What Not to Say to an Appraiser

Here are some of my favorites

Things You Should Avoid Saying to an Appraiser

1. “I Need the Value to Come in at $___”

This is the most common — and most problematic — statement.

Even if the number feels reasonable to you, directly stating a target value can be interpreted as value pressure. Appraisers are required to disclose and guard against any attempt to influence the outcome.

Better approach:
If you have relevant information (such as recent comparable sales), you can provide it without stating a required value.

2. “The Zestimate Says It’s Worth More”

Online estimates can be useful for general curiosity, but they are not a substitute for a professional appraisal.

Automated valuation models do not account for interior condition, upgrades, deferred maintenance, or nuances that affect real market behavior.

Mentioning an online estimate does not strengthen a valuation and does not influence the analysis.

3. “The Last Appraisal Was Higher”

Prior appraisals may be relevant in certain situations, but market conditions change. A previous value — especially from years ago — does not establish today’s market value.

Appraisers must rely on current market data, not past conclusions.

4. “Other Appraisers Said It Would Be Worth More”

Hearsay opinions from other professionals, agents, or acquaintances are not part of the appraisal process unless they are supported by verifiable market data.

Statements like this do not help and may raise questions about expectations or prior attempts to influence value.

5. “If It Doesn’t Appraise, the Deal Falls Apart”

While this may be true emotionally or financially, it places unnecessary pressure on the appraiser and does not change the analysis.

Appraisers understand the importance of the transaction — but their role is to report the market, not manage outcomes.

6. Overselling or Apologizing Excessively

Statements like:

• “This is the best house in the neighborhood”

• “Ignore the mess — we’re embarrassed”

• “We spent a fortune fixing everything”

Rarely add value. Appraisers focus on observable features and market reaction, not sales pitches or apologies.