A real estate appraiser evaluates the value of real property, requiring specialized knowledge of market dynamics, construction, and valuation methodology. These professionals provide objective opinions of value for various purposes, including mortgages, taxation, and investment decisions. The path to becoming an appraiser in Mississippi is regulated by the Mississippi Real Estate Appraiser Licensing and Certification Board (MREALCB). This framework ensures that all individuals who appraise property for a fee meet established standards of education, experience, and professional ethics.
Understanding the Different Appraiser License Levels in Mississippi
Mississippi’s regulatory structure features four distinct levels of licensure, each defining a specific scope of practice. The entry-level designation is the Trainee Appraiser, which permits an individual to assist a certified appraiser and gain experience but not work independently. This initial credential allows a candidate to begin logging the practical hours necessary to qualify for a higher license.
The next tier is the Licensed Residential Appraiser, whose scope is limited to appraising non-complex, one-to-four unit residential properties with a transaction value under $1 million, or complex residential properties under $250,000. Advancement to the Certified Residential Appraiser classification expands the scope to include all one-to-four unit residential properties, regardless of transaction value or complexity.
The highest classification is the Certified General Appraiser, which offers the broadest scope of practice, allowing the holder to appraise all types of real property, including commercial, industrial, and complex mixed-use properties. Achieving this status requires the most extensive education and experience.
The Initial Step: Becoming a Registered Trainee Appraiser
The journey begins with registering as a Trainee Appraiser with the MREALCB to gain the required practical experience. Applicants must be at least 18 years old and demonstrate successful completion of 79 mandatory classroom hours, which includes three core courses covering the fundamentals of the profession.
This coursework consists of 30 hours in Basic Appraisal Principles and 30 hours in Basic Appraisal Procedures. Candidates must also complete the 15-Hour National Uniform Standards of Professional Appraisal Practice (USPAP) course, which establishes the ethical and performance standards for the profession. A four-hour Supervisor/Trainee Course is also required, focusing on the specific relationship and responsibilities between the two parties.
A person must secure a Certified Supervisory Appraiser before officially submitting their Trainee application. The Supervisory Appraiser must be a Certified Residential or Certified General Appraiser who has been certified for a minimum of three years and is in good standing. The supervisor oversees the Trainee’s work and is responsible for ensuring compliance with USPAP and state regulations.
Meeting the Education Requirements for Licensure
Advancing beyond the Trainee level necessitates an increase in qualifying education hours, which must be completed at a board-approved provider and comply with Appraiser Qualifications Board (AQB) standards.
To qualify for the Licensed Residential Appraiser credential, a candidate must complete a total of 154 qualifying education hours. This total includes the initial 79 hours completed for the Trainee permit, along with additional coursework focusing on residential valuation topics.
The Certified Residential Appraiser requires a total of 204 hours of qualifying education. This level must also include specific college-level requirements, such as an associate’s degree or higher, or 30 semester hours of college-level credit. This expanded education reflects the increased complexity and higher-value properties within this license’s scope.
The Certified General Appraiser mandates a total of 304 qualifying education hours, covering advanced topics like complex income property valuation and non-residential appraisal methods. Candidates for this license must also possess a bachelor’s degree or higher. All coursework must be approved by the MREALCB and require a passing grade on a closed-book examination for each module.
Gaining the Necessary Experience Under Supervision
The practical experience component is a structured apprenticeship completed while registered as a Trainee Appraiser, requiring strict adherence to minimum hours and time duration. This experience must be acquired under the direct supervision of a certified appraiser who accepts full responsibility for the trainee’s work.
To qualify for the Licensed Residential Appraiser credential, a candidate must document 2,000 hours of acceptable appraisal experience gained over a period of no fewer than 12 months.
Advancing to the Certified Residential Appraiser level requires 2,500 hours over a minimum of 24 months, with at least 1,250 of those hours specifically in residential appraisal work. For the Certified General Appraiser license, the requirement is 3,000 hours of experience acquired over a minimum of 30 months, including 1,500 hours in non-residential appraisal work. This ensures a broad exposure to the different property types the license permits.
Trainees must maintain an appraisal experience log on forms prescribed by the MREALCB, detailing the appraisal tasks performed, the property address, and the hours spent on each assignment. The Supervisory Appraiser must sign off on this log and provide an affidavit verifying the work completed. Furthermore, the supervisor must state the Trainee’s name and permit number in the appraisal report’s certification, documenting the exact number of hours the Trainee contributed.
Passing the Required Licensing Examination
After the MREALCB verifies that a candidate has met all education and experience requirements, they are approved to sit for the licensing examination. The national portion of the exam is administered by a third-party testing service, such as PSI, and is a standardized, AQB-approved test specific to the license level sought. This national exam covers valuation methods, property analysis, and professional standards.
Candidates must achieve a scaled score of 75 or higher on the national exam to pass, and they receive immediate results upon completion.
In addition to the national component, candidates must also pass a separate Mississippi state-specific portion of the examination. This state exam focuses on the Mississippi Real Estate Appraiser Licensing and Certification Act and the Administrative Rules and Regulations of the MREALCB.
The state-specific test must be passed within 60 days of successfully passing the national examination. Failing either portion of the exam may result in a waiting period before a retake is allowed.
Maintaining and Upgrading Your Mississippi Appraiser License
Once a license is obtained, its active status must be maintained through continuing education (CE) requirements and a biennial renewal process. Mississippi appraisers are required to complete 28 hours of board-approved continuing education every two years. This coursework ensures that appraisers remain current with evolving industry standards and valuation techniques.
The CE requirement must include the mandatory 7-Hour National USPAP Update course. Renewal occurs on a two-year cycle, and the appraiser must submit proof of the completed CE hours along with the renewal application and applicable fees. Failure to complete the required hours results in an inactive license status, during which the appraiser cannot perform appraisal work.
Appraisers seeking to upgrade to a higher license level must meet the difference in education and experience requirements for the new classification. Once the higher thresholds are met and verified by the MREALCB, the appraiser is eligible to apply for and pass the national licensing examination for the higher credential.