Season 1, Episode 3 – Preparing for an Appraisal Part 2

In Episode 3 of ValuNation, Charlie Johnson and Michael Schwartz continue their deep dive into the pre-appraisal process, tackling the most common ways borrowers, lenders, and even agents accidentally derail an otherwise smooth experience. This second part goes beyond just access and scheduling—focusing on the expectations, misunderstandings, and communication failures that turn simple appraisals into logistical headaches.

🎧 Listen to the episode: Episode 3 on RSS
📍 Key topics: homeowner prep, access issues, lender responsibilities, how AMCs communicate, appraiser expectations

Appraisers Aren’t Mind Readers

Charlie opens the episode with a simple truth: an appraiser can only work with the information they’re given—and they’re often given very little.

“We’ll get a note that says ‘Contact John’ and that’s it,” he says. “Is John the borrower? The listing agent? A tenant?”

This lack of clarity leads to unnecessary back-and-forth and wasted time. Appraisers need more than a name—they need someone who can actually schedule the appointment and grant access.

Lenders: Don’t Assume the AMC Knows Everything

Michael explains that lenders often forget that AMCs only know what they’re told. If a property is tenant-occupied, has security gates, or requires a lockbox code—someone needs to communicate that.

“It’s not enough to just place the order and walk away,” Michael says. “You’ve got to give us the full picture.”

Incomplete order forms or vague notes result in delays and frustration for everyone involved. The takeaway: details matter.

Borrowers Need to Know What to Expect

Charlie and Michael emphasize how important it is for borrowers to understand what the appraiser is actually looking for—and what they’re not. This includes:

• Clean, accessible interiors (especially attics and basements)
• Access to all rooms and exterior spaces
• A safe, walkable environment

“We’ve had appraisers show up and there’s dogs loose, rooms locked, or the borrower says, ‘Oh I didn’t know you needed to go in there,’” Charlie recalls.

Don’t Try to Influence the Appraiser

Michael shares a story of a borrower who insisted on handing the appraiser a folder of recent comps—while repeatedly emphasizing what they “needed the value to come in at.”

It backfires.

“Appraisers aren’t there to hit a number,” Michael reminds listeners. “They’re there to provide a professional opinion based on market data.”

Trying to steer or pressure an appraiser just raises red flags—and could end up slowing things down even more.

The AMC's Role Is Translation and Triage

Charlie clarifies that AMCs like Nationwide aren’t just order passers—they’re translators. Their job is to take information from the lender, borrower, and property contact, and organize it in a way the appraiser can act on.

“We’re the glue,” he says. “We get the details, verify them, and tee up the file so the appraiser can focus on the report—not chasing people down.”

TL;DR – Episode 3 Takeaways

• Always provide a real, reachable contact who has access to the property.
• Communicate any special circumstances—tenants, pets, gated access—up front.
• Prep borrowers so they know what’s expected before the appraiser arrives.
• Don’t try to influence the outcome with comp packets or pressure.
• AMCs keep everything moving—but they can only work with the info you give them.

📌 Stay Connected & Learn More

The more informed everyone is, the smoother the appraisal. Stay tuned for more behind-the-scenes insight from the team at ValuNation.

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