Hiring Us and What to Expect

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The first step is a free, no-obligation conversation with one of our business partners. We encourage you to call or email us at any time to discuss your appraisal needs. During this conversation, we will listen to your situation, explain what type of appraisal report may be appropriate, discuss timing and scope, and answer any preliminary questions you may have. There is no charge for this initial discussion.

Call us at 814.456.2900 or email corporate@ssl-rea.com to get started. 

Before accepting any assignment, we perform a conflict of interest check to confirm that our office has no prior involvement with the subject property, opposing parties, or other circumstances that could compromise our independence and objectivity. This step protects both you and the integrity of the appraisal. If a conflict exists, we will advise you promptly so you can seek alternative assistance.

Our appraisers hold state-certified general appraiser licenses in Pennsylvania, Ohio, and New York, and hold the MAI designation from the Appraisal Institute — one of the most respected credentials in the profession. You will never receive an appraisal from our office performed by an appraiser not properly licensed in the relevant jurisdiction.

Following our initial conversation, we will provide a written appraisal proposal at no charge and with no obligation. The proposal will clearly outline:

• The Client and Intended Users

• Scope of Work and Intended Use

• Applicable property rights and value definition

• USPAP and/or other standards compliance

• Appraisal fee and payment terms

• Anticipated turnaround time

To move forward, simply sign and return the proposal. This serves as our engagement agreement and authorizes us to begin work on your assignment. At this point, your assignment is officially in progress.

Once engaged, we immediately begin gathering publicly available data related to your property. This includes deed and ownership records, tax assessment records, zoning information, land records, building permit history, and any other relevant public documentation. 

Our office manager will send you a written request letter outlining the specific items we need from you in order to complete the appraisal. This typically includes documents such as building plans, leases, income and expense statements, recent surveys, and environmental reports — depending on the property type and appraisal purpose. 

A state certified appraiser will conduct a thorough on-site inspection of your property, including both interior and exterior areas. During the inspection, we will photograph all significant features and, where applicable, take measurements of the building(s). The site visit allows us to observe the property's condition, layout, improvements, and any functional or physical characteristics that may affect value.

With all data collected, our appraisers complete a comprehensive and methodical valuation analysis. This multi-step process includes:

• Subject Property Identification: legal description, ownership, zoning, and property characteristics

• Area and Neighborhood Analysis: regional economic trends, local market conditions, and neighborhood influences

• Site and Building Analysis: land size and utility, building size, age, condition, layout, and functional adequacy

• Market Analysis: review of supply and demand factors, including vacancy, absorption, and rental trends relevant to the property type

• Highest and Best Use Analysis: determination of the legally permissible, physically possible, financially feasible, and maximally productive use of the property

• Approaches to Value: application of the most appropriate valuation methodology or methodologies, which may include:

     -Sales Comparison Approach — comparison to verified sales of similar properties

     -Cost Approach — estimated land value plus depreciated replacement cost of improvements

     -Income Approach — capitalization of actual or market-derived income streams

• Value Reconciliation: weighing the results of each applicable approach and forming a final value conclusion supported by market evidence

Before delivery, every appraisal report undergoes an internal review. This quality control step ensures that the report is accurate, well-supported, complete, and fully compliant with USPAP and any applicable client or assignment-specific requirements.

Upon completion, your appraisal report will be delivered as a PDF file by email. Our reports are professionally formatted, narrative-style documents (not brief form reports) and provide a thorough written explanation of our methodology, market data, analysis, and value conclusions. Clients sometimes ask about the difference: unlike residential form appraisals, commercial narrative reports are detailed written documents that stand on their own in court, before a board of assessment appeals, or in a lender's underwriting review.

Professionally printed and bound hard copies are also available upon request, either for pick-up at our Erie office or delivery by mail. A small fee may apply for printing and shipping.

We remain available after delivery to answer questions about the report, explain our methodology, or assist with any follow-up needs. Whether you need clarification for a lender, an attorney, or a court or board proceeding, we are here to support you through the full process.

All information shared with our office in connection with an appraisal assignment is treated as strictly confidential. Under USPAP, appraisers are prohibited from disclosing confidential assignment information to third parties without client authorization. Your financial records, lease terms, building plans, and any other sensitive materials provided to us will not be shared outside of our office without your consent.