In the residential mortgage appraisal process, you should understand that the appraiser's client is not the homeowner, but rather the lender or financial institution that hired the appraiser. The appraiser has no obligation to provide a copy of the appraisal to the homeowner - even though they may be directly or indirectly paying for the appraisal. The appraiser is bound to professional standards which does not allow the appraiser to release the appraisal to any other party other than the mortgage company.

However, under the Equal Credit Opportunity Act, the lender must provide a copy of the appraisal report upon the homeowner's written request.You cannot use this particular copy with a new mortgage company unless it's less than 12 months old and was 'reassinged' by the appraiser to the new lender. You may also not use the appraisal if it was used in a previously completed mortgage transaction.

This can be a significant source of contention if you decide to change mortgage companies and is yet another reason to make sure you do your homework before choosing a particular mortgage company.