A: Most appraisals are ordered by lenders, who use the information to determine the collateral value of a home when deciding whether approve a mortgage loan. But consumers can also order an appraisal and might choose to do so for a number of reasons. Among the most common is to help them decide on a fair price for a home they wish to buy or sell.

Q: What should I look for when I hire an appraiser?

A: First, look for an appraiser who is licensed and certified by your state. Most states have an appraisal board that should be able to provide an appraiser's qualifications, as will the Web site of the federal Appraisal Subcommittee: www.asc.gov.

Q: Will that Web site tell me what I need to know?

A: Yes and no. The Appraisal Subcommittee's Web site will feature information about an appraiser's qualifications. But it will list only disciplinary action that is current. Suspensions and other past disciplinary actions won't be listed.

Q: So, how can I make sure I'm getting a fair appraisal?

A: Make sure your appraiser is independent -- don't allow a lender to pick the appraiser. Also, use a common-sense test. If the home next door just sold for $150,000 and the appraiser values the home in your deal at $200,000, you have reason to be suspicious. You can also hire another appraiser.

Q: If I have a complaint, whom should I contact?

A: Every state has an appraisal board or agency that accepts and investigates complaints, holds hearings and disciplines appraisers.

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