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When ordering an appraisal outside of a mortgage transaction, property owners can select their own appraiser. For mortgage transactions, lenders use Appraisal Management Companies (AMCs) to assign appraisers, and borrowers cannot choose. Understanding what makes a qualified appraiser helps set expectations regardless of who selects the appraiser.

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When You Can Choose

Property owners can choose their own appraiser for:
  • Pre-listing appraisals
  • Estate appraisals
  • Divorce appraisals
  • Tax appeal appraisals
  • PMI removal (sometimes)
  • Private transactions (cash sales)
  • Bankruptcy proceedings
  • Insurance purposes
Federal regulations require appraiser independence for mortgage transactions:
  • Purchase with financing
  • Refinance
  • Home equity loans/lines
Borrowers pay but cannot choose. Designed to prevent valuation manipulation.

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What to Look For

Verify appropriate license for your property:
  • Certified Residential: Can appraise any residential property
  • Licensed Residential: Limited to non-complex properties under $1,000,000
  • Certified General: Required for commercial properties
Complex, high-value, or multi-unit properties need Certified Residential or higher.
Appraisers should know your specific market:
  • Active in your area
  • Familiar with neighborhood values
  • Access to local comparable sales
  • Understanding of local market conditions
Appraisers from outside the area may miss nuances affecting value.
Some properties require specialized experience:
  • Luxury/high-value homes
  • Historic properties
  • Waterfront properties
  • Multi-family
  • New construction
  • Unique or custom homes
  • Agricultural properties
Ask about experience with similar properties.
Different purposes have different requirements:
  • Estate appraisals may need retrospective dating
  • Divorce appraisals may face legal scrutiny
  • Tax appeals require specific formatting
  • Expert witness work needs courtroom experience
Choose appraisers experienced with your specific purpose.

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Questions to Ask

  • What is your license level?
  • How long have you been appraising?
  • What is your experience in this specific area?
  • Have you appraised similar properties?
  • Do you carry errors and omissions insurance?
  • How long will the appraisal take?
  • When can you inspect the property?
  • When will I receive the report?
  • What information do you need from me?
  • Will you need access to the interior?
  • What format will the report be in?
  • What approaches to value will you use?
  • How many comparables will you include?
  • Can I get additional copies if needed?
  • Will you explain findings if I have questions?
For estate appraisals:
  • Have you done retrospective appraisals?
  • Are you familiar with IRS requirements?
For divorce appraisals:
  • Have you provided testimony?
  • Can you work with both parties’ attorneys?
For tax appeals:
  • Have you done tax appeal appraisals?
  • Are you familiar with local appeal requirements?
  • Will you testify if needed?

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Fees and What’s Included

Costs vary significantly by location, property type, and market conditions. These figures represent national averages as of 2024-2025.
Property TypeTypical Fee
Single-family home$300 - $500
Condo$400 - $750
Multi-family$600 - $1,500
Vacant land$200 - $1,000
Large acreage/farm$1,000 - $4,000+
Complex/unique property$500 - $1,000+
Fees vary by state. Higher-cost states (NY, NJ, WA, CA) may see fees 50-100% above national average.
  • Property size and complexity
  • Property type (single-family vs multi-family)
  • Location and cost of living
  • Loan type (conventional vs FHA/VA)
  • Availability of comparable sales
  • Rural vs urban location
  • Unique features requiring additional research
  • Rush requests
Standard appraisal fee typically includes:
  • Property inspection
  • Comparable sales research
  • Market analysis
  • Written appraisal report
  • One copy of report
Additional copies or rush fees may cost extra.
Be cautious of:
  • Fees significantly below market (may indicate shortcuts)
  • Fees quoted without knowing property details
  • Pressure to commit before seeing property
  • Unwillingness to provide written fee quote

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Verifying Credentials

Every state has an appraiser regulatory board.Verify:
  • License is current and active
  • No disciplinary actions
  • License level appropriate for assignment
  • License covers your state
The Appraisal Subcommittee maintains a national registry of licensed appraisers.Search at: asc.gov/National-RegistryConfirms appraiser is authorized to perform federally-related transactions.
Membership indicates professional commitment but is not required:
  • Appraisal Institute (MAI, SRA, AI-RRS designations)
  • American Society of Appraisers (ASA)
  • National Association of Appraisers
Designations require additional education and experience.

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Working with Your Appraiser

Prepare information that may help:
  • List of recent improvements with costs
  • Survey or plot plan if available
  • HOA documents if applicable
  • Any relevant permits
  • Information about unique features
  • Provide access to all areas
  • Point out improvements not obvious
  • Mention features appraiser might miss
  • Don’t follow appraiser around constantly
  • Answer questions honestly
  • Review report carefully
  • Ask questions about anything unclear
  • Check factual accuracy (square footage, room count)
  • Understand the comparables used
  • Know your options if you disagree with value

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If You Disagree with the Value

Options are limited but include:
  • Request Reconsideration of Value (ROV) through lender
  • Provide additional comparable sales
  • Point out factual errors
  • Request second appraisal (you pay)
Cannot directly contact appraiser for mortgage transactions.
More flexibility to discuss:
  • Contact appraiser directly with questions
  • Provide additional information
  • Request reconsideration
  • Get second opinion from another appraiser

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