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According to the USPAP Ethics Rule, an appraiser must perform assignments with:

impartiality, objectivity, and independence

loyalty to the client only

consideration of assignment results

flexibility based on client needs

to track

2026 Statistics

Key Facts: USPAP Exam

110 Q

Exam Questions

110 scored + 15 pretest

70%

Passing Score

Appraisal Foundation

4-6 hrs

Exam Time

Depends on credential level

65-75%

Pass Rate

National average

2024-25

Current Edition

Effective 2024-2025

200+

Practice Questions Here

OpenExamPrep

The USPAP exam is required for all licensed and certified real estate appraisers, with 110 questions covering Ethics, Competency, Standards 1-10, and Advisory Opinions. The 2024 edition added a Nondiscrimination section to the Ethics Rule and replaced AO-16 with AO-39 (Fair Housing) and AO-40 (Residential Discrimination). Pass rates range from 65-75%. Three credential levels exist: Licensed Residential, Certified Residential, and Certified General, each with different education and experience requirements.

Sample USPAP Practice Questions

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1According to the USPAP Ethics Rule, an appraiser must perform assignments with:

A.impartiality, objectivity, and independence

B.loyalty to the client only

C.consideration of assignment results

D.flexibility based on client needs

Explanation: The Ethics Rule requires appraisers to perform assignments with impartiality, objectivity, and independence. These are fundamental principles that ensure credible and trustworthy appraisal practice.

2Under the 2024 USPAP Ethics Rule Nondiscrimination section, an appraiser must NOT use which protected characteristic as a basis for excluding comparable sales?

A.Square footage of the property

B.Race or color of the occupants

C.Distance from the subject property

D.Sale date of the comparable

Explanation: The 2024 Ethics Rule Nondiscrimination section explicitly prohibits appraisers from using race, color, religion, national origin, sex, sexual orientation, gender identity, familial status, or disability as a basis for selecting comparable sales or making valuation judgments.

3When an appraiser accepts an assignment with a contingent fee arrangement, which party must be disclosed as the client?

A.Only the party paying the fee

B.All parties to the transaction

C.Only the party whose interests would be furthered by a particular value conclusion

D.All intended users of the appraisal report

Explanation: Under the Ethics Rule, when an appraiser accepts an assignment with a contingent fee, the appraiser must disclose the party or parties who would be considered the client and any intended users who are known at the time of the assignment.

4The Competency Rule requires an appraiser to:

A.Be an expert in all property types

B.Have the knowledge and experience to complete the assignment competently

C.Accept all assignments to gain experience

D.Decline all atypical property assignments

Explanation: The Competency Rule requires an appraiser to have the knowledge and experience to complete the assignment competently, or alternatively, to either: 1) disclose the lack of knowledge/experience and take steps to complete competently, or 2) decline or withdraw from the assignment.

5Under the Ethics Rule, an appraiser must NOT:

A.Use three comparable sales in a sales comparison approach

B.Adjust comparable sales for differences from the subject property

C.Accept an assignment that includes a predetermined value

D.Inspect the subject property

Explanation: The Ethics Rule prohibits an appraiser from accepting an assignment that includes a predetermined value or direction in assignment results. This would compromise the appraiser's impartiality, objectivity, and independence.

6Advisory Opinion AO-39 (which replaced AO-16 in 2024) addresses:

A.Appraiser liability

B.Fair Housing Laws and the appraiser's responsibilities

C.Workfile requirements

D.Competency requirements

Explanation: Advisory Opinion AO-39, issued in 2024, addresses Fair Housing Laws and the responsibilities of appraisers to comply with these laws. It replaced the previous AO-16 to provide updated guidance on fair housing compliance.

7According to the Ethics Rule, an appraiser must NOT advertise or solicit assignments in a manner that:

A.Includes the appraiser's credentials

B.Is false, misleading, or exaggerated

C.Mentions the appraiser's years of experience

D.Lists professional affiliations

Explanation: The Ethics Rule prohibits an appraiser from advertising or soliciting assignments in a manner that is false, misleading, or exaggerated. Appraisers must maintain professional integrity in all communications.

8The Ethics Rule requires an appraiser to perform assignments with impartiality, which means:

A.Always agreeing with the client's opinion

B.Having no present or prospective interest in the property or parties involved

C.Completing the assignment as quickly as possible

D.Using only the sales the client provides

Explanation: Impartiality means the appraiser must have no present or prospective interest in the property that is the subject of the appraisal and no present or prospective personal interest with respect to the parties involved. This ensures unbiased valuation.

9When an appraiser lacks geographic competency for a specific market area, the appraiser should:

A.Decline the assignment automatically

B.Acquire the necessary competency or decline the assignment

C.Use national data instead of local data

D.Ask the client to select the comparables

Explanation: The Competency Rule allows an appraiser who lacks geographic competency to either acquire it (through study, research, and consultation) or decline the assignment. The appraiser must disclose the lack of competency before accepting and describe the steps taken to become competent.

10Under the Fair Housing Act, which is a protected class in residential real estate transactions?

A.Credit score

B.Race

C.Employment history

D.Debt-to-income ratio

Explanation: The Fair Housing Act prohibits discrimination based on race, color, religion, national origin, sex, familial status, or disability. This is critical knowledge for appraisers under the 2024 Ethics Rule Nondiscrimination requirements.

About the USPAP Exam

The USPAP exam tests knowledge of the Uniform Standards of Professional Appraisal Practice, which governs real estate appraisal in the United States. The exam covers the Ethics Rule (including the 2024 Nondiscrimination updates), Competency Rule, Record Keeping Rule, Scope of Work Rule, Jurisdictional Exception Rule, Standards 1-10 for real property, personal property, and business appraisal, Appraisal Review, Mass Appraisal, and Advisory Opinions. USPAP is required for all state-licensed and certified real estate appraisers.

Questions

110 scored questions

Time Limit

4-6 hours

Passing Score

70%

Exam Fee

$150-500 (The Appraisal Foundation / Pearson VUE)

USPAP Exam Content Outline

15%

Ethics Rule

Conduct, management, confidentiality, conflicts of interest, fees, and 2024 Nondiscrimination section including Fair Housing Act, ECOA, and Civil Rights Act

10%

Competency Rule

Competency requirements, bounded scope of practice, geographic competency, prior subject competency, accepting and declining assignments

10%

Record Keeping Rule

Workfile requirements, retention periods, content requirements, ownership, security, and access

10%

Scope of Work Rule

Problem identification, acceptable scope of work, appraisal vs appraisal review, disclosure requirements

Jurisdictional Exception Rule

When laws conflict with USPAP, disclosure requirements, remaining consistent with USPAP

20%

Standards 1-2: Real Property

Appraisal development and reporting, problem identification, data analysis, highest and best use, approaches to value

10%

Standards 3-4: Appraisal Review

Review development and reporting, scope of work for review, opinion on quality, review with value opinion

Standards 5-6: Mass Appraisal

Mass appraisal development and reporting, model specifications, calibration, testing for accuracy and uniformity

Standards 7-8: Personal Property

Personal property appraisal development and reporting

Standards 9-10: Business

Business appraisal development and reporting

Advisory Opinions

AO-39 (Fair Housing Laws), AO-40 (Residential Discrimination), and other applicable advisory opinions

How to Pass the USPAP Exam

What You Need to Know

Passing score: 70%
Exam length: 110 questions
Time limit: 4-6 hours
Exam fee: $150-500

Keys to Passing

Complete 500+ practice questions
Score 80%+ consistently before scheduling
Focus on highest-weighted sections
Use our AI tutor for tough concepts

USPAP Study Tips from Top Performers

1Master the Ethics Rule - understand impartiality, objectivity, independence, and the new Nondiscrimination requirements

2Know the Competency Rule thoroughly - including geographic competency, prior subject competency, and bounded scope of practice

3Understand the difference between the Scope of Work Rule (development) and report content requirements (reporting)

4Study the certification requirements in Standards Rule 2-3 - know what appraisers must certify to

5Focus on Advisory Opinions AO-39 (Fair Housing) and AO-40 (Residential Discrimination) - these are new for 2024-2025

6Practice applying USPAP to scenarios - the exam tests application, not just memorization

7Understand the difference between Appraisal Reports and Restricted Appraisal Reports

8Know the workfile retention requirements - 5 years from the date of the report

Frequently Asked Questions

What is USPAP and who needs to know it?

USPAP (Uniform Standards of Professional Appraisal Practice) is the recognized ethical and performance standard for appraisal practice in the United States. All state-licensed and certified real estate appraisers must know and comply with USPAP. Many other valuation professionals, including personal property appraisers and business appraisers, also follow USPAP standards.

What are the 2024-2025 USPAP updates?

Key 2024-2025 updates include: 1) A new Nondiscrimination section in the Ethics Rule prohibiting bias based on protected characteristics, 2) Advisory Opinion AO-16 was retired and replaced by AO-39 (Fair Housing Laws) and AO-40 (Residential Discrimination and Bias), 3) Modified definitions of Appraiser, Personal Inspection, and Workfile, 4) Retired definitions of Assignment Elements, Misleading, and Relevant Characteristics, 5) Clarification regarding 'sales and other transfers' throughout the Standards Rules.

What are the different appraiser credential levels?

There are three main credential levels: 1) Licensed Residential (150 hours education, 2,000 experience hours), 2) Certified Residential (200 hours education, 2,500 experience hours, associate degree or equivalent), and 3) Certified General (300 hours education, 3,000 experience hours, bachelor's degree or equivalent). Each level has different scope of practice and exam requirements.

How hard is the USPAP exam?

The USPAP exam has a pass rate of approximately 65-75%, depending on the credential level and candidate preparation. The exam is challenging because it tests both knowledge of specific USPAP rules and the ability to apply them to complex scenarios. Candidates who complete an approved USPAP course and study extensively using practice questions tend to perform better.

What topics are most heavily tested on the USPAP exam?

The most heavily tested topics include: Ethics Rule (including the new Nondiscrimination section), Competency Rule, Standards 1-2 (Real Property Appraisal Development and Reporting), Standards 3-4 (Appraisal Review), Scope of Work Rule, and Record Keeping Rule. The 2024-2025 exam places increased emphasis on fair housing, nondiscrimination, and avoiding bias in appraisal practice.

How often is USPAP updated?

USPAP is updated every two years. The current 2024-2025 edition is effective from January 1, 2024 through December 31, 2025. Appraisers must complete a 7-hour USPAP update course every two years to maintain their license or certification. The next edition will be the 2026-2027 USPAP, effective January 1, 2026.