Appraisal square footage may differ from assessor records, builder plans, MLS data, or owner-reported information because each source may use a different measurement method, standard, or data source.

For mortgage lending assignments, appraisers commonly measure and report gross living area based on applicable appraisal and measurement standards, such as ANSI Z765-2021 when required. This generally relies on field measurements of the finished, above-grade living area and may exclude areas that do not meet the applicable standard, such as certain enclosed porches, garages, unfinished areas, below-grade areas, or areas with limited ceiling height.

Assessor records may be based on permit information, builder plans, prior listings, aerial data, or older field observations. These records may not reflect the same measurement standard used in an appraisal and may not be updated after additions, removals, or reconfigurations.

Builder-reported square footage may also differ from appraisal measurements because plans, marketing materials, and permit documents may include areas or dimensions that are not counted the same way in an appraisal report.

Manufactured Homes:

For manufactured homes, the dimensions provided by a dealer or manufacturer often refer to the home’s transport or “box” dimensions. These dimensions may include exterior overhangs, hitch areas, or other elements related to transportation and setup. They are not always the same as the finished gross living area measured in the field for appraisal reporting. As a result, a manufactured home advertised or permitted as a certain size may measure differently when the appraiser applies the applicable measurement standard.

In short, differences in reported square footage do not necessarily mean one source is wrong. They often reflect different measurement methods, data sources, and reporting requirements.

When an appraiser visits your home, they conduct a detailed, objective assessment of its features, condition, and overall marketability. Key factors they evaluate include:

• Exterior Condition - Foundation, roof, siding, windows, and overall structural integrity.
• Interior Condition - Flooring, walls, ceilings, fixtures, and any signs of damage or deferred maintenance.
• Layout & Functionality - Number of bedrooms and bathrooms, room flow, and whether the home meets modern living standards.
• Upgrades & Improvements - Recent renovations, kitchen and bathroom updates, HVAC systems, and other enhancements that may impact value.
• Deferred Maintenance Issues - Visible repairs needed, such as leaks, outdated systems, or structural concerns.
• Site & Location Factors - Lot size, landscaping, driveway, and any external features like garages, decks, or pools.

The appraiser does not look at decor, cleanliness, or personal belongings - their focus is strictly on objective property characteristics and market value factors.

The length of an appraiser's inspection depends on the size, layout, and complexity of the property. Generally, it can take anywhere from 10 minutes to up to an hour.

The inspection itself is a relatively brief walkthrough where the appraiser:

• Takes photos of the interior and exterior for documentation.
• Conducts a LiDAR scan to obtain precise measurements and create a digital floor plan. 
• Observes the property's condition, layout, and key features such as renovations, structural elements, and site characteristics.

It's important to note that the inspection is just the first step in the appraisal process. The majority of the appraiser's time is spent analyzing market data, researching comparable properties, verifying public records, and preparing the final report to ensure an accurate and well-supported valuation.

No, you do not need to be present for the appraiser's visit. We are accustomed to accessing properties via lockbox, hidden key, or alternate entry instructions provided in advance.

If you have any relevant information you'd like to share, you're welcome to:

• Leave written notes on the counter with details about recent updates or anything you'd like the appraiser to consider.
• Send an email with information, documents, or questions before or after the inspection.

When setting the appointment, please be sure to provide:

• Permission to enter the property
• Your contact information
• Entry instructions (e.g., lockbox code, key location, access details)

The appraiser will reach out if any questions or concerns arise at any point during the process.

No, the appraiser cannot provide a value during the visit. The on-site inspection is just one step in the appraisal process, and the final opinion of value requires thorough research and analysis.

After the inspection, the appraiser will:

• Verify property details and condition.
• Research and analyze comparable sales in the market.
• Review public records, zoning, and other relevant data.
• Conduct adjustments and apply valuation methodologies to ensure accuracy.

Because the appraisal must be well-supported and comply with industry standards, the appraiser will need time to complete the full analysis before determining the final value. Once the report is finalized, the value will be included in the completed appraisal report.

It depends on who ordered the appraisal.

• If you ordered the appraisal directly, such as for a private valuation, estate planning, or pre-listing purposes, then yes, you will receive a copy of the completed report.
• If a lender ordered the appraisal for a mortgage or refinance, the report is considered their property, and you will need to request a copy directly from them. Lenders are required to provide a copy upon request under federal regulations.

If you're unsure, feel free to reach out, and we can guide you on how to obtain a copy of your appraisal report.

The cost of an appraisal reflects the time, expertise, and detailed analysis required to produce a credible, well-supported valuation. However, in some lending scenarios, the fee you were charged may not be set by the appraiser but by an Appraisal Management Company (AMC), which may include additional administrative or processing fees.

Here's what factors into an appraisal fee

• On-Site Inspection - The appraiser conducts a thorough walkrough, takes photos, measures the property using LiDAR or other tools, and assesses overall condition.
• Market Research & Data Verification - Researching comparable sales, public records, zoning, and market trends to ensure accuracy.
• Detailed Analysis & Adjustments - Applying industry-accepted valuation methods, adjusting for differences in properties, and verifying market conditions.
• Regulatory Compliance & Reporting - Producing a comprehensive, USPAP-compliant report that meets lender, legal, or client requirements.

For lender-ordered appraisals, the total fee you pay may not reflect what the appraiser actually receives. Many AMCS add administrative fees for coordination, quality control, or technology services, which can increase the final cost beyond the appraiser's base fee.

If you have questions about your appraisal fee, it may be helpful to check with your lender to determine whether an AMC was involved and what portion of the fee went toward the appraisal itself versus administrative costs.

Real estate markets are constantly changing, and an appraisal is only a snapshot of value at a specific point in time. Because property values fluctuate due to market conditions, interest rates, local sales trends, and property changes, an older appraisal may no longer be accurate or valid for lending, legal, or investment purposes.

Additionally, in many cases, appraisals must meet specific lender or client requirements, and a prior appraisal may not align with their intended use, report format, or compliance standards.

Here's why a new appraisal is typically required:

• Market Conditions Change - Home values can shift due to economic factors, interest rates, or recent sales in your area.
• Property Condition May Have Changed - Renovations, deferred maintenance, or other modifications could impact the home's value.
• Lender Requirements - If applying for a mortgage or refinance, lenders require an appraisal that is current, unbiased, and specific to their guidelines.
• Different Intended Uses - An appraisal for refinancing may differ from one used for estate settlement, divorce, or private sale.

You are welcome to provide relevant property information to the appraiser, such as details about recent updates, renovations, or unique features, but appraisers must remain impartial and cannot discuss a "needed" desired value.

Appraisers are bound by strict ethical and regulatory guidelines (USPAP—Uniform Standards of Professional Appraisal Practice) that prohibit influencing or pre-determining a value outcome. The appraisal process must be independent, objective, and based solely on market data, property characteristics, and comparable sales.

Here's what you can discuss with the appraiser:

• Property details - recent upgrades, additions, or repairs.
• Neighborhood insights - if there are notable local changes (new schools, developments, zoning changes, etc.).
• Comparable sales - If you're aware of recent sales in the area that you believe are relevant.

However, discussing a target value, asking the appraiser for a specific number, or implying that the value needs to reach a certain amount for loan approval is not allowed. If an appraisal does not meet expectations, there may be reconsideration options through the lender or client who ordered the report.

If you disagree with the appraiser's valuation, there are a few steps you can take:

Review the Appraisal Report Carefully

• Look for factual errors (incorrect square footage, number of rooms, missing upgrades, etc.).
• Check the comparable sales used—are there other recent sales in your area that might be more relevant?

Consider a Reconsideration of Value (ROV)

• If the appraisal was ordered by a lender, you may be able to submit an appeal through the lender (not directly to the appraiser).
• Provide clear, market-based evidence, such as sales of comparable properties that were not included in the appraisal but may support a different value.
• The lender will review your request and determine if additional analysis is warranted.

Order a Second Appraisal (if applicable)

• In some cases (such as private appraisals or legal matters), you may choose to hire a different appraiser for a second opinion.
• If the appraisal was for a mortgage, lenders typically do not allow a second appraisal unless there was a procedural error or policy exception.

What Not to Do:

• Simply stating that the value feels "too low" without supporting data will not be grounds for reconsideration.
• The appraiser cannot negotiate the value or make changes without legitimate market-based evidence.

If you have concerns about your appraisal, the best approach is to gather factual evidence and follow the proper channels for review.