How to Choose a Real Estate Appraiser

Why the right appraiser matters

A real estate appraisal is an independent, USPAP-compliant estimate of a property's market value. Lenders, estate executors, divorce courts, and homeowners use appraisals to make decisions that carry real financial weight. Choosing an appraiser with the right credential, coverage area, and property-type experience is the single biggest factor in getting a usable result.

What appraiser credentials mean

The federal Appraiser Qualifications Board (AQB) sets minimum criteria for each credential. States may set higher bars, so always confirm with the state regulator.

• Certified General (CG) — can appraise all types of real property (residential, commercial, industrial, agricultural) without regard to transaction value or complexity.
• Certified Residential (CR) — can appraise 1-to-4-unit residential properties without regard to transaction value or complexity.
• Licensed Residential (AL) — can appraise non-complex 1-to-4-unit residential properties with transaction values under $1 million, and complex 1-to-4-unit residential with transaction values under $400,000.
• Trainee — performs appraisal work under the supervision of a certified appraiser as part of the licensure pathway.

If you need a commercial appraisal, you need a CG. For residential work, CR covers any 1-to-4-unit property; AL is suitable for simpler residential jobs within the value caps.

Questions to ask before hiring

1. Are you currently licensed in my state? (State licenses are not portable — always confirm.)
2. Do you have experience appraising properties similar to mine (size, type, price range)?
3. What is your typical turnaround time from inspection to delivered report?
4. What is your fee, and what does it include?
5. Do you carry E&O insurance?
6. Can you provide a sample redacted report?

Red flags

• Unclear or inactive license status.
• No willingness to share sample work.
• Quotes well below typical market rates (may signal inexperience).
• Pressure to hit a target value — a credible appraiser is independent.
• No familiarity with your local market or property type.

Verifying a license

Every state has a public appraiser registry. The AppraiserPoint directory is built from the federal Appraisal Subcommittee's (ASC.gov) public database, so every profile corresponds to a real state-issued license. You can always cross-check license status, expiration, and disciplinary history at your state's real estate appraiser board.