10 Questions to Ask Before Hiring a Home Appraiser (Unless You Like Risking Lawsuits)
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Let’s be honest—hiring the right appraiser isn’t exactly the most thrilling part of your real estate journey. But whether you're managing a divorce, settling an estate, disputing property taxes, or prepping to sell FSBO in Lincoln, Sacramento, Roseville, or Rocklin, the appraiser you choose can either be your hero… or the reason you're still arguing over property value at the Thanksgiving table.
So how do you avoid hiring a dud with a clipboard and a questionable track record? You ask smart questions—before the inspection, not after the damage is done.
Here are the top 10 questions we recommend you ask before hiring any appraiser. Yes, even us.
1. What’s Your Appraiser License Number? (And Please Say It With Confidence)
Asking for a license number tells an appraiser you mean business. A legitimate, licensed or certified appraiser will provide it without hesitation—and if they hesitate or deflect, that’s your cue to back away slowly and hire someone who isn’t dodging basic compliance.
📌 Pro Tip: You can verify licenses online through the California Bureau of Real Estate Appraisers.
2. What’s Your Direct Contact Info? (No, Not Your Pager)
It sounds simple, but make sure you have a direct line to the appraiser—not just a company’s 1-800 black hole. Also, check the area code. If they’re appraising homes in Rocklin but their phone number starts with “510” (that’s Oakland, folks), chances are they’re not local and might not know your market well.
3. Where’s Your Office Located? (And Do You Actually Know My Market?)
Hiring an out-of-area appraiser is like hiring someone from Seattle to judge a BBQ competition in Texas. Just… don’t.
You want someone who knows your market—the schools, the traffic patterns, and yes, even why the houses on the west side of the street always sell for more. Hyper-local knowledge = accurate valuations.
4. Do You Work From Home or a Commercial Office?
This one’s more curiosity than deal-breaker. These days, many experienced appraisers work from home offices. It’s not about where they work—it’s about how they work and whether they’re reliable, experienced, and accessible.
5. Have You Ever Been Disciplined by the State? (Don’t Be Shy—Just Ask)
This might feel awkward to ask, but it’s crucial. If someone has a disciplinary record, it may mean they’ve cut corners, missed deadlines, or worse. If they have a clean history, they won’t mind sharing that with you. If not… move along.
6. How Long Have You Been Appraising? (And Not Just on Weekends)
Experience matters. For standard homes, 3–5 years may be sufficient. But for more complex or high-value properties—or legal cases like divorce appraisals and estate planning—you want someone with 10+ years under their belt. Market trends change fast. You want someone who's been through the ups, downs, and whatever 2020 was.
7. Are You a Full-Time Appraiser or Just Moonlighting?
The real estate market doesn’t wait, and neither should your appraiser. A full-time appraiser is more likely to stay current on regulations, market shifts, and valuation techniques.
Part-timers may be just fine—but when you're dealing with high-stakes valuations like bankruptcy appraisals, tax assessment appeals, or PMI removal, you want someone fully invested (pun intended).
8. Are You Licensed or Certified? (Hint: You Want Certified)
In California, there are a few levels of licensure:
Licensed Appraiser – Limited in scope. Can’t do FHA appraisals or properties above $1M.
Certified Residential Appraiser – No value limit. Can perform FHA and VA appraisals. More experience and education.
We highly recommend choosing a Certified Appraiser—especially if you're dealing with higher-end homes or need your appraisal to hold up in court or with a lender.
9. Are You a Member of the Local MLS? (And Do You Actually Use It?)
The Multiple Listing Service (MLS) is where real estate comps live and breathe. If your appraiser doesn’t have access to your local MLS, they’re essentially appraising blindfolded. That’s a hard no.
Ask for specifics. If they can't speak to your market's recent trends or data sources, swipe left.
10. Have You Appraised Homes Like Mine in This Neighborhood?
You want an appraiser who has:
Seen your floorplan
Worked in your ZIP code
Appraised similar properties (e.g. rural homes, ADUs, condos, etc.)
If your home is even slightly unique (we’re looking at you, detached garages and hillside lots), experience in your neighborhood and with your home type is non-negotiable.
Red Flags to Watch For
Quotes that seem too good to be true (they usually are)
Appraisers who can’t answer basic questions
Vague timelines or unclear deliverables
No local presence or market knowledge
Bottom Line: Ask the Right Questions or Pay the Price Later
A great appraiser will appreciate your questions—because they’ve got good answers.
At California Home Appraisals, we expect you to ask us all of the above and more. We’ve built our reputation by offering:
✅ Over a decade of local experience
✅ Certified appraisals across Sacramento, Lincoln, Roseville, and Rocklin
✅ Reports for divorce, estate, tax appeal, PMI removal, and more
✅ Fast turnaround, clear communication, and zero shortcuts
📞 Call us at (916) 521-5949
📧 Email us at orders@calhomeappraisals.com
🌐 Visit www.CalHomeAppraisals.com
Whether you’re preparing to settle a divorce or just trying to price your FSBO home right the first time, we’re here to make the appraisal process smooth, honest, and accurate.
Ask smart questions. Hire smart people. Sleep better at night.
