Appraisers evaluate your home's exterior condition, interior quality, square footage, layout, upgrades, and overall maintenance--then compare it all to similar homes that recently sold nearby. Here's the complete checklist of what I inspect.
Exterior Inspection
Roof:
- Material (shingles, tile, metal)
- Age and condition
- Any obvious damage, leaks, or missing shingles
- Chimneys, vents, gutters
- Estimated remaining useful life
Siding and Trim:
- Type (wood, vinyl, stucco, brick)
- Condition (peeling, cracks, rot)
- Paint condition
- Maintenance level
Foundation:
- Visible cracks or settling
- Water damage or moisture
- Proper grading (slopes away from home)
- Any significant structural issues
Doors and Windows:
- Condition and operation
- Single or double-pane
- Age and functionality
- Rot or damage
Driveway and Walkways:
- Pavement condition
- Cracks, settling, age
- Maintenance level
Exterior Systems:
- HVAC condensers (age, condition)
- Electrical meter and panel access
- Any visible issues
Interior Inspection
Kitchen:
- Appliances (age, condition)
- Countertops (material, condition)
- Cabinets (age, style, condition)
- Sink and fixtures
- Overall functionality and layout
Bathrooms:
- Number and condition
- Fixtures (sink, toilet, tub/shower)
- Tile or wall condition
- Ventilation
- Age and maintenance
Flooring:
- Material (carpet, hardwood, tile, linoleum)
- Condition (stains, wear, damage)
- Age and maintenance
- Any transitions between different materials
Walls and Ceilings:
- Paint and wall condition
- Visible cracks or water damage
- Ceilings for water stains, sagging, or damage
Doors and Hardware:
- Interior door condition
- Hardware functionality
- Any significant damage or wear
Mechanical Systems
HVAC (Heating/Cooling):
- Type of system
- Age
- Functionality (tested when possible)
- Efficiency and condition
Plumbing:
- Age of visible pipes
- Any evidence of leaks
- Water pressure and drainage
- Hot water heater age and condition
Electrical:
- Panel type and age
- Adequate amperage
- Any visible issues or concerns
- Safety concerns
Insulation and Ventilation:
- Evidence of insulation in attic
- Ventilation in attic and bathrooms
- Adequate moisture control
Room-by-Room
Bedrooms:
- Number, size, and condition
- Closet space
- Natural light and egress windows
- Condition and appeal
Living Areas:
- Size and layout
- Condition
- Natural light
- Functionality
Laundry:
- Location and condition
- Hookups for washer/dryer
Special Features
Garage:
- Type (attached, detached, carport)
- Size (1-car, 2-car, 3-car)
- Condition and functionality
- Storage
Decks and Patios:
- Material and condition
- Structural soundness
- Age and maintenance
Pools or Spas:
- Condition and functionality
- Equipment age
- Value or liability (affects appraisal)
Outbuildings:
- Guest house, shed, workshop
- Condition and functionality
Location and Neighborhood
Access:
- Road condition and access
- Proximity to main roads
- Traffic patterns
Neighborhood Characteristics:
- Property condition and maintenance overall
- School quality
- Crime rates
- Future development potential
Environmental Hazards:
- Proximity to power lines, highways, railroads
- Flood zones
- Environmental concerns
Market Condition:
- Recent comparable sales
- Days on market for other properties
- Supply and demand indicators
Deferred Maintenance
Major Issues:
- Roof needs replacement soon
- Foundation problems
- HVAC near end of life
- Plumbing or electrical issues
- Water damage
- Structural problems
These are documented and impact value.
Minor Issues:
- Paint needed
- Some flooring worn
- Fixtures aging but functional
- Normal wear and tear
These are considered normal condition for an older home.
What I'm NOT Looking For
- How you've decorated
- Your personal items
- Your landscaping (except extreme overgrowth)
- Your furniture quality
- Your financial situation
I'm looking at the property itself, not your life.
What Affects Value Most
In order of impact:
- Location — Neighborhood quality, schools, commute
- Condition — Age, maintenance, needed repairs
- Size — Square footage, lot size
- Systems — HVAC, roof, plumbing, electrical age
- Features — Pool, garage, special amenities
- Comparable Sales — What similar homes sold for
The Big Picture
When I finish my inspection, I'm not just checking boxes. I'm forming a complete picture of:
- What is this home worth relative to comparables?
- What condition is it in compared to other homes in the area?
- What systems need attention soon?
- Is this property priced fairly for the market?
That complete picture becomes the appraisal.
For Homeowners
If you know your appraisal is coming:
- Clean and declutter (makes inspection easier)
- Make obvious repairs visible (fresh roof, new HVAC, updated plumbing)
- Don't hide problems (they'll be found)
- Provide access to all areas (attic, crawl space, electrical panel)
Honest, thorough access leads to accurate appraisals.
That's what appraisers look for: The complete picture of your home's value in today's market.