Who orders a home appraisal and when
A home appraisal is usually ordered by a lender, not by you. If you are getting a mortgage, refinancing, or applying for a home equity loan, the lender orders and pays for the appraisal as part of their underwriting process. You do not choose the appraiser — the lender does — and you typically cannot see the full report until after closing, though you can request it.
If you want an appraisal for your own reasons — to know your home's current value, to settle a divorce, to challenge a property tax assessment, or to plan a renovation — you order it yourself and pay for it out of pocket. This is called an independent appraisal, and you have control over which appraiser you hire.
Key Takeaways
- Lenders order appraisals as part of a mortgage or refinance, and they choose the appraiser and pay the fee, which typically ranges from $300 to $700 depending on the home's location and complexity.
- If you want an appraisal for your own reasons, you hire a licensed appraiser directly through your state's appraiser board or by asking your real estate agent for a referral.
- An appraisal takes one to two weeks from order to report, and the appraiser will need access to your home's interior, exterior, and comparable sales data in your area.
- You can challenge an appraisal if you believe it is too low by requesting a reconsideration of value from the appraiser or ordering a second appraisal, though the second one is your cost.
Finding and hiring an appraiser on your own
Start with your state's appraiser licensing board. Every state requires appraisers to be licensed, and most boards maintain a searchable directory on their website. Search by your county or city and look for appraisers who list residential properties in your area. You can also ask your real estate agent for referrals — they work with appraisers regularly and can recommend someone reliable.
Call or email three appraisers and ask for a quote. Fees vary by location and home complexity, but expect to pay between $300 and $700 for a standard residential appraisal. Ask what is included: some appraisers charge extra for rush orders or for homes in rural areas. Once you choose an appraiser, you will sign an engagement letter that outlines the scope of work, the fee, and the timeline.
What happens during the appraisal process
The appraiser will schedule a time to visit your home, usually within a few days of your order. The visit typically takes one to two hours. The appraiser will photograph the exterior, measure the home's square footage, note the condition of the roof, foundation, and major systems, and walk through every room. They will also note upgrades, damage, or deferred maintenance.
After the site visit, the appraiser researches comparable sales — homes similar to yours that sold recently in your area — and analyzes the local real estate market. They then write a report that includes the appraised value, the method they used to arrive at it, and the data that supports it. The report is usually ready within one to two weeks.
How to prepare your home for an appraisal
Clean your home and make sure the appraiser can access all areas, including the attic, basement, and crawl spaces. Fix obvious problems if you can do so quickly and cheaply — a leaky faucet, a broken window, or peeling paint will lower the value. Do not make major repairs or renovations just before an appraisal; the appraiser values the home as it is, not as it could be.
Have your home's documentation ready: the original purchase deed, any permits for renovations you have done, proof of major repairs or replacements (roof, HVAC, water heater), and a list of recent upgrades. These documents help the appraiser understand the home's condition and history. If you have made significant improvements, mention them during the appraiser's visit.
Understanding the appraisal report
The appraisal report includes the appraised value, a description of the property, the appraiser's methodology, and comparable sales data. The report also notes any issues that affect value, such as a foundation crack, outdated systems, or a location near a highway. The appraiser may also note items that do not affect value but are worth knowing about, such as the age of the roof or the condition of the HVAC system.
The appraised value is the appraiser's professional opinion of what the home would sell for on the open market as of the appraisal date. It is not the same as the assessed value (which your county uses for property taxes) or the listing price (which is what the seller is asking). If you are refinancing and the appraisal comes in lower than expected, you can request a reconsideration of value from the appraiser if you believe they made an error.
What to do if the appraisal is lower than you expected
If a lender's appraisal comes in lower than the purchase price or the loan amount you need, ask the lender for a copy of the report and review it carefully. Look for errors: wrong square footage, missing rooms, or comparable sales that do not match your home. If you find a mistake, contact the appraiser and ask for a reconsideration of value in writing. Provide evidence of the error and comparable sales that support a higher value.
If the appraisal is accurate but you disagree with the value, you can order a second appraisal at your own cost. Some lenders will consider a second appraisal if it is significantly higher, though they are not required to. For a refinance, a low appraisal may mean you cannot borrow as much as you planned, or it may kill the deal entirely. For a purchase, a low appraisal gives you leverage to renegotiate the price with the seller.
Appraisals for property tax challenges
If you believe your county's property tax assessment is too high, an independent appraisal can support your case. Order the appraisal and then file a formal appeal with your county assessor's office. The process and deadline vary by state and county — some allow appeals once a year, others allow them every few years. Contact your county assessor's office to learn the deadline and what documents you need to submit.
Bring the appraisal report to your appeal hearing. The assessor will review it alongside their own data and comparable sales. If the appraisal supports a lower value, the assessor may reduce your assessment. If they do not, you may have the right to appeal to a county board or to take the case to tax court, though that is expensive and usually makes sense only for high-value homes.
Frequently Asked Questions
Can I choose the appraiser if my lender orders one?
No. The lender chooses the appraiser and orders the appraisal directly. You cannot influence who they hire or what they are told to look for. You can request a copy of the report after closing, and some lenders provide it during the loan process if you ask.
How much does a home appraisal cost?
Independent appraisals typically cost $300 to $700, depending on your home's location, size, and complexity. Rural homes and homes with unusual features may cost more. When a lender orders an appraisal, they pay the fee, and it is usually rolled into your closing costs.
How long does an appraisal take?
The site visit takes one to two hours. The full report is usually ready within one to two weeks. Rush appraisals are available but cost more and may take only a few days.
What if the appraiser finds problems with my home?
The appraiser notes problems but does not order repairs. They document the condition and factor it into the value. If a lender's appraisal reveals major issues, the lender may require repairs before they will fund the loan, but that is the lender's decision, not the appraiser's.
Can I dispute an appraisal value?
Yes. If you believe the appraiser made an error, request a reconsideration of value in writing with supporting evidence. If you disagree with an accurate appraisal, you can order a second appraisal at your own cost, though lenders are not required to accept it.