What Should You Avoid Saying to an Appraiser?

What Should You Avoid Saying to an Appraiser in Florida?

Risk #1 – Pressuring the Appraiser to “Hit the Number”

Directly or indirectly asking an appraiser to reach a specific value is a major compliance violation in Florida mortgage transactions. Dodd-Frank appraiser-independence rules, enforced by lenders and regulators, mean that statements like “We need it to come in at $650,000” or “Can you help us get to the contract price?” are not just frowned upon – they can be documented as attempts to influence the outcome. In Sarasota, I’ve watched lenders cancel an appraisal outright after the appraiser reported value-pressure comments, forcing the buyer to start over with a new appraiser and pay an extra $500 – $700. If this happens after your financing contingency expires, you can be exposed on your deposit or face a default claim, depending on how your contract is written – that’s a conversation to have with your agent before the contingency lapses, not after.

Risk #2 – Trying to Control Comparable Sales or Market Data

Attempting to steer the appraiser toward certain comps – like insisting they use only high-priced recent sales or ignore foreclosures in your neighborhood – can backfire badly. Florida Realtors guidance and most local lenders instruct appraisers to note any attempt to cherry-pick comps in their workfile, which can make the appraiser more conservative in their analysis. I’ve seen sellers in Longboat Key hand over a “preferred comps” list, only for the appraiser to disregard it and flag the attempt in their report, leading to a lower value and a nervous lender. This can lead to a lower appraisal, a financing shortfall, or a forced renegotiation of the purchase price.

When my husband Mike and I bought our condo at Seaplace212 in 2018, we were fortunate that we had the Renick Team on our side. Eric & Mike are very Professional and honest with full disclosure. I am a licensed Real Estate agent in Florida. I feel comfortable referring my clients to Eric and Mike. I know that they will receive competent representation.

– Marge Nuzzo, Google Review

Risk #3 – Asking the Appraiser to Ignore or Hide Property Issues

Requests to overlook defects – like “Can you not photograph that water stain?” or “Let’s just not mention the old roof” – are considered attempts to conceal material facts and can violate both ethical and legal standards. In Florida, appraisers are required to report all observable issues, and lenders may require repairs or withhold funding if they suspect undisclosed problems. I’ve seen a deal in Manatee County where a seller’s request to “just skip the garage” led the appraiser to note the conversation, resulting in a full property re-inspection and a two-week closing delay. If the lender believes you’re hiding material defects, they can deny the loan or demand costly repairs before closing.

How to Protect Yourself Before You Commit

1. Keep Conversations Factual: Only discuss upgrades, permits, and neighborhood facts – never your opinion of value.
2. Route Communication Properly: In Florida, communicate with the appraiser through your lender or agent, not directly.
3. Disclose All Defects Honestly: Answer questions truthfully and never ask the appraiser to overlook issues.
4. Provide Documentation, Not Opinions: If you have recent improvements or permits, hand over paperwork – don’t argue value.
5. Avoid Value Talk Entirely: Never mention what you “need” or “hope for” on value, even as a joke.

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

In Sarasota and Manatee County, I’ve seen buyers and sellers accidentally sabotage their own deals by making offhand comments to appraisers. For example, a seller once joked, “I hope you can work some magic for us,” during the inspection. The appraiser flagged this in their report, and the lender demanded a second appraisal – costing the seller $600 and delaying closing by 10 days. Local agents know how sensitive Florida lenders and appraisers are to even casual value talk, especially with so many mortgage transactions tied to federal compliance. I coach my clients on exactly what to say (and not say) before the appraiser ever steps foot on the property.

Questions Clients Actually Ask

Can I talk to the appraiser about my home’s value?

You can talk to the appraiser about factual details – like upgrades, permits, or neighborhood features – but you cannot discuss your opinion of value or ask them to “hit” a specific number. Florida lenders and appraisers are required to follow strict independence rules.

What if I think the appraiser missed something?

If you believe the appraiser overlooked a material fact, you can request a reconsideration through your lender with supporting documentation. Never argue value or confront the appraiser directly during the inspection.

Mike Renick and Eric Teoh represented my husband and myself for both the sale of an existing property and the purchase of a new property. Their knowledge of Longboat Key and property values was exceptional.. The process of closing on both the sale and purchase was flawless. I have not hesitated to recommended them to others.

– Barbara Diznoff, Google Review

Is it okay to give the appraiser a list of recent sales?

You may provide factual information about recent upgrades or neighborhood sales, but you should not insist the appraiser use specific comps or ignore others. Let your agent handle any supporting documentation and avoid appearing to steer the analysis.

What To Do Right Now

Before your appraisal, review what you plan to say and stick to facts – never mention value, targets, or defects you hope will be ignored.

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