Court-Recognized Residential Real Estate Appraisers
Serving Nova Scotia & Eastern Ontario
The Unbiased Appraisal You Need
Mortgage Appraisals
Who Owns the Appraisal? Why Ordering Your Own Appraisal Matters
In the residential appraisal profession, there is a fundamental rule many homeowners don’t realize:
Whoever orders the appraisal is the appraiser’s client. This distinction matters more than most people expect. If you are not the party who orders the appraisal, you typically will not have access to the completed report, even if you are the one paying for it.
How Bank-Ordered Appraisals Work
Imagine you apply for a mortgage through a bank or mortgage broker and receive approval pending an appraisal.
The lender orders the appraisal from an appraisal firm, and you are asked to cover the cost. Once the inspection and analysis are complete — a process that may take several days — the appraiser is legally required to deliver the report directly to the lender, not to you. Under professional appraisal standards and confidentiality requirements, the appraiser cannot share or discuss the results with you without the lender’s authorization because the lender is the client.
What Happens If You Change Lenders?
If you later decide to work with a different bank or mortgage provider, the original appraisal usually cannot be transferred.
This means:
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a new appraisal may be required
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you may pay for a second report
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and again, you may not receive a copy
In any financial negotiation, information creates leverage. When a lender orders the appraisal, you are effectively paying for information that primarily benefits the lender’s decision-making process.
Why Ordering an Independent Appraisal First Can Help
Obtaining an independent residential appraisal before approaching a lender or broker can place you in a stronger position.
An independent appraisal:
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provides an unbiased opinion of market value
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gives you access to the full report
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helps set realistic expectations before negotiations begin
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can reduce surprises during financing approval
Instead of reacting to a lender’s valuation, you enter discussions informed and prepared.
The Bottom Line
A professional real estate appraisal is more than a requirement — it is a decision-making tool. Understanding who the appraiser’s client is helps ensure you maintain access to critical valuation information when making one of the largest financial decisions of your life.
Abacus Residential Appraisal Inc. provides independent residential real estate appraisals across Nova Scotia and the Ottawa region, helping clients make informed decisions for purchases, refinancing, and legal matters.