By Joseph T Ellington Jr – Licensed Residential Appraiser, Capital Valuations. Updated September 2026.
After a flood, fire or windstorm: which value do you need?
Following a disaster, the first priorities are safety, emergency repairs, and communicating with the insurer and local building officials. An appraisal answers a separate question: an opinion of value for a defined effective date, property interest, and intended use. An insurance adjuster estimates a covered claim under policy terms; a contractor estimates repair cost; a licensed appraiser analyzes real property value. One report does not substitute for the others.
Before doing any valuation work
- Follow official safety directions. Do not enter an unsafe structure to take photographs.
- When safe, document visible conditions and keep dated photographs, repair estimates, permits and insurance correspondence. FEMA’s flood recovery guidance explains documentation and cleanup considerations.
- Identify whether you need a value before the event, an as-is value after the event, or an as-repaired value under specified assumptions. These are different assignments.
- Tell the appraiser what parts of the property cannot be safely inspected and provide reputable specialist reports.
Flood damage: separate water impacts from ordinary wear
Document water height where known, affected systems and materials, remediation, and any ongoing condition. A post-event inspection may be limited by standing water or unsafe electrical systems. A flood-zone designation alone is not a damage estimate; use official flood maps and relevant property records to describe location. Flood insurance coverage, substantial-damage determinations, and rebuilding requirements are separate matters for insurers and local officials.
Fire and smoke: distinguish loss, repair and market effect
Photographs, fire-department records where available, contractor estimates, and evidence of completed remediation can clarify the extent of fire and smoke effects. The cost to restore a house is not automatically its loss in market value; buyers may consider condition, time, stigma, and the available alternatives. The assignment must specify whether it addresses the damaged condition, a past date before the fire, or a hypothetical repaired condition.
Wind damage and the lender’s role
For a pending financed sale or refinance, notify the lender of new storm damage. Fannie Mae’s disaster-affected property guidance places responsibility on the lender to determine whether an inspection or new appraisal is necessary. The decision may depend on safety, soundness, structural integrity, insurance and loan details. Do not assume an appraisal completed before a storm remains sufficient for closing.
| Question | Starting point |
|---|---|
| Is the building safe to occupy? | Local officials and qualified inspectors |
| What repairs are required and what will they cost? | Licensed contractors and specialists |
| What is covered by my policy? | Insurer and claims adjuster |
| What was or is the real property’s market value? | Appraiser with a defined scope and date |
For estate, litigation, private sale, or another private use in Hampton Roads, contact Capital Valuations with the event date, property address, intended use, and available documentation. See also our inspection-versus-appraisal guide.
