{"id":38,"date":"2026-05-31T00:32:05","date_gmt":"2026-05-31T00:32:05","guid":{"rendered":"https:\/\/washingtonappraisalgroup.com\/?page_id=38"},"modified":"2026-06-10T17:26:46","modified_gmt":"2026-06-10T17:26:46","slug":"for-attorneys-resources","status":"publish","type":"page","link":"https:\/\/washingtonappraisalgroup.com\/?page_id=38","title":{"rendered":"Resources"},"content":{"rendered":"\n<style>\n@import url('https:\/\/fonts.googleapis.com\/css2?family=Outfit:wght@300;400;500;600;700;800&family=Lora:ital,wght@1,400&display=swap');\n\n:root{\n  --navy:#1B2B5E;--navy-deep:#121e42;--navy-mid:#243672;\n  --gold:#C5922A;--gold-light:#d9a94e;--gold-muted:#b07d20;\n  --white:#ffffff;--off-white:#F8F9FC;\n  --gray-50:#F4F6FB;--gray-100:#EAEEf8;--gray-200:#D8DFEF;\n  --gray-500:#6b7fa3;--gray-700:#3a4a6b;\n  --shadow-xs:0 1px 3px rgba(27,43,94,.07);\n  --shadow-sm:0 2px 8px rgba(27,43,94,.09),0 1px 3px rgba(27,43,94,.05);\n  --shadow-md:0 6px 24px rgba(27,43,94,.11),0 2px 8px 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50%,rgba(197,146,42,.1) 0%,transparent 70%);pointer-events:none;}\n.wag-faq-item{border-bottom:1px solid var(--gray-200);padding:18px 0;}\n.wag-faq-item:last-child{border-bottom:none;padding-bottom:0;}\n.wag-two-col{display:grid;grid-template-columns:1fr 1fr;gap:20px;}\n.wag-three-col{display:grid;grid-template-columns:1fr 1fr 1fr;gap:16px;}\n\n@media print{\n  .wag-page-hero,.wag-cta-bar,.no-print{display:none!important;}\n  body{font-size:11pt;color:#000;}\n  .wag-print-header{display:block!important;}\n  a{color:#000;text-decoration:none;}\n  .wag-two-col,.wag-three-col{grid-template-columns:1fr 1fr!important;}\n  *{box-shadow:none!important;}\n  .wag-print-card{border:1px solid #ccc!important;}\n}\n@media(max-width:768px){\n  .wag-two-col,.wag-three-col{grid-template-columns:1fr!important;}\n  .wag-print-card{padding:24px 20px!important;}\n  .wag-cta-bar > div > div{padding:32px 24px!important;}\n}\n<\/style>\n\n<!-- PRINT-ONLY HEADER -->\n<div class=\"wag-print-header\" style=\"display:none;padding:0 0 20px;border-bottom:3px solid #1B2B5E;margin-bottom:24px;\">\n  <div style=\"display:flex;justify-content:space-between;align-items:flex-end;\">\n    <div>\n      <div style=\"font-size:18pt;font-weight:800;color:#1B2B5E;\">Washington Appraisal Group<\/div>\n      <div style=\"font-size:10pt;color:#555;margin-top:4px;\">Attorney Resource Guide \u2014 Philadelphia &amp; Bucks County, PA<\/div>\n    <\/div>\n    <div style=\"text-align:right;font-size:9pt;color:#555;\">\n      <div>267-995-0425<\/div>\n      <div>washingtonappraisalgroup@gmail.com<\/div>\n      <div>washingtonappraisalgroup.com<\/div>\n    <\/div>\n  <\/div>\n<\/div>\n\n<!-- PAGE HERO -->\n<section class=\"wag-page-hero no-print\" style=\"padding:72px 24px 64px;\">\n  <div style=\"max-width:860px;margin:0 auto;position:relative;z-index:1;text-align:center;\">\n    <span class=\"wag-section-label\" style=\"display:inline-block;padding:5px 14px;color:#fff;margin-bottom:20px;text-transform:uppercase;\">For Attorneys<\/span>\n    <h1 style=\"color:#fff;font-weight:800;font-size:clamp(1.8em,3.5vw,2.6em);margin:0 0 18px;letter-spacing:-.03em;\">Free Resources for Family Law and Estate Attorneys<\/h1>\n    <p style=\"color:rgba(255,255,255,.85);font-size:clamp(1em,1.8vw,1.15em);line-height:1.7;max-width:660px;margin:0 auto 28px;\">Practical guides, checklists, and reference tools for attorneys handling cases with residential property in Philadelphia, Bucks County, and Montgomery County. Print them, forward them, or use them at intake.<\/p>\n    <div style=\"display:flex;gap:12px;justify-content:center;flex-wrap:wrap;\">\n      <a href=\"#checklist\" class=\"wag-btn-gold\" style=\"font-size:.93em;\">Attorney Checklist<\/a>\n      <a href=\"#red-flags\" style=\"display:inline-block;padding:13px 24px;font-size:.93em;background:transparent;border:2px solid rgba(255,255,255,.4);color:#fff;border-radius:6px;text-decoration:none;font-weight:700;\">Report Red Flags<\/a>\n      <a href=\"#faq\" style=\"display:inline-block;padding:13px 24px;font-size:.93em;background:transparent;border:2px solid rgba(255,255,255,.4);color:#fff;border-radius:6px;text-decoration:none;font-weight:700;\">FAQ<\/a>\n    <\/div>\n  <\/div>\n<\/section>\n\n<div style=\"max-width:960px;margin:0 auto;padding:60px 24px 80px;\">\n\n  <!-- SECTION 1: REFERENCE CARD -->\n  <section id=\"checklist\" style=\"margin-bottom:72px;\">\n    <div class=\"wag-section-divider\"><\/div>\n    <span class=\"wag-section-label no-print\" style=\"display:inline-block;padding:5px 14px;color:#fff;margin-bottom:14px;text-transform:uppercase;\">Reference Card<\/span>\n    <h2 style=\"color:var(--navy);font-size:clamp(1.4em,2.5vw,1.9em);font-weight:800;margin:0 0 8px;\">The Divorce Appraisal Reference Card<\/h2>\n    <p style=\"color:var(--gray-500);font-size:.95em;margin:0 0 32px;\">Everything a family law attorney needs before, during, and after a residential appraisal in a Pennsylvania divorce case. Print this and keep it in your client intake folder.<\/p>\n\n    <div class=\"wag-print-card\" style=\"margin-bottom:28px;\">\n      <div class=\"wag-print-badge no-print\">Printable Reference<\/div>\n\n      <h3 style=\"color:var(--navy);font-weight:800;font-size:1.1em;margin:0 0 16px;\">Valuation Date Rules Under Pennsylvania Law<\/h3>\n      <div class=\"wag-two-col\" style=\"margin-bottom:28px;\">\n        <div style=\"background:var(--gray-50);border-radius:var(--radius-md);padding:18px 20px;\">\n          <div style=\"font-weight:700;color:var(--navy);font-size:.92em;margin-bottom:6px;\">Standard Rule<\/div>\n          <p style=\"font-size:.87em;color:var(--gray-700);margin:0;line-height:1.65;\">Under PA Divorce Code Section 3502, courts value marital property at the date of distribution. An appraisal ordered close to the hearing date produces the most defensible opinion.<\/p>\n        <\/div>\n        <div style=\"background:var(--gray-50);border-radius:var(--radius-md);padding:18px 20px;\">\n          <div style=\"font-weight:700;color:var(--navy);font-size:.92em;margin-bottom:6px;\">Pre-Marital Property Exception<\/div>\n          <p style=\"font-size:.87em;color:var(--gray-700);margin:0;line-height:1.65;\">Only the appreciation from the marriage date to the separation date is marital. Two appraisals required: one retrospective to the marriage date, one to the separation date.<\/p>\n        <\/div>\n        <div style=\"background:var(--gray-50);border-radius:var(--radius-md);padding:18px 20px;\">\n          <div style=\"font-weight:700;color:var(--navy);font-size:.92em;margin-bottom:6px;\">Buyout vs. Sale<\/div>\n          <p style=\"font-size:.87em;color:var(--gray-700);margin:0;line-height:1.65;\">A buyout requires higher precision than a sale. Order a full certified appraisal, not a BPO or broker opinion. The spouse staying in the home makes a long-term financial commitment based on that number.<\/p>\n        <\/div>\n        <div style=\"background:var(--gray-50);border-radius:var(--radius-md);padding:18px 20px;\">\n          <div style=\"font-weight:700;color:var(--navy);font-size:.92em;margin-bottom:6px;\">Cost of Sale Deduction<\/div>\n          <p style=\"font-size:.87em;color:var(--gray-700);margin:0;line-height:1.65;\">Pennsylvania courts typically deduct 3.5% to 7% from appraised value for cost of sale. Budget this into settlement math from the start.<\/p>\n        <\/div>\n      <\/div>\n\n      <h3 style=\"color:var(--navy);font-weight:800;font-size:1.1em;margin:0 0 16px;\">Appraisal Timeline for Divorce Cases<\/h3>\n      <div style=\"display:flex;flex-direction:column;\">\n        <div style=\"display:flex;gap:18px;padding:16px 0;border-bottom:1px solid var(--gray-100);align-items:flex-start;\">\n          <div style=\"width:34px;height:34px;background:var(--navy);border-radius:50%;display:flex;align-items:center;justify-content:center;font-weight:800;font-size:.9em;color:var(--gold);flex-shrink:0;\">1<\/div>\n          <div><div style=\"font-weight:700;color:var(--navy);font-size:.92em;\">Retain the appraiser 2 to 3 weeks out<\/div><p style=\"font-size:.86em;color:var(--gray-700);margin:4px 0 0;line-height:1.6;\">Add a week for retrospective assignments. Discuss court-ordered turnarounds before the order issues.<\/p><\/div>\n        <\/div>\n        <div style=\"display:flex;gap:18px;padding:16px 0;border-bottom:1px solid var(--gray-100);align-items:flex-start;\">\n          <div style=\"width:34px;height:34px;background:var(--navy);border-radius:50%;display:flex;align-items:center;justify-content:center;font-weight:800;font-size:.9em;color:var(--gold);flex-shrink:0;\">2<\/div>\n          <div><div style=\"font-weight:700;color:var(--navy);font-size:.92em;\">Coordinate interior access in advance<\/div><p style=\"font-size:.86em;color:var(--gray-700);margin:4px 0 0;line-height:1.6;\">The appraiser needs 45 to 75 minutes inside. Denied access delays the report and creates problems at mediation.<\/p><\/div>\n        <\/div>\n        <div style=\"display:flex;gap:18px;padding:16px 0;border-bottom:1px solid var(--gray-100);align-items:flex-start;\">\n          <div style=\"width:34px;height:34px;background:var(--navy);border-radius:50%;display:flex;align-items:center;justify-content:center;font-weight:800;font-size:.9em;color:var(--gold);flex-shrink:0;\">3<\/div>\n          <div><div style=\"font-weight:700;color:var(--navy);font-size:.92em;\">Review the report before filing<\/div><p style=\"font-size:.86em;color:var(--gray-700);margin:4px 0 0;line-height:1.6;\">Check the effective date, comparable selection, and adjustments. See the Red Flags section below before you submit anything.<\/p><\/div>\n        <\/div>\n        <div style=\"display:flex;gap:18px;padding:16px 0;align-items:flex-start;\">\n          <div style=\"width:34px;height:34px;background:var(--gold);border-radius:50%;display:flex;align-items:center;justify-content:center;font-weight:800;font-size:.9em;color:#fff;flex-shrink:0;\">4<\/div>\n          <div><div style=\"font-weight:700;color:var(--navy);font-size:.92em;\">Engage the appraiser before mediation if values conflict<\/div><p style=\"font-size:.86em;color:var(--gray-700);margin:4px 0 0;line-height:1.6;\">A meeting of the appraisers resolves most contested valuations faster and cheaper than deposition.<\/p><\/div>\n        <\/div>\n      <\/div>\n    <\/div>\n\n    <!-- Client Prep Sheet -->\n    <div class=\"wag-print-card\">\n      <div class=\"wag-print-badge no-print\">Client Prep Sheet \u2014 Send Before the Appraisal<\/div>\n      <h3 style=\"color:var(--navy);font-weight:800;font-size:1.1em;margin:0 0 6px;\">What to Tell Your Client Before the Appraiser Visits<\/h3>\n      <p style=\"color:var(--gray-500);font-size:.87em;margin:0 0 20px;\">Copy this into a client email or print it with your firm letterhead.<\/p>\n      <div class=\"wag-two-col\">\n        <div>\n          <div style=\"font-weight:700;color:var(--navy);font-size:.9em;margin-bottom:10px;padding-bottom:6px;border-bottom:2px solid var(--gold);\">Documents to Have Ready<\/div>\n          <div class=\"wag-checklist-item\"><div class=\"wag-check\"><svg width=\"11\" height=\"9\" viewBox=\"0 0 11 9\" fill=\"none\"><path d=\"M1 4l3 3 6-6\" stroke=\"#C5922A\" stroke-width=\"2\" stroke-linecap=\"round\" stroke-linejoin=\"round\"\/><\/svg><\/div><p style=\"font-size:.86em;color:var(--gray-700);margin:0;line-height:1.55;\">Original purchase closing documents<\/p><\/div>\n          <div class=\"wag-checklist-item\"><div class=\"wag-check\"><svg width=\"11\" height=\"9\" viewBox=\"0 0 11 9\" fill=\"none\"><path d=\"M1 4l3 3 6-6\" stroke=\"#C5922A\" stroke-width=\"2\" stroke-linecap=\"round\" stroke-linejoin=\"round\"\/><\/svg><\/div><p style=\"font-size:.86em;color:var(--gray-700);margin:0;line-height:1.55;\">List of improvements with costs and dates<\/p><\/div>\n          <div class=\"wag-checklist-item\"><div class=\"wag-check\"><svg width=\"11\" height=\"9\" viewBox=\"0 0 11 9\" fill=\"none\"><path d=\"M1 4l3 3 6-6\" stroke=\"#C5922A\" stroke-width=\"2\" stroke-linecap=\"round\" stroke-linejoin=\"round\"\/><\/svg><\/div><p style=\"font-size:.86em;color:var(--gray-700);margin:0;line-height:1.55;\">Current property tax bill<\/p><\/div>\n          <div class=\"wag-checklist-item\"><div class=\"wag-check\"><svg width=\"11\" height=\"9\" viewBox=\"0 0 11 9\" fill=\"none\"><path d=\"M1 4l3 3 6-6\" stroke=\"#C5922A\" stroke-width=\"2\" stroke-linecap=\"round\" stroke-linejoin=\"round\"\/><\/svg><\/div><p style=\"font-size:.86em;color:var(--gray-700);margin:0;line-height:1.55;\">HOA documents if applicable<\/p><\/div>\n          <div class=\"wag-checklist-item\"><div class=\"wag-check\"><svg width=\"11\" height=\"9\" viewBox=\"0 0 11 9\" fill=\"none\"><path d=\"M1 4l3 3 6-6\" stroke=\"#C5922A\" stroke-width=\"2\" stroke-linecap=\"round\" stroke-linejoin=\"round\"\/><\/svg><\/div><p style=\"font-size:.86em;color:var(--gray-700);margin:0;line-height:1.55;\">Any prior appraisals on the property<\/p><\/div>\n        <\/div>\n        <div>\n          <div style=\"font-weight:700;color:var(--navy);font-size:.9em;margin-bottom:10px;padding-bottom:6px;border-bottom:2px solid var(--gold);\">Day-of Instructions for Your Client<\/div>\n          <div class=\"wag-checklist-item\"><div class=\"wag-check\"><svg width=\"11\" height=\"9\" viewBox=\"0 0 11 9\" fill=\"none\"><path d=\"M1 4l3 3 6-6\" stroke=\"#C5922A\" stroke-width=\"2\" stroke-linecap=\"round\" stroke-linejoin=\"round\"\/><\/svg><\/div><p style=\"font-size:.86em;color:var(--gray-700);margin:0;line-height:1.55;\">Provide full access to all rooms, attic, basement, and garage<\/p><\/div>\n          <div class=\"wag-checklist-item\"><div class=\"wag-check\"><svg width=\"11\" height=\"9\" viewBox=\"0 0 11 9\" fill=\"none\"><path d=\"M1 4l3 3 6-6\" stroke=\"#C5922A\" stroke-width=\"2\" stroke-linecap=\"round\" stroke-linejoin=\"round\"\/><\/svg><\/div><p style=\"font-size:.86em;color:var(--gray-700);margin:0;line-height:1.55;\">Do not try to influence the value. Let the appraiser work independently.<\/p><\/div>\n          <div class=\"wag-checklist-item\"><div class=\"wag-check\"><svg width=\"11\" height=\"9\" viewBox=\"0 0 11 9\" fill=\"none\"><path d=\"M1 4l3 3 6-6\" stroke=\"#C5922A\" stroke-width=\"2\" stroke-linecap=\"round\" stroke-linejoin=\"round\"\/><\/svg><\/div><p style=\"font-size:.86em;color:var(--gray-700);margin:0;line-height:1.55;\">Answer factual questions about the property only<\/p><\/div>\n          <div class=\"wag-checklist-item\"><div class=\"wag-check\"><svg width=\"11\" height=\"9\" viewBox=\"0 0 11 9\" fill=\"none\"><path d=\"M1 4l3 3 6-6\" stroke=\"#C5922A\" stroke-width=\"2\" stroke-linecap=\"round\" stroke-linejoin=\"round\"\/><\/svg><\/div><p style=\"font-size:.86em;color:var(--gray-700);margin:0;line-height:1.55;\">Photography of all rooms is standard USPAP procedure<\/p><\/div>\n          <div class=\"wag-checklist-item\"><div class=\"wag-check\"><svg width=\"11\" height=\"9\" viewBox=\"0 0 11 9\" fill=\"none\"><path d=\"M1 4l3 3 6-6\" stroke=\"#C5922A\" stroke-width=\"2\" stroke-linecap=\"round\" stroke-linejoin=\"round\"\/><\/svg><\/div><p style=\"font-size:.86em;color:var(--gray-700);margin:0;line-height:1.55;\">Do not ask for a value preview before the report is finalized<\/p><\/div>\n        <\/div>\n      <\/div>\n    <\/div>\n  <\/section>\n\n  <!-- SECTION 2: RED FLAGS -->\n  <section id=\"red-flags\" style=\"margin-bottom:72px;\">\n    <div class=\"wag-section-divider\"><\/div>\n    <span class=\"wag-section-label no-print\" style=\"display:inline-block;padding:5px 14px;color:#fff;margin-bottom:14px;text-transform:uppercase;\">Report Review<\/span>\n    <h2 style=\"color:var(--navy);font-size:clamp(1.4em,2.5vw,1.9em);font-weight:800;margin:0 0 8px;\">Red Flags in Appraisal Reports<\/h2>\n    <p style=\"color:var(--gray-500);font-size:.95em;margin:0 0 32px;\">Run through this before you file an appraisal or use it at mediation. Any of these issues can be \u2014 and will be \u2014 challenged.<\/p>\n\n    <div class=\"wag-two-col\" style=\"margin-bottom:24px;\">\n      <div>\n        <h3 style=\"color:var(--navy);font-weight:700;font-size:1em;margin:0 0 12px;\">Comparable Selection Problems<\/h3>\n        <div class=\"wag-flag-card\"><h4>Comparables from the wrong neighborhood<\/h4><p>In Philadelphia, values shift block by block. An appraiser who pulled sales from a mile away couldn&#8217;t find enough local volume. Check that comparables are geographically tight.<\/p><\/div>\n        <div class=\"wag-flag-card\"><h4>Comparables more than 12 months old<\/h4><p>Stale sales require time adjustments. If those adjustments aren&#8217;t documented, the report is vulnerable. A year-old sale in a rising market distorts the value opinion significantly.<\/p><\/div>\n        <div class=\"wag-flag-card\"><h4>All comparables trend in one direction<\/h4><p>If every comparable came in just below the subject&#8217;s value, check whether the appraiser worked toward a number rather than from the data. Cherry-picked comparables are a deposition target.<\/p><\/div>\n      <\/div>\n      <div>\n        <h3 style=\"color:var(--navy);font-weight:700;font-size:1em;margin:0 0 12px;\">Adjustment and Methodology Problems<\/h3>\n        <div class=\"wag-flag-card\"><h4>Large adjustments on every comparable<\/h4><p>Adjustments over 15 to 20% of sale price on multiple comparables signal that the appraiser couldn&#8217;t find truly similar properties. The more similar the comparables, the smaller and more defensible the adjustments.<\/p><\/div>\n        <div class=\"wag-flag-card\"><h4>Condition or quality rating inconsistencies<\/h4><p>If the subject is rated &#8220;Good&#8221; and comparables are rated &#8220;Average,&#8221; that alone justifies a higher adjusted value. Ask whether those ratings reflect what the appraiser observed or were set to hit a target.<\/p><\/div>\n        <div class=\"wag-flag-card\"><h4>Wrong effective date<\/h4><p>The effective date must match the agreed-upon valuation date. An appraisal with the wrong date fails the legal requirement regardless of how technically sound the rest of the report is.<\/p><\/div>\n      <\/div>\n    <\/div>\n\n    <h3 style=\"color:var(--navy);font-weight:700;font-size:1em;margin:0 0 12px;\">What a Strong Report Looks Like<\/h3>\n    <div class=\"wag-two-col\">\n      <div class=\"wag-tip-card\"><h4>Tight comparable selection with clear geographic logic<\/h4><p>The appraiser explains why each comparable was chosen. The geographic search radius is documented. You can follow the reasoning without asking questions.<\/p><\/div>\n      <div class=\"wag-tip-card\"><h4>Modest, well-supported adjustments<\/h4><p>Each dollar adjustment comes with a market-derived rationale. Paired sales analysis explains why a specific feature is worth a specific amount in this submarket.<\/p><\/div>\n      <div class=\"wag-tip-card\"><h4>Effective date stated clearly on page one<\/h4><p>The comparables used were all closed prior to that date. No ambiguity about what market period the opinion reflects.<\/p><\/div>\n      <div class=\"wag-tip-card\"><h4>Appraiser available to discuss findings<\/h4><p>A legal services appraiser expects follow-up questions. If the appraiser won&#8217;t answer questions about methodology, that is itself worth noting before you file.<\/p><\/div>\n    <\/div>\n  <\/section>\n\n  <!-- SECTION 3: 5 QUESTIONS -->\n  <section style=\"margin-bottom:72px;\">\n    <div class=\"wag-section-divider\"><\/div>\n    <span class=\"wag-section-label no-print\" style=\"display:inline-block;padding:5px 14px;color:#fff;margin-bottom:14px;text-transform:uppercase;\">Before You Retain<\/span>\n    <h2 style=\"color:var(--navy);font-size:clamp(1.4em,2.5vw,1.9em);font-weight:800;margin:0 0 8px;\">5 Questions to Ask Before You Retain an Appraiser<\/h2>\n    <p style=\"color:var(--gray-500);font-size:.95em;margin:0 0 32px;\">These five questions separate a legal services appraiser from a lender appraiser who agreed to do divorce work.<\/p>\n\n    <div style=\"display:flex;flex-direction:column;\">\n      <div style=\"display:flex;gap:20px;padding:22px 0;border-bottom:1px solid var(--gray-100);\">\n        <div style=\"width:36px;height:36px;background:var(--gold);border-radius:50%;display:flex;align-items:center;justify-content:center;font-weight:800;font-size:.95em;color:#fff;flex-shrink:0;margin-top:2px;\">1<\/div>\n        <div><div style=\"font-weight:700;color:var(--navy);font-size:1em;margin-bottom:6px;\">&#8220;Do you primarily serve attorneys, or mortgage lenders?&#8221;<\/div><p style=\"color:var(--gray-700);font-size:.9em;line-height:1.65;margin:0;\">A lender appraiser writes for underwriters following a checklist. A legal services appraiser writes for attorneys, mediators, and judges who read reports as arguments. The format, reasoning depth, and communication style are different. You need the second one.<\/p><\/div>\n      <\/div>\n      <div style=\"display:flex;gap:20px;padding:22px 0;border-bottom:1px solid var(--gray-100);\">\n        <div style=\"width:36px;height:36px;background:var(--gold);border-radius:50%;display:flex;align-items:center;justify-content:center;font-weight:800;font-size:.95em;color:#fff;flex-shrink:0;margin-top:2px;\">2<\/div>\n        <div><div style=\"font-weight:700;color:var(--navy);font-size:1em;margin-bottom:6px;\">&#8220;Will you participate in mediation or an attorney call if the value is disputed?&#8221;<\/div><p style=\"color:var(--gray-700);font-size:.9em;line-height:1.65;margin:0;\">Most lender appraisers will not. A legal services appraiser should expect this. If the answer is vague, clarify before you retain them. Discovering this limitation after the report is filed creates problems.<\/p><\/div>\n      <\/div>\n      <div style=\"display:flex;gap:20px;padding:22px 0;border-bottom:1px solid var(--gray-100);\">\n        <div style=\"width:36px;height:36px;background:var(--gold);border-radius:50%;display:flex;align-items:center;justify-content:center;font-weight:800;font-size:.95em;color:#fff;flex-shrink:0;margin-top:2px;\">3<\/div>\n        <div><div style=\"font-weight:700;color:var(--navy);font-size:1em;margin-bottom:6px;\">&#8220;How do you handle a retrospective effective date?&#8221;<\/div><p style=\"color:var(--gray-700);font-size:.9em;line-height:1.65;margin:0;\">A retrospective appraisal requires historical market data, closed sales from the relevant period, and a methodology explanation that holds under scrutiny. If the appraiser doesn&#8217;t know this question cold, they haven&#8217;t done much of this work.<\/p><\/div>\n      <\/div>\n      <div style=\"display:flex;gap:20px;padding:22px 0;border-bottom:1px solid var(--gray-100);\">\n        <div style=\"width:36px;height:36px;background:var(--gold);border-radius:50%;display:flex;align-items:center;justify-content:center;font-weight:800;font-size:.95em;color:#fff;flex-shrink:0;margin-top:2px;\">4<\/div>\n        <div><div style=\"font-weight:700;color:var(--navy);font-size:1em;margin-bottom:6px;\">&#8220;Are you familiar with this specific submarket?&#8221;<\/div><p style=\"color:var(--gray-700);font-size:.9em;line-height:1.65;margin:0;\">Philadelphia row home neighborhoods, Bucks County river towns, and Montgomery County suburbs each behave differently. An appraiser covering 12 counties doesn&#8217;t know any of them as well as one who focuses on a specific region.<\/p><\/div>\n      <\/div>\n      <div style=\"display:flex;gap:20px;padding:22px 0;\">\n        <div style=\"width:36px;height:36px;background:var(--gold);border-radius:50%;display:flex;align-items:center;justify-content:center;font-weight:800;font-size:.95em;color:#fff;flex-shrink:0;margin-top:2px;\">5<\/div>\n        <div><div style=\"font-weight:700;color:var(--navy);font-size:1em;margin-bottom:6px;\">&#8220;What is your turnaround and what do you need from me to start?&#8221;<\/div><p style=\"color:var(--gray-700);font-size:.9em;line-height:1.65;margin:0;\">A legal services appraiser has a defined process. They know what they need and can give a realistic timeline. Vague answers here usually mean disorganized delivery later.<\/p><\/div>\n      <\/div>\n    <\/div>\n  <\/section>\n\n  <!-- SECTION 4: LOCAL MARKET -->\n  <section style=\"margin-bottom:72px;\">\n    <div class=\"wag-section-divider\"><\/div>\n    <span class=\"wag-section-label no-print\" style=\"display:inline-block;padding:5px 14px;color:#fff;margin-bottom:14px;text-transform:uppercase;\">Local Market<\/span>\n    <h2 style=\"color:var(--navy);font-size:clamp(1.4em,2.5vw,1.9em);font-weight:800;margin:0 0 8px;\">Philadelphia and Bucks County Appraisal Context<\/h2>\n    <p style=\"color:var(--gray-500);font-size:.95em;margin:0 0 28px;\">Appraisers who cover broad territories produce weaker comparable selection in these markets. Here&#8217;s why local knowledge matters in the cases you handle.<\/p>\n    <div class=\"wag-three-col\" style=\"margin-bottom:24px;\">\n      <div class=\"wag-resource-card\" style=\"padding:22px 20px;\">\n        <div style=\"font-size:1.7em;margin-bottom:10px;\">\ud83c\udfd9\ufe0f<\/div>\n        <h3 style=\"color:var(--navy);font-weight:700;font-size:.95em;margin:0 0 8px;\">Philadelphia Row Homes<\/h3>\n        <p style=\"color:var(--gray-700);font-size:.86em;line-height:1.65;margin:0;\">Values shift two to three blocks based on school catchment, renovation, and proximity to commercial corridors. Comparables pulled from the next neighborhood can distort value by 15% or more.<\/p>\n      <\/div>\n      <div class=\"wag-resource-card\" style=\"padding:22px 20px;\">\n        <div style=\"font-size:1.7em;margin-bottom:10px;\">\ud83c\udf3f<\/div>\n        <h3 style=\"color:var(--navy);font-weight:700;font-size:.95em;margin:0 0 8px;\">Bucks County Submarkets<\/h3>\n        <p style=\"color:var(--gray-700);font-size:.86em;line-height:1.65;margin:0;\">Yardley, Newtown, and New Hope operate as distinct price markets. Delaware River towns carry a premium. Rural Perkasie prices differently from both. Broad area comps fail here.<\/p>\n      <\/div>\n      <div class=\"wag-resource-card\" style=\"padding:22px 20px;\">\n        <div style=\"font-size:1.7em;margin-bottom:10px;\">\ud83c\udfdb\ufe0f<\/div>\n        <h3 style=\"color:var(--navy);font-weight:700;font-size:.95em;margin:0 0 8px;\">Historic and Estate Properties<\/h3>\n        <p style=\"color:var(--gray-700);font-size:.86em;line-height:1.65;margin:0;\">Historic district properties and landmark homes carry specific comparable challenges. Preservation restrictions and period features require adjustments a generalist appraiser often misses entirely.<\/p>\n      <\/div>\n    <\/div>\n    <div style=\"background:linear-gradient(135deg,var(--navy-deep),var(--navy));border-radius:var(--radius-lg);padding:26px 30px;position:relative;overflow:hidden;\">\n      <div style=\"position:absolute;inset:0;background:radial-gradient(ellipse 60% 80% at 90% 30%,rgba(197,146,42,.1) 0%,transparent 70%);pointer-events:none;\"><\/div>\n      <div style=\"position:relative;z-index:1;\">\n        <div style=\"font-size:.78em;font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:var(--gold-light);margin-bottom:8px;\">Pennsylvania Law Note<\/div>\n        <p style=\"color:rgba(255,255,255,.88);font-size:.93em;line-height:1.7;margin:0;\">Pennsylvania is an equitable distribution state under Divorce Code 23 Pa.C.S. Section 3502 \u2014 not a community property state. Courts divide marital property based on value at a specific point in time. The effective date of the appraisal is a legal question as much as a methodological one. Appraisers who don&#8217;t understand this distinction produce reports that create problems, not solutions.<\/p>\n      <\/div>\n    <\/div>\n  <\/section>\n\n  <!-- SECTION 5: FAQ -->\n  <section id=\"faq\" style=\"margin-bottom:72px;\">\n    <div class=\"wag-section-divider\"><\/div>\n    <span class=\"wag-section-label no-print\" style=\"display:inline-block;padding:5px 14px;color:#fff;margin-bottom:14px;text-transform:uppercase;\">FAQ<\/span>\n    <h2 style=\"color:var(--navy);font-size:clamp(1.4em,2.5vw,1.9em);font-weight:800;margin:0 0 8px;\">Frequently Asked Questions<\/h2>\n    <p style=\"color:var(--gray-500);font-size:.95em;margin:0 0 28px;\">Questions attorneys ask about residential appraisals in divorce and estate matters in Pennsylvania.<\/p>\n\n    <div style=\"background:var(--gray-50);border-radius:var(--radius-lg);padding:32px 36px;\" itemscope itemtype=\"https:\/\/schema.org\/FAQPage\">\n      <div class=\"wag-faq-item\" itemscope itemprop=\"mainEntity\" itemtype=\"https:\/\/schema.org\/Question\">\n        <h3 style=\"color:var(--navy);font-weight:700;font-size:1em;margin:0 0 8px;\" itemprop=\"name\">What is the difference between a divorce appraisal and a mortgage appraisal?<\/h3>\n        <div itemscope itemprop=\"acceptedAnswer\" itemtype=\"https:\/\/schema.org\/Answer\"><p style=\"color:var(--gray-700);font-size:.91em;line-height:1.7;margin:0;\" itemprop=\"text\">A mortgage appraisal is written for a lender&#8217;s underwriter and follows a checklist format. A divorce appraisal must explain the appraiser&#8217;s reasoning clearly enough for a non-appraiser to follow and defend. The liability, audience, and methodology documentation requirements are all different. Using a lender appraiser for a divorce case typically produces a report that doesn&#8217;t hold up to attorney scrutiny.<\/p><\/div>\n      <\/div>\n      <div class=\"wag-faq-item\" itemscope itemprop=\"mainEntity\" itemtype=\"https:\/\/schema.org\/Question\">\n        <h3 style=\"color:var(--navy);font-weight:700;font-size:1em;margin:0 0 8px;\" itemprop=\"name\">Can one spouse&#8217;s appraiser provide a neutral opinion?<\/h3>\n        <div itemscope itemprop=\"acceptedAnswer\" itemtype=\"https:\/\/schema.org\/Answer\"><p style=\"color:var(--gray-700);font-size:.91em;line-height:1.7;margin:0;\" itemprop=\"text\">Technically yes \u2014 USPAP requires the appraiser to be independent regardless of who retains them. Practically, opposing counsel will challenge any appraiser retained by one spouse. A jointly retained neutral appraiser, or two independent appraisers with a clear reconciliation process, produces more durable results in contested cases.<\/p><\/div>\n      <\/div>\n      <div class=\"wag-faq-item\" itemscope itemprop=\"mainEntity\" itemtype=\"https:\/\/schema.org\/Question\">\n        <h3 style=\"color:var(--navy);font-weight:700;font-size:1em;margin:0 0 8px;\" itemprop=\"name\">Who pays for the appraisal in a Pennsylvania divorce?<\/h3>\n        <div itemscope itemprop=\"acceptedAnswer\" itemtype=\"https:\/\/schema.org\/Answer\"><p style=\"color:var(--gray-700);font-size:.91em;line-height:1.7;margin:0;\" itemprop=\"text\">Pennsylvania courts treat appraisal costs as a marital expense in most cases. The parties typically split the cost of a jointly retained appraiser, or each pays for their own if they retain separate ones. Confirm the arrangement in your retainer agreement to avoid disputes at settlement.<\/p><\/div>\n      <\/div>\n      <div class=\"wag-faq-item\" itemscope itemprop=\"mainEntity\" itemtype=\"https:\/\/schema.org\/Question\">\n        <h3 style=\"color:var(--navy);font-weight:700;font-size:1em;margin:0 0 8px;\" itemprop=\"name\">How long is an appraisal valid in a Pennsylvania divorce case?<\/h3>\n        <div itemscope itemprop=\"acceptedAnswer\" itemtype=\"https:\/\/schema.org\/Answer\"><p style=\"color:var(--gray-700);font-size:.91em;line-height:1.7;margin:0;\" itemprop=\"text\">There is no hard expiration, but courts expect the value to reflect current market conditions as of the distribution date. If the case drags and the market moves materially, a report from 12 to 18 months earlier may be challenged. For buyout negotiations in a moving market, order a fresh appraisal if more than six months have passed.<\/p><\/div>\n      <\/div>\n      <div class=\"wag-faq-item\" itemscope itemprop=\"mainEntity\" itemtype=\"https:\/\/schema.org\/Question\">\n        <h3 style=\"color:var(--navy);font-weight:700;font-size:1em;margin:0 0 8px;\" itemprop=\"name\">What happens when the appraiser&#8217;s value is challenged at mediation?<\/h3>\n        <div itemscope itemprop=\"acceptedAnswer\" itemtype=\"https:\/\/schema.org\/Answer\"><p style=\"color:var(--gray-700);font-size:.91em;line-height:1.7;margin:0;\" itemprop=\"text\">The appraiser can be asked to explain their comparable selection, adjustments, and methodology. A well-documented report answers most challenges from within the report itself. A meeting of the appraisers resolves most contested valuations faster than depositions. Ask your appraiser before you retain them whether they will participate in mediation.<\/p><\/div>\n      <\/div>\n      <div class=\"wag-faq-item\" itemscope itemprop=\"mainEntity\" itemtype=\"https:\/\/schema.org\/Question\">\n        <h3 style=\"color:var(--navy);font-weight:700;font-size:1em;margin:0 0 8px;\" itemprop=\"name\">Does Washington Appraisal Group handle estate and probate matters as well?<\/h3>\n        <div itemscope itemprop=\"acceptedAnswer\" itemtype=\"https:\/\/schema.org\/Answer\"><p style=\"color:var(--gray-700);font-size:.91em;line-height:1.7;margin:0;\" itemprop=\"text\">Yes. Anthony Washington provides date-of-death valuations, retrospective appraisals for estate tax purposes, and appraisals for probate court across Philadelphia, Bucks County, and Montgomery County. Estate appraisals follow IRS Revenue Ruling 59-60 methodology and are prepared to withstand IRS scrutiny.<\/p><\/div>\n      <\/div>\n    <\/div>\n  <\/section>\n\n  <!-- CLOSING CTA -->\n  <section class=\"no-print\">\n    <div class=\"wag-cta-bar\" style=\"padding:52px 44px;text-align:center;\">\n      <div style=\"position:relative;z-index:1;max-width:680px;margin:0 auto;\">\n        <div style=\"display:inline-block;background:rgba(197,146,42,.15);border:1px solid rgba(197,146,42,.3);padding:6px 18px;border-radius:30px;margin-bottom:18px;\">\n          <span style=\"color:var(--gold-light);font-weight:700;font-size:.78em;letter-spacing:.06em;text-transform:uppercase;\">Philadelphia &amp; Bucks County<\/span>\n        <\/div>\n        <h2 style=\"color:#fff;font-weight:800;font-size:clamp(1.3em,2.5vw,1.8em);margin:0 0 14px;\">Ready to Work with a Legal Appraisal Specialist?<\/h2>\n        <p style=\"color:rgba(255,255,255,.82);font-size:.97em;line-height:1.7;margin:0 0 28px;\">Anthony Washington provides neutral, independent, court-ready appraisals for family law and estate attorneys across Philadelphia, Bucks County, and Montgomery County. He participates in mediation, responds to attorney questions, and delivers reports written to be read, not just filed.<\/p>\n        <div style=\"display:flex;gap:14px;justify-content:center;flex-wrap:wrap;\">\n          <a href=\"?page_id=23\" class=\"wag-btn-gold\" style=\"font-size:.97em;\">Order an Appraisal<\/a>\n          <a href=\"tel:2679950425\" style=\"display:inline-block;padding:13px 26px;font-size:.97em;background:transparent;border:2px solid rgba(255,255,255,.4);color:#fff;border-radius:6px;text-decoration:none;font-weight:700;\">Call 267-995-0425<\/a>\n          <a href=\"?page_id=22\" style=\"display:inline-block;padding:13px 26px;font-size:.97em;background:transparent;border:2px solid rgba(255,255,255,.4);color:#fff;border-radius:6px;text-decoration:none;font-weight:700;\">About Anthony<\/a>\n        <\/div>\n        <p style=\"color:rgba(255,255,255,.5);font-size:.8em;margin:20px 0 0;\">PA Certified Residential Appraiser &nbsp;&middot;&nbsp; E&amp;O Insured &nbsp;&middot;&nbsp; USPAP Compliant &nbsp;&middot;&nbsp; No AMC Work<\/p>\n      <\/div>\n    <\/div>\n  <\/section>\n\n<\/div>\n\n<script type=\"application\/ld+json\">\n{\n  \"@context\": \"https:\/\/schema.org\",\n  \"@graph\": [\n    {\n      \"@type\": \"WebPage\",\n      \"name\": \"Free Attorney Resources \u2014 Washington Appraisal Group\",\n      \"description\": \"Free reference guides, checklists, and FAQ for family law attorneys in Philadelphia and Bucks County PA working on divorce and estate cases involving residential real estate appraisals.\",\n      \"url\": \"https:\/\/washingtonappraisalgroup.com\/?page_id=38\",\n      \"publisher\": {\n        \"@type\": \"LocalBusiness\",\n        \"name\": \"Washington Appraisal Group\",\n        \"telephone\": \"+12679950425\",\n        \"areaServed\": [\"Philadelphia, PA\", \"Bucks County, PA\", \"Montgomery County, PA\"]\n      }\n    },\n    {\n      \"@type\": \"FAQPage\",\n      \"mainEntity\": [\n        {\"@type\":\"Question\",\"name\":\"What is the difference between a divorce appraisal and a mortgage appraisal?\",\"acceptedAnswer\":{\"@type\":\"Answer\",\"text\":\"A mortgage appraisal is written for a lender's underwriter. 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A report from 12 to 18 months earlier may be challenged if the market moved materially.\"}}\n      ]\n    }\n  ]\n}\n<\/script>\n\n","protected":false},"excerpt":{"rendered":"<p>Washington Appraisal Group Attorney Resource Guide \u2014 Philadelphia &amp; Bucks County, PA 267-995-0425 washingtonappraisalgroup@gmail.com washingtonappraisalgroup.com For Attorneys Free Resources for [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":0,"parent":0,"menu_order":6,"comment_status":"closed","ping_status":"closed","template":"","meta":{"site-sidebar-layout":"default","site-content-layout":"","ast-site-content-layout":"default","site-content-style":"default","site-sidebar-style":"default","ast-global-header-display":"","ast-banner-title-visibility":"","ast-main-header-display":"","ast-hfb-above-header-display":"","ast-hfb-below-header-display":"","ast-hfb-mobile-header-display":"","site-post-title":"","ast-breadcrumbs-content":"","ast-featured-img":"","footer-sml-layout":"","ast-disable-related-posts":"","theme-transparent-header-meta":"","adv-header-id-meta":"","stick-header-meta":"","header-above-stick-meta":"","header-main-stick-meta":"","header-below-stick-meta":"","astra-migrate-meta-layouts":"default","ast-page-background-enabled":"default","ast-page-background-meta":{"desktop":{"background-color":"var(--ast-global-color-5)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"tablet":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"mobile":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""}},"ast-content-background-meta":{"desktop":{"background-color":"var(--ast-global-color-4)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"tablet":{"background-color":"var(--ast-global-color-4)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"mobile":{"background-color":"var(--ast-global-color-4)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""}},"footnotes":""},"class_list":["post-38","page","type-page","status-publish","hentry"],"_links":{"self":[{"href":"https:\/\/washingtonappraisalgroup.com\/index.php?rest_route=\/wp\/v2\/pages\/38","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/washingtonappraisalgroup.com\/index.php?rest_route=\/wp\/v2\/pages"}],"about":[{"href":"https:\/\/washingtonappraisalgroup.com\/index.php?rest_route=\/wp\/v2\/types\/page"}],"author":[{"embeddable":true,"href":"https:\/\/washingtonappraisalgroup.com\/index.php?rest_route=\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/washingtonappraisalgroup.com\/index.php?rest_route=%2Fwp%2Fv2%2Fcomments&post=38"}],"version-history":[{"count":5,"href":"https:\/\/washingtonappraisalgroup.com\/index.php?rest_route=\/wp\/v2\/pages\/38\/revisions"}],"predecessor-version":[{"id":84,"href":"https:\/\/washingtonappraisalgroup.com\/index.php?rest_route=\/wp\/v2\/pages\/38\/revisions\/84"}],"wp:attachment":[{"href":"https:\/\/washingtonappraisalgroup.com\/index.php?rest_route=%2Fwp%2Fv2%2Fmedia&parent=38"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}