Directory
Finding an appraiser qualified for condemnation work
Most certified appraisers value property for lenders. A much smaller number regularly prepare condemnation appraisals, understand the before and after method and have testified. That difference matters more than any other selection criterion.
Where to look
Four routes to a qualified appraiser
Professional designations
The Appraisal Institute awards the MAI designation for general appraisal and maintains a public directory. Designation is not a guarantee of condemnation experience, but it establishes a baseline of competence and continuing education.
Your condemnation attorney
Lawyers who practise in this field work with appraisers constantly and know who performs well under cross examination. This is the most reliable referral available to most owners.
State appraiser licensing board
Every state maintains a register of certified appraisers, searchable and showing disciplinary history. Use it to verify any name you are given.
Right of way associations
The International Right of Way Association and comparable bodies bring together practitioners who work on acquisition projects, which is exactly the population you want.
Before engaging
Questions to ask
- How many condemnation assignments have you completed in the last three years, and in this state?
- Have you testified in condemnation matters, and how often?
- Have you worked for condemning agencies as well as owners, and are you working for this agency now?
- Are you familiar with the Uniform Appraisal Standards for Federal Land Acquisitions, and does this project fall under them?
- How will you approach the after value, and what evidence will you look for on severance damages?
- What is the scope, the fee and the timetable, in writing?
- If this matter goes to trial, will you be available to testify, and is trial work priced separately?
An appraiser who answers the fifth question with a clear method rather than a general reassurance is usually the right choice.
Independence
What to be careful about
An appraisal is an opinion, and its value to you depends on it being independent. Two practices undermine that and both are worth refusing. The first is a fee contingent on the outcome, which is prohibited under USPAP for this kind of assignment and would destroy the credibility of the report in any event. The second is instructing the appraiser towards a number. An appraiser told what conclusion is wanted has been given a brief that no court will respect.
Equally, be wary of an appraiser who promises a figure before doing the work. The honest answer at the outset is that the evidence will decide it.
Directory
A listing of practitioners is being built
This site is developing a directory of appraisers who practise in eminent domain, organised by state and by property specialism. It is not yet published. In the meantime the four routes above will reach the same population.
Appraisers who would like to be included when the directory opens can write to editorial@eminentdomainappraisers.com. Inclusion will be free, will require evidence of certification and condemnation experience, and will not be sold.
Not sure you need a full appraisal yet
An appraisal review examines the agency report without producing a competing valuation. It costs considerably less and it will tell you whether there is an argument worth making.