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NELSON BOSWELL, LLC
813-215-7384
nb@nelsonboswell.com
 
Nelson Boswell, Jr., JD, SRA

SRA DESIGNATIED REAL ESTATE APPRAISER
STATE CERTIFIED RESIDENTIAL REAL ESTATE APPRAISER - FL
CERTIFIED GENERAL CONTRACTOR - FL
REAL ESTATE BROKER - FL
NELSON BOSWELL, LLC Real Estate Brokerage

Tampa - (813) 215-7384 
nb@nelsonboswell.com
  

REAL ESTATE VALUATION EXPERT in FL
REAL ESTATE APPRAISAL EXPERT WITNESS in FL
CONSTRUCTION COST ESTIMATION EXPERT WITNESS in FL & NV
REAL ESTATE BROKER STANDARD OF CARE EXPERT WITNESS in FL
ALTERNATE DISPUTE RESOLUTION HOMEOWNER'S INS CLAIMS DISPUTES FL & NV

Experienced in providing expert witness testimony in courts of law & depositions in challenging cases where damagesare tied to loss in market value and/or cost to repair 

 Qualified Expert in State & Federal Courts

Headquartered in Tampa, Florida.

Highly Experienced & Recommended.

Specialties Include, but are not Limited To:

 

Diminution in Market Value, Repair/Remediation Cost Estimation, Forensic Appraisal Review, Retrospective Valuations & USPAP ComplianceAppraisal Compliance issues per FIRREA (1989) and Dodd - Frank Act (2010) , & Market Value Diminution Appraisal Due To:

construction defects, catastrophic events, adverse conditions, professional liability, and seller nondisclosure issues 

Professional Cost Reproduction, Remediation, Repair, Remodel, Reconstruction, Etc., Cost Estimation in Construction and Construction Defect Cases.

As Well as 

 Appraiser or General Contractor MalpracticeInsurance Claim Repair Cost IssuesComplex High Dollar Value Residential Appraisal & Cost EstimationComplex Commercial Cost & Repair Estimation, and Tax Appeal Issuesespecially where value diminution and/or construction issues are central to the appeal.

Services also include

Litigation Support, Trial Preparation, Deposition Preparation, Trial Strategy, Direct & Cross-Examination Consultation, and more.

 *Homeowner's insurance appraisal clause invoked by claimant and/or carrier in Alternative Dispute Resolution process. Especially where identification and estimation of repair, replacement, reconstruction or reproduction cost of damage to structure is central to the case.  We use and are very proficient in Xactimate Cost Estimation software, MSB Cost Estimation software, as well as many other types of construction cost estimating software.


Nelson Boswell, Jr., J.D., SRA, President and CEO has thirty-four years experience in the field real estate appraisal, as well as being an experienced State Certified Class General Contractor, and homebuilder in the state of Florida. He has experience in matters of construction that are rarely found in the appraisal industry.  He can offer unique perspectives on appraisal assignments and problems where most appraisers cannot as well as offering unique perspectives on cost estimates, where many estimators and contractors cannot. 

Retrospective valuations involving market value issues, loss in market value issues and/or repair/remediation cost estimation in the past, especially in the distant past--and often one of a kind assignments--must be handled by an experienced expert appraiser/cost estimator.  Mr. Boswell is such an expert.  His real estate appraisals withstand withering peer review scrutiny and opposing counsel cross examination.  Each are very unique and made complex in their own right due to the amount of time that has passed from the date of the report (which is current) and the effective date of the appraisal (which is in the past).  The adversity affecting the real property, the amount of relevant data, assumptions, extraordinary assumptions and any hypothetical conditions and other factors also effect the complexity of assignment.  Mr. Boswell has the requisite experience to competently take on these assignments, and persuasively explain his findings to the fact finder.   


Whether by way of a written report or oral testimony, Mr. Boswell provides articulate expert explanation and experience in Cost Estimating, and Real Estate Appraisal. 

Mr. Boswell is available to consult and advise on the validity of an appraisal or cost estimate presented by defense or plaintiffs counsel.

Forensic appraisal review, retrospective valuation, and cost estimate peer review - for cases involving professional liability, professional negligence, negligent misrepresentation, breach of contract, appraisal fraud, appraisal negligence, and insurance claims. 

Retrospective valuations involving market value issues, loss in market value issues and/or repair/remediation cost estimation in the past, especially in the distant past--and often one of a kind assignments--must be handled by an experienced expert appraiser/cost estimator.  Mr. Boswell is such an expert.  His real estate appraisals withstand withering peer review scrutiny and opposing counsel cross examination.  Each are very unique and made complex in their own right due to the amount of time that has passed from the date of the report (which is current) and the effective date of the appraisal (which is in the past).  The adversity affecting the real property, the amount of relevant data, assumptions, extraordinary assumptions and any hypothetical conditions and other factors also effect the complexity of assignment.  Mr. Boswell has the requisite experience to competently take on these assignments, and persuasively explain his findings to the fact finder.   

Mr. Boswell's extensive experience includes a wide variety of appraisal & appraisal review assigments, cost estimation, remediation estimation and expert testimony. He is an expert in FIRREA Title XI Appraisal Regulations created in 1989 after the S&L Crisis and the new Dodd-Frank Act, Title XIV, Subtitle F, Appraiser Independence Regulations after the residential real estate collapse beginning in 2006 (and subsequent global economic bust 2007-2009); also an expert in the Uniform Standards of Professional Appraisal Practice (USPAP).  USPAP was first implemented in 1989 after the S&L Crisis by the U.S. Senate Appraisal Subcommittee's Appraisal Foundation.  

Post Dodd-Frank, USPAP now has teeth.  Appraiser standard of care (USPAP compliance or the lack thereof) often becomes a central issue when appraisal touches anything, even before the issues of value or loss in value are explored.  Both of these time periods have remarkable similarities, especially concerning bad loans on real estate, appraisals for lenders, and ensuing economic collapse. 

Mr. Boswell has done presentations and seminars for attorneys in matters concerning Appraisal Law, Appraisal Independence, USPAP, Review and Recourse for attorneys and their clients.


(If links don't open to the right, try holding down the Ctrl key while clicking on the link.)

 

*Homeowner's insurance appraisal and/or neutral evaluation alternative dispute resolution process, especially where identification and estimation of repair, replacement, reconstruction or reproduction cost of damage to structure is central to the case.  We use and are very proficient in the latest version of Xactimate Cost Estimation software, MSB Cost Estimation software, as well as many other types of construction cost estimating software.

Licenses Designations & Memberships:


  • Member Appraisal Institute - SRA designation, www.appraisalinstitute.org
  • State Certified Class General Contractor in the state of Florida #CGC 151838
  • State Certified Residential Real Estate Appraiser in the State of Florida #RD 0000403
  • Real Estate Brokers Lic. in the State of Florida #BK 437493.
  • Member Hillsborough County Bar Association, www.hillsbar.com
  • Qualified Expert Witness US District Courts Northern and Middle District of Florida
  • Qualified Expert Witness in Hillsborough, Pinellas and Pasco County, Florida
  • Qualified Expert Witness in the Middle District of Florida Bankruptcy Court
  • Member National Association of Realtors, www.realtor.org
  • Member Florida Association of Realtors, www.floridarealtor.org
  • Member of the Greater Tampa Association of Realtors, www.gtar.org
  • Nelson Boswell, Jr., has a Bachelors degree in Business Finance with a concentration in real estate finance from the University of South Florida.
  • References are also wide and varied.
  • More Qualifications - Click ExpertWitness 
Expert Witness Testimony in Florida & Nevada


813-215-7384 Tampa

nb@nelsonboswell.com

To request a CV, click on nb@nelsonboswell.com, and put "CV" in the subject line.

Nelson Boswell, Jr., JD, SRA, Cert.Gen.Contractor, State Certified Residential Real Estate Appraiser Florida is fully qualified and licensed in Residential and Complex Residential Real Estate Appraisal, 1-4 Family and 1-4 Family Complex Appraisal, Construction, Construction Cost Estimation & Remediation (Residential & Commercial) and Real Estate Brokerage, and specializes in litigation support and expert witness services in matters of real estate appraisal and construction cost estimation and remediation cost estimation.  Nelson Boswell, Jr., JD, SRA, Cert.Gen.Contractor, is a qualified expert witness in Hillsborough, Pinellas and Pasco County, Florida, and a qualified expert witness in the US District Courts of the Northern and Middle Districts of Florida & the Middle District of Florida Bankruptcy Court.  He has extensive experience and skill in court testimony and depositions.  Mr. Boswell holds a Juris Doctor degree from WMU Thomas M. Cooley Law School.  Mr. Boswell is not a licensed attorney.

Attorney Clients and their clients have used his expert witness and consultation services on cases involving value diminution and/or construction cost estimation to real property due to construction defects, adverse conditions (internal and external to the property like site subsidence to the former and nuisance claims to the latter) and first party insurance claims; and expert witness or consultation services where the legal questions pertain to governmental compliance and regulatory issues surrounding residential real estate appraisal and/or construction, residential real estate tax issues, and issues in real estate finance (primarily residential income producing property), financial institutions, including USPAP Appraisal Regulations per FIRREA Title XI & Dodd-Frank Title XIV Appraisal Independence and appraiser malpractice stemming from the two.  The current climate in litigation where the diminution in value and/or remediation cost makes up the part or all of the prayed for damages makes retrospective valuations in the past much more prevalent.  It takes a very experienced expert to handle these one of a kind assignments, especially where the date of value is way back in time, i.e. the distant past.  Each assignment is unique and complex in their own right due to the amount of time that has passed, regardless of the complexity of the property type.  In many cases, our independent, supportable analysis has allowed clients to settle cases without going to court.

Nelson Boswell, Jr., SRA, Certified Class A General Contractor FL, State Certified Residential Real Estate Appraiser in Florida is proficient in Xactimate Cost Estimation Software for attorneys specializing in representing insureds in claims disputes, such as sinkhole litigation, construction defect litigation, defective drywall litigationhurricane or storm damage, water, fire or other physical damages litigation.  He has been classroom trained by Xactware, the software designer, in utilizing all the many capabilities of the software; he is able to provide clear, detailed, well documented, defensible cost estimation and remediation reports enabling the reader to understand the methodology and come to the same logical conclusion as the writer.

Also specializing in Homeowners Insurance Appraisal Clause Appraisal. This does not pertain to real estate market valuation, but instead pertaining to the invocation of the appraisal clause by the insured and/or the carrier in the settlement of loss award. A major aspect of a loss reward is often accurate remediation and repair of structure estimation. We specialize in sinkhole, wind, water and fire loss appraisal.

Attorneys especially appreciate working with an expert who can provide clear, enlightening testimony that is technically accurate and scientifically supportable.  

    EXAMPLES OF APPRAISAL ASSIGNMENTS, VALUE DIMINUTION ASSIGNMENTS, CONSTRUCTION COST ESTIMATION AND REMEDIATION ASSIGNMENTS

    Appraiser Malpractice
    Diminution in Value Appraisals   
    Valuation of "Stigmatized" Properties
    Valuation as of a past date (Retrospective)
    Appraisal Review - USPAP / Dodd-Frank Compliance 
    Remediation Cost Estimation in Construction Defects 
    Remediation Cost Estimation in First Party Homeowners Insurance Claims  
    Cost Estimation from Plans, Specifications, and Blueprints
    New Construction Progress Inspection
    New Construction Draw Inspection
    Commercial Real Estate Cost Estimation 
    Cost Approach - Cost New less Accrued Depreciation plus Land Value Estimation   
    Cost Estimation of Sinkhole Remediation
    Accrued Depreciation Analysis
    Actual Cash Value Analysis (ACV) pertaining to Insurance Claims 
    Deficiency Judgments
    Federal Bankruptcy Court
    Complex Hypothetical Condition
    Complex Extraordinary Assumption
    Complex Residential Valuation and Cost Estimation 
    Appraisal Review - USPAP Compliance
    Professional Liability Cases 
    Cost Analysis of Unique and One of a Kind property
    Trial Preparation & Consultation Assignments 
    Seminars & Presentations for Attorneys on Dodd-Frank & Appraisal Law 
   
Seminars & Presentations for Real Estate Professionals on Valuation Topics

Examples of Courses and Continuing Education Completed (these are just a small sample).      

 

        In Addition to a Full Law School Course Curriculum
        A
ppraising the Appraisal 
        Wind Mitigation Methodology Retrofits
        Advanced Wall Framing
        Florida Laws and Rules 61G4 FAC
        Fair Housing: An In Depth Study of
        Advanced Building Code 5th Edition
        Advanced Building Code 6th Edition (2017)
        Evaluation: Today's Residential Appraisal
        That's a Violation: Appraisal Standards
        Limited Scope Appraisal
        Documenting the Appraiser's Workfile
        Supporting Your Adjustments - Techniques
        National USPAP Update (2018 - 2019)
        Florida Appraisal Laws and Regulations
        Millennials Are Changing Real Estate
        The New FHA Handbook for Real Estate
         Litigation Appraising
         Residential Applications             
         USPAP Update Every Two Years 
         Xactimate Cost Estimation        
        
Defining the Hidden Cost When Estimating & Bidding
        
Reading Commercial Blue Prints
        
Florida Appraisal Law update
        
Appraisal Institute Business Practices and Ethics 
         Cam-Tech Construction Law and Technical Applications
        
Property Tax Assessment 
        
Litigation Appraisal Specialized Topics and Applications    
        
Relocation Appraisal 
        
Private Appraisal Assignments
        
Mortgage Fraud – Protect Yourself        
        
Lockout Tagout 
        
Lead in Construction 
        
Energy Efficient Roofs 
        
Daylighting for Energy Efficiency 
        
Building for Energy Efficiency 
        
Advanced Florida Code Permits and Applications 
        
Active Solar Energy Systems 
        
Appraising the Odd Ball 
        
Appraising FHA Today 
        
Solving Tough Appraisal Problems 
        
Residential Marshall Swift 
         Elements of Heating and Air Conditioning
         Annual Construction Case Law Update
         State Court Trail Components
         Active Solar Energy Systems 
         ADA Guide for Small Towns
         Advanced Florida Building Code Permits 
         Building for Energy Efficiency
         The Energy Star Qualified New Home
         Florida Construction Laws and Rules - Chapter 489 
         Mold Remediation in Schools and Public Buildings 
         The Building Envelope 
         Wind Mitigation Methodology - Retrofitting Existing Homes 
         Workers Compensation - Understanding Chapter 440

Organizations:

    Appraisal Institute – www.appraisalinstitute.org 
    Hillsborough County Bar Association - www.hillsbar.com 
    Greater Tampa Association of Realtors – www.gtar.org   

More Qualifications - Click on Home.

Nelson Boswell, Jr., SRA, CGC1518338, St.Cert.Res.Real Estate Appraiser FL is an experienced speaker.  He has done seminars and presentations for title companies, real estate brokerages, local bar associations in Florida, and Professional Organizations on a wide variety of subjects pertaining to state and federal residential appraisal regulation and compliance as well as professional standards of care in residential real estate appraisal, brokerage and construction.  Mr. Boswell has in the past trained many real estate appraisers as a regional Vice President for a large statewide appraisal firm.

Mr. Boswell's experience and proven track record enables him to take on any type of residential appraisal, appraisal peer review or construction cost or remediation estimation assignment (residential and commercial), professional standards of care.  His disinterested third-party appraisal reports and testimony stand up under the most severe scrutiny.  

Mr. Boswell has an excellent command of real estate, appraisal and construction terminology, as well as poise and preparation in the techniques of expert witness testimony so that the trier of fact grasps the material issues at hand.