By Joseph T. Ellington Jr., Licensed Residential Appraiser · Capital Valuations
A private home appraisal is not ordinarily posted in a public property database simply because it was completed. But “private” does not mean I can promise that a report will never be disclosed under any circumstances. Client authorization, professional obligations and applicable law matter.
When someone asks who will receive the report, I start with the engagement—not the email list at the end of the assignment. The client, intended users and purpose should be identified before the work begins.
Paying the fee and being the client are different questions
One person may pay while an estate, an attorney or another identified party engages the appraiser. Those arrangements need to be clear. A receipt alone does not establish who controls assignment instructions or who may rely on the resulting report.
For a shared family decision, tell me whether both parties need to use the report. For an attorney-directed assignment, identify the instructions and communication process. Our private residential appraisal services begin with this definition of the valuation problem.
The Appraisal Foundation’s client and intended-user discussion provides professional background on that distinction. A lender-ordered appraisal has its own client and delivery framework; it should not be treated as though the borrower ordered a private report.
Receiving a copy does not automatically authorize reliance
An intended user is identified in connection with the assignment. Sending a copy to a new person afterward does not, by itself, make that person an intended user or change the intended use.
For example, a seller might share information with an agent while discussing a listing price. That is different from asking a buyer’s lender to accept the report as its lending valuation. See pre-listing versus lender appraisals for that boundary.
If you already have a report and want to use it for something else, the appraisal-reuse guide addresses the separate questions of scope, date and suitability.
Separate the three roles before anyone sends a report
| Client | The party engaging the appraiser, identified in the assignment. |
|---|---|
| Intended user | A person or party identified for the stated appraisal use; not everyone who sees a copy. |
| Authorized recipient | Someone approved to receive information; delivery alone does not create a new intended use. |
A useful delivery instruction names people, their roles and what they need—not just a group email address. If one relative is supplying photographs and another needs the completed report, identify those different permissions at the start.
Agree on the delivery list before inspection
Tell me who should receive the finished report directly and who may supply factual documents. Those can be different groups. An occupant who opens the house may help with access without being entitled to the assignment results.
Before ordering, clarify:
- The named client and intended users.
- The decision the report will support.
- Any attorney or fiduciary managing communications.
- Authorized direct recipients and delivery addresses.
- How questions or factual corrections should be submitted.
If people disagree about sharing, resolve the engagement arrangements first. The appraiser should not discover a family dispute only when someone demands a copy after delivery.
Confidentiality has defined exceptions
Professional confidentiality protects assignment information and results within the applicable rules. It is not an absolute promise against a lawful disclosure requirement. Nor does an appraisal automatically create attorney-client privilege; ask your attorney about legal protections relevant to your situation.
The Appraisal Foundation’s confidentiality discussion explains this professional responsibility. If a report may be filed, disclosed in a proceeding or circulated to third parties, explain that anticipated use at the start.
Public assessment records and a privately developed appraisal also differ. A city record can remain publicly accessible regardless of how your private report is delivered.
Keep the initial inquiry focused
You do not need to send account numbers, extensive legal correspondence or sensitive family details just to request a quote. Start with the property address, purpose, value date and the people who need the report. We can identify relevant records after the scope is understood.
For a Hampton Roads appraisal, contact me to discuss recipient arrangements before placing the order. If you are coordinating from another state, my out-of-state owner guide explains how delivery and local access fit together.