What AACA Does and How It Works in South Carolina

AACA is a nonprofit that helps people buy, sell, and understand real estate transactions

AACA stands for the American Association of Certified Appraisers. In South Carolina, AACA members are real estate professionals—primarily appraisers and real estate agents—who follow a code of ethics and maintain professional standards. If you are buying or selling property, you may encounter an AACA member during the appraisal or transaction process.

AACA is not a government agency and does not handle transactions directly. Instead, it is a membership organization that sets standards for its members and provides educational resources. When you work with an AACA-certified professional, you are working with someone who has met the organization's training and conduct requirements.

Key Takeaways

• AACA members in South Carolina include appraisers and real estate professionals who have completed training and agreed to follow a professional code of ethics.
• An appraisal from an AACA member is often required by lenders when you are financing a home purchase.
• AACA membership is voluntary; not all appraisers or real estate agents belong to the organization.
• You can search for AACA members through the organization's directory to find certified professionals in your area.

What appraisers do in a real estate transaction

An appraisal is a professional estimate of a property's market value. When you borrow money to buy a home, your lender requires an appraisal to confirm that the property is worth at least the amount you are borrowing. An AACA-certified appraiser conducts this evaluation by examining the property, comparing it to similar homes that recently sold nearby, and producing a written report.

The appraisal protects both you and the lender. If the home appraises for less than the purchase price, you and the seller may need to renegotiate, or you may need to bring more money to closing. If the appraisal comes in at or above the purchase price, the transaction can move forward as planned.

How to find an AACA member in South Carolina

AACA maintains a directory of members on its website where you can search by location and profession. If you are working with a lender, they often have a list of approved appraisers they work with regularly—many of whom are AACA members. You can also ask your real estate agent for recommendations.

When you contact an appraiser, ask whether they are AACA-certified and how long they have been appraising property in your area. Appraisers who specialize in your region—whether that is coastal property, rural land, or urban homes—often provide more accurate valuations because they know local market conditions well.

The difference between AACA membership and state licensing

In South Carolina, appraisers must be licensed by the state to conduct appraisals for mortgage purposes. State licensing is a legal requirement. AACA membership is separate and voluntary—it is a professional credential that signals additional training and a commitment to ethical standards.

A licensed appraiser may or may not be an AACA member. Both licensed appraisers and AACA members must follow rules about conflicts of interest, accuracy, and professional conduct. If you have a complaint about an appraiser's work, you can file it with the South Carolina Department of Labor, Licensing and Regulation, which oversees state licensing.

What AACA's code of ethics covers

AACA members agree to a code of ethics that requires them to be impartial, honest, and competent in their work. The code prohibits members from having financial interests in the outcome of an appraisal—for example, an AACA member cannot receive a bonus if the appraisal comes in at a certain value. This rule exists to prevent appraisers from inflating or deflating values to benefit themselves or the buyer or seller.

The code also requires members to disclose any relationships that could create a conflict of interest, such as appraising a property for a family member or a company they own. If an AACA member violates the code, the organization can investigate and take disciplinary action, including removing the member's certification.

When you might work with an AACA member

You will most likely encounter an AACA member if you are financing a home purchase. Your lender will order the appraisal, and the appraiser will contact you to schedule a time to inspect the property. The inspection usually takes one to two hours. You do not need to be present, but some appraisers ask to walk through the home with you to ask questions about recent improvements or repairs.

You might also work with an AACA member if you are selling property and want an independent appraisal before listing, or if you are refinancing and your lender requires an updated appraisal. In some cases, you may hire an appraiser privately if you need to know a property's value for estate planning, divorce proceedings, or property tax disputes.

How appraisal fees work

Appraisal fees vary depending on the property type, location, and complexity. A standard residential appraisal in South Carolina typically ranges in cost, though the exact amount depends on the appraiser and the property. When your lender orders an appraisal, they will tell you the fee upfront, and it is usually included in your closing costs.

If you hire an appraiser independently—not through a lender—you pay the fee directly. Ask for a quote before the appraiser begins work. The fee should cover the inspection, the research, and the written report. Some appraisers charge extra for rush orders or for properties in remote areas.

Frequently Asked Questions

Do I have to use an AACA member for my appraisal?

No. Your lender will order the appraisal and may have a list of approved appraisers, some of whom are AACA members and some of whom are not. All appraisers must be state-licensed. AACA membership is optional and indicates additional professional training and ethical standards.

What if I disagree with the appraisal value?

You can request a reconsideration of value from the appraiser, which means asking them to review their work and explain their reasoning. If you still disagree, you can hire a second appraiser at your own cost. Some lenders will order a second appraisal if you dispute the first one, though this is not may provide.

How long does an appraisal take?

The inspection itself usually takes one to two hours. The appraiser then spends several days researching comparable properties and writing the report. Most appraisals are completed within five to seven business days, though this can vary depending on the appraiser's workload and the complexity of the property.

Can an appraiser refuse to appraise a property?

Yes. An appraiser can decline a job if they have a conflict of interest, lack experience with that property type, or believe they cannot complete a reliable appraisal. For example, an appraiser might decline to appraise a property in an area where they have no recent sales data.

What happens if the appraisal is lower than the purchase price?

You and the seller can renegotiate the price, or you can proceed with the original price and bring additional money to closing to make up the difference. Your lender will not lend more than the appraised value, so you must cover the gap yourself or walk away from the purchase.