What You Need to Do to Become a Home Appraiser

To become a home appraiser, you need to complete a state-mandated training program, pass a licensing exam, and work under a supervising appraiser for a set period before you can work independently. The exact requirements vary by state — some require 120 hours of classroom training, others require 200 hours or more. After training, you'll take a state exam, then spend one to three years doing supervised appraisals (called "apprenticeship" in most states) before you can sit for your full license.

The timeline from start to independent appraiser is typically three to five years. You don't need a college degree, but you do need to be at least 18, have a high school diploma or GED, and pass a background check. Most states also require you to take continuing education courses every two years to keep your license active.

Key Takeaways

  • Your state's appraisal board sets the training hours, exam requirements, and supervised work period — contact them directly to learn your state's specific path.
  • You'll start as a trainee appraiser working under a licensed supervisor, then move to a licensed appraiser (independent), then optionally to a certified appraiser with additional training.
  • The exam covers property valuation methods, federal lending rules, and state-specific appraisal laws, and you must pass it before you can begin supervised work.
  • Continuing education is required every two years in most states to renew your license, and the number of hours varies by your license level.

Find Your State's Appraisal Board and Training Requirements

Each state has its own appraisal board (sometimes called the Department of Real Estate or Board of Appraisers) that sets training hours, exam content, and supervision rules. The Appraisal Subcommittee, a federal agency, maintains a list of state boards on its website. Go there, find your state, and contact the board directly — they will tell you the exact classroom hours required, which courses count toward those hours, and which testing companies administer your state's exam.

Some states require 120 hours of classroom training before you can sit for the trainee exam. Others require 200 hours or more. A few states have different requirements depending on whether you want to appraise residential properties only or commercial properties as well. Your state board will also tell you whether you can take courses online, in person, or a mix of both.

Complete Approved Classroom Training

You must take courses from schools or instructors approved by your state appraisal board. Common course topics include property valuation methods (the three approaches: sales comparison, cost, and income), federal lending regulations (especially rules set by Fannie Mae and Freddie Mac), appraisal ethics, and your state's specific appraisal laws. Most states recognize courses offered by the Appraisal Institute, the National Association of Independent Appraisers, and other national organizations, but always check your state board's approved list before enrolling.

Courses typically run four to eight weeks if taken full-time, or longer if taken part-time while you work another job. You'll receive a certificate of completion from the school, which you'll need when you register to sit for the state exam. Keep all course materials and certificates — your state board may ask to see them during the licensing process.

Pass Your State's Licensing Exam

After you finish your classroom hours, you sit for a written exam administered by a testing company your state board contracts with. The exam covers the three valuation approaches, federal lending rules, ethics, and your state's appraisal laws. Most exams are 100 to 150 multiple-choice questions and take two to four hours. You typically need to score 75 percent or higher to pass, though this varies by state.

You can usually take the exam within a few weeks of finishing your courses. If you don't pass on your first attempt, most states let you retake it after a waiting period (often 30 days). Study guides and practice exams are available from test prep companies and the Appraisal Institute. Many people take a prep course in the weeks before the exam to review the material and practice test-taking strategies.

Work as a Trainee Appraiser Under Supervision

Once you pass the exam, you register with your state as a trainee appraiser. You cannot work independently — you must work under a licensed appraiser who supervises your work and signs off on your appraisals. The supervising appraiser is responsible for the quality of your work, so they will review each appraisal you complete before it goes to the lender or client.

The supervised period lasts one to three years depending on your state and the number of appraisals you complete. Most states require you to complete a minimum number of appraisals (often 1,000 to 2,000) or a minimum number of hours (often 2,000 to 3,000) before you can sit for your licensed appraiser exam. You'll be paid for your work during this time, though trainee appraisers typically earn less than licensed appraisers. You can work for an appraisal company, a bank's appraisal department, or as an independent contractor under a supervising appraiser.

Sit for Your Licensed Appraiser Exam

After you complete your supervised hours or appraisals, you sit for the licensed appraiser exam. This exam is similar to the trainee exam but covers more complex scenarios and may include essay or short-answer questions in addition to multiple-choice. You'll need to pass this exam to move from trainee to licensed status.

Once you pass, you can work independently — you no longer need a supervisor to sign off on your appraisals. At this point, you can start your own appraisal business, work for a company as a licensed appraiser, or continue as an independent contractor. Many appraisers stop here and work as licensed appraisers for their entire career.

Consider Becoming a Certified Appraiser (Optional)

Some appraisers pursue certification, which requires additional training and a more rigorous exam. Certified appraisers can appraise higher-value properties and are often preferred by lenders and clients for complex or high-stakes appraisals. Certification typically requires 300 to 500 additional classroom hours beyond the licensed appraiser requirement, plus more supervised appraisals.

Certification is not required to work as an appraiser, and many appraisers build successful careers as licensed appraisers without it. However, if you want to appraise commercial properties, high-value residential properties, or specialize in complex assignments, certification can open more doors. Your state board and the Appraisal Institute can tell you whether certification is worth pursuing for your goals.

Maintain Your License With Continuing Education

Once licensed, you must take continuing education courses every two years (or every year in some states) to renew your license. The number of hours required varies — typically 14 to 28 hours per renewal period depending on your license level and state. Courses cover updates to appraisal standards, changes in federal lending rules, ethics, and specialized topics like green building valuation or appraisal for divorce proceedings.

Your state board publishes a list of approved continuing education providers. You can take courses online, in person, or through webinars. Keep records of all courses you complete — you'll need to submit proof when you renew your license. If you let your license lapse, you may have to retake the exam or complete additional training to reactivate it, depending on how long it has been inactive.

Frequently Asked Questions

Do I need a college degree to become a home appraiser?

No. You need a high school diploma or GED, but not a college degree. However, some appraisers pursue a degree in real estate, finance, or a related field to strengthen their knowledge and credentials. A degree is not required by any state to sit for the exam or work as an appraiser.

How much does it cost to become a home appraiser?

Costs vary by state and school, but expect to spend $2,000 to $5,000 total on classroom training, exam fees, and registration. Some employers reimburse training costs for employees who commit to working for them after licensing. Online courses are often cheaper than in-person classes.

Can I take appraisal courses online?

Most states allow online courses to count toward your training hours, but some require a portion of your training to be in person. Check your state board's rules before enrolling. Online courses are often faster and more flexible than in-person classes, but you still need to pass the state exam in person at a testing center.

How long does it take to become a licensed appraiser?

The timeline is typically three to five years from start to independent appraiser. Classroom training takes a few weeks to a few months, the exam takes a few weeks to prepare for, and the supervised work period takes one to three years depending on how many appraisals you complete and your state's requirements.

What is the difference between a licensed appraiser and a certified appraiser?

A licensed appraiser can appraise most residential properties and some commercial properties. A certified appraiser has completed additional training and can appraise higher-value properties and more complex commercial assignments. Certification is optional and takes longer to obtain, but many appraisers work successfully as licensed appraisers without it.