profile picture

Expert Witness Testimony in Florida & Nevada

813-215-7384 Tampa

702-897-7625 Las Vegas

To request a CV, click on, and put "CV" in the subject line.

NELSON BOSWELL, LLC is fully qualified and licensed in Real Estate Appraisal, Construction Contracting (Residential & Commercial) and Real Estate Brokerage.  We specialize in litigation support and expert witness services in matters of real estate appraisal and construction cost estimation and remediation cost estimation.  Nelson Boswell, 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.

Attorney Clients and their clients who have used our expert testimony services include cases involving complex real estate appraisal, construction and reconstruction cost estimation, construction defects, adverse conditions (internal and external to the property), first party insurance, governmental issues, tax issues, and issues in financing and financial institutions, including USPAP Appraisal Regulations per FIRREA Title XI & Dodd-Frank Title XIV Appraisal Independence. Pertinent to the current climate, retrospective valuations in the distant past are becoming more prevalent.  It takes a very experienced expert to handle these one of a kind assignments.  Each are very unique and made 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, SRA, Certified Class A General Contractor FL, State Certified Residential Real Estate Appraiser in Florida is highly proficient in the latest version of the Xactimate Cost Estimation Software for attorneys specializing in representing insureds in claims disputes, such as sinkhole litigation, defective drywall litigationhurricane or storm damage, water or fire damage, etc.. He has been classroom trained by Xactware, the software designer, in the newest version of  Xactimate. Utilizing all the many capabilities of the software, he is able to provide clear, detailed, well documented, defensible cost 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.


For an appraiser/general contactor experienced in litigation support and expert witness testimony, contact NELSON BOSWELL, LLC today


    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.

Nelson Boswell, SRA, CGC1518338, St.Cert.Res.Real Estate Appraiser FL, has most recently completed courses and seminars in:   

           Appraising the Appraisal

         Litigation Appraising

         Residential Applications    

         USPAP Update Every Two Years

         Xactimate Cost Estimation        

Defining the Hidden Cost When Estimating & Bidding a Project

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

Nelson Boswell, SRA, CGC1518338, St.Cert.Res.Real Estate Appraiser FL belongs to the following organizations:

    Appraisal Institute –

    Hillsborough County Bar Association -

    Greater Tampa Association of Realtors –

    Carrollwood Community Bar Association -

More Qualifications
- Click on

Nelson Boswell, SRA, CGC1518338, St.Cert.Res.Real Estate Appraiser FL
is an experienced speaker and educator.  Seminars & Presentations have been given for title companies, real estate brokerages, Bar Associations, and Attorney Professional Organizations on a wide variety of subjects.  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 review, or cost estimation assignment (residential and commercial).  His 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 in the techniques of expert witness testimony.