NC Appraisal Board Votes to Seek Lower Appraisal Education and Experience Requirements


Note:  Please see my Feb 13, 2018 blog post for background information and prior action on this topic.


Lower education and experience requirements for Certified Residential Appraisers could be on the way in North Carolina.  


On November 8, 2018, the NC Appraisal Board voted to pursue legislation that would lower the state’s current requirements to the new levels established by the Appraisal Qualifications Board (AQB) earlier this year.   A North Carolina statute change is required to implement these lower requirement.  A Bill is expected in the NC General Assembly in 2019.



Experience requirements would drop from 2500 hours over 2 years to 1500 hours over 1 year.



The strict college degree would be replaced with various options to include college level education as well as skipping the education requirement if a person has been a Licensed Residential Appraisal for 5 years and meets certain conditions.


North Carolina joins a majority of states in pursuing the lower standards.  While some state are still considering the issue, here are the approximate numbers on actions by other states:

  • 35 Adopting the new AQB minimum
  • 6 Lowering education but not experience
  • 2 No changes –maintaining current requirements


It will be interesting to see how the next step at the NC General Assembly will go.


  1. adam

    If they lower the education standards.. we might as well all become realtors.

  2. Campbell Dodd

    in order to make appraisals affordable to the public the only way is to lower the amount of education the appraiser has to have, while at the same time jeopardizing the quality of work. Unfortunately quality is not an issue moving forward.

    • Hank Montgomery

      While taking the course required for my NC Broker’s license in Charlotte in or around 1969, Hank Odor (instructor) made a chance statement that in his opinion, the real professionals in real estate were the appraisers. Though it was not required, I decided to take an appraisal class – and loved the material I was learning!

      By 1977 I had passed four of the five courses required for the MAI designation. These were, by far, the most difficult educational experiences I have ever encountered – but they colored the quality of my work output for the rest of my 40+ year appraisal career.

      Why didn’t I take that last MAI-level course to gain my designation? A four year degree was required for this. By then, as the father of young children, I did not have time.

      In 1994 (first year licenses were required), I gained my General Certified license (5060) in Georgia. However as I went to work for an elected assessor in Florida, I elected to relinquish both my Georgia Appraisal and my NC Broker licenses for a few years.

      After retiring, I found that I had locked the door to my chosen career – and dang near threw away the key! On the path toward finding that key, I gained NC license T5714, and my AA degree (4.0 GPA) from Cape Fear Community College. I plan to continue working toward my future BA degree.

      I could kick my own butt for the decision to relinquish GC5060 (Georgia), but it was MY DECISION. Therefore I am content to follow the new rules. One might think I would be delighted with the potential change in the rules I’m now working hard to overcome … but….

      My real problem? No one seems to want to take on a 71 year old “trainee” with no degree (I can gain the experience credits required for my new GC license while finishing work on that pesky degree)!

      So … I’m also retaking the NC Broker course. I think I can find a Broker-In-Charge who will pay more attention to my experience (as opposed to my age).

      Maybe … once I start doing BPO’s … a supervising appraiser will take me on (to get rid of some competition?)! And … who knows; I might even sell a commercial property or two!!!

  3. John W Bullard

    This doesn’t seem fair to the past generation that had much stiffer requirements. A license should accompany the reduced required education and experience, not certification.

    • Randolph York

      I agree. I have had my License for 27 years. After appraisal school, I had to take a four hour exam at Wake Forest University. I also had to take an exam to be on the FHA list. Think about how many hours of continued education I have taken over the years. Thanks for speaking up !

  4. Jim brinkley

    I am against lowering the standards for any reason. A lot of folks have gone on with further education in order to meet the new standards. If those standards are lowered, it is a slap in the face to them and the money and time they spent. There is a shortage of appraisers and that appears to be why standards are being lowered. The shortage is being caused due to the lower fees being paid by Appraisal Management companies and the many hurdles they have created. By lowering the standards, you are caving into the appraisal management companies. If standards are lowered for appraisers, why not lower them for all other professions? Or is the appraisal business not considered a “profession?”

    • Randolph York

      I have been a Licensed Residential Appraiser in good standing for the last 27 years. Due to the change in requirements, I have lost thousands of dollars that I should have made due to all Lenders turning to only certified appraisers. I do not and have never appraised a home that is over $500K in value. Why should I suffer for just doing my job as an appraiser?

  5. Phil Case

    I disagree with lowering our standards. There is already an issue in my opinion with qualified appraisers. The process to become an appraiser needs to have more emphasis on training, not the removal of what already exist that will only undermine the profession.

  6. Larry Rhyder

    I agree with lowering some of the standards for education. Residential appraising doesn’t pay enough to attract people with a bachelor’s degree.

    • KJ

      Agreed. Most ppraisers I know (myself included) have to have second jobs, this field doesn’t pay enough for me to pay for all those classes, and “just hang in there.” AMCs are working with what lenders are willing to pay – the stink for lower fees should be aimed at the lenders and the investors/developers they’re working with.
      Besides, the experience and classes don’t seem to help: the most issues I have when reviewing come from the appraisers who have been doing this for 25+ years.

  7. Davy

    They are contemplating lowering education and experience requirements so there will be a magical increase in the number of appraisers? Our profession has been gutted time & time again and this course of action will somehow provide the industry with the correct amount of appraisers who can accurately do their job? The appraisal process is somehow the scapegoat for everything in the mortgage industry. It is deemed the “barrier” to the whole mortgage process itself, that somehow the time the underwriter, title company, attorney, etc., take to do their job is hampered a significant amount by the few days it takes to do the appraisal. Or the thousands of dollars collected in lending fees is surpassed by the evil hundreds made by the appraiser–we can’t have that now,can we? Make no mistake, this whole situation has nothing to do with the appraiser or the number of appraisers. “They” want to create a situation in which there is as little true oversight to the lending process as possible, to make as many loans as possible, to make as much money as possible, the future cost of another collapse be damned. The only thing standing in their way is people: either eliminate the appraiser (the only one who can support the property market value consistently) or bring the competency of the appraiser down to a level where they will mostly rubber stamp the value, whatever that may be. That’s where this is all going, ultimately. Industry pressure is made by narcissistic idiots who want to line their pockets with whatever cash they can get while screwing the tax paying public. Ask yourself, “Is this proposed change truly the best thing for the industry?” “Will this lead to bigger problems?” “Is there an ulterior motive to make this happen by others in government or banking?” “Who will truly benefit if this happens?” “Who will lose and why?” The answers you come up with may surprise you…

    • Randolph York

      Chill Out !!!!!!!!!

  8. James Wilson

    They should give the trainees who gave up their license due to not having college degrees, their trainee license back,

  9. David Begley

    It’s just basic Economics 101: remember the supply and demand curve – the more you limit entry/retention for any profession [via professional/ethical stds, licensing/certification requirements, educational requirements (degrees from institutions of higher learning), greater personal investment of time/money, more disciplined/rigorous training; ie, various benchmarks that make entry more difficult, but sufficiently justifiable to attain, right?) and so on…] the more you’ll likely increase fees/income for your profession. Limit the supply of providers of products/services and if demand stays the same or increases, then the value of one’s product/services will increase! Demand is created by what we do and how we do it. It’s NOT good enough to just have a good resume however, we have to do good work in order for our stock to really go up. The worst thing we can do at this time is to eliminate/reduce our industry’s educational/experience requirements, the very things that are meaningfully and finally in place and designed to increase our credibility and value as a “profession” and (at minimum) on paper have a more convincing argument and expectations by users and other professionals for producing a better quality product/service where we may honestly ask for and justify those higher fees we all seem to be clamoring for.

  10. appraiserfighter123

    As a longtime appraiser, I think we should actually READ THE POST (this one and the one referenced in the Note) before we comment.

    This all is *not* a reducing of the classes that a person needs to take to become a certified appraiser.

    It just deals with the college degree.

    That simple.

    We all took R-1, R-2, R-3 and G-1 to become certified.

    That’s only 120 hours with no college degree requirement.

    Today, you have to take 200 hours and have a college degree.

    The change is only about the college degree.

    So, the education today and after this change is MUCH HIGHER than what all of us took in the 1990’s and early 2000’s.

    No disrespect to the others that commenters, but you should actual know what you are talking about before you say that these education requirements are less than what you took.

    • Jim Stotler

      The hours you refer to for a college degree are credit hours not class hours. They are very different. I’m just starting my appraisal classes to become certified and hope they keep the degree requirement. I’ve already done that part! Also, it adds credibility and value to the appraisal certification.
      Does anyone have advise regarding the experience requirement?

  11. Steve

    I forsee this is being driven by the bankers which control. I suspect AI will play a much bigger role in the future. We have seen Fannie Mae’s not require appraisals for 1 out of 4 loans. Our incomes are declining while lenders charge $550 for an appraisal and pay much less. The scope of work is always increasing, such as listings. Try telling a client your about one’s education and experience regarding fee and them go. The liability vs pay is unacceptable. We are not permitted by NC law to bid on job yet big banking sends request for bid all the time. Core logic buying up tools like realist, alamode, paragon and more. There is a much bigger plan to keep our fees down and increase profits for them. There is no shortage of appraisers but a shortage of ones who will take low fees.


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