Expert witness work looks glamorous from the outside. People imagine suits, confidence, and commanding the courtroom like you’re delivering the season finale of Law & Order: Appraiser Unit.
Reality?
Some days you’re fully prepared with a packet of questions and a clear roadmap. Other days you’re showing up to trial like, “So… what are we talking about today?”
This past week I had two Zoom trials scheduled an hour apart, and they were perfect examples of the extremes. If you ever wondered what expert work really looks like, here’s your inside view.
Case 1: The Attorney Who’s the Prepper
Monday night, after hours, of course, I get an email from the attorney. Attached was a PDF titled Exhibit I, containing a full outline of the questions she planned to ask me.
Every foundational question was listed and organized, from my background to the appraisal dates to the methodology behind the two valuations.
Here are some examples from her list (from Exhibit I PDF) :
- “What licenses or certifications do you currently hold?”
- “How long have you been working as a real estate appraiser?”
- “Have you previously testified as an expert in court?”
- “What was your opinion of value on February 18, 2025?”
- “What is the value as of November 6, 2025?”
- “How did you come up with the value on Nov 6, 2025?”
- “In your expert opinion, is the property worth $1,115,500?”
If you ever want an appraiser to sleep well the night before trial, this is how you do it. Structure. Clarity. Direction. I could review, prepare, and walk in ready.
Case 2: The Attorney Who Thinks Prep Is Optional
A week before the trial, the husband in the case calls me directly:
“Yeah, I’m going to need you at trial.”
Cool. Totally normal.
I tell him, “Have your attorney reach out so we’re aligned.”
Silence. For days.
Then, the day before trial, less than 24 hours out, I finally get an email. The entire thing:
“Yes, are you available tomorrow at 10am? Zoom?”
No list of questions.
No pre-trial call.
No outline.
No “Here’s what we’re discussing.”
This is the part of expert witness work that nobody warns you about. Some attorneys prepare like they’re defending the Constitution. Others… well… they remember you exist the day before trial.
Why This Matters for Appraisers
Expert witness work is unpredictable. Some attorneys send detailed questions. Others send a one-line email. Your preparation needs to be consistent even when theirs isn’t.
Your job is to stay composed, know your report cold, and be the calmest person in the virtual courtroom.
What You Can Learn From These Two Cases
- Treat every trial like you’re getting zero prep.
Because sometimes you will. - Create your own internal prep system.
Dates, adjustments, comps, reconciliation — know it all cold. - Build relationships with the attorneys who prepare well.
They value your work and bring you back. - Don’t let lack of prep shake you.
Judges recognize professionalism.
Final Thought
Expert witness work is one of the highest-value services an appraiser can offer. It can be stressful, unpredictable, and occasionally chaotic, but once you learn to handle both extremes, it becomes a powerful part of your non-lender business.
Some attorneys give you a roadmap.
Others give you 12 hours’ notice.
Either way, you’ll be ready.
Want to Learn More About Expert Witness Work?
If you want to grow this part of your business or learn how other appraisers handle testimony, preparation, and the curveballs attorneys throw, join the Appraisal Referral Network. We offer both free and paid memberships, so you can choose whatever fits your goals and experience level.
You’ll get real-world guidance, community insights, and access to appraisers who are already doing this work every week. Join us at ReferAppraisals.com.
