How long should an appraiser look at a house?

[prasercat]

I try to "overcollect" data, so pictures of everything. Measuring many more sophisticated homes can take consdierable time due to odd angles and incongruent overlapping levels.

The primary deal is, when there are residents at home, I enjoy engaging the homeowner so I can learn about the home from them personally. It is amazing the kinds of information they can provide about updates, remodel, problems encountered with the property, the builder in the community, defects, changes planned in the neighborhood, why they chose this particular location to live (nearby amentities, gentrification, the small restaurants nearby, parks, trails, etc). While I can pick things out visually quite often, I prefer to get corroboration from homeowner (or realtor) regarding the progression of updates and when they were performed over the ownership period, even if it goes back more than 10 years.

My inspections generally run from 35 minutes for a very simple home, to about 2.5 hours for complex property, or more. I measure all exterior elements, so the patios (even the curvy one's), pergolas, swimming pools, decks, etc., which in some homes can take a considerable amount of time. I always factor these items in the sales grid of the subject and comps and in the cost approach.

 

[Lobo Fan]

Based on that data I could probably get what I need in about 15 minutes outside and may 10-15 minutes inside. It depends upon the condition, etc. If it is clean and in good shape it goes pretty quickly. If there are condition issues it takes a little longer. My favorites are vacant on lock box.

Having the owner following me around pointing out every $1.50 switch, new toilet paper rolls, and new light bulb is annoying. I once had a lady follow me around spraying me with Febreze because I had just come from a home inhabited by heavy smokers. I quit smoking in 2002 so it wasn't me.

The bigger issue is sending out runners that are not even apprentices to make the inspections.

 

[stefan olafson]

What's wrong with duct tape? It's like having a specially designed camera all your own and it deters people who want to steal electronic equipment. Still takes very good pictures also.

 

[dobie]

Hahaha Of course he took pictures. But his camera was a real POS. I recall seeing duct tape on his camera.

Hey, I used to have duct tape on my camera. It held the batteries in. Still took great pictures.

 

[Mountain Man]

It's not a home inspection where we test every little thing, it's just measuring and looking for obvious problems. The typical residential job I can measure and get all the info I need in 30 to 45 minutes.

 

[HF Mudd]

Hahaha Of course he took pictures. But his camera was a real POS. I recall seeing duct tape on his camera.

I'm not familiar with the POS - who makes it?

:laugh:

 

[Oceanic1]

I'm not familiar with the POS - who makes it?

:laugh:

Hahaha I think it was the Nikon POS. While my first digi was the Kodak (also the POS model, only without the duct tape option)

 

[DMZwerg]

For me, 20 min to 3+ hrs for a residential property just to photograph, sketch, measure, and take notes.

Why so much of a range?
Well, the 20 min was an "urban cabin" so to speak.
The 3 hours was very large 3+ story residential property with a complex floor plan, walk-out basement, multiple decks, patios, balconies, outbuildings, and water frontage (water frontage take me longer as they have a second "street view" from the lake or river plus I want to get panoramic pictures of the view). In winter I have trudged through snow to get property corner shots of the rear of the property and the view. Had more than one borrower say "You walked all the way down to the river??? No prior appraiser did that!" When I start explaining that properties with water frontage often have two "street" frontages (road & water) and that the view is not only from the house but also from the water's edge they usually ask "Did you get a picture of our bench we have out there?" to which I answer "Yup!"

So there are reasons why an appraiser may take less time or more time. My typical is 30-60 minutes depending on the property, etc.

 

[TheXman]

Thanks to everyone who responded, I appreciate all of you who took the time to answer. Clearly, there is quite a range and there are factors that can make a visit longer and shorter. Just to let you know, the guy who did my appraisal clocked in at 12 minutes. Outside took longer, so he was probably inside my house for about 5 minutes to take pictures and ask if there were any problems with the house.

 

[Mountain Man]

12 Min. may be reasonable if the appraiser has previously measured the improvements. There are some properties I've done multiple times and just need to verify that nothing has changed... pull a tape on a few corners to double check, photos and I'm outta there.