The Appraisal:
What to Expect

The appraisal is generally the last big hurdle between you and a successful closing. Here is when it happens, what the appraiser is actually looking at, and how we handle the result.

We see the need because we know the need.

Dave Richert 630.906.7266 dave@richertfamily.com richertfamily.com

We care about one thing here: the appraisal supporting the purchase price. Everything on this page serves that goal.

How the Appraisal Works

1 When It Happens

Right after inspection items are agreed

Once the inspection portion of the contract is complete, the buyer's lender generally orders the appraisal right away.
The appraiser is an independent third party hired by the lender — not by the buyer, and not by us. Their job is to confirm the home's value supports the loan.
The visit itself usually takes about 30 minutes, though some appraisers stay an hour or more.

2 What They Look At

Numbers, not feelings

Square footage, bedroom and bathroom count, lot, and overall condition.
Recent updates and improvements — roof, mechanicals, kitchen, baths, flooring, windows.
Usable comps: recent sales of similar homes nearby. This is the backbone of the value.
What they are not grading: your decorating, your furniture, or how the home feels. Appraisers are numbers people — square footage, updates, and comps. That is it.

From Dave: Appraisers come in all shapes and sizes, but most are particular, efficient, and not very social. They do not want to be sold to. They want information — so that is exactly what we give them.

3 Getting the Home Ready

Same standard as an inspection: showing condition

Home in showing condition — clean and tidy. Condition is part of the value.
All lights on and easy access to every area of the home.
Attic access clear if applicable — there may be special instructions in certain situations, and we will let you know if that is the case.
Write down your updates: what was done, when, and roughly what it cost. We turn this into a one-page list for the appraiser.
Plan to be out. We want the appraiser able to work without the sellers there.

From Dave: After we speak with the appraiser, we may meet them at the property or decide they are the type who would rather be left alone. We make that call case by case — always toward the same goal.

4 The Results

About a week after the visit

It generally takes about a week to get results back. We will be checking, and we will let you know the moment we hear.
The best news at this point is simple: "The appraisal is fine and on value." That is what happens in the large majority of transactions.
If an appraisal ever comes in short, there are options — a reconsideration of value with better comps, renegotiation, or restructuring the deal. It is rare, and we will guide you through it if it happens.
Once the appraisal clears, the buyer's loan finishes underwriting toward "clear to close" — and we move to Instructions for Closing.

From Dave: Once we clear the appraisal hurdle, we are almost home.

Good to Know

✓The appraiser works for the lender — independent by design; nobody in the deal picks them

✓30 minutes is normal — a short visit is not a bad sign; most of the work happens at their desk with comps

✓Updates only count if they know — an appraiser cannot credit the new furnace they never heard about; that is why we hand them the list

✓Data wins the day — our pricing was built on the same comps an appraiser uses, which is exactly why we price the way we do

✓A short appraisal is not the end — reconsideration, renegotiation, and restructuring all exist; we have run each play

✓Call us first — if the appraiser calls you directly or anything feels off, loop us in before responding

How We Help

We do the talking with the appraiser

Comp package

We prepare the comparable sales that support your price and get them into the appraiser's hands — the same data our pricing was built on.

Updates list

Your improvements, dates, and costs on one clean page, so every dollar you put into the home is in front of the appraiser.

Access and scheduling

We coordinate the appointment, handle access, and decide with you whether to meet the appraiser or give them space.

If it comes in short

We build the reconsideration case, or the renegotiation strategy, immediately — no lost days, no panic.

We see the need because we know the need.

Questions about the appraisal or anything else between here and closing? That's what we're here for. One call and you'll know exactly where things stand.

Dave Richert

630.906.7266
dave@richertfamily.com
richertfamily.com

Scan for every step of the process

Dave Richert · Richert Family Real Estate Team · eXp Realty · 630.906.7266 · dave@richertfamily.com · richertfamily.com