Divorce Appraisals – Everything You Need to Know Before You Sign Anything

What Defines the “Client” in an Appraisal?

Under USPAP, the definition of a client is very clear: the client is the party who engages the appraiser for a specific assignment. In other words, the client is the person or entity who hires the appraiser—not necessarily the person who lives in the property, benefits from the report, or even pays for it.

This is where many misconceptions begin. People often assume that being connected to the property automatically gives them rights to the report, but from an appraisal standpoint, the relationship that matters most is the one established at the time of engagement. That relationship defines who the appraiser is working for and who the report is intended to serve.

Intended Users and Authorized Access

In addition to the client, an appraisal report may also identify intended users, which are specific individuals or parties authorized to rely on the report’s conclusions. These users must be clearly identified at the beginning of the assignment. They are not added later, and they are not assumed based on involvement in the transaction.

Guidance from the Appraisal Institute emphasizes that intended users are part of the appraisal’s scope of work. This means the appraiser determines, in coordination with the client, exactly who the report is being prepared for and who can rely on it. Anyone outside of that group is not considered an authorized user of the appraisal.

Why Paying for an Appraisal Doesn’t Give You Rights to It

One of the most common scenarios where confusion arises is during mortgage transactions. In many cases, the borrower pays for the appraisal as part of the loan process. Naturally, that leads to the assumption that the report belongs to them. However, the lender is typically the party who engages the appraiser, making the lender the client.

As a result, the appraisal is developed for the lender’s use in evaluating the loan—not for the borrower’s independent use. While borrowers often do receive a copy of the appraisal, that copy is usually provided by the lender, not the appraiser. From a professional standards standpoint, the appraiser’s obligation is to the client and any intended users—not to the party who paid the fee.

How This Plays Out in Real-World Situations

These distinctions become even more important when you look at different types of appraisal assignments. In a divorce case, for example, one attorney may retain the appraiser, making that attorney the client. Unless both parties are identified as intended users at the outset, the report is only delivered to the retaining party. In estate or probate situations, the executor or attorney often serves as the client, and the appraisal is prepared for use in managing or settling the estate.

In private appraisal assignments, the situation is more straightforward. If a homeowner directly engages the appraiser, then they are the client and are entitled to the report. In litigation matters, the retaining law firm is typically the client, and the report is handled within that legal framework. Each scenario follows the same principle: the client is the one who engages the appraiser, and access to the report follows that relationship—not who is most closely tied to the property.

The Engagement Letter Sets the Rules

At the center of every appraisal assignment is the engagement letter, which acts as the controlling document for the entire process. This agreement outlines who the client is, who the intended users are, what the intended use of the appraisal will be, and who will receive the final report.

Once this is established, the appraiser is bound by professional and ethical standards to follow those terms. This structure ensures clarity and protects all parties involved. It also means that access to the report cannot be expanded after the fact without creating potential compliance issues.

Clearing Up Common Misunderstandings

It’s easy to see how these situations can lead to confusion. Homeowners often assume they are entitled to the report simply because they own the property. Borrowers may feel the same way because they paid for the appraisal as part of their loan costs. Others may believe that being involved in the transaction in some way gives them a right to the report.

In reality, none of those factors alone establish access. The only things that determine who receives and can rely on the appraisal are the defined client relationship and the identified intended users. Even a simple request to “just send a copy” can put an appraiser in violation of confidentiality requirements if the request comes from someone outside that defined group.

Why These Standards Matter

These rules are not arbitrary—they exist to protect the integrity of the appraisal process. By clearly defining who the report is for, appraisers can maintain independence, ensure confidentiality, and prevent misuse of the report in unintended ways. This becomes especially important in situations involving legal disputes, financial risk, or high-stakes decision-making.

Without these boundaries, appraisal reports could easily be misinterpreted, relied upon improperly, or used outside their intended context. The structure provided by USPAP helps prevent that and ensures that each report serves its specific purpose.

Our Approach at Regional Valuations

At Regional Valuations, we make this process clear from the very beginning. Every assignment starts with a defined engagement agreement that outlines exactly who the client is and who the intended users will be. We take the time to communicate this upfront so there’s no confusion later in the process.

Our goal is to provide appraisal reports that not only meet professional standards but also hold up under scrutiny—whether they’re being used for lending, legal matters, estate planning, or complex decision-making.

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