How a Home Appraisal Is Different From a Home Inspection

Even friends of mine get this wrong. I’ll get a call: “Hey, we’re buying a house — can you be our inspector?”

Come on, Bill?! We’ve known each other for 15 years. I’m not a home inspector. I’m an appraiser!

These two services exist for completely different purposes. A home inspection is designed to protect a buyer from purchasing a broken house. An appraisal is designed to determine what a typical buyer would pay for a home in its current condition at a specific point in time.

A home inspection focuses on finding problems. The inspection itself is the feature. Home inspectors are trained to be thorough — testing systems, opening panels, examining components, and looking for deficiencies or safety concerns. Their time on site is usually longer, and the report that follows is designed to organize and prioritize what they find.

An appraisal inspection focuses on gathering data. When I’m at a property, I’m on a fact-finding mission, collecting information that later translates into market value through analysis of comparable sales. I’m essentially collecting three big buckets of data: size, quality, and condition.

One of the most important data points is size, which is why I measure every house myself rather than relying on public records. Beyond size, I’m observing the quality of the home — the materials and features used throughout. That might mean vinyl flooring versus hand-scraped white oak, builder-grade cabinetry versus custom cabinetry, laminate countertops versus stone, or basic appliance packages versus upgraded ones. Condition matters just as much. Finishes wear over time. Carpet can be stained or pet-damaged. Higher-quality materials can be worn or simply dated. Those details matter because buyers react to them, and the market reflects that reaction.

The visit itself is an important step, but it represents only a portion of the overall appraisal process — typically around 15% of my total workload. The visit gives me the raw facts. The rest of the work happens afterward at my desk, where I research comparable sales, verify data, analyze how buyers have paid for differences in size, quality, and condition, and then develop a supported value conclusion.

That difference in focus is why an appraisal inspection isn’t meant to replace a home inspection. I document what I can observe and account for how it affects market value, but I’m not testing systems or evaluating a home for defects the way a licensed home inspector does. A home inspection answers “what’s wrong?” An appraisal answers “what’s it worth in today’s market?”

How to Be Helpful During an Appraisal (and What Isn’t)

Most people who hire an appraiser have a value in mind. Often, they’re hoping the number comes in higher. In some situations — especially divorce or estate work — someone may even prefer a lower number. That’s normal. My job, however, is to stay thoughtful and independent and analyze what the market would most probably pay based on the property and the data.

Here are a few simple ways you can be helpful during an appraisal, and one thing I’d ask you to avoid.

1. Let me complete my walkthrough first

At the beginning of the visit, the most helpful thing you can do is give me space to work through the home methodically. I move slowly and systematically so I don’t miss details I need to document. If I’m interrupted or redirected mid-walkthrough, it’s easier for something important to get missed.

Once I’m finished, I’m happy to talk, answer questions, and hear anything you think I should know.

2. Tell me what I can’t see

I don’t have X-ray vision. If you’re aware of issues that might not be obvious during a walkthrough — substandard wiring, a failing roof, a leak, or a soft or spongy floor in an area I didn’t step on — please tell me. In a real-world sale, those kinds of issues are often disclosed or discovered by a buyer’s inspector, and they can affect how buyers view the property.

The same goes for improvements that aren’t obvious. Work done behind the walls — re-piping, re-wiring, added insulation, or major system updates — may not be visible during the visit, but it can still matter to buyers. I want to know about it.

3. If you can, write it down

The best-case scenario for me is a simple written list I can take back to my desk. If you can jot down improvements made over the past five to ten years (and roughly when they were done), along with any known repairs or deficiencies, that’s ideal. If you don’t have a list, that’s okay — a conversation at the end is still helpful. Written notes just make it easier for me to reference everything later.

One thing I’d ask you not to do

What doesn’t help is pushing for a specific value outcome. I can’t “aim high,” “come in low,” or work toward a number someone wants. My independence isn’t just a preference — it’s a requirement of my license and professional standards. My role is to remain impartial and use my judgment about how the market would react to what’s actually there.

Here’s a real example from last year. I was doing a divorce appraisal, and one party pointed out that the exterior vinyl windows on the south-facing side of the home had been painted black. Vinyl can’t tolerate the heat that builds up from dark paint, and those windows were failing. Once it was mentioned, I could verify it, take a closer look, and then decide how a buyer would likely react. In that case, it was relevant, and I had to reconcile the issue with the cost to cure.

Here’s another example from a divorce appraisal about two years ago. One party was convinced the home needed more than $70,000 in repairs because it had LP siding, which can have a reputation for premature failure. In that case, I already had comparable sales in my report from the same neighborhood with the same siding in similar condition. When I reviewed those sales, it didn’t appear that the market was applying any measurable discount for the siding in that condition. In plain terms, those homes still sold — there were buyers for homes with that siding in that condition — and the market evidence didn’t support treating it like a $70,000 deficiency.

That’s really the point. If you bring factual information — whether it’s positive or negative — I can consider it, verify it when possible, and then use market data to determine how much it actually matters. The best practice is to share what you know. I’m going to work hard to identify how the market would respond, but information is always helpful. After all, who knows your house better than you?

What to Expect During an Appraisal Inspection

If you only see one part of an appraisal, it’s the visit to the property — and that’s the part that tends to make people wonder what the appraiser is looking for. In reality, the site visit is just the tip of the iceberg. It’s a short, focused step where I collect accurate information so the analysis that happens afterward is grounded in what the home actually is.

Most appraisal visits are straightforward. When I arrive, I’m there to observe the property and collect data — things like overall condition, how the home has been cared for, the quality of materials and finishes, and whether there appears to be any deferred maintenance. I don’t know what the value of the home will be when I show up, and I’m not trying to form a value conclusion on site. The goal of the visit is simply to gather accurate information so the later market analysis is based on a clear understanding of the property.

As part of the process, I measure the entire house. I follow consistent measurement standards because size is one of the most important factors in an appraisal. Value is influenced by many features — condition, quality, layout, bedroom and bathroom count, garage configuration, and sometimes style — but size is foundational, so every property is measured consistently.

After measuring, I’ll walk through the interior. I try to be slow and systematic so I don’t miss important details. I typically take at least one photo of each room I observe. Depending on the property, I may also photograph mechanical systems (like the furnace or water heater), examples of higher-quality or custom finishes, and any visible deferred maintenance. These photos help document what was observed during the visit.

For most homes, the on-site portion takes less than an hour. We usually suggest carving out about an hour to be safe. Simpler homes may take closer to 30 minutes, while more complex properties — acreage, multiple outbuildings, or unique features — can take longer.

It’s also important to understand that an appraisal inspection is not a home inspection. Many appraisers, myself included, describe this part of the process as observations. I’m not testing every system, verifying code compliance, or creating a repair checklist. A home inspection is a different service performed by a licensed home inspector for a different purpose.

If you’d like to be helpful during the visit, the best approach is to let the appraiser walk through methodically so nothing important is missed. When I’m done, I’m happy to answer questions. That’s also a great time to share information that might not be obvious — improvements you’ve made that aren’t readily visible, or issues you’re aware of that I may not have noticed. Both can be helpful and contribute to a more accurate understanding of the property.