Why Choosing the Right Appraiser Matters (And Why the Cheapest Option Can Cost You More)
Most people assume an appraisal is an appraisal — that any licensed appraiser can complete the job and the results will be about the same.
But the truth is: not all appraisals are the same, and not all appraisers specialize in the same type of work.
Over the years, I’ve seen many situations where clients initially tried to save money by choosing a lower-fee appraiser, only to end up spending more — not because the appraiser was “bad,” but because they weren’t the right fit for the assignment.
Here are three real-world examples that show why asking the right questions and choosing the right professional matters.
1) The Renovation Permit Appraisal That Got Rejected
A homeowner recently contacted me because they were in the middle of renovations and pulling new permits. The city requested something specific:
They didn’t want market value.
They didn’t care about the land value.
They only needed the actual cash value (ACV) of the structure.
This is a very common request when working with certain municipalities and building departments — but it’s also something many people (and even some appraisers) misunderstand.
The client had already hired an appraiser they had worked with in the past. That appraiser proceeded with the assignment without fully understanding what the city was asking for. The appraisal was completed on a standard lending form (URAR), and it was written as a market value appraisal.
Even though the cost approach section was included, the report was still not what the inspector needed — and the city rejected it.
At that point, the homeowner had no choice but to hire a second appraiser who understood the request and could provide the correct valuation format. We completed the ACV appraisal properly, and it was submitted to the inspector successfully.
The lesson: A lower fee doesn’t matter if the appraisal gets rejected and you have to pay twice.
2) The “Living Area” Dispute That Triggered Two Appraisals
In another case, someone from Central Florida contacted me about a lender appraisal situation.
Because it was lender work, the borrower could not choose their own appraiser. Two appraisals ended up being completed.
The issue? A measurement and reporting discrepancy.
One appraiser included an enclosed porch as living area. The other appraiser did not include it as living area, and instead reported it only as an enclosed porch.
Naturally, the borrower preferred the version that included it as living area — because that would typically support a higher value. But based on how the space was described, it may not have met the criteria for gross living area (GLA).
This type of issue is more common than people realize, and it can have real consequences in underwriting, value conclusions, and credibility.
The lesson: When you’re able to choose your own appraiser (private work), it matters to hire someone who understands measurements, market standards, and how to properly report and explain the differences.
3) The Date of Death Appraisal Where Experience Made the Difference
The third story involved a client who needed a date of death appraisal.
They had called another appraiser first, and my fee was higher. However, they still chose to move forward with me.
When I asked why, the client said something that stuck with me:
They felt more comfortable because I sounded more professional and knowledgeable over the phone.
Right away, I was able to explain the difference between a typical market value appraisal and the type of valuation required for estate and IRS purposes. I understood the assignment, the scope, and the standards — because private work (estate, divorce, tax, litigation) is a specialty.
Many appraisers primarily do lender work. There’s nothing wrong with that. But a lender appraisal and an IRS estate appraisal are not the same type of assignment, and they require different experience, different reporting, and often a different level of support and documentation.
The lesson: In specialized appraisals, experience and communication matter as much as the final number.
The Big Takeaway: Don’t Choose an Appraiser Based on Price Alone
If you’re ordering a private appraisal — for permits, renovations, estate planning, divorce, tax matters, or litigation — you usually have the ability to choose your appraiser.
When you do, it’s worth taking a few extra minutes to:
Ask what type of work they specialize in
Read their reviews and reputation
Ask how they plan to report the value (and for what purpose)
Make sure they understand exactly what the client, attorney, lender, or city is requesting
Because if the appraiser doesn’t fully understand the scope of work from the beginning, the “cheaper” appraisal can end up being the most expensive option.
Need a Private Appraisal? Ask the Right Questions First.
If you’re not sure what type of appraisal you need — or what format your lender, attorney, inspector, or CPA is requesting — it’s always better to ask before hiring the wrong professional.
A quick phone call upfront can save you time, money, and unnecessary stress later. If you’d like to discuss your situation, feel free to reach out.