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A license is the floor, not the ceiling. Here’s what appraiser licensing really means in Pennsylvania — and why it should be just the starting point when choosing who appraises your home.
By HM Hoffman & Co. Appraisers | Main Line, PA | 5 min read
When you’re buying, selling, or refinancing a home on the Main Line — in Bryn Mawr, Wayne, Haverford, Radnor, or anywhere along the corridor — the appraiser you hire carries real weight. Their opinion of value influences your loan, your listing price, and ultimately your financial outcome.
So what does it actually mean when an appraiser is “licensed”? And is a license enough? The answer to the second question is: not quite. Here’s what you need to know.
What appraiser licensing actually means
Appraiser licensing requirements vary by state, but the core standard exists for one specific reason: to participate in a federally-related transaction — such as a mortgage underwritten by a national bank — an appraiser must be licensed or certified by their state. This applies to the vast majority of residential real estate transactions in Pennsylvania, including every conventional, FHA, and VA loan on the Main Line and throughout the Philadelphia region.
To earn that license or certification, an appraiser must typically:
Complete trainee hours. Work under the supervision of a practicing, certified appraiser for a required number of hours before operating independently.
Pass a state examination. Demonstrate competency in appraisal methodology, ethics, and USPAP standards.
Complete ongoing Continuing Education. Maintain licensure by completing required CE hours on a regular cycle — keeping skills and standards current as the profession evolves.
A license is the minimum — not the measure
Many in the appraisal profession feel that state licensing — which grew out of the Savings and Loan crisis of the 1980s — has set a floor for entry rather than a true standard of excellence. Before licensing existed, appraisers competed on expertise, service, professionalism, and industry designations. Licensure tells you an appraiser met the minimum requirements. It doesn’t tell you much about the quality of their work.
What to look for beyond the license
On the Main Line and throughout the greater Philadelphia area, property values are highly neighborhood-specific. A home in Villanova and a home in Ardmore may be a mile apart but occupy very different market realities. You need an appraiser who knows the micro-market — not just one who cleared a licensing threshold.
When evaluating an appraisal service provider, look for:
A track record of quality work. Ask about their experience with your specific property type and neighborhood. Years in practice and local market knowledge matter far more than the license alone.
Professional and ethical practice. USPAP compliance is required, but how an appraiser handles complexity, disputes, and turnaround time reveals far more about their professionalism.
A license that is current and in good standing. Not all licenses stay that way. Verify before you hire — instructions below.
How to verify any appraiser’s license status in Pennsylvania
The Appraisal Subcommittee (ASC) of the Federal Financial Institutions Examination Council (FFIEC) maintains a free, publicly searchable national database of all licensed and certified appraisers — including their current status in every state.
This database — fed by reports from each state appraisal board, including Pennsylvania’s — will tell you whether an appraiser’s license is active, suspended, revoked, or lapsed. Before you hire anyone, it takes less than a minute to check.
Check any appraiser’s license
The ASC National Registry is publicly available and free to search. Look up any appraiser in Pennsylvania — or any other state — to confirm their license is current and in good standing.
You can search for HM Hoffman & Co. with confidence — our license is current, active, and in good standing.
Our commitment on the Main Line
HM Hoffman & Co. has built its reputation on quality, prompt, professional, and ethical appraisal work — with the kind of customer service that keeps clients coming back and referring their neighbors. A license is where we start, not where we stop.
Work with an appraiser you can trust.
HM Hoffman & Co. serves the Main Line and greater Philadelphia area — including Bryn Mawr, Wayne, Haverford, Radnor, Villanova, Ardmore, and surrounding communities. Licensed, certified, and committed to going well beyond the minimum.