Certified General Appraisers on the Rise: What It Means for You
In this issue:
- Shift Toward Certified General Licensure: The number of Certified General Appraisers is nearing parity with Certified Residential Appraisers as professionals seek broader, more diverse opportunities beyond residential markets.
- Policy & Legal Progress: New laws in Montana and North Dakota enhance legal protections and expand the scope of work for appraisers, with strong advocacy from the Appraisal Institute.
- Education & Industry Trends: AI offers ongoing learning through webinars and courses, while tracking key developments in valuation, lending, and global real estate practices.
Insights
Bridging the Gap: Certified General Appraisers on the Rise
For decades, the number of Certified Residential Appraisers in the U.S. has consistently outpaced that of Certified General Appraisers—often by 10,000 to 15,000 nationwide. But recent data suggests that this longstanding gap is rapidly narrowing, signaling a notable shift in the makeup of the appraisal profession.
In a recent Trending Topics Thursdays (TTT) webinar hosted by the Appraisal Institute on April 17, Chase Pursley of JobsinAppraisal.com presented research based on the Appraisal Subcommittee National Registry of Appraisers. His findings revealed that there are now approximately 41,000 Certified General Appraisers and 43,000 Certified Residential Appraisers nationwide. This near parity is a sharp departure from previous trends and raises several important questions: Why is the gap closing—and what does it mean for the future of the profession?
Shifting Designations Reflect Market Dynamics
One likely explanation for the shift is that a growing number of Certified Residential Appraisers are choosing to pursue Certified General licensure. The Certified General credential allows appraisers to work on a broader range of property types — including commercial, industrial, and agricultural real estate—offering a level of flexibility and market opportunity that residential licensure alone may not provide.
With residential mortgage markets becoming increasingly volatile and constrained by new technologies, such as automated valuation models and property data collectors, many residential appraisers are seeking to diversify their client base and income streams. Gaining a Certified General license opens doors to non-lender assignments, litigation support, and specialized valuation work in sectors that are less vulnerable to the shifts in traditional lending markets.
The Appeal of Non-Lender Work
Veteran appraisers like Frank F. Butler, SRA, a Certified General Appraiser based in Clinton, North Carolina, exemplify this evolution in practice. With over 51 years in the business, Butler continues to appraise a wide array of property types — especially agricultural, small industrial, retail, and commercial properties—mostly for non-lender clients, such as attorneys involved in equitable distribution cases.
“I stay active in the business because I enjoy the variety and complexity of the work,” Butler says. “The Certified General credential has allowed me to serve a broader range of clients and keep my mind sharp.”
Implications for the Profession
The narrowing gap between Certified Residential and Certified General appraisers may reflect a broader recalibration of the profession. Appraisers are adapting to changing client needs, emerging technologies, and shifting regulatory landscapes. This trend could also be a positive indicator of professional resilience — showing that appraisers are finding ways to evolve, remain relevant, and maintain career sustainability even as traditional pathways face disruption.
For the next generation of appraisers, this data points to the value of pursuing broader qualifications. Professional organizations, educators, and mentors may want to encourage trainees and early-career appraisers to consider pathways that lead to Certified General licensure, ensuring they are well-equipped to meet the demands of a more complex and diversified marketplace.
Looking Ahead
The profession continues to evolve, but one thing remains constant: appraisers who are willing to invest in their education, expand their competencies, and serve a wider range of clients will be best positioned to thrive. As more appraisers follow the path from residential to general certification, the industry may see new opportunities emerge in both scope and influence.
Trending Topics Thursday webinars are FREE for all valuation professionals! Recordings are available to the public for a limited time, while Appraisal Institute members can watch and rewatch at any time. Not a member? Join us now and get exclusive access to the complete TTS archives, special offers, and upcoming local networking opportunities!
Your Benefits
AI Reports® are professionally crafted appraisal report forms developed by appraisers who understand the realities of valuation work. Whether you’re tackling a restricted report, reviewing a property, or appraising land, AI Reports help streamline your workflow, meet USPAP requirements, and clearly communicate results to your clients.
These forms are available to all appraisers — not just Appraisal Institute members —through the following trusted software vendors:
- Bradford Technologies
- HomePuter®
- SFREP
The AI Reports suite includes:
- Restricted Appraisal Report
- Residential Review Form
- Residential Appraisal Report Form
- Restricted Residential Appraisal Report Form
- Land Appraisal Report Form
- Three Addendums
- Residential Green and Energy Efficiency
- Commercial Green and Energy Efficiency
- Liquidation Value
- Plus, Certifications and Limiting Conditions
AI Reports are ideal for use in a wide range of assignments, including:
- Replacement cost for insurance purposes
- List price for FSBO or other potential sales
- Probate and estate planning
- Litigation, property settlement, or division
- REO and distressed properties
- Valuation of partial interests
Contact your software vendor or visit the Appraisal Institute website to access AI Reports today.
Trending Topics Thursdays:
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Appraising the Profession: Chief Appraisers on Trends, Performance & the Road Ahead
Thursday, May 22, 2025
11:00 AM - 12:00 PM
Join us for a candid conversation with two leading chief appraisers—one in commercial real estate and one in residential—as they share what they’re seeing across the profession today.
In this exclusive webinar, you’ll gain insight into the trends shaping the valuation landscape, how chief appraisers are evaluating appraiser performance, and the guidance they’re offering to help appraisers thrive in a changing environment. Whether you specialize in residential or commercial work, this session will offer practical takeaways and thought-provoking commentary from two voices at the center of the industry.
What you’ll learn:
- Key trends and challenges in both residential and commercial valuation
- What chief appraisers look for in appraisal quality and performance
- How expectations are shifting—and what appraisers can do to stay ahead
- Advice and insights from top decision-makers working with appraisers every day
Who should attend:
Appraisers, appraisal managers, lenders, AMCs, regulators, and anyone with a stake in the future of valuation.
Advocacy Updates
Montana Enacts Appraiser Statute of Repose, Providing Long-Sought Legal Certainty
Montana has become the 15th state to enact a statute of repose specifically for civil claims against real estate appraisers. On April 17, Governor Greg Gianforte signed HB 135 into law, creating a clear five-year time limit for filing legal actions arising from appraisal or appraisal review services. The statute applies to appraisers, appraisal firms, and appraisal management companies, with the clock starting on the date the work is completed.
The Appraisal Institute played a key role in advancing the legislation. AI Director of Government Affairs, Scott DiBiasio, testified twice in support of the bill. “Appraisers deserve the certainty of knowing how long they remain exposed to potential liability,” DiBiasio told lawmakers. “Most appraisers are small business owners, and the threat of a lawsuit—years after the fact—can be financially devastating.” He added, “Expecting appraisers to defend themselves 10 or 15 years after completing an assignment is simply unreasonable.”
Sponsored by Representative Steve Fitzpatrick, the law provides much-needed liability clarity for appraisal professionals and will take effect on October 1.
North Dakota Allows Appraiser Evaluations
On April 18, North Dakota took a significant step toward modernizing its appraisal framework by enacting legislation that authorizes state-credentialed appraisers to perform evaluations for federally regulated financial institutions. Governor Kelly Armstrong signed HB 1354 into law, with the measure set to take effect on August 1.
Under the new statute, apprentice, licensed, and certified appraisers in North Dakota are expressly permitted to conduct evaluations in connection with real estate-related financial transactions where a full appraisal is not required under federal law. This development aligns North Dakota with a growing number of states embracing greater flexibility in valuation services, while maintaining appropriate regulatory oversight.
Importantly, the law stipulates that evaluations prepared by appraisers must be clearly labeled as an “evaluation” and not an “appraisal.” While these evaluations are exempt from the requirements of the Uniform Standards of Professional Appraisal Practice (USPAP), they must still conform to the federal Interagency Appraisal and Evaluation Guidelines, ensuring that valuation services continue to meet professional and institutional expectations.
By opening the door to appraiser-conducted evaluations, North Dakota enhances both the relevance and utility of the appraisal profession in today’s evolving financial services environment—delivering streamlined, standards-based valuation solutions without compromising public trust or regulatory integrity.
Real Estate Horizons
Stay updated and check out links to the latest major real estate industry stories!
More Opportunities to Learn
Search the latest educational offerings! Find National and Chapter-sponsored classroom, synchronous, and online opportunities.
Your Community
Thank You to Our Incredible Volunteers
As National Volunteer Month comes to a close, we couldn’t let April end without expressing our deepest gratitude to the dedicated members of the Appraisal Institute who give their time and talents in service to our organization. Your commitment, whether through our national committees, chapter or regional leadership, education or supporting special initiatives truly shapes and strengthens our professional community.
Your volunteer efforts not only advance the mission of AI but also inspire, educate and uplift others in the profession. We are continually grateful for the passion, expertise, and generosity you bring to AI. We celebrate and appreciate you, not just this month, but all year long.
Until next week,
Team Appraisal Institute
