A Reconsideration of Value, often called an ROV, is supposed to be the solution after a low appraisal.
Yet most ROV requests fail.
Not because the appraisal was correct.
Not because the value could not be reviewed.
But because the request itself was done wrong.
Understanding why most Reconsideration of Value requests fail can help you avoid the same outcome.
What a Reconsideration of Value Is Meant to Do
An ROV exists to allow lenders and appraisers to review:
- Factual errors
- Missing information
- Weak or unsupported data
It is not designed to:
- Argue price
- Express frustration
- Pressure the appraiser
- Demand a higher value
When people misunderstand this, the request usually goes nowhere.
The Biggest Reason ROV Requests Fail
The number one reason ROV requests fail is simple:
Most people submit opinions instead of evidence.
Statements like:
- “The value is too low”
- “My agent says it should be higher”
- “Homes around me sell for more”
do not qualify as valid ROV issues.
Lenders and appraisers respond to facts, not feelings.
Reason #2: The Issues Raised Are Too Vague
Many ROV requests fail because the concerns are unclear.
Examples:
- “The comps are bad”
- “The appraiser missed things”
- “The condition is wrong”
Without specific, verifiable details, the lender has nothing to review.
Vague complaints are easy to dismiss.
Reason #3: Too Much Information Is Submitted
More information does not mean better information.
ROV requests often fail because:
- Dozens of pages are submitted
- Irrelevant documents are included
- The key issues are buried
Lenders and appraisers are not looking for volume.
They are looking for clear, relevant support.
Reason #4: The Request Is Emotional Instead of Professional
Tone matters more than most people realize.
Requests that sound angry, defensive, or accusatory often trigger resistance.
Even valid points can be ignored if:
- The language is confrontational
- The request feels like an argument
- The appraiser feels attacked
Professional, neutral communication gets reviewed.
Emotional requests often do not.
Reason #5: The Wrong Comparable Sales Are Used
Comparable sales are one of the most common failure points.
ROV requests fail when:
- Sales are too far away
- Sales are too old
- Sales are superior without adjustment support
- Sales were not available at the time of appraisal
Better comps must be truly comparable and properly explained.
Reason #6: The Process Is Not Followed
Another common reason ROV requests fail is procedural.
Mistakes include:
- Sending the request directly to the appraiser
- Ignoring lender submission rules
- Missing required forms or steps
- Submitting outside allowed timelines
Even strong evidence can be rejected if the process is not followed.
Reason #7: The Request Is Submitted Too Late
Timing matters.
ROV requests can fail when:
- Closing is already imminent
- Rate locks are expiring
- Underwriting decisions are finalized
Late requests often receive less review or no review at all.
Why These Failures Are So Common
Most people are:
- Under stress
- Short on time
- Unfamiliar with appraisal rules
- Guessing instead of following a system
They rely on advice from friends, agents, or online forums, which often leads to incomplete or ineffective requests.
How to Improve Your Chances Without Guessing
Successful ROV requests usually have one thing in common:
They are structured.
That means:
- Clear identification of issues
- Relevant supporting evidence
- Organized presentation
- Professional communication
- Proper submission through the lender
Most failures happen before the appraiser even reviews the request.
A Smarter Way to Handle an ROV
A Reconsideration of Value is not about luck.
It is about knowing:
- What qualifies as a valid issue
- What evidence actually matters
- How to organize the request
- What language to use
- What mistakes to avoid
When those pieces are missing, even strong cases fail.
Want to Avoid These Mistakes?
If you want a clear system that shows you:
- Why ROVs fail
- How to avoid common mistakes
- What lenders and appraisers actually look for
- How to structure a request the right way
- What to include and what to leave out
The How to Fight a Low Appraisal AppraisalKey Toolkit walks you through the ROV process step by step.
Instead of guessing, you get clarity and control.
Most Reconsideration of Value requests fail not because the appraisal was perfect, but because the request was not.
Knowing why most Reconsideration of Value requests fail helps you avoid costly mistakes and gives you a better chance of protecting your property’s true value.