ACV appraisal services
Actual Cash Value appraisals, explained
Understand how ACV appraisals are used in permitting after flood and storm damage — and how preparing today can make recovery faster.
What is an ACV appraisal?
An Actual Cash Value (ACV) appraisal estimates the value of a structure as its replacement cost minus depreciation. It reflects what your home was worth immediately before damage occurred — not including the land.
Local building departments use this value to compare against the cost of repairs when deciding which permitting rules apply.
Replacement cost
What it would cost to rebuild today
Depreciation
Age, wear and condition
Actual Cash Value
Value just before the damage
When is an ACV appraisal required?
Counties and cities participating in the National Flood Insurance Program must review repairs and improvements to buildings in FEMA flood zones.
After flood or storm damage
To determine whether damage is "substantial" — typically when repair costs reach 50% or more of the structure's value.
Before major renovations
Substantial-improvement reviews compare the cost of planned work against the building's ACV.
When requested by the building department
Many Florida jurisdictions accept a private ACV appraisal in place of tax-assessed values.
What the on-site inspection covers
During the inspection we record the details that drive replacement cost and depreciation.
Construction materials
Foundation, framing, exterior walls, roof covering and structure.
Size and layout
Living area, number of stories, rooms and additions.
Interior finishes
Flooring, cabinetry, countertops, fixtures and trim quality.
Building systems
HVAC, electrical, plumbing, water heater and generators.
Flood-related details
Lowest floor elevation, enclosures, flood vents and elevated utilities.
Photographs
Thorough interior and exterior photography of every area.
What the appraisal report contains
You receive a clear, professional report suitable for submission to your local building department.
- Property description and construction details
- Replacement cost estimate
- Depreciation analysis and Actual Cash Value conclusion
- Supporting photographs
- Appraiser certification and signature
Why advance photos and documentation matter
When a home is badly damaged, the original materials and finishes that determine its value may be gone. Without records, an appraiser must rely on assumptions — which can lower your home's ACV and push repairs into the substantial-damage category.
Documenting your home before a disaster gives you evidence of quality finishes, recent upgrades and the true condition of your property.
Be Prepared. It's Worth It.
Document your property before a storm — not after.