What Does a Home Appraiser Look For? A Room-by-Room Checklist for Texas Homeowners

Most homeowners only meet an appraiser a handful of times in their lives, so it is natural to wonder what I am writing down as I walk through your house. After more than 50,000 appraisals across North Texas, I can tell you it is less mysterious than it looks. I am answering three questions: how big is the home, what condition and quality is it, and what have similar homes nearby actually sold for? Everything on this checklist feeds one of those three.

One thing first: an appraiser is not a home inspector. I note what I can see and how it affects value. I do not test every outlet or climb onto the roof. If you need a full condition report, hire a licensed inspector as well.

Before I arrive

The visit is only part of the job. Before I knock on the door I have already reviewed the tax and deed records, the lot size, prior sales of the property, flood zone information and recent sales in the neighborhood. The inspection confirms or corrects what the records say.

Outside the home

The site and location

• Lot size, shape, slope and drainage
• What the home backs or sides to: a greenbelt, a busy road, a commercial property
• Driveway, fencing, landscaping and general curb appeal
• Pools, outbuildings, patios and outdoor kitchens

Foundation and structure

North Texas sits on expansive clay soil, so foundation movement is something every local appraiser watches for. I look for stair-step cracks in brick, separations around door and window frames, and doors that no longer close squarely. If you have had foundation repair done, have the paperwork and any transferable warranty ready. Documented repair is far better than an unexplained crack.

Roof and exterior

• Approximate age and visible condition of the roof (hail is a fact of life here)
• Siding, brick, trim and paint
• Windows, gutters and visible wood rot

Measuring the house

I measure the exterior of the home myself rather than relying on tax records. Gross living area counts finished, heated and cooled space above grade. Garages, open porches and unfinished areas are measured and reported, but they are not living area. This is the single most common source of surprises, which is why we also offer a stand-alone home measuring service.

Inside, room by room

Entry and living areas

• Floor plan and how well the rooms flow
• Flooring type and condition
• Ceiling height, fireplaces and built-ins
• Signs of water staining on ceilings or around windows

Kitchen

Kitchens carry a great deal of weight with buyers. I note the age and quality of cabinets, countertops and appliances, and whether the room has been updated or fully remodeled, and roughly when.

Bathrooms

• Number of full and half baths
• Fixtures, tile, vanities and ventilation
• Evidence of leaks or soft flooring around tubs and toilets

Bedrooms

Bedroom count matters, but so does function. A room that can only be reached by walking through another bedroom will not be valued the same way as a true private bedroom.

Garage, attic and extra spaces

• Garage size and whether it has been converted to living space (and whether that was permitted)
• Attic access, and any finished bonus room or game room
• Storm shelters, workshops and guest quarters

The systems behind the walls

• Heating and air conditioning: type, approximate age and whether it is working
• Water heater and visible plumbing
• Electrical panel and any obvious hazards
• Energy features such as solar panels, upgraded insulation or newer windows

For FHA and some other loan types, certain health and safety items must be in working order, so on those assignments I look more closely at things like utilities, handrails and peeling paint.

What does not change the value

Homeowners often apologize for the laundry or the toys on the floor. Do not worry about it. Clutter, furniture and paint colors you chose ten years ago are not what I am valuing. What I do need is access: please make sure I can get into every room, the garage, the attic and the back yard.

How to prepare: a short checklist

• Write down improvements made in the last 10–15 years, with approximate dates and costs
• Gather permits, the survey, and any foundation or roof warranties
• Fix the small things: dripping faucets, missing handrails, burned-out bulbs, loose door hardware
• Replace HVAC filters and make sure the system is running
• Unlock gates and outbuildings, and secure pets
• Tell me about recent neighborhood sales you know of, especially private ones

That list of improvements is worth more than most people realize. I can see a new roof, but I cannot see that the plumbing under the slab was replaced in 2019 unless you tell me.

After the visit

Back at the office I select and verify the comparable sales, adjust for the differences, and reconcile the results into a single opinion of value. You can read more about that on our process page. Reports are delivered within three business days.

Whether you are removing PMI, preparing to sell, settling an estate or challenging a tax assessment, the inspection works the same way. If you have questions before your appointment, call me at 817-267-8236 or order your appraisal online.