Lykins Appraisal Group, LLC

07/25/2026

"Why won’t the appraiser discuss the appraisal with me? I paid for it after all."

This is a common—and understandable—question.

Under USPAP, appraisers have confidentiality obligations. That means an appraiser generally cannot discuss appraisal assignment results, including the value opinion, analysis, or conclusions, with anyone other than the client or someone specifically authorized by the client.

In a typical mortgage appraisal, the client is usually the lender—not the borrower, buyer, seller, or either party’s real estate agent.

So even if the borrower pays for the appraisal, that alone does not make the borrower the appraiser’s client. This is also why an appraiser may not be able to discuss the appraisal directly with a buyer’s agent or another party involved in the transaction.

Depending on the circumstances, the appraiser may be able to confirm non-confidential, objective property information, such as the square footage reported in the appraisal. However, the appraiser generally cannot discuss value-related opinions, analyses, adjustments, or conclusions with a non-client unless the client has authorized that disclosure.

For private, non-lender assignments, the client is typically the person or persons who hire the appraiser. In those situations, the client may authorize the appraiser to share assignment results with another party.

When an appraiser cannot discuss the report directly, it is not about being evasive or difficult. It is part of maintaining confidentiality, protecting the appraiser-client relationship, and preserving public trust in the appraisal process.

We’ll continue sharing practical USPAP takeaways that come up in real estate transactions and appraisal assignments.

Learn more here:
https://lykinsappraisalgroup.com/f/a-closer-look-at-uspap-what-it-is-and-why-it-matters

06/13/2026

What is USPAP, and why does it matter?

This week at LAG, we completed required USPAP continuing education. USPAP stands for the Uniform Standards of Professional Appraisal Practice.

In plain English, USPAP is the set of professional standards appraisers follow when developing and reporting appraisal opinions. It addresses things like ethics, competency, confidentiality, record keeping, and how appraisal assignments should be handled.

For Realtors, lenders, attorneys, homeowners, and private clients, USPAP matters because it helps protect the integrity of the appraisal process. Appraisers are not just giving an informal opinion — we are required to follow recognized standards intended to promote independence, objectivity, and public trust.

We wrote a longer explanation on our website for anyone who wants to better understand what USPAP is and why it matters in the appraisal process.

https://lykinsappraisalgroup.com/f/a-closer-look-at-uspap-what-it-is-and-why-it-matters

Over the next few posts, we’ll share a few practical USPAP takeaways that come up often in real estate transactions.

05/16/2026

Appraisers are required to complete continuing education to maintain their appraisal licenses. At LAG, we recently completed a course on the history of American architecture, and this was one of the more interesting facts from the class.

The mansard roof, commonly associated with French Second Empire architecture, was not just decorative. Its steep, double-sloped design helped create additional upper-level living space. At that time, property taxes were generally based on living area below the roof line. As the story goes, homeowners could sometimes avoid property taxes on the space contained within the roof structure.

That tax loophole is a thing of the past, but property taxes are still very real. Lykins Appraisal Group offers appraisal services for homeowners considering a property tax appeal.

Need an appraisal? We are here to help -> www.lykinsappraisalgroup.com

05/09/2026

Public records and MLS data are valuable tools, but they are not always the final answer.

This is a good example of why appraisers have to verify comparable sale data rather than simply copy what is reported. In this case, the assessor and MLS appeared to report basement square footage without clearly separating a built-in garage area.

Accurate data matters because accurate analysis matters.

03/15/2026

Reminder to all Form 1120S S-Corps and Form 1065 Partnerships - The federal tax return is due 3/16/2026 so only one more day to file your extension (if you need one). Happy filing.

11/09/2025

If this takes, higher housing prices will follow, especially on the lower end in the first time homebuyer market.

06/09/2025

Interesting appraisal panel discussion last week hosted by Morgan County MIBOR with our very own appraiser, Lucas Lykins, appraiser Forrest Rowland, and Sherry Ross of AppraiserVendor (a local Appraisal Management Company).

We truly appreciate the opportunity to participate in last week's appraisal panel and want to extend a special thank you for allowing Sherry Ross, our team’s licensed appraiser and dedicated operations director, to speak. Sherry's passion for improving processes and elevating industry stan...

04/10/2025

📊 How Does This Rural Property Compete in the Market?

This is the question we need to answer for today's appraisal assignment.

When appraising more complex properties—like rural homes with atypical amenities such as large acreage, ponds, outbuildings, etc. —it’s important to go beyond basic comps. In this non-lender assignment, we had the benefit of the subject having sold about two years ago.

To better understand how it competed at the time, we analyzed competing sales from the 12 months before and 6 months after that prior sale. This scatter plot helped visualize the property’s position in the market—providing valuable context about price trends and buyer behavior.

We can then use this information to assist in selecting the best comparable sales for developing a current market value opinion.

At Lykins Appraisal Group, we use tools like this to deliver credible, data-supported conclusions, especially in non-lender assignments such as estate, legal, and private-party matters.

📐 More than just numbers—it's about understanding the market.

📞 (317) 969-5954
🌐 www.lykinsappraisalgroup.com

04/08/2025

One of this week’s purchase appraisals brought two hidden challenges that could’ve easily been missed—one involving overstated square footage, and another with a misleading comparable sale.

We broke it all down in a quick blog post that shows how careful appraisers dig deeper than just MLS photos and public records.

👉 Read the full story here: https://lykinsappraisalgroup.com/f/square-footage-discrepancy-and-misleading-mls-photos

04/03/2025

Lykins Appraisal Group is actively working on an appraisal in the Danville market.

New construction continues to be a driving force across many markets in the Indianapolis metro area as it aims to address the ongoing inventory shortage of resales. 📈

In Danville, sales volume has increased over the past two years, thanks largely to the boost from new construction. If you’re a buyer searching for a resale property (anything not newly built), you're still feeling the squeeze of limited inventory.

🔨 Over the past year, new construction has consistently accounted for over 50% of monthly sales, with some months nearing a staggering 70% of total sales volume.

👉 If you’re navigating the Danville market or considering a purchase or refinance, an accurate appraisal is crucial. Contact Lykins Appraisal Group for expert analysis and insights!