What Not to Say to an Appraiser in Florida?

What Not to Say to an Appraiser in Florida

What Not to Say to an Appraiser in Florida?

You should never tell an appraiser in Florida what you think the property “should” be worth or ask them to “make the value work” for your deal. Florida’s appraisal rules, enforced by the Florida Department of Business and Professional Regulation, make it clear: appraisers must remain independent, and any hint of value pressure can be seen as an attempt to coerce or improperly influence the outcome. Instead, stick to facts – provide documentation about improvements, permits, or repairs, but avoid emotional appeals or cherry-picking comparable sales.

In coastal Florida markets like Sarasota and Manatee County, appraisers are especially sensitive to condition, roof age, flood risk, and unpermitted work. If you try to hide defects or push them to ignore issues, it can trigger a deeper review or even a lender rejection. The safest move is to be transparent, factual, and let the appraiser do their job without interference.

Risk #1 – Pressuring the Appraiser to Hit a Value

Directly asking an appraiser to “get the value up” or “make the numbers work” is a red flag under Florida Real Estate Appraisal Board guidance. Lenders are required to ensure appraiser independence, and any sign of pressure – especially in writing – can cause the lender to question the entire appraisal. I’ve seen a deal on Longboat Key delayed by two weeks because a seller emailed the appraiser asking for a specific value, which forced the lender to order a second review. That delay nearly cost the buyer their rate lock and put the deposit at risk.

Risk #2 – Arguing Value Based on Emotion or Online Estimates

Telling an appraiser your home is worth more because “Zillow says so” or because you “need” the proceeds for your next purchase carries no weight in Florida. Appraisers are bound to use closed sales and market data, not sentiment or online algorithms. I’ve watched a Sarasota seller argue with an appraiser about a Zestimate, only to have the appraiser document the conversation and the lender flag the file for review. That led to a $15,000 lower appraised value and forced the seller to renegotiate.

Eric helped me find a property that I really liked. Unfortunately, it was about 10% over priced. Eric prepared the analysis to support his claim on what the market price really was. Then he performed his magic! He began the negations that ultimately landed me the condo on Longboat Key. We haven’t closed yet but it is soon to me mine! I’m convinced that if he had not done his homework, we would have overpaid. His negotiation style was one where he created an atmosphere where everyone walked away a winner! His hard work, focus and attention to detail is what has made me a very soon to be Longboat Key homeowner!

– tbreens, Zillow Review

Risk #3 – Hiding Defects or Unpermitted Work

Failing to disclose major repairs, roof leaks, or unpermitted additions is a major risk in Florida, especially in coastal and flood-prone areas. Appraisers in this market are trained to look for signs of hidden issues and will often request permits or documentation for recent work. I’ve seen deals fall apart when a Manatee County appraiser discovered an unpermitted addition that the seller tried to gloss over, resulting in a lender refusal and a lost sale.

How to Protect Yourself Before You Commit

1. Communicate in Writing: Use email to provide factual information and keep a record of what you share.
2. Disclose All Improvements: Give the appraiser copies of permits, invoices, and details about upgrades – don’t hide anything.
3. Stay Objective: Avoid discussing what you “need” the value to be or making emotional appeals.
4. Don’t Direct the Inspection: Let the appraiser do their job – don’t hover, interrupt, or try to steer them to certain features.
5. Address Defects Honestly: If there are issues, disclose them up front with documentation or repair receipts.

What a Local Agent Catches That You Won’t See in the Listing

In this market, I’ve caught sellers trying to “coach” appraisers or withhold information about flood repairs, only to see the deal unravel when the appraiser found out through county records or a neighbor. On a recent Sarasota transaction, a client wanted to tell the appraiser about their need for a high value to cover moving costs. I stopped them, had them focus on providing the roof permit and wind mitigation report instead, and the appraisal came in clean – saving the deal and avoiding a $10,000 renegotiation.

Questions Clients Actually Ask

Can I give the appraiser a list of my home’s upgrades?

Yes, you can and should provide a factual list of upgrades, along with permits and invoices if available. This helps the appraiser document contributory value, especially in Florida markets where unpermitted work can’t be counted.

Is it okay to tell the appraiser what I think my home is worth?

No, telling the appraiser your opinion of value or what you “need” can be seen as trying to influence their independence. Stick to facts and let the appraiser draw their own conclusions.

What if I disagree with the appraised value?

If you believe the appraisal missed key facts or comps, your agent can submit a formal reconsideration request to the lender with supporting documentation. Arguing directly with the appraiser rarely changes the outcome and can backfire.

Here is how I would describe Mike and his team: – Respectful; they know who the client is! – Knowledgeable; they convinced me that they understand the market. – Service focused; they did what they said they would do! – Honest; anytime they didn’t have any answer they admitted so and went out and found the answer to my question. No BS! – Punctual; they were always on time. Mike shared with me that his requirement for his agents is to be 15 minutes early at a minimum! – Skillful; we are in the negotiation phase. I’ve been able to watch Mike maneuver through this. His approach of making everyone comfortable during the negotiations combined with his focus to get the best deal for his client is an unbeatable combination! Yes, it is easy for me to recommend Mike and his team. R. Sether

– randysether, Zillow Review

Should I be present during the appraisal inspection?

You can be present, but it’s best to give the appraiser space to work. Be available for questions and provide documents, but avoid hovering or guiding them through the property.

What happens if the appraiser finds unpermitted work?

In Florida, unpermitted work can result in the lender refusing to count the improvement’s value, or even requiring corrections before closing. Always disclose and document any additions or renovations.

What To Do Right Now

Before your appraisal, gather all permits, invoices, and repair documentation, and provide them to your agent to share with the appraiser in writing.

Equal Housing Opportunity. This article is general information only, not legal, tax, insurance, or financial advice. Market conditions, insurance requirements, and costs vary by property and transaction; confirm your specific situation with the appropriate licensed professional. Michael Renick, Licensed Florida Real Estate Broker, License #BK3241900, licensed by the Florida Department of Business and Professional Regulation (DBPR). Mangrove Realty Associates Inc — each office is independently owned and operated.

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To read more insights: gulfcoastdecoded.com