more than it costs before you approve the budget.

What are your turn times?

Desktop valuations are typically returned within a few business days. Exterior and full interior assignments usually run about one week from order, subject to access. Portfolio work is scheduled by region and delivered on an agreed timetable. Tell us your deadline when you order and we will confirm it before starting.

Can you handle portfolio volume?

Yes. We take portfolios and apply the same methodology across every asset, which matters because inconsistent methodology makes the values incomparable to each other. Assignments are grouped geographically and delivered on a fixed schedule.

Are your reports usable in bankruptcy or a deficiency action?

Yes. Our reports are USPAP compliant and prepared to be produced. We also provide expert witness testimony, so if a valuation is challenged in bankruptcy, a deficiency proceeding or a receivership, the appraiser who signed it can support it.

Which areas do you cover?

Los Angeles, Ventura, Orange, Santa Barbara, Riverside, San Bernardino and San Diego counties, including the Inland Empire and Antelope Valley markets where default volume has historically been heaviest.

Get a defensible number on the asset

Send the address and the loan status. We will recommend a scope, quote a flat fee and confirm delivery, usually the same business day.

At our appraisal services firm, we offer loss mitigation appraisal services to assist clients with managing distressed properties. These services are designed to provide accurate and reliable valuations of properties that are in pre-foreclosure or real estate owned (REO) status.

Pre-foreclosure appraisals are used to determine the fair market value of a property that is facing foreclosure. These appraisals are typically ordered by lenders or servicers to determine the appropriate course of action for the property, such as loan modification or short sale. Our team of experienced appraisers conducts thorough research and analysis to provide accurate valuations that take into account the unique circumstances of each property.

REO appraisals are used to determine the value of a property that has already been foreclosed and is now owned by the lender or servicer. These appraisals are typically ordered to assist with disposition of the property, whether through sale or transfer to another department within the institution. Our team of appraisers has extensive experience with REO properties and can provide reliable valuations that take into account market conditions, property condition, and other relevant factors.

In addition to these core services, we also offer a range of other loss mitigation appraisal services, including desktop reviews, property inspections, and more. Our team has years of experience working with distressed properties and understands the unique challenges and opportunities that come with these types of properties.

At our firm, we are committed to providing our clients with the highest level of service and quality. Whether you are a lender, servicer, or investor, our loss mitigation appraisal services can help you make informed decisions about your distressed assets. Contact us today to learn more about our services and how we can assist you with your appraisal needs.