Becoming a real estate appraiser involves determining the market value of properties for various financial transactions. This valuation is a fundamental component of the real estate and mortgage industries, providing an unbiased opinion of value. Licensing is mandatory, primarily driven by federal regulations stemming from the Financial Institutions Reform, Recovery, and Enforcement Act (FIRREA) of 1989. FIRREA requires that all appraisals used in federally related financial transactions must be performed by a state-licensed or state-certified appraiser who meets national minimum standards. Obtaining this professional credential requires navigating a structured pathway of education, experience, and examination.
Understanding the Levels of Real Estate Appraiser Licensing
The Appraiser Qualifications Board (AQB) establishes four standard tiers of licensure, each defining a specific scope of practice. The entry-level credential is the Trainee Appraiser, which permits the individual to perform appraisals only under the direct supervision of a certified appraiser. A Licensed Residential Appraiser can appraise non-complex residential properties of one-to-four units with a transaction value up to $1 million and complex properties up to $250,000.
The Certified Residential Appraiser removes transaction value limits for all one-to-four unit residential properties, regardless of complexity, and includes non-residential properties up to $250,000. The highest designation is the Certified General Appraiser, which authorizes the licensee to appraise all types of real estate, including complex commercial and industrial properties, without limitations on value or complexity. Progression through these levels requires an increase in both qualifying education and supervised experience hours.
Required Pre-Licensing Education
The initial step involves completing qualifying education hours from an AQB-approved provider. These courses cover the foundational knowledge required for ethical appraisal practice. All applicants must complete the 15-hour National Uniform Standards of Professional Appraisal Practice (USPAP) course, which dictates the performance and reporting standards for appraisals.
Two other mandatory core courses are the 30-hour Basic Appraisal Principles and the 30-hour Basic Appraisal Procedures. The total required classroom hours increase with the desired license level, starting at 75 hours for the Trainee Appraiser credential. A Licensed Residential Appraiser requires approximately 150 hours of instruction, while a Certified General Appraiser requires 300 hours of core curriculum and a bachelor’s degree. These courses conclude with a proctored, closed-book final examination that must be passed to receive credit.
The Trainee and Experience Requirements
The practical experience component begins with finding a supervisory appraiser. The supervisor must hold a Certified Residential or Certified General license, be in good standing, and often have three years of experience. Trainee Appraisers must complete a mandatory course focused on the responsibilities of the supervisory relationship before beginning work.
The trainee works directly under the supervisor, gaining hands-on experience by performing property inspections, conducting market research, and preparing appraisal reports. All experience must be logged in a detailed experience log that documents each assignment, property type, scope of involvement, and work hours spent. Both the trainee and the supervising appraiser must sign the log to attest to the accuracy and compliance of the work.
The required experience hours and minimum time frame vary by license level. For a Certified Residential Appraiser, the requirement is 1,500 hours logged over no less than 12 months. The Certified General Appraiser license requires 3,000 hours over a minimum of 18 months, with at least 1,500 of those hours dedicated to non-residential property appraisals. The supervisor provides direct oversight, co-signs all appraisal reports, and ensures the trainee adheres to USPAP standards.
Passing the State Licensing Examination
Once the applicant completes all required pre-licensing education and logs the necessary experience hours, they become eligible to sit for the National Uniform Licensing and Certification Examination. This standardized exam is developed and maintained by the AQB to ensure candidates possess the core competencies required for professional practice. The test is administered at the state level by third-party vendors and is specific to the license level sought.
All three exams—Licensed Residential, Certified Residential, and Certified General—consist of 125 multiple-choice questions, with 110 questions being scored. The content is drawn from the AQB’s Exam Content Outline, covering topics like real estate market analysis, the three approaches to value, and USPAP rules. A passing score is generally set at 75 or higher, and pass rates often fall below 65% for the residential exams.
Navigating State-Specific Application and Requirements
After passing the national exam, the final stage is a formal application to the state’s appraiser regulatory agency. This involves several administrative requirements, including a mandatory background check that often includes fingerprinting. States also require the payment of various application, license, and federal registry fees, which vary depending on the jurisdiction and license level.
Applicants must submit proof of completed education and experience, including transcripts and the signed experience log, to demonstrate compliance with AQB and state minimum standards. For appraisers licensed in one state who wish to practice in another, license reciprocity allows them to apply for an equivalent credential. This typically requires submitting a Letter of Good Standing from their home state’s board and completing a new background check, provided the existing license is at the Certified Residential or Certified General level.
Maintaining Your License Through Continuing Education
Once the license is issued, the appraiser must adhere to continuing education (CE) requirements to maintain an active credential. The typical renewal cycle is every two years, and CE hours must be completed before each renewal date. A mandatory component of CE is the 7-hour National USPAP Update Course, which must be taken every two years to ensure the appraiser remains current with ethical and performance standards.
The total number of required CE hours varies by state, but a common requirement is 28 hours every two years or 56 hours every four years. These hours cover approved topics that enhance professional competency, such as market analysis and valuation methods. Some jurisdictions also mandate specific state-level content, such as courses on federal and state laws, cultural competency, and the elimination of bias in appraisal practice.