Forensic Review and Second Opinion Appraisals
Independent valuation reviews that identify errors, missing analysis, unsupported conclusions, and inconsistencies in an existing appraisal report.
Trusted by lenders, lawyers, homeowners, and investors across the GTA and surrounding areas.
A forensic review appraisal examines an existing valuation to determine whether:
• the value conclusion is reasonable
• the report follows recognized appraisal standards
• the comparables are appropriate
• the adjustments make sense
• the reasoning is supportable
• the analysis is complete, neutral, and unbiased
A second opinion appraisal goes further by providing a brand new independent valuation that can replace or challenge the original.
These services are essential when an appraisal influences legal outcomes, lending decisions, disputes, insurance matters, or tax implications.
Advanced Appraisals provides detailed and professionally supported reviews that highlight strengths, weaknesses, risks, and inconsistencies in any existing appraisal.
Clients typically request these services when an appraisal appears:
• too low or too high
• missing key comparables
• incomplete or poorly reasoned
• inconsistent with the home’s true characteristics
• prepared by an inexperienced appraiser
• rejected or questioned by a lender
• required for legal or court purposes
• needed for due diligence before a major decision
Common Scenarios
Lender Challenges
A refinance appraisal comes back low and does not match market behaviour.
Litigation and Disputes
Divorce, estate settlement, partnership disputes, or civil matters where one side questions an appraisal.
Pre Sale or Pre Purchase Concerns
A buyer or seller wants to confirm whether the valuation used in negotiations is accurate.
Tax or CRA Filings
A valuation supporting capital gains or deemed disposition appears weak or unsupported.
Insurance or Loss Claims
A claim is based on an appraisal that does not reflect the home’s features or market conditions.
COMMON ISSUES WE IDENTIFY
A forensic appraisal review includes:
• full review of the existing appraisal
• analysis of comparable selection
• verification of proximity, similarity, and relevance
• review of all adjustments and methodology
• confirmation of market condition statements
• zoning, property type, and characteristic verification
• assessment of valuation logic
• identification of missing or incorrect data
• written summary of findings
• professional recommendations
A second opinion appraisal includes:
• full independent appraisal from the ground up
• new comparable sales
• new market and neighbourhood analysis
• new valuation conclusion
• fully standards compliant report
• suitable for legal or lending purposes
We review and verify:
• residential mortgage appraisals
• refinance and equity take out valuations
• private lending appraisals
• estate and probate appraisals
• divorce and family law valuations
• capital gains and change of use valuations
• pre sale and pre purchase appraisals
• luxury and custom home valuations
• multi unit residential valuations
• appraisals for unique, older, or complex properties
Whether the original report came from a bank approved appraiser or a private firm, we can complete a full review.
FAQ
What is the difference between a forensic review and a second opinion?
A forensic review examines the existing appraisal for accuracy. A second opinion replaces it with a new independent valuation.
Can a forensic review change the outcome of a dispute?
Yes. Many legal and financial decisions rely on appraisal accuracy.
Will lenders consider a second opinion appraisal?
Often yes, especially private lenders and brokers. Some institutional lenders may require ordering through their own system.
How do you determine if comparables were used correctly?
We examine proximity, similarity, market behaviour, and adjustment logic.
Can you identify appraiser errors?
Yes. We routinely identify missing adjustments, incorrect data, weak reasoning, or biased commentary.
Can this be used in court or mediation?
Yes. Our reports are structured for legal review.
