What a Residential Appraiser Does in a Home Sale

Short answer: Learn how appraisal scope, lender ordering, inspection, market analysis and effective date fit into buying, selling and private pre-listing decisions.

Who orders the appraisal?

For mortgage financing, the lender or its authorized channel controls ordering and report acceptance. Buyers and sellers should ask the lender before commissioning a private report. A private appraisal can support the owner’s own pre-listing or purchase decision but may not satisfy underwriting requirements.

What does the appraiser define first?

The assignment identifies the client, intended use, intended users, property interest, effective date and scope. Those choices determine what the report is designed to answer. The appraiser is independent and does not advocate for the buyer, seller or target price.

What happens at the property?

The appraiser observes characteristics relevant to valuation under the agreed scope. This is not a comprehensive home, engineering or environmental inspection. Provide known condition issues, plans and dates of major alterations.

How is market evidence used?

The appraiser analyzes relevant sales and, when appropriate, listings, market conditions, cost or income evidence. Selection and adjustment depend on the subject and assignment; assessed value and asking price are not automatic conclusions.

Does the appraisal set the sale price?

No. It develops a value opinion as of the effective date. Negotiations, financing, exposure, concessions and later market changes can lead to a different contract or closing price. The report does not guarantee approval or a completed sale.

When is a private quote appropriate?

A homeowner may request private pre-listing, estate, divorce, buyout or appraisal-review work. Send the address, purpose, intended users, value date and deadline, and disclose any lender involvement before scheduling.

Call 425-753-1971 or email dustin.labrasseur@gmail.com.

Revised October 8, 2026.