Look for the following when choosing an appraiser:

• Experience in your town or neighborhood. Ask the appraiser what percentage of his or her work is in the Evanston market if that is where the property is located. Make sure they really know the issues in your town. Are they aware that a certain school district you are in is highly desirable?

• Ask how much of their work is not done for lenders. A high number is a good indication that they are not simply spouting back predetermined values. If all their work is done for lenders, ask how many times they came in below the sale price. If the answer is never - find someone else. Ask if they do estate and trust work which requires that the appraiser be accurate or the trust department or lawyer will find another appraiser who is more accurate. If the appraiser does a lot of litigation work this may be an indication of quality. Ask how the appraiser helps the litigant. The answer should be that he or she is an advocate for the market value - not the litigant. The law requires that appraisers remain impartial.

• State certification requires more experience than state licensing. Both, in my opinion, are better than an appraiser who is not licensed. Some states, including Illinois, where our firm is based, do not require licensing to do an appraisal.