What Is a Reconsideration of Value on an Appraisal?
An appraised value can feel final the moment it lands in an inbox, but there’s usually a structured way to push back if something in the report looks off.
The short answer
A reconsideration of value is a formal request, submitted through the lender, asking an appraiser to review and potentially revise a completed appraisal based on specific new evidence or an identified error. It isn’t an appeal in the sense of arguing the buyer simply wants a higher number — it requires documented reasons, such as overlooked comparable sales or factual mistakes in the report. The appraiser reviews the request and can either adjust the value, leave it unchanged, or ask for more information.
What can trigger a request
- Overlooked comparable sales. Recently sold, similar properties that weren’t included in the report but arguably should have been.
- Factual errors. Mistakes about square footage, lot size, number of bedrooms, condition, or other objective details of the property.
- Outdated data. Comparable sales that don’t reflect current market conditions as well as more recent transactions would.
- Missed property features. Renovations, upgrades, or unique characteristics the appraiser may not have fully accounted for during the visit.
How the process typically works
The request doesn’t go directly from the buyer or seller to the appraiser — it’s routed through the lender, since the appraiser was engaged as part of the underwriting process and works independently of the parties in the transaction. A real estate agent or the buyer usually compiles the supporting documentation, such as an alternate list of comparable sales, and submits it to the lender, who forwards it to the appraiser or the appraisal management company that coordinated the original report.
Why it isn’t a sure fix
An appraiser reviewing a reconsideration request isn’t required to change the value just because someone disagrees with it, and a well-supported request can still be declined if the appraiser believes the original conclusion was sound. This process works best when there’s a genuinely objective error or omission to point to, rather than a general sense that the number should have been higher. Appraisers are bound by professional standards that require independence from the transaction, which is part of why simply wanting a different outcome carries no weight on its own.
What happens if the value doesn’t change
If the reconsideration doesn’t result in a revised value, the buyer and seller are generally back to the same set of choices they’d face with any low appraisal — renegotiating the price, covering the shortfall in cash, or relying on a contract contingency to exit the deal. Some transactions instead pursue a completely separate second appraisal rather than a reconsideration of the first, though that path typically takes more time and may involve an additional cost.
A practical habit
Building a reconsideration request around specific, verifiable facts — rather than a general objection to the number — gives it the best chance of being taken seriously. Treating the process as evidence-based rather than persuasive keeps expectations realistic about what it can and can’t accomplish.