403 S Madison St
Montfort, WI 53569
Phone: 608-279-6541
Email: rollinghllc@gmail.com
ROLLING H LLC
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Why Rolling H LLC For Your Appraisal Needs?

As licensed appraisers, we possess the comprehensive education and competence to produce the level of credible home value opinions that banks and major lending institutions require for home loans. With years of experience under our belt, we're prepared to accept assignments pertaining to anything from starter homes to the most luxurious new construction.

Rolling H LLC in Montfort is ready to provide valuations for any of the following:
   
Mortgage professionals requiring an experienced Grant County appraiser
Increasing your HELOC (Home Equity Line of Credit)
Appraisals for relocation coordinators
Picking the right listing price for your home
Expert witness testimony when a reliable local authority on Wisconsin property values is needed
Review appraisals: Getting a second opinion on a past appraisal in or around Montfort, Wisconsin
Tax Challenges (reducing real estate taxes) if you live in an area where house prices have depreciated
Bankruptcy cases where the market value of a home is relevant
Retrospective appraisals
Needing an accurate estimate of a home's square footage. We can do it quickly and at a reasonable price!
Divorce settlements when an accurate value estimate of the shared home is required

Need an appraisal?

See the top 7 reasons Wisconsin homeowners hire Rolling H LLC:

  1. To get a pre-listing appraisal (whether you're using a real estate agent or selling the home on your own)
  2. Challenge property tax assessments
  3. Remove PMI to lower a monthly mortgage payment
  4. To reinstate their Home Equity Line of Credit (HELOC)
  5. To review a different appraiser's report for verification
  6. If real estate needs to be divided because of a divorce
  7. Determine the true market value of the real estate in question to settle an estate
Own a home in Southwest Wisconsin and need help determining the price of it? Contact Rolling H LLC.

We at Rolling H LLC understand the particular needs of a customer in need of appraisal services. The appraisal process and reporting formats are relatively routine to our business clients like lenders, lawyers, and CPAs. But as a general consumer, you'll receive extra guidance and explanations through the appraisal process to more clearly understand what we do and how we report the results of our analysis.

Pre-listing Services/For Sale by Owner (FSBO)

It's very hard to be objective about your home because you most likely have an emotional attachment to it. Professional appraisers, like the ones at Rolling H LLC, will be objective. We'll tell you what you need to know, not just what you want to hear. In addition to helping you set a realistic price to sell at so your property will attract buyers, a professional appraisal is a crucial negotiating tool once you have an interested buyer. It gives you something tangible to show the buyer. An appraisal is an independent third party's opinion of your property's value -- not just how much you think your house is worth. Potential buyers assume you have an emotional attachment to your house and will be much more likely to give credibility to an accomplished appraiser's value estimation than yours.

Challenging a property tax assessment

If you live in an area that is going down or not appreciating as much as other houses close to yours, your local tax assessor may have your house overvalued. That only means you are most likely paying more taxes than you should. The faster you take care of things like this, the better, since your property assessment may likely go up again in the next period. An appraisal from Rolling H LLC is your number one weapon when challenging your property tax assessment.

PMI Removal Appraisals

PMI stands for Private Mortgage Insurance. A popular way to cut expenses for homeowners is getting the PMI removed from their mortgage loan, thus saving them money on their monthly payments. Your monthly payments will go down once your mortgage loan amount is below 80% of the value of your house. In most cases you can apply to a lender to have the PMI eliminated from your loan. At Rolling H LLC, we're seasoned in helping folks just like you rid yourselves of unneeded PMI insurance.

Was your HELOC recently frozen?

If your house is close to a declining area, your lender might decide to automatically freeze your home equity line of credit (HELOC) - even if your specific property has not declined in value. This can be difficult from a cash flow angle, and damaging to your credit score since it may appear as though that credit line is maxed out. Rolling H LLC can help you reinstate your HELOC.

Field and Desktop Appraisal Review Services

Have you just been handed a copy of your appraisal and you would prefer to have a veteran appraiser double-check it for preciseness or do you desire a second opinion without the charge and delay of waiting for a whole new appraisal? Rolling H LLC offers field reviews where we go out and check the subject and comparables in question. Or, if you're in a rush, we can provide you with a desk review and verify as many facts as we can, using online data sources as well as our own files.

Do you need a retrospective review of an appraisal report? Rolling H LLC can help you with that. Although most review work is requested by lenders, homeowners that have reason to believe a prior appraisal wasn't above board are wise to get a second opinion. 

Handling a divorce? Rolling H LLC has the expertise you're looking for.

We realize that divorce is a painful process. There are many issues to worry about, including what happens to the shared residence. There are generally two alternatives when discussing common real estate - it can be put on the market and the proceeds split, or one party can "buy out" the other. In either case, one or both parties should order an appraisal of the joint real estate.

When the intended use of an appraisal is the division of assets, it needs a well-supported, authoritative report that is defensible during a trial. When you order an appraisal from Rolling H LLC, you are assured the best in service with professional courtesy and well-supported conclusions. Through experience and education, we've learned how to care for the prickly needs of a divorce situation.

Rolling H LLC is at your service whenever you need an appraisal related to a divorce or other allocation of assets.

Attorneys as well as accountants in Wisconsin depend on our values when calculating what real property is worth for estates, divorces, or other disputes where it is crucial. We have a lot of expertise working with everyone involved and can readily handle your needs. We provide appraisal reports that fulfill the requirements of the courts and various agencies.

As a legal professional handling a divorce, your case's research often needs an appraisal to establish market value for the residential real estate involved. Often the divorce date can be different from the date you purchased the appraisal. We're comfortable with the methods and what is imperative to do a retrospective appraisal that has an effective date and Market Value estimate matching the date of divorce. We perform lots of divorce appraisals , and we understand that they need to be handled delicately. The Uniform Standards of Professional Appraisal Practice (USPAP) contains an ethics provision which binds us with confidentiality, resulting in the utmost discretion.

Rolling H LLC knows the special needs of estate executors

Settling an estate is often stressful, but a very important job. As a trustee, you've been given the authority to carry out the wishes of a loved one as quickly and with as much dignity as possible. You can count on us to act expeditiously and with as much empathy to the feelings of everyone involved.

We've shown that we're experts in producing excellent appraisals that attorneys and accountants have come to rely on. We understand their needs and are familiar with working with all parties involved. We assemble appraisal reports that meet the requirements of the courts and different groups.

Contact us today to discuss your precise estate appraisal demands and how we can put our business acumen to work for you.

Settling an estate most often depends on an appraisal to establish market value for the residential property affected. It's understandable that thinking about getting an appraisal is the farthest thought from your mind. Because of this, now and then there will be times that the effective date of an appraisal differs from the date of your loss. Our staff is comfortable with the procedures and requirements necessary to perform a retrospective appraisal with an effective date and market value estimate matching the exact date of death. The ethical obligations stated within the Uniform Standards of Professional Appraisal Practice (USPAP) conforms our appraisers to confidentiality, providing the strongest degree of privacy for you and your family.

Most people don't realize that the IRS needs information filed to show the numbers involved in estate sales.

Opinions of value used in documents filed with revenue authorities absolutely should be supported by a detailed report as to how the appraiser arrived at his conclusions. Such a report will certainly demonstrate to the authorities that the numbers used are accurate and substantiated.

Having a professional report from Rolling H LLC gives the executor definite facts and figures to work with in exceeding IRS and Wisconsin state agency requirements. It assures peace of mind to everyone concerned because we will always be there to stand behind the appraisal if it is ever refuted.

What is a manufactured home and how does it differ from a modular home?

A manufactured home (also known as a mobile home) is a single or multi-sectional home built on a permanent frame, like a steel undercarriage/chassis, with a removable transportation system (hitch and wheels). The unit is permanently attached to a site-built foundation and is subject to the 1976 federal standards established by the Department of Housing and Urban Development (HUD).

A modular home is constructed in a factory using conventional home floor joists and delivered to a site on a trailer or flat bed truck. The delivered home may be in the form of panels that are assembled at the site, may be pre-cut and assembled on site, or may be pre-built and delivered in one piece. The home, panels or pre-cut panels are lifted from the trailer and attached to a foundation. A modular home may be single or multi-storied. Modular homes are not subject to HUD standards, but must be built to state and local Uniform Building Codes.



See Rolling H LLC's Appraisal Contract

Appraisal_Contract.pdf
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Rolling H LLC discusses myths and realities about real estate appraisals and appraisers

Myth: Market value has to be equivocal to the assessed value of the property.
Reality: This usually isn't true; most states do support the suggestion that the assessed value is the same as market value, but not always. Examples include when interior reconstruction has happened and the assessor has not seen the improvements, or when properties in the vicinity have not been reassessed for an prolonged period of time.

Myth: The buyer or the seller will have leverage in the cost of the property depending upon for whom the appraiser is working.
Reality: The value of the property does not affect the pay of the appraiser; due to this, the appraiser has no personal interest in the value of the house. This means that he will conduct job with impartiality and objectivity regardless of for whom the appraisal is created.

Myth: Market value should mirror replacement cost.
Reality: The way market value is arrived at is based on what a home buyer would likely pay a willing seller for a house without being under pressure from any external party to buy or sell. If the house were reconstructed, the dollar amount required to do so would be the replacement cost.

Myth: Appraisers use a formula, like a certain price per square foot, to conclude the value of a property.
Reality: An appraisal report is an amalgamation of information based on the home's size, location, proximity to some facilities, the condition of the property and the values of recent comparable sales. You can rely on Rolling H LLC's appraisers to be honest in assessing this data.

Myth: As houses increase in value by a certain percentage - in a strong economic state - the properties in proximity are expected to increase by the same amount.
Reality: Any value an appraiser derives in regards to a particular home is always individualized, based on certain factors found from the data of comparable homes and other considerations within the house itself. It makes no difference whether the economy is strong or bad.

Myth: Just seeing what the property looks like on its exterior gives an idea of its value.
Reality: There are a number of different factors that determine the value of a home; these factors include location, condition, improvements, amenities, and market trends. An outside-only inspection obviously can't provide all of the information necessary.

Myth: Since you're the one paying for the appraisal when applying for your loan to buy or refinance your house, you own the produced appraisal report.
Reality: Unless a lending agency releases its interest in the report, it is legally owned by the lending company that ordered the appraisal. However, home buyers must be given a copy of the appraisal report upon written request, because of the Equal Credit Opportunity Act.

Myth: There's no point for home buyers to even care about what the appraisal contains so long as their lending institution is satisfied.
Reality: A home buyer should definitely read through their document; there might be some questions or some concerns about the accuracy of the inspection that should be addressed. Remember, this is probably the most expensive and important investment a consumer will ever make. There is a wealth of information stored in a report that could be useful to the home buyer in the future, such as the legal and physical description of the property, square footage measurements, list of comparable properties in the neighborhood, neighborhood description and a narrative of current real-estate activity and/or market trends in the proximity.

Myth: There is no reason to order an appraisal unless you are trying to get an assessment of the value of a property during a sales transaction involving a lending agency.
Reality: Appraisers can have many different qualifications and designations which allow them to provide a multitude of different services including - but not limited to - advice on estate planning, tax assessment, zoning, dispute resolution in many different legal situations and cost analysis.

Myth: There's no need to get an appraisal if you order a home inspection.
Reality: A home inspection report has a completely different purpose than an appraisal. The task of the appraiser is to form an opinion of value in the appraisal process and through writing the report. House inspectors will produce a report that will express the condition of the home and its major components and possible damage.

Contact our professional staff if you have any other questions about appraisers, appraising or real estate in Southern Wisconsin.