A home appraisal in Texas involves a licensed appraiser physically inspecting your property, measuring and photographing all areas, then researching comparable sales and writing a documented value conclusion. The entire process — from inspection to report delivery — typically takes 3-5 business days. Here is exactly what happens at each step.
Step 1: Scheduling and Order Placement
The appraisal process begins when someone places an order — either a homeowner ordering directly, a lender ordering through an AMC, or an attorney ordering for legal purposes. For orders through Motto Appraisal Service, you complete the form at tally.so/r/yPM0Od or call (817) 217-4375.
When placing your order, provide the property address, the intended use (pre-listing, estate, divorce, tax protest, refinance, etc.), any required effective date if it is a retrospective appraisal, and any urgent timeline such as a rate lock expiration or court filing deadline. We confirm the order and schedule the inspection, typically within 1-3 business days.
Step 2: Preparing for the Inspection
You do not need to make your home look like a show property for an appraisal. The appraiser is evaluating functional value, not staging. However, a few practical steps help ensure the inspection goes smoothly:
- Ensure all rooms are accessible — if a room is locked, the appraiser cannot include it as inspected
- Replace burnt-out light bulbs (the appraiser tests light switches to identify non-functional fixtures)
- Clear paths to utility systems: water heater, electrical panel, HVAC, attic hatch
- Make sure pets are secured or out of the home
- Have permits, HOA documents, and receipts for major improvements available
- Note any upgrades or improvements you have made that may not be visible — the appraiser should know about them
Step 3: The Property Inspection
This is the only time the appraiser is physically present at the property. Luke Motto inspects all accessible areas of the home, measuring and photographing as he goes. Here is what the inspection covers:
- Exterior: Overall condition, foundation, roof (observed from ground), siding, windows, gutters, landscaping, lot characteristics, driveway, garage
- Interior - general: Layout, room count, ceiling height, floor plan functionality, natural light
- Kitchen: Appliances, counter surfaces, cabinets, condition, update level
- Bathrooms: Fixtures, tile, update level, condition
- Bedrooms and living areas: Size, closets, flooring, ceiling condition
- Mechanicals: HVAC type and condition, water heater age, electrical panel type
- Measurements: The appraiser measures the exterior of the home to calculate gross living area (GLA). Interior measurements may also be taken.
The inspection typically takes 30-90 minutes. The appraiser will not give you a value at the inspection — analysis happens after the physical inspection is complete.
Step 4: Comparable Sale Selection
After the inspection, the appraiser researches the market. Comparable sales (comps) are recent arm's-length sales of properties similar to the subject in location, size, condition, and features. The appraiser typically selects 3-6 sales that best represent the market's reaction to properties like yours.
Comp selection is one of the most important and most scrutinized parts of the appraisal. In DFW's varied market, this requires understanding submarket boundaries, school district effects, neighborhood quality differences, and condition vs. update level tradeoffs. A skilled appraiser does not just pull the 3 closest sales — they select the most relevant comparables, even if they require geographic expansion or additional adjustment.
Step 5: Making Adjustments
No two properties are identical. After selecting comparables, the appraiser makes dollar adjustments to each comparable's sale price to account for differences from the subject property. Common adjustment categories include:
- Gross living area (square footage)
- Bedroom and bathroom count
- Garage size (1-car, 2-car, 3-car, etc.)
- Lot size
- Pool, outbuildings, or other amenities
- Condition and update level
- Age of construction
- View or lot position premiums
- Market conditions (time adjustment for price changes between sale dates)
Each adjustment is supported by market evidence — not guesswork. The appraiser uses paired sales analysis and other techniques to quantify what the market actually pays for specific features.
Step 6: Report Writing and Value Reconciliation
With the inspection notes, measurements, photographs, and comparable analysis complete, the appraiser writes the report. The standard residential form is the URAR (Uniform Residential Appraisal Report, Fannie Mae Form 1004). The report documents all data, methodology, and reasoning used to reach the value conclusion.
Reconciliation is the final step, where the appraiser weighs the evidence from the sales comparison approach (and other approaches if applicable) and reaches a single value conclusion. The conclusion must be logically supported by the data in the report.
Step 7: Report Delivery
The completed report is delivered as a PDF within 3-5 business days of the inspection. For orders placed with Motto Appraisal Service, delivery is directly to the client — no intermediary, no AMC delay. Rush delivery in 1-2 business days is available when needed.
After delivery, the appraiser is available to answer questions about the report. If there is a factual error (incorrect square footage, missed upgrade), contact us immediately — corrections are addressed promptly.
Schedule Your DFW Home Appraisal
3-5 day turnaround. All appraisal types. Serving Tarrant, Dallas, Denton, Collin, and Kaufman counties.
Frequently Asked Questions
How should I prepare my home before the appraiser arrives?
Focus on access and basic condition — you do not need to stage your home like an open house. Ensure all rooms are accessible (no locked doors), replace burnt-out light bulbs, complete any obvious unfinished repairs, clear paths to the attic, water heater, and electrical panel, and have documentation of any recent improvements ready (permits, receipts, contractor invoices). Clean and presentable is sufficient.
Does the appraiser look at every room?
Yes. A full residential appraisal requires an interior inspection of all accessible areas, including bedrooms, bathrooms, kitchen, living areas, basement (if applicable), attic (typically by head and shoulders entry), and garage. The appraiser notes the condition, quality, and features of each area as they contribute to value.
How long does the inspection take?
Most single-family inspections take 30 to 90 minutes depending on property size and complexity. A 1,500 sq ft home typically takes about 30-45 minutes; a 4,000+ sq ft custom home may take 75-90 minutes. The appraiser needs time to measure, photograph, and take notes.
Will the appraiser tell me the value at the inspection?
No. The appraiser cannot give you a value opinion during the inspection because the analysis has not yet been completed. They will have inspected the physical property but have not yet pulled comparable sales, made adjustments, or reconciled the data. The final value is the product of analysis done after the inspection.
What comparable sales does the appraiser use?
The appraiser selects comparable sales that are as similar as possible to the subject property — typically within the same neighborhood or competitive market area, sold within the past 6-12 months, and similar in size, condition, and features. Three to six comps are standard. The appraiser adjusts the sale price of each comp up or down based on differences from the subject property.
Can I provide my own comparable sales to the appraiser?
Yes, and this can be helpful. If you are aware of recent sales in your neighborhood that you believe are good comparables, you can mention them to the appraiser. The appraiser may or may not use them depending on their comparability. For lender appraisals, the sales must be arm's-length MLS transactions; for private appraisals, the conversation about comps is more open.
What does the appraiser actually write in the report?
A standard residential appraisal report includes: property description (size, room count, features, condition), site information (lot size, utilities, zoning), a comparable sales grid with adjustments, a sketch and floor plan measurements, photographs of interior and exterior, a market conditions summary, the appraiser's value conclusion, and a signed certification. The URAR (Uniform Residential Appraisal Report) is the standard form for most residential appraisals.
What if I disagree with the appraisal value?
For lender-ordered appraisals, you can request a Reconsideration of Value (ROV) through the lender, providing specific comparable sales you believe the appraiser missed or incorrectly used. For private appraisals, you can discuss your concerns directly with the appraiser. If you believe there is an error of fact (wrong square footage, missed bedroom) or an omission, these are the strongest grounds for reconsideration.