WHAT DIFFERENCE DOES IT MAKE WHAT APPRAISER I USE?
The difference is all about liability and possible loss. If a truly professional appraiser who follows USPAP does due diligence (as we always do), you in effect have a guarantee that the report will not come back to cause anyone trouble. The results and opinions should be accepted by everyone: insurance company, bank, IRS, family, regulatory agencies and all others. Important decisions can then be made in confidence.
If the appraisal report is a “laundry list” or is not properly researched and the opinions clearly supported, it could cause all sorts of trouble in various ways, including the filing of lawsuits and rejection of charitable donations. Insurance claims could be denied (even after years of paying premiums) and heirs or spouses could launch gruesome attacks on each other. It happens a lot. A proper appraisal will answer the questions and head off challenges.