About Us
Bedrock Appraisal evolved from what was previously Anderson Dunford Associates and Lenders Appraisal Service first
founded in the 1978. The current organization was organized by its principals, Brent Anderson, SRA and Steven
Kartchner, a combination that draws on residential and commercial appraisal experience, and technical expertise that
is required to meet the modern demands of our clients. Bedrock Appraisal has pioneered proprietary AVM models
and mobile appraisal methods for efficiency and time savings that allow fast product delivery to our clients.
Principles and employees of Bedrock Appraisal have membership and/or affiliation with the Appraisal Institute
and the National and Salt Lake Board of Realtors.
The company principals have combined appraisal experience of over 47 years. Additional company personnel have
all been personally trained by the principals to ensure the highest level of education and competency to produce
the superior product that our clients expect. Staff also includes processors and quality control personnel that
allow us to deliver our reports error free in a shorter period of time after inspection.
Our Mission
Bedrock Appraisal endeavors to provide accurate and timely appraisal services for the Residential real estate market.
Our goal is to provide excellent customer service that meets the client's needs. Our experienced and well trained
personnel are ready to serve your needs.
Recent Milestones
Bedrock Appraisal, Inc. has been a prime contractor for HUD performing appraisal review services in an 11-state area
in the western United States. Bedrock was responsible for management of up to 90 appraiser subcontractors in the area
serviced by the company.
Bedrock releases Computer Assisted Appraisal/AVM
Utah real estate owners and buyers have a 70% chance that their home will be valued by a computer when obtaining
a loan, as many lenders are using a valuation tool known as an AVM (automated valuation model). AVMs are not appraisals.
In the valuation of real estate, the extensive use of computers can produce a credible result when reliable information is
available. Price is the primary component used in the valuation of a property. Since AVM vendors extract sale
information from County records, the accuracy of price data is critical. However, in Utah, sale price information is
not recorded . Thus, AVM vendors are forced to estimate the sale price using recorded loan documents. Studies have
revealed that sale data extracted in this manner is highly inaccurate resulting in unsupported estimates of value.
This can leave the borrower shortchanged or over leveraged, and the lender at greater risk.
Bedrock Appraisal recognized the weakness of AVM valuations in Utah. Accurate,
low cost, fast turn-around valuation products have been unavailable to private individuals, small mortgage companies and
lending institutions. Free services, such as Zillow, are popular, but unreliable. Borrowers are oftentimes surprised at
the cost of a full appraisal and feel cheated when the resulting value is not as expected. An accurate appraisal product
with a cost of under $50 can be useful to spur further action within a transaction, or soften the irritation or financial
loss of a disappointing appraisal finding.
As a result, the company has introduced a computer assisted appraisal that is still performed and reviewed by
certified appraisers using data obtained from credible sources such as the Wasatch Front Regional Multiple Listing
Service. The program was developed to address the concerns about reliability, cost, timeliness, and client satisfaction.
The firm can provide a certified appraisal within 24 hours. Delivery is provided in PDF format via email on the industry
standard Fannie Mae 1004 form, a format that details information about the property and all sales used and meets USPAP
(Uniform Standards of Professional Appraisal Practice) requirements. Ordering is as simple as filling out a one page
form or providing an MLS listing number.
In a fast paced, real estate market as in Utah, this can put a small participant on a more level playing field with
those who may have greater resources available. A buyer can quickly determine if a property is over or under priced.
A seller has a tool that can help him appropriately price his or her property for a sale. The individual wishing to
dispute his tax notice now has the means of supporting a lower property value (or to be disappointed when finding the
assessor is correct!) A loan officer can determine if there is enough equity in a borrower’s property to proceed with
the transaction without the borrower incurring a large appraisal fee obligation. And the good news is that the service
can be obtained for a fraction of the cost of a conventional appraisal.