Who Does the Appraiser Really Work For?
When people hear “appraiser,” they often assume we work for the bank, or the buyer, or even the real estate agent. That’s a common misconception. The truth is more nuanced — and understanding it helps set expectations, build trust, and keep everyone on the same page during a real estate transaction.
The Short Answer: We Work for Whoever Hires Us
The appraiser’s client is the party who orders and engages the appraisal. In that sense, we “work for” whoever hires us. But that doesn’t mean we’re biased toward that party’s desired outcome. Appraisers are bound by strict ethical and professional standards to remain independent and impartial, no matter who pays the bill.
Common Scenarios: Who Hires Us and Why
Here’s a breakdown of the most common situations:
1. Financed Deals (Purchase or Refinance)
Who pays? The buyer (or borrower) typically pays for the appraisal as part of their loan closing costs.
Who orders it? The lender actually orders the appraisal, often through an Appraisal Management Company (AMC) that assigns the work to an appraiser.
Who is the client? The lender OR the AMC is the client — not the buyer. Even though the buyer paid for the report, the appraiser’s obligation is to the lender because the appraisal is primarily for underwriting and to ensure the home is adequate collateral for the loan.
This is the biggest source of confusion: paying for the appraisal doesn’t mean the appraiser works for you. You’re entitled to a copy of the report, but the appraiser’s client in this case is the lender.
2. Private (Non-Lender) Appraisals
Examples: estate settlement, divorce, tax appeal, pre-listing, litigation.
Who hires us? The party needing the appraisal (executor, homeowner, attorney, etc.).
Who pays? That same party.
Who is the client? You are, if you are the party that needs the appraisal and hired us. In these cases, the appraiser works directly for you with no lender involved.
3. Agent, Seller, or Buyer Hiring for Consultation
Sometimes an agent, buyer, or seller requests a private appraisal to guide pricing or negotiations.
In these cases, the hiring party is the client, but the same impartiality rules apply. An appraiser can’t “hit” a target value just because the client wants it — the report must be supported by market data and USPAP standards.
Why Independence Matters
Even though we “work for whoever hires us,” appraisers are bound by federal law, state licensing, and USPAP (Uniform Standards of Professional Appraisal Practice) to remain objective.
In mortgage transactions, Appraiser Independence Requirements prohibit lenders, agents, or borrowers from pressuring an appraiser for a certain value.
In private assignments, appraisers must still remain impartial and deliver a credible, defensible opinion of value — not simply the number a client hopes to see.
This independence protects everyone in the transaction and ensures the appraisal can be trusted.
What This Means for You
If you’re buying or refinancing with a loan: You’ll likely pay for the appraisal, but remember — the appraiser is hired by and works for the lender OR the AMC.
If you’re requesting a private appraisal: You are the client, and the appraiser works directly for you.
In all cases: The appraiser’s role is to provide a professional, unbiased opinion of value based on market data, not anyone’s agenda.
Closing Thought
So, who does the appraiser work for? The party that hires us. Sometimes that’s a lender/AMC (even if you’re the one footing the bill), and sometimes it’s you directly in a private assignment.
Either way, you can count on Definitive Valuations to deliver an appraisal that’s professional, ethical, and rooted in market reality.
