A typical house appraisal consists of an on-site property inspection plus an in-depth written report that analyzes the home's features, condition, location, and recent comparable sales to arrive at an opinion of market value.
On-site inspection
During the inspection, the appraiser will:
Measure the home and note square footage, bedroom/bath count, and overall layout and functionality.Visually assess interior and exterior condition, including foundation, roof, walls, windows, flooring, kitchen and baths, and signs of damage or deferred maintenance.Record features and amenities (garage, basement, deck/patio, pool, fireplaces, HVAC, appliances, upgrades/renovations, finishes like countertops and flooring).Observe site and location factors such as lot size, topography, view, street type, and any adverse influences (busy roads, nearby commercial, easements, environmental issues).Market and neighborhood analysis
An appraisal also includes an analysis of the broader neighborhood:
Description of neighborhood characteristics, zoning, land use, and how the property conforms to local standards.Summary of local market trends such as whether prices are stable, increasing, or declining and typical marketing times.Comparable sales (sales comparison approach)
Most residential appraisals rely heavily on comparable sales ("comps"):
Selection of recent nearby sales similar in size, age, style, and condition to the subject home.Line-item adjustments for differences (e.g., extra bathroom, larger lot, newer remodel, garage vs. carport) to bring each comp in line with the subject.A reconciled value indication from the adjusted sales that supports the appraiser's final opinion of value.The written appraisal report
The final product is a standardized written report, often the Uniform Residential Appraisal Report for lending:
Property description: legal info, address, building style, age, size, room count, condition, and key features.Site section: lot size and shape, utilities, street type, flood zone status, and any adverse site conditions.Comparable sales grid and market analysis explaining how the value was developed.Photos, maps, and sketches, plus the appraiser's license, certifications, and final value conclusion as of a specific effective date.What appraisers look at vs. ignore
In a typical home appraisal:
Things that matter:
Permanent improvementsStructural and safety issuesQuality of constructionFunctional layoutSystems (HVAC, electrical, plumbing)Overall level of maintenanceThings that mostly do not:
Everyday clutterPersonal décorMinor cosmetic preferences, as long as they do not indicate neglect or damage.If you tell me whether you're asking as an owner, buyer, or attorney, I can tailor this to what you specifically should do or expect at the appointment.
