Appraisal services

    Rush Appraisals in Pittsburgh

    The date on your notice is fixed. Whether an appraisal can be finished before it is something to ask, not something to assume.

    Ask about availability | Call (412) 330-1108

    Can the report be ready before my date?

    The services page of this site says "Standard turnaround is 3-7 business days" and that rush requests can be accommodated for court deadlines or time-sensitive matters. A rush request asks for delivery ahead of that standard, and this page promises no delivery time. The answer comes from a short call about the real date and what it is for.

    What decides the answer

    • The calendar. The inspection and the writing both have to fit before your date.
    • Access. Someone must let the appraiser in: a tenant, a spouse still living there, or whoever holds the key to an estate house.
    • The property and the date of value. An unusual home, or a value as of a date well in the past, takes more research.

    A shorter schedule does not shorten the analysis.

    Allegheny County deadlines behind a rush request

    The first date people mention is often not the earliest one that matters.

    A divorce conciliation or hearing

    Divorce cases are heard in the Family Division of the Allegheny County Court of Common Pleas. Its divorce page says economic claims may be addressed first by the assigned judge, and that a conciliation or a Divorce Hearing Officer may follow. Two earlier dates come first:

    • Before an equitable distribution conciliation held with a Divorce Hearing Officer by teleconference or Microsoft Teams, each side sends a Marital Asset and Liability Summary no later than five days before the conciliation date. The court's hearing officer page says late summaries cancel the conciliation.
    • Statewide, Pa.R.C.P. 1920.33(b) calls for a pre-trial statement at least 60 days before the equitable distribution hearing, unless the court sets another time, with each expert's report attached.

    Ask your attorney which date governs. More: divorce appraisals.

    An estate's three-month and nine-month marks

    In Allegheny County, wills are probated by the Wills/Orphans' Court Division of the Department of Court Records, which also collects Pennsylvania inheritance tax as agent for the state Department of Revenue.

    • The inheritance tax return is due within nine months after the death, and interest is charged on tax still unpaid after nine months (72 P.S. § 9136(d); county Inheritance Tax page).
    • Tax paid within three months after the death earns a 5% discount (72 P.S. § 9142).
    • The estate inventory is due no later than the day the account is filed or the inheritance tax return due date, including any extension, whichever is earlier (20 Pa.C.S. § 3301(c)).

    A professional appraisal is not automatically required for either filing. For the tax return, the Department of Revenue's Schedule A instructions accept a sale price reported within 15 months of death, an appraisal, or the county assessment multiplied by the common level ratio. Which method to use is the estate attorney's call. If it is an appraisal, those marks set the schedule. See estate appraisals and probate appraisals.

    An assessment appeal hearing

    The county's Appeals pages give the dates for an appeal to the Board of Property Assessment Appeals and Review:

    • Initial residential hearing notices are sent at least 14 days in advance. Rescheduled or postponed hearings may have at least seven days notice.
    • Evidence, which may include an appraisal for tax purposes, must be submitted two days before the hearing date.
    • A Special Appeal answering a written county determination is due within 30 days from the mail date on the notice.
    • An appeal from the board's decision is due within 30 days of the notice mailing date.

    The annual submission period for tax year 2027 ran from July 1, 2026 through September 1, 2026; check the county's page for the current one. See residential appraisals before ordering a report for an appeal.

    A tax return or a loan

    A return reporting the sale of an inherited home generally starts from the date-of-death value: IRS step-up appraisals. A rate lock runs on the lender's clock, and the lender usually orders its own appraisal, so ask the loan officer first.

    What to have ready when you call

    • The property address and type
    • The deadline, and the hearing, filing or closing it belongs to
    • The date of value and any other instructions from your attorney or adviser
    • Who will use the report
    • Who can give access, and on which days

    From your call to the report

    1. Deadline first. You give the date and its purpose and hear plainly whether it looks workable.
    2. Scope and fee. Both are agreed before work begins; ask for them in writing.
    3. Inspection and report. Entry is arranged, the home is inspected, and the value is researched and written up under USPAP.

    Fees and timing

    The FAQ on this site states: "Typical residential assignments in Pittsburgh range from $400–$850." The site does not publish a separate rush fee. Ask for a written scope, fee and delivery estimate. Do not plan around a date until availability for your assignment has been confirmed.

    Working toward a deadline?

    Call (412) 330-1108 or use the contact page. Lead with your date, then the address and what the value is for.

    Prepared with AI assistance for Eagle Home Appraisal Pittsburgh. Court, county and state details were read from official pages on October 7 and 8, 2026; confirm current dates with the office named.