FAQ: What Does an Appraiser Look For During a Home Appraisal?
Colby Dunagan Appraisals — Serving San Antonio & Surrounding Areas
When homeowners schedule an appraisal, one of the most common questions we hear is:
“What exactly are you looking for during the inspection?”
Whether you’re preparing to sell, transferring a property privately, or handling an estate, understanding what an appraiser evaluates can take away a lot of the stress. At Colby Dunagan Appraisals, our goal is to give homeowners clarity — no surprises, no confusion, just honest information.
Below is a homeowner-friendly breakdown of what really happens during an appraisal and what matters most.
1. What Is the Appraiser Evaluating?
An appraiser provides an independent, unbiased opinion of value based on the home’s condition, characteristics, and the current real estate market.
During the appointment, the appraiser is focused on documenting factual details, such as:
Total square footage (measured or verified)
Bedroom and bathroom count
Layout and functionality
Age of the home
Quality of construction
Visible condition (interior and exterior)
Upgrades and improvements
Deferred maintenance or incomplete repairs
Lot size and site features
This information becomes the foundation for comparing your home to recently sold properties.
2. Does My Home Need to Be Perfectly Clean?
No — an appraiser is not judging how tidy or organized your home is.
What does matter is condition, not cleanliness. Things like missing flooring, damaged drywall, water intrusion, foundation concerns, outdated systems, or incomplete renovations do affect the analysis, because they affect how your home compares to others that have recently sold.
A quick tidy-up for easy access is helpful, but perfection is not required.
3. What About Repairs or Projects I Haven’t Finished Yet?
For most private appraisals, the appraiser is required to evaluate the home as-is, meaning exactly as the home sits today.
If flooring is missing, repairs are incomplete, or rooms are mid-remodel, those items are documented and considered within the analysis. The home is then compared to similarly dated or similarly incomplete sales, not fully updated ones.
If you’re completing repairs soon, it may be beneficial to schedule the appraisal closer to completion. We’re always happy to talk through timing.
4. How Do Comparable Sales (“Comps”) Factor In?
After the inspection, the appraiser analyzes recently sold homes that are similar in:
Size
Age
Location
Condition
Features
Adjustments are made for differences — for example, a home with an updated kitchen may receive a positive adjustment, while one with deferred maintenance may receive a downward adjustment.
Good comps must be truly comparable, not simply a home in the same zip code. This is why online valuations often miss the mark.
5. How Long Is an Appraisal “Good For”?
This is one of the most misunderstood parts of the process.
An appraisal is technically only valid for the date it is completed — because the market is constantly changing. The opinion of value is what we call a “snapshot in time.”
For pre-listing, private sales, or estate purposes, it’s best to obtain the appraisal as close as possible to the date you need it. Market shifts, seasonal trends, and new comparable sales can influence values quickly.
6. What If I Don’t Need a Full Appraisal?
If you’re early in the decision-making process and simply want guidance, you may not need a full appraisal yet.
In that case:
Brandi Dunagan — Certified Appraiser & Licensed Realtor® — can provide a detailed market analysis of your home.
This helps homeowners understand price position and plan their next steps without committing to a full appraisal.
7. When Should I Schedule My Appraisal?
The best time is when:
The home reflects its true day-to-day condition
Any planned repairs you want considered are complete
You’re close to needing the final report
You want an accurate, fully supported opinion of value
If you’re unsure about timing, we’re always happy to discuss your situation.
Have More Questions? We’re Here to Help.
At Colby Dunagan Appraisals, we believe in clarity, professionalism, and honest guidance. If you’re preparing for a sale, private transfer, or simply want to understand your home better, we’re here to make the process simple.
📞 Contact us anytime — we’re happy to help.