should an appraisal include any reserves for 95% renovation?

[Brandon McCombs]

I'm currently seeking a construction loan for renovating a 9 unit apt bldg after a casualty loss. 95% of the building will be touched during renovation. Only the exterior walls and half the roof will be untouched (other half of the roof was already repaired immediately after the loss). The question is whether I should expect an appraiser to include any type of reserves in his/her calculations considering the building is essentially going to be new construction? Will he/she ignore that to always calculate in some reserves or will those mitigating circumstances actually be considered?

While I'm asking that I'll also ask whether there is anything I can say to the appraiser to convince him/her to not include management fees in the operating costs? I'll be managing it myself and I know they have to do calculations that would be in a sense worst-case to accommodate another owner (like the bank) who may have to hire a mgmt company but to get the best valuation possible I was hoping there may be some wiggle room there too. 

The bank said they won't be requiring any repair reserves or mgmt fees in their calculations but they will just be relying on the appraiser's numbers. In the small amount of experience I have with appraisers they have always included those numbers which means the bank is still going to be requiring them from a calculation perspective, unless I can justify somehow not having the appraiser include them. Any ideas?

thanks