What Happens During a Property Inspection Appraisal

If you have ordered an appraisal—for a mortgage, a divorce, an estate, or a tax appeal—you may be wondering what exactly the appraiser will do when they inspect your property. This guide explains the appraisal inspection process, what to expect, and how to prepare.

Why Appraisers Inspect Properties

An appraisal is a professional estimate of a property's market value. To be credible, the appraiser must see the property in person. They cannot appraise a home based on photos or public records alone; they must verify the condition, measure key areas, photograph the property, and make professional observations that will support their final value opinion.

The inspection typically takes 1-2 hours for a standard residential home, longer for complex or large properties.

What the Appraiser Will Do

1. Exterior Inspection

The appraiser will walk around the outside of the property and note:

• Roof condition: Age, material, visible damage, condition of gutters and downspouts
• Siding and exterior walls: Material (brick, vinyl, wood, stucco), condition, signs of damage or rot
• Foundation: Visible cracks, settlement, drainage issues
• Windows and doors: Number, type, condition
• Lot and landscaping: Size, grading, drainage, trees, shrubs
• Driveway and parking: Material, condition, capacity
• Outbuildings: Garage, shed, condition, size
• Pool or spa: If present, condition and functionality
• Neighborhood: General appearance, maintenance level of surrounding properties

2. Interior Inspection

Once inside, the appraiser will inspect:

• Layout: Number of bedrooms, bathrooms, rooms, overall floor plan
• Square footage: Measurement of key rooms and total living area
• Flooring: Material (hardwood, tile, carpet), condition
• Walls and ceilings: Paint condition, signs of water damage, cracks
• Kitchen: Appliances, cabinetry, countertops, condition
• Bathrooms: Fixtures, condition, layout
• Heating and cooling: Type of system (gas, electric, heat pump), condition, age
• Electrical: Panel condition, modern wiring, safety
• Plumbing: Signs of leaks, water pressure, modern fixtures
• Insulation and ventilation: Visible in attic or crawlspaces
• Windows and doors: Number, type, functionality, storms
• Built-ins and upgrades: Fireplace, built-in shelving, hardwood floors, recent updates

3. Measurements

The appraiser will measure:

• Total living area: Walk each room with a measuring wheel or tape measure
• Garage/carport: Size and condition
• Basement or crawlspace: Finished vs. unfinished, usable square footage
• Lot size: Measured or verified from public records

Measurements are typically accurate to within 1-2%, and the appraiser will verify large properties against public records.

4. Photography

The appraiser will photograph:

• Exterior: Front, sides, rear of the home
• Driveway and garage: Entry and condition
• Key rooms: Kitchen, primary bedroom, primary bathroom
• Any significant issues or upgrades
• Lot and surroundings

These photos support the written appraisal report and help demonstrate condition and features.

5. Property Records and Comparable Sales Research

During or after the inspection, the appraiser will research:

• Public tax records: Square footage, number of bedrooms/bathrooms, assessed value
• Comparable sales: Recent sales of similar homes in the same market area
• Property history: Prior sales, transfers, liens
• Neighborhood data: School quality, crime, employment, population trends
• Market data: Active listings, days on market, price trends

This research informs the appraiser's value opinion and ensures the appraisal reflects current market conditions.

What to Expect: A Typical Inspection

1. Appraiser arrives: Allow 10-15 minutes for the exterior inspection before inviting them inside
2. Interior walk: 45-60 minutes depending on home size and complexity
3. Measurement: Already included in interior walk time
4. Questions: Appraiser may ask about recent updates, repairs, or issues
5. Explanation of next steps: Appraiser will explain that you'll receive the report in 10-14 business days
6. Departure: After photos and notes are complete

Total time: 1-2 hours for a typical home

How to Prepare for the Appraisal

Before the Inspection

• Clean the home: A clean home reads as well-maintained; a dirty home reads as neglected
• Provide access: Make sure all rooms, closets, attic, basement, and garage are accessible
• Have recent improvements documented: Gather receipts for major repairs or upgrades (new roof, HVAC, plumbing)
• Be ready to discuss: Prepare to explain any unusual features, recent work, or property issues

During the Inspection

• Be present: It's often helpful to be home during the inspection to answer questions
• Walk with the appraiser: You can point out recent updates or explain any issues (appraiser needs to know these things)
• Don't oversell: Answer questions honestly; let the appraisal speak for itself
• Provide documentation: If you have permits for improvements, receipts for new systems, or proof of recent work, offer to show the appraiser

After the Inspection

• Wait for the report: Appraisals take 10-14 business days (or longer if the market is busy or the property is complex)
• Review the report: Once you receive it, check for accuracy in square footage, bedroom/bathroom count, and features
• Request corrections if needed: If the appraiser made factual errors (wrong square footage, missed a room, incorrect information), contact them to request a revision

Common Concerns About Appraisals

"Will the appraiser find issues that hurt my appraisal?"

The appraiser is looking for the actual condition of the home, not trying to hurt you. If your roof is old, they will note it. If your HVAC is outdated, they will note it. But they will also note upgrades and improvements. The goal is an accurate, defensible appraisal.

"Can I influence the appraisal?"

You can influence it by ensuring the appraiser has accurate information—square footage, recent updates, recent comparables. But you cannot change the fundamental condition of the property or market value. An honest appraisal reflects reality.

"What if the appraisal comes in low?"

If the appraisal is lower than expected, you have options depending on the situation: - For a mortgage: You may be able to find a different appraiser or appeal the appraisal - For a divorce or estate: A second appraisal can provide a competing opinion - For a tax appeal: If the appraisal is lower than you expected, that's actually good—it supports a lower assessment

"Can I hire my own appraiser instead?"

Yes, you can hire an independent appraiser. In mortgages, the lender selects the appraiser to avoid bias. For divorces, estates, and tax appeals, you typically hire your own. Make sure the appraiser is licensed and experienced in your type of appraisal.

Scott D.W. Wiley's Professional Appraisals

I provide professional appraisals with thorough inspections, accurate measurements, and defensible market analysis. I explain my process clearly and ensure you understand how the appraisal supports your specific purpose—whether it's a mortgage, a legal matter, or a tax appeal.

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If you need a professional appraisal and want to know what to expect, I'm here to help. Request an appraisal and I'll explain the process and answer any questions before the inspection.