San Francisco
Death occurred more than twenty years ago
When the effective date is more than twenty years back — including work into the 1980s — and extraordinary assumptions and deep research are often required.
In San Francisco, dense-city houses, flats, and small multi-unit buildings leave timing and documentation problems that combine neighborhood market history with conversions, incomplete records, and missing photos. Death occurred more than twenty years ago is one of the timing and documentation situations that regularly shows up in estate work here.
More than twenty years ago — including work into the 1980s — is deep retrospective city work. James has done historical residential assignments on that horizon; many appraisers will not. Expect more extraordinary assumptions when condition, living area, and improvement history cannot be fully proven.
For this San Francisco situation, bring whatever archival evidence exists — old photos, listings, tax records, family letters — and be prepared for extraordinary assumptions where condition cannot be proven.
Assignments more than twenty years back — including dates into the 1980s — are among the hardest residential retrospectives. James has completed that deep historical work; he does not know many appraisers willing to take forty-year lookbacks. These files typically require more extraordinary assumptions about condition, improvements, and missing records, and the engagement letter should say so plainly.
James provides independent residential appraisal for appropriate retrospective and current assignments. He does not provide legal, tax, title, or estate-administration advice; effective dates and intended use should be confirmed with the attorney, CPA, and other Core 4 professionals.