What Happens During a Home Appraisal Inspection?
A step-by-step look at what an appraiser does on site, how long it takes, what they measure and photograph, and what they are really looking for.
For many homeowners, the appraisal inspection is the only part of the appraisal they see. Someone arrives with a tape measure and a camera, walks through the house, asks a few questions and leaves. It is natural to wonder what they are looking for and how much of the final value depends on that visit. This article walks through a typical inspection and explains what matters.
Before the appraiser arrives
When an appraisal is ordered, the appraiser or our team contacts the person who will provide access. That might be the owner, a tenant or the listing agent. A time is booked, and for lender appraisals the appraiser may confirm the purpose and the loan details. If there is anything unusual about access, such as pets, a tenant who needs notice, or a rural property with a long lane, this is the time to mention it.
It helps to prepare a short list of updates with approximate dates: roof, windows, furnace, water heater, electrical panel, plumbing, kitchen, bathrooms and basement development. For rural properties, note the water source, septic type and any outbuildings. For condos, have the monthly fee and parking or storage details handy.
The exterior
Most appraisers start outside. They measure the exterior of the home to calculate the above-grade living area. In Canada, residential living area is generally measured from the exterior walls, and basement space is reported separately from above-grade space because buyers and lenders treat it differently.
Outside, the appraiser also notes:
- the style and construction of the home, such as bungalow, two-storey or split-level
- the condition of roofing, siding, windows, doors, soffits and eavestroughs
- garages, carports, decks, patios and fencing
- the lot size, shape, landscaping and any obvious drainage issues
- the street and surroundings, including traffic, neighbouring uses and views
They take photographs of the front, rear and street, and often of each side.
The interior
Inside, the appraiser walks through every room. They are recording the layout, the number of bedrooms and bathrooms, the quality of finishes and the overall condition. They will photograph each main room, the kitchen and bathrooms, the basement and the mechanical systems.
Specific things they look at include:
- Kitchen and bathrooms. These rooms say a great deal about the level of updating. Cabinetry, counters, fixtures and flooring are noted.
- Flooring and finishes. Hardwood, tile, laminate or carpet, and their condition.
- Basement. Whether it is finished, partly finished or unfinished, the ceiling height, signs of moisture, and the quality of any development.
- Mechanical systems. The furnace, water heater, electrical panel and, where visible, plumbing. Appraisers note age and type, not detailed performance.
- Foundation. Visible cracks, movement, repairs and signs of water. In Winnipeg, where clay soils can cause foundation movement, this gets particular attention.
- Special features. Fireplaces, central air, secondary suites, home offices and accessibility features.
Rural properties
On acreages and farm residences, the inspection covers more ground. The appraiser looks at the water supply, such as a drilled well, sandpoint or rural water line, and the wastewater system, such as a septic field, holding tank or lagoon. They measure and describe shops, garages, barns and quonsets, and they look at shelterbelts, yard condition and access. Expect a rural inspection to take longer than a city one.
What the appraiser is not doing
An appraisal inspection is not a home inspection. The appraiser is not testing systems, opening walls or producing a list of deficiencies. They note condition as it affects value, and they may mention obvious issues, but a buyer who wants a detailed evaluation of the building should hire a home inspector separately.
The appraiser is also not judging your housekeeping or decorating. Clutter, paint colours and furniture do not change market value, although a clean, accessible home makes the inspection easier and the photographs clearer.
Questions the appraiser may ask
- When were the major components last updated?
- Have there been any additions or renovations, and were permits obtained?
- Are there any known issues, such as water in the basement or foundation repairs?
- For rental properties: are any units rented, and on what terms?
- For purchases: is anything included in the sale, such as appliances?
Answer honestly and share any documents you have. Accurate information protects everyone, including you.
Can I be there? Can I talk to the appraiser?
Yes. Owners are welcome to be present and to point out features or recent work. It is helpful to mention updates the appraiser might not see, such as new insulation, a replaced sewer line or a recently serviced well. What you should not do is pressure the appraiser toward a particular value. An appraiser's independence is what gives the report its weight with lenders and courts.
How long does it take?
A typical home takes 30 to 45 minutes, and an acreage 45 minutes to an hour. Condos are often quicker. Large homes, properties with several buildings and acreages can take longer. After the inspection, the appraiser completes the research and analysis back at their desk. Our reports are usually delivered within 2 business days of the inspection.
After the inspection
The appraiser researches comparable sales, analyses the market, adjusts for differences between your home and the comparables, and writes the report. For lender appraisals, the report usually goes directly to the lender. For private clients, it comes to you.
Common worries, answered
Will the appraiser open my cupboards or look through my belongings? No. They need to see each room, the basement, the mechanical room and the attic hatch if accessible, but they are not inspecting your possessions.
Does a messy house lower the value? No. Clutter is not a feature of the property. It can make it harder to see condition and take clear photographs, so tidying up helps, but it does not change the value.
Should I fix small things first? Small repairs that affect function or safety, such as a missing handrail or a leaking tap, are worth doing. Cosmetic projects done in a rush rarely change the value enough to matter.
What if a room is locked or rented? Let us know in advance. If part of the property cannot be inspected, the report has to say so, and some lenders will not accept that limitation.
Book your inspection
Burley Appraisals inspects homes across Winnipeg and Southern Manitoba. Read our tips on preparing your home for an appraisal, or order an appraisal online.
Frequently asked questions
Do I need to be home for the appraisal?
Someone needs to provide access. That can be you, a tenant or the listing agent. Being there is helpful if you want to point out updates.
Will the appraiser tell me the value at the inspection?
Usually not. The value is reached after research and analysis back at the desk, and for lender appraisals the report goes to the lender.
Can the appraiser inspect in winter?
Yes. Snow can hide some exterior details, so the appraiser may note limitations, but Manitoba appraisals are completed year-round.
This article is general information, not legal, tax or financial advice. Speak with a qualified professional about your situation.
