The question the report answers
The appraisal answers what the property is worth for the agreed date and purpose. It does not decide either spouse's legal share, subtract mortgage balances or settle the terms of a buyout.
Other assets, such as business interests or valuable personal property, may need different specialists. Identify the asset and the intended use when looking for an appraiser.
Agree the date and the intended users
A current value and a value for a past date answer different questions. Ask your attorney which date is needed. Before work begins, identify who is engaging the appraiser, who will receive the report and who may rely on it.
How the value is developed
The agreed work may include an interior and exterior visit, property measurements, photographs and a review of condition and improvements. The appraiser analyzes relevant sales and explains the evidence and reasoning in a written report.
When one value is being used for several decisions
A proposed buyout and a sale discussion may use a property value in different calculations. Mortgage balances, selling costs and ownership shares still need to be addressed separately. Ask your attorney or mediator how the appraisal will be used, rather than treating its value as the amount one spouse receives.
For the practical ordering steps, read the article on arranging a Woodbury divorce appraisal. Bring any deadline or expectation of testimony into the conversation before agreeing to the work.