A new round of confrontation has erupted in Spain between professional real estate appraisers and major financial institutions. The Association of Mortgage Appraisers (AETH) has unexpectedly announced a partial end to their strike: as of December 23, appraisers are again accepting orders from private individuals, although restrictions remain in place for banks and their partners. The reason is the ongoing silence and lack of constructive action from appraisal company management and their industry associations.
The decision to partially resume operations came after a week-long halt that began on December 15. Appraisers emphasize that their move aims to avoid adding further difficulties for families and entrepreneurs who urgently need to obtain a mortgage. At the same time, they insist that their protest against the current system remains in force — the experts are demanding changes that will allow them to work without losses and maintain high service quality.
Causes of the conflict
At the heart of the dispute is the established business model in the mortgage appraisal market. According to AETH, most professionals work as independent contractors, and their compensation has barely changed in recent years. In some cases, appraisers receive only a fifth of the amount paid by the end client, with income levels often falling below the legal minimum. Meanwhile, the demands for quality and workload are increasing: new regulations, additional checks, and more complex documentation.
Appraisers claim that this situation threatens not only their professional future, but also the reliability of the entire mortgage lending system. They argue that low fees and constant pressure from companies force professionals to work under conditions where it is impossible to devote enough time to each appraisal, increasing the risk of errors and undermining trust in the results.
Appraisers’ demands
The main goal of the strike is to secure an industry-wide agreement that would establish minimum standards for pay and working conditions. Key demands include setting minimum rates based on the actual costs of preparing reports, regular pay adjustments in line with inflation and regulatory changes, as well as transparent and fair contract terms.
Appraisers insist on the right to independently reject unfeasible assignments, demand strict payment deadlines (no more than one month), compensation for business trips, and clarity regarding fees. Additionally, they are pushing for the establishment of independent bodies to resolve disputes between professionals and companies, as well as guarantees of professional independence — so that the appraiser works directly with the appraisal company and not through the bank.
Impact on the Market
The ongoing strike in the banking sector is already having a noticeable effect on the real estate market. Nearly all mortgage transactions processed through banks face potential delays: without an official valuation, securing a loan is impossible—which means property purchases can’t be finalized. Meanwhile, private clients who apply directly to accredited companies can once again count on receiving the necessary documents.
AETH emphasizes that their actions are not aimed at artificially increasing mortgage costs. On the contrary, the specialists seek fair income distribution and the elimination of unjustified commissions, ensuring every participant in the process receives proper compensation for their work. According to the association, this is the only way to maintain the quality and independence of appraisals—and, in turn, public trust in the mortgage system as a whole.
Negotiation Prospects
For now, appraiser representatives are open to dialogue and are awaiting a response from the management of appraisal companies and their associations. If a compromise is reached, full resumption of work in the banking sector is possible. However, if negotiations stall again, the market could face further delays and complications in mortgage processing.
In the coming weeks, the situation is expected to remain tense: the outcome of the talks will determine not only the future of thousands of specialists, but also the stability of Spain’s entire mortgage market. Both industry insiders and potential homebuyers are closely monitoring the developments.
For reference, the Spanish Association of Mortgage Appraisers (AETH) brings together professionals specializing in real estate appraisal for mortgage lending. The organization actively advocates for its members, promotes higher standards of quality and transparency in the market, and regularly raises pressing industry issues for discussion. In recent years, AETH has become one of the leading voices on regulatory matters in the appraisal sector nationwide.
