Why Non-Lender Appraisal Work Can Suck (But Why It’s Still Worth It)

This week was one of those weeks in private appraisal land—the kind that reminds you just how much more non-lender work demands from us. Not just in comps, adjustments, or USPAP compliance, but in conversations, expectations, and the client hand-holding that nobody talks about.

It started with a retrospective date-of-death appraisal I completed last week. A family was selling the property (a condo) well below market value to the deceased’s partner—who was living in the unit. I submitted the report, only to get hit with a heated email asking why I didn’t come in lower. Apparently, they felt the property was in bad condition and wanted me to match the deal they were cutting.

I spent 30 minutes on the phone Monday explaining the difference between market value at the time of death versus today’s much softer condo market. I walked them through the comps, the logic, and the assignment conditions. Not because I had to—but because that’s part of the job in non-lender work. You’re not just the appraiser. You’re the interpreter, the educator, the calming voice in the storm.

Then there’s the potential buyer of another condo I appraised—who’s trying to negotiate a deal and has now called me five times over the past couple weeks.  He is trying to get the seller to agree to the appraised value and keeps asking questions that the seller is asking.  Finally, I told him to have the seller call me and I would be happy to discuss, but of course the seller doesn’t want to call me.  So here I am, navigating both sides of a transaction I don’t benefit from—just trying to help people understand value.

And as I’m writing this, I get another follow-up from a partition case I worked on months ago. The attorney just received a new appraisal—$70,000 higher than mine. She’s wondering what’s going on. Turns out, same neighborhood, similar comps… but the other appraiser assumed repairs were complete (hypothetical condition), while mine was as-is. Big difference. Big explanation. More time reviewing and explaining.  

Here’s the point:
Non-lender work can be a pain in the ass. It’s emotional. It’s messy. It requires follow-up, conversations, and a whole lot of patience. But it also builds your business—if you lean into it.

You don’t have the luxury of hiding behind a lender’s firewall. These clients expect access, communication, and clarity. And they deserve it—because they’re paying you directly.

If you ghost them after you send the report, don’t expect referrals. Worse, expect bad reviews. But if you show up, answer your phone, explain your value opinion (politely, with spine), and do the uncomfortable work—they’ll remember that. You’ll earn their trust. Their attorney’s trust. And probably their business again.

So, my advice to other appraisers doing private work:
Charge what you’re worth upfront. Build room in your fee for follow-ups, education, and clarity. Because this kind of work is not one-and-done. But when done well, it leads to 5 star reviews, repeat referrals—and a reputation that outweighs working for the AMC’s.

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