A large portion of my appraisal work today involves litigation, primarily divorce cases and partition actions. Years ago, I didn’t love this type of work. Now, it makes up roughly 40% of my business, and I actually enjoy it. But litigation work comes with its own rules, surprises, and occasional curveballs that every appraiser should be prepared for.

 

Most of the time, the process is straightforward. One spouse hires me as the appraiser. That spouse is my client. The attorney is listed as an additional intended user. If testimony is needed, the attorney usually does the logical thing and calls or emails to confirm availability. We coordinate a date and time, I collect a retainer in advance, and I show up to court with a copy of my appraisal report. Simple. No drama. No process servers knocking on my door. That is how it should work.

When a Subpoena Shows Up 

Recently, I was served with a subpoena by an attorney whose client had already hired me. Instead of a phone call, a process server showed up at my house. The client paid for that unnecessary service. The attorney could have called my office and taken care of it with a two-minute phone call.

 

What made it worse was the scope of the subpoena. It demanded that I bring not only the appraisal report, but all records, notes, memos, photos, invoices, and any materials prepared in connection with the case.

 

That is not customary for a final hearing or trial at least in my market.  

 

In depositions, yes. Full files are sometimes requested and produced. But for court testimony? No. In nearly every case I have handled, I bring a copy of the appraisal report for myself, and sometimes extra copies for the court if requested. That is it.

 

Dragging your entire workfile into a courtroom is not standard practice and opens doors that do not need to be opened.

 

I immediately contacted my client, let him know a retainer would be required. I also emailed the attorney directly and made it clear that a subpoena was unnecessary and that the document request was unusual. 

 

The takeaway here is important. A subpoena is not a substitute for communication, and appraisers should not assume that everything listed in a subpoena is reasonable or appropriate without clarification.

When Access Is Denied and the Court Steps In

Another situation appraisers should expect in divorce work is denied access. I recently handled a case involving multiple properties where one spouse refused to allow entry. In those situations, the solution is not negotiation at the front door. It is a court order.

 

In this case, the attorneys obtained an agreed court order specifically granting me access to the properties on a stated date. The order made it very clear that failure to provide access would be a violation of the court’s directive.

 

This is not uncommon in contested divorce cases, and appraisers who do this type of work should not be surprised when access issues arise. The key is understanding that you are not the one enforcing the access. The court is.

Why This Matters If You Want Litigation Work

Divorce and partition assignments are not for everyone, but they are consistent, well-paid, and recession-resistant. They also require confidence, professionalism, and a basic understanding of court procedures.

 

You will deal with subpoenas. Some will be unnecessary. Some will be poorly drafted. You may need court orders to gain access. None of this means you are doing anything wrong. It means you are operating in a legal environment, not a lending one.

 

If you are thinking about expanding into litigation work, or you are already doing it and want to tighten up your process, this is exactly the kind of thing you need to be prepared for.

 

Here is a redacted example of an actual subpoena and a court order https://referappraisals.com/wp-content/uploads/2026/01/redacted.pdf

 so you can see the format, language, and scope without exposing any personal information. These are real documents from real cases, and they are excellent reference points for what you may encounter.

 

If you want to learn more about divorce, partition, and other non-lender appraisal work, and how to build this into a meaningful part of your business, I’d encourage you to get involved with the Appraisal Referral Network. This niche has been a game-changer for me, and it can be for you too.

Divorce is one of the most emotionally and financially stressful events people go through. The house is often the biggest asset involved, and it quickly becomes the centerpiece of the entire case.

 

A recent consumer-facing article, “Five Home Questions to Ask During Divorce” by Taylor Getler, lays out the exact questions homeowners are wrestling with when a marriage ends. While the article is aimed at divorcing homeowners and real estate agents, it also serves as a roadmap for appraisers who want more divorce and family law work.

 

If you read between the lines, the message is clear. People are not just asking, “What is my house worth?” They are really asking, “What does this mean for my future?”

That is where a good appraiser becomes a critical resource, not just a form filler.

 

The Real Pain Points Behind Divorce Appraisals

 

Divorcing homeowners are dealing with uncertainty on multiple fronts at the same time. The article highlights five core questions, and every one of them connects directly to appraisal services.

 

Do I keep the house or sell it?


 This is rarely a simple financial question. Emotions, children, timing, and fear all play a role. Appraisers help bring clarity by establishing a defensible value that both sides can rely on when deciding whether keeping the home is realistic or whether selling is the cleaner exit.

 

What is the home actually worth?


 This is the linchpin of almost every divorce case involving real estate. Buyouts, equity splits, mediation, and settlement discussions all depend on a credible opinion of value. A neutral, well-supported appraisal often prevents disputes from dragging on or ending up in court.

 

Can one spouse qualify on their own?


 While appraisers are not lenders, value directly impacts refinance options, loan-to-value ratios, and feasibility. A realistic appraisal keeps expectations grounded and prevents one party from chasing an outcome that is not financially viable.

 

Can they afford the home long term?


 Divorce often turns a two-income household into one. Appraisers who understand market conditions, property condition issues, and future maintenance concerns can provide insight that helps attorneys and clients evaluate whether keeping the home is a smart decision or an emotional one.

 

What about the kids?


 When children are involved, decisions get heavier. Sometimes a sale is delayed. Sometimes equity payouts are deferred. In these cases, retrospective appraisals, agreed-upon values, or future valuation planning become part of the strategy. Appraisers who understand these dynamics become trusted professionals to attorneys and mediators.

 

Where Appraisers Fit In (And Why This Is Not “Another Appraisal”)

 

Divorce work is not lender work. Nobody cares about hitting page limits or checking boxes for underwriting. They care about clarity, credibility, and defensibility.

 

This is where appraisers can stand out by:

-Explaining the valuation process in plain English

-Remaining neutral and professional when emotions run high

-Providing clear support for adjustments and conclusions

-Understanding the legal context without practicing law

-Being responsive and reliable when timelines matter

When an appraisal helps a case settle faster, everyone remembers who provided it.

 

How Appraisers Can Position Themselves as a Resource

 

If you want more divorce work, stop marketing yourself as “an appraiser” and start positioning yourself as a solution during a difficult time.

 

That means:

-Educating family law attorneys on how appraisal can help support settlement

-Letting mediators know you understand neutral assignments

-Explaining to clients how value impacts buyouts, refinances, and sales

-Being comfortable with retrospective and date-of-separation valuations

-Showing empathy without taking sides

You do not need to be flashy. You need to be calm, competent, and credible.

 

Divorcing homeowners are overwhelmed. Attorneys want cases resolved. Judges want clean, supported opinions. Everyone wants fewer surprises.

A solid appraisal can become the anchor point that allows a divorce case to move forward.

 

If appraisers understand the why behind the assignment, not just the scope, they stop being a cost in the process and start being part of the solution.

 

That is how divorce work finds you. And once it does, it tends to stick.

 

If you want to do more divorce and non-lender work like this, consider joining the Appraisal Referral Network. We have a free membership with lots of benefits and if you wanted even more we have a paid membership option which gives you access to 30+ short, practical micro-lessons, covering topics like divorce, private work, and working with attorneys. It’s designed to help appraisers understand assignments like this and grow a more stable non-lender business without guessing their way through it.  

Just this past week, I got another reminder of how simple marketing and networking can be when you stop overthinking it.

 

One of the real estate agents I routinely work with calls me often with questions about the appraisal process. She’s curious, engaged, and genuinely wants to understand how things work. Basically, a sponge. Recently, she started a podcast geared toward homeowners, agents, and even lenders. She invited me on as a guest, along with another appraiser. No ego issues here. We had a great conversation about the appraisal profession, common misconceptions, and what agents and homeowners should actually know.

 

Fast forward a few weeks.

 

She hosts an annual event where she invites her vendors, clients, and people she works with regularly. This year, it was at Topgolf, and there were probably 150 people there. I went for two reasons. One, to support someone who’s supported me and my business over the years. Two, to network. And it paid off.

 

I ran into plenty of familiar faces, met new people, and had real conversations. One of those conversations was with an estate planning attorney I never would have met if I had stayed in my office that night. That’s how this works. No cold calls. No awkward pitches. Just showing up.

 

As I was literally writing this blog, another invite popped into my inbox. The local Bar Association is hosting a happy hour for its members. Family law attorneys, estate attorneys, and other professionals who regularly need appraisers. Same deal. You don’t get these opportunities if you never leave your desk.

 

Here’s the hard truth for appraisers who want non-lender work. It does not come to you. You have to go to it.

 

If you want divorce, estate, probate, and private work, you need relationships. That means getting out of your office and into rooms where agents and attorneys already are. My advice is simple. Commit to at least one networking event a week. Start meeting new people. Start building real connections. Over time, that pipeline fills up, and the slowdowns disappear.

 

Yes, it takes effort. But it’s a lot easier than constantly wondering where your next assignment is coming from.

 

If you’re serious about growing your appraisal business on the non-lender side and want help doing it the right way, head over to referappraisals.com and reach out. You don’t have to figure this out alone.

Most appraisers treat marketing like it’s optional, annoying, or somehow beneath them. They’ll argue comps all day but won’t send a single email to the people who actually send them work. That’s not a strategy. That’s avoidance. Here’s why this matters. 

 

An agent recently added me to his homeowner newsletter. He wasn’t pitching me. He wasn’t selling anything. He was just staying visible. And it was smart.

His newsletter isn’t flashy. It’s not trying to win design awards. It’s him. He’s a good photographer, so every newsletter includes original photos from his local market. In the most recent one, he featured a massive Christmas tree his city puts up every year. Another shot was from a local festival, a carousel lit up at night.

Between the photos, he included exactly what homeowners actually care about:

 

-Where mortgage rates are

-Inventory levels

-Median sale prices

-Closed sales

-Year-over-year trends

 

Then he wished everyone a Happy New Year. That was it. No begging. No hype. No “Call me today before it’s too late.” And that’s exactly why it works.

 

-He stays front and center.
-He shows personality.
-He builds familiarity.

 

When one of those homeowners decides to sell in the coming year, guess who they’re calling? Not because he yelled the loudest, but because he stayed present without being annoying.

 

Now let’s talk about appraisers. Your network might include real estate agents, attorneys, divorce attorneys, estate planners, probate attorneys, CPAs, accountants, or homeowners. Different audiences, the same rule applies.

 

People don’t remember appraisers who are invisible. You don’t need to reinvent the wheel. You just need to exist in your network’s inbox occasionally. Here’s the part that should really get your attention: the bar is ridiculously low.

Ninety-nine percent of appraisers are doing nothing.

 

-No newsletters

-No market updates

-No touchpoints

-No reminders that they’re still alive and still in business

 

So if you send a simple, professional email once a month, you’re already ahead of almost everyone. Add a little personality and consistency, and now you’re not just another name in someone’s phone. You’re the appraiser they think of first.

Ask yourself one question:


What do I enjoy enough to share consistently?

 

-Market stats.

-Photos from inspections.

-Short insights from real-world assignments.

-Local trends.

-Your hobbies.

 

It doesn’t need to be perfect. It just needs to be you. Staying top of mind isn’t complicated. It’s not expensive. And it’s definitely not optional if you want consistent private work. Doing nothing is easy. Doing a little is powerful. And right now, doing a little puts you miles ahead of the competition.

You can keep hoping work magically shows up, or you can put yourself in rooms where referrals actually happen.

 

If you want access to a national network of appraisers who refer real non-lender work to each other, that’s exactly what the Appraisal Referral Network was built for. Learn more at ReferAppraisals.com.