When an appraisal comes in low, one of the first questions people ask is:
How long does a Reconsideration of Value take?
The short answer is: it depends.
The longer answer matters a lot if you are facing a closing deadline or a refinance lock.
Understanding the timeline helps you avoid panic, bad decisions, and unnecessary delays.
What Is a Reconsideration of Value?
A Reconsideration of Value, often called an ROV, is the lender-controlled process used to review an appraisal for factual errors or missing information.
It is not instant, and it is not automatic.
The timeline depends on how the request is submitted and how the lender handles it.
Typical Reconsideration of Value Timeline
In most cases, a Reconsideration of Value takes between 3 and 14 business days from submission to response.
That range exists because several steps happen behind the scenes.
Step-by-Step: What Affects the ROV Timeline
1. How Fast the ROV Is Submitted
The clock does not start when the appraisal is delivered.
It starts when the lender receives a complete and acceptable ROV request.
Requests are often delayed because:
- The appraisal was not reviewed carefully
- The request was incomplete
- Evidence was missing or unclear
A rushed or disorganized request often slows everything down.
2. Lender Review Time
Before an appraiser sees anything, the lender reviews the ROV request.
This internal review can take:
- 1 to 5 business days
The lender decides:
- Whether the issues raised are valid
- Whether the request follows their guidelines
- Whether it will be forwarded to the appraiser
If the lender rejects the request at this stage, the process stops.
3. Appraiser Response Time
If the lender forwards the request, the appraiser is given time to respond.
This step typically takes:
- 2 to 7 business days
The appraiser may:
- Agree with the issues
- Disagree with the issues
- Partially agree
- Provide additional explanation
There is no requirement that the appraiser change the value.
4. Final Lender Decision
Once the appraiser responds, the lender reviews the response and communicates the outcome.
This final step may take:
- 1 to 3 business days
At that point, the lender decides how to proceed with the loan.
Why Some ROVs Take Longer Than Others
Reconsideration of Value timelines vary because of:
- Lender policies
- Loan type
- Appraiser workload
- Quality of the request
- Amount of evidence submitted
A clean, focused request often moves faster than one that is emotional or disorganized.
What Can Slow an ROV Down
ROV requests often take longer when:
- Too much information is submitted
- Issues are vague or unsupported
- The request does not follow lender instructions
- The borrower contacts the appraiser directly
- The lender requests clarification
Delays are usually caused by process problems, not market conditions.
Can an ROV Be Expedited?
In some cases, lenders may prioritize an ROV when:
- A closing deadline is approaching
- The issues are clear and well documented
However, expedited reviews are not guaranteed and should not be expected.
Planning early matters.
What to Do While Waiting for an ROV Decision
While waiting for the outcome, it is smart to:
- Understand your contract deadlines
- Discuss backup options with your agent or lender
- Avoid making emotional decisions
- Be prepared for more than one outcome
An ROV is a review, not a promise.
Why ROV Timing Causes Stress
ROV timelines feel stressful because:
- Transactions are time-sensitive
- People expect quick answers
- There is little transparency
- Communication can be slow
Knowing what to expect removes a lot of that stress.
A Smarter Way to Approach the ROV Timeline
The fastest ROVs usually have one thing in common:
- The request was done right the first time
That means:
- The right issues
- The right evidence
- The right structure
- The right communication
Most delays happen before the appraiser ever sees the request.
Want a Clear ROV Timeline and Process?
If you want to know:
- How to submit an ROV without delays
- What lenders look for before forwarding a request
- How to avoid common timing mistakes
- How to protect your closing or refinance timeline
The How to Fight a Low Appraisal AppraisalKey Toolkit walks you through the full ROV process step by step.
Instead of guessing, you get clarity and structure.
A Reconsideration of Value does not take one day, and it does not take forever.
Knowing how long a Reconsideration of Value takes helps you plan, communicate better, and make smarter decisions when time matters most.