By Joseph T Ellington Jr – Licensed Residential Appraiser, Capital Valuations. Reviewed September 2026.
In a typical residential assignment, an appraiser observes relevant property characteristics, researches records and market evidence, and analyzes comparable transactions. The visit is only one part of the valuation. The exact scope depends on the client, intended use, property, and assignment conditions.
What gets documented?
| Category | Examples | Valuation question |
|---|---|---|
| Site | Lot utility, access, setting | How does the market respond to this location? |
| Size and layout | Above-grade area, rooms, functionality | Which sales compete with this house? |
| Condition | Visible defects, finishes, systems | What condition is being valued and reported? |
| Improvements | Additions, renovations, accessory areas | Are they documented and market-supported? |
Owners can prepare a concise list of improvements with dates and permits, make areas accessible, and disclose known defects. Costs do not automatically equal added value. Fannie Mae's condition and quality guidance describes mortgage-report requirements. Related: factors that may lower an appraisal.
After the visit
The appraiser verifies the subject data and researches comparable sales, contract terms, concessions, and market changes as of the effective date. The tax assessment, automated estimate, and contract price can be informative but are not by themselves the conclusion. See how comps are chosen and CMA versus appraisal.
Appraisal versus home inspection
An appraisal is not a comprehensive test of structure, systems, or environmental hazards. Buyers should arrange a separate home inspection; the CFPB explains the difference. Our inspection comparison answers more questions. For an appraisal assignment, contact Capital Valuations with the intended use.
