# How long does a home appraisal take? By Opendoor Editorial Team | 2022-07-14 ## Key Takeaways #### Key Takeaways - The appraiser's on-site visit usually takes **about 30 minutes** for a standard single-family home; larger or unique properties can run **1 to 2 hours**. - End to end, plan on **1 to 2 weeks** from order to written report, with the report itself typically delivered **3 to 10 business days** after the visit. - **FHA and VA appraisals** add another **1 to 2 weeks** because of stricter requirements and government-side scheduling. - Home appraisals typically cost **$300 to $500**, with a national range of about $200 to $2,000 for complex properties. - After a successful appraisal, most financed purchases close within **1 to 2 weeks**, gated by the federal **3-business-day Closing Disclosure** rule. ## Home Appraisal Timeline: How Long Does It Really Take You've accepted an offer on your home, completed the inspection, and now your lender mentions the appraisal. This single step stands between you and closing, and the timeline matters more than you might think. A home appraisal typically takes one to two weeks from start to finish, though the actual visit lasts just 30 minutes to a few hours. We'll walk through each phase of the process, what affects how long it takes, and how you can prepare to keep things moving smoothly. Here's the full timeline as a single view — from the day the lender places the order to the day funds arrive at closing. | Stage | Typical duration | Notes | | --- | --- | --- | | Lender places appraisal order | Same day to 2 days after loan application | Lender orders through an appraisal management company | | Appraiser confirms visit window | 1 to 2 business days | Faster in slow markets, slower in peak season | | On-site visit (standard SFH) | About 30 minutes | Larger or unique homes: 1 to 2 hours | | Written report delivered to lender | 3 to 10 business days after visit | Conventional loan baseline | | FHA / VA additional time | +1 to 2 weeks | Stricter requirements, additional government-side review | | Buyer receives copy of report | Within 3 business days of completion | Required by federal ECOA rules | | Closing after at-value appraisal | 1 to 2 weeks | Gated by 3-business-day Closing Disclosure rule | Sources: [consumerfinance.gov](https://www.consumerfinance.gov/owning-a-home/closing-disclosure/) · [help.opendoor.com](https://help.opendoor.com/closing-moving/closing-process/after-signing-contract) Related: [home appraisal guide](https://www.opendoor.com/articles/home-appraisal-guide-what-it-is-how-long-it-takes-what-to-expect). ## How long does a house appraisal take from start to finish A home appraisal typically takes one to two weeks from the moment your lender orders it to when you receive the final report. In some cases, the timeline stretches to three weeks, depending on how busy appraisers are in your area and how complex your property is. The process breaks into three parts: scheduling the visit, the actual inspection, and getting the report back. First, the appraiser contacts you within 48 hours to set up a time to visit. Then, they spend 30 minutes to a few hours at your home, measuring rooms and taking photos. After that, they compile everything into a report, which usually arrives within two to seven days. [Get your offer](#) ### Scheduling your home appraisal Your lender orders the appraisal through an appraisal management company, which assigns a licensed appraiser to your property. This appraiser is a third party — they don't work for you or your lender, which keeps the valuation unbiased. Once assigned, the appraiser typically reaches out within one to two days to schedule a visit. During spring and summer, when more people buy homes, you might wait a bit longer because appraisers get booked up quickly. ### The appraisal visit The time an appraiser spends at your home depends on what you're selling. A standard single-family home takes 30 minutes to an hour. Larger homes or properties with unique features can take one to two hours. During the visit, the appraiser measures each room, photographs the interior and exterior, and notes the condition of major systems like your HVAC, plumbing, and roof. They also look at things like flooring, countertops, and any recent upgrades. If you're the buyer, you typically won't be there — the seller or their agent usually provides access. ### Receiving your appraisal report After leaving your home, the appraiser gets to work on the report. This part takes two to seven days, though it can stretch longer if your property is unusual or if there aren't many similar homes nearby to compare it to. The appraiser researches recently sold homes in your neighborhood — called ["comparables" or "comps"](https://www.opendoor.com/articles/home-sellers-why-you-should-care-about-comps) — and adjusts your home's value based on differences. They compile everything into a standardized document called a Uniform Residential Appraisal Report, which your lender reviews before sharing it with you. ## When is the appraisal done in the home buying process The appraisal happens after your offer is accepted and after the home inspection is complete. Your lender orders it once you've negotiated any repairs and decided to move forward with buying the home. This timing makes sense when you think about it. The lender wants to confirm the home is worth what you're paying before approving your loan. They won't lend more than the property is worth, so the appraisal protects both you and them from overpaying. The appraisal typically occurs during the underwriting phase, when your lender is reviewing all the details of your loan application. It's one of the final steps before you get full loan approval and head toward closing. Related: [home appraisal process](https://www.opendoor.com/articles/home-appraisal-process). ## Who orders the appraisal and when? On a financed purchase, the **lender** orders the appraisal — not the buyer, not the seller, and not the buyer's agent. Federal rules require the appraisal to be ordered through a lender-managed appraisal management company so the appraiser stays independent of anyone with a financial stake in the deal. The buyer pays for it as part of closing costs, usually $300 to $500 in most markets, but the lender owns the engagement. **Timing.** The lender typically orders the appraisal within the first 7 to 10 days after mutual acceptance, once you've submitted a complete loan application and any inspection contingencies have moved out of the most acute stage. Some lenders wait until the inspection contingency has been resolved so they don't pay for an appraisal on a deal that might collapse; others order it immediately to compress the timeline. Cash buyers don't need an appraisal at all, which is one reason an [Opendoor cash purchase can close in as few as 14 days](https://help.opendoor.com/buying/financing-closing/buyer-closing). For the broader appraisal process — how the appraiser actually arrives at a value, comp selection, and adjustments — see our [home appraisal guide](https://www.opendoor.com/articles/home-appraisal-guide-what-it-is-how-long-it-takes-what-to-expect). **What you'll see and when.** Once the lender places the order, expect 1 to 3 business days for the appraiser to confirm a visit window, then the visit itself, then 3 to 10 business days for the written report. Federal Equal Credit Opportunity Act rules require the lender to deliver a copy of the appraisal report to you promptly, no later than three business days before closing. If the appraisal lands at or above your contract price, the file moves into final underwriting. If it lands low, the next steps depend on whether you have an appraisal contingency or an appraisal gap addendum. ## How long does an appraiser stay at your house Most appraisers spend 30 to 60 minutes at a standard property. Larger homes or those with custom features can take 90 minutes to two hours. The appraiser works methodically through your home. They measure square footage, count bedrooms and bathrooms, photograph each room, and check the condition of your roof, foundation, and major systems. Outside, they examine the lot, landscaping, garage, and any other structures on the property. You don't have to be present for the appraisal. In fact, if you're buying the home, you won't attend — the seller or their agent handles access and answers questions about recent improvements. Related: [home appraisal tips to maximize your property value](https://www.opendoor.com/articles/home-appraisal-tips-and-what-is-home-appraisal-based-on). ## How long do appraisal reports take to complete After the appraiser finishes their visit, they spend two to seven days preparing the final report. This work involves more than just writing up what they saw at your home. The appraiser researches recently sold homes in your area that are similar in size, age, condition, and location. They pull data from the Multiple Listing Service and public records to find homes that sold within the past three to six months. Then they adjust the value up or down based on how your home compares — things like an updated kitchen, extra square footage, or a larger lot all factor into the final number. This analysis takes time because accuracy matters. The appraisal determines how much money the lender will approve for your loan, so the appraiser works carefully to get it right. ## What happens during home appraising A home appraisal is a professional assessment of [what your property is worth](https://www.opendoor.com/articles/how-to-determine-home-value) in today's market. A state-licensed appraiser conducts this evaluation, and unlike a home inspection that looks for problems, an appraisal focuses purely on value. ### Exterior property evaluation The appraiser starts outside, examining your home's curb appeal and structural condition. They note the quality of your roof, foundation, and siding, and they measure the lot size. Features like landscaping, driveways, fencing, and outdoor structures all get documented because they contribute to your property's overall value. ### Interior home assessment Inside, the appraiser counts rooms, measures square footage, and evaluates the floor plan. They pay attention to flooring materials, the condition of kitchens and bathrooms, natural light, and storage space. Upgrades like granite countertops or hardwood floors get noted, but they're not looking for every small flaw — they're assessing how your home compares to others in the area. ### Comparable sales research The most important work happens after the appraiser leaves. They search for similar properties that recently sold in your neighborhood and use those sales to determine what buyers are actually paying for homes like yours. This research forms the foundation of the final valuation. ## Factors that speed up or delay your home appraisal Several things affect how quickly your appraisal moves from start to finish. Some you can influence, while others depend on your local market. ### Property type and complexity Standard single-family homes in established neighborhoods appraise fastest because the appraiser can easily find similar homes that recently sold. Custom homes, rural properties, or homes with unique features take longer because finding good comparables gets harder. Properties with extra income-generating spaces like accessory dwelling units also require more analysis. ### Appraiser workload and availability The number of appraisers working in your area directly impacts your timeline, especially since [80% of appraisers are over 50](https://www.bisnow.com/national/news/capital-markets/appraiser-demographics-124856) and approaching retirement. Some markets don't have enough appraisers, especially during peak buying season from March through August. If your appraiser is juggling multiple assignments, your report might take a few extra days. ### Market activity levels Hot real estate markets mean more people buying homes, which means more appraisals to complete. You might wait longer to get the visit scheduled, though the actual inspection and report timeline usually stays consistent. Winter months often bring faster turnaround because fewer people are buying. ### Document preparation Having information ready when the appraiser arrives can speed things up. A list of recent improvements, permits for renovations, and details about upgrades help the appraiser work more efficiently. When sellers provide this documentation upfront, appraisers spend less time researching on their own. ## How long do FHA and VA appraisals take? FHA and VA appraisals follow the same calendar shape as conventional ones — order, schedule, visit, report — but each step is meaningfully longer because of extra government requirements. Plan on **1 to 2 additional weeks** on top of the standard timeline. **FHA appraisals.** The Federal Housing Administration requires the appraiser to do more than estimate value. They also check the property against HUD's Minimum Property Requirements: safety hazards, structural soundness, adequate utilities, paint condition (lead-based paint risk on pre-1978 homes), and access. If the appraiser flags any issue, the report comes back "subject to" repairs, which means the seller (or buyer, by negotiation) has to complete the repairs and a re-inspection has to happen before the loan can close. Each round of repairs typically adds **3 to 10 days** FHA repair turnaround varies by lender and contractor availability. Per Opendoor's [FHA eligibility help center page](https://help.opendoor.com/buying/financing-closing/fha-eligibility), FHA also enforces a **90-day flip rule** that can affect timing for recently flipped homes. **VA appraisals.** The Department of Veterans Affairs operates its own appraisal panel and assigns the appraiser through a VA portal, which adds **a few days** to scheduling alone. The VA appraiser produces a Notice of Value (NOV) instead of a standard appraisal report, and like FHA appraisals it may include "subject to" repair conditions. VA appraisals also tend to scrutinize utilities, roof, and termite issues more closely. End to end, VA purchases often close in **40 to 60 days** rather than the 30 to 45 days a conventional file can hit VA appraisal timing varies by region. **Rush options.** Standard rush fees of $50 to $150 can shave a few days, but FHA and VA appraisals can rarely be compressed below their structural floor because the government-side review steps don't compress. ## How to prepare for a smooth appraisal process You can't control the appraiser's schedule, but you can [make sure your home is ready](https://www.opendoor.com/articles/home-appraisal-tips-and-what-is-home-appraisal-based-on) for the visit. Make every area accessible. The appraiser needs to see attics, basements, crawl spaces, and all rooms, so clear pathways and unlock doors. Clean your home thoroughly and declutter to make spaces look larger and well-maintained. Complete minor repairs before the visit: Fix leaky faucets and running toilets Replace burnt-out light bulbs Touch up chipped paint on walls and trim Repair squeaky doors or loose handrails Gather documentation about improvements. Create a list of upgrades with dates and costs, collect permits for major work, and note when you replaced big items like your roof or HVAC system. This information helps the appraiser see the full picture of your home's value. Boost your curb appeal with simple touches. Mow the lawn, trim bushes, add fresh mulch to flower beds, and pressure wash walkways if they look dirty. The appraiser's first impression starts before they walk through the front door. [Get your offer](#) ## What happens after the home appraisal Once the report arrives, the appraised value determines what happens next. The number will either match your purchase price, come in higher, or fall short. ### When the appraisal matches your price This is the outcome everyone hopes for. The appraised value equals or closely aligns with what you agreed to pay, so your lender approves the loan amount and you move toward closing. No renegotiation needed. ### When the appraisal comes in low A low appraisal creates a gap between the home's assessed value and your offer, which happens in approximately [8% of home appraisals](https://www.homelight.com/blog/how-often-do-home-appraisals-come-in-low/). Your lender will only approve a loan based on the appraised amount, not the price you agreed to pay. You have several options at this point. You can ask the seller to lower the price to match the appraisal. You can pay the difference in cash if you have the funds. You can split the gap with the seller. Or, if your contract includes an appraisal contingency, you can walk away from the deal without losing your earnest money deposit. ### When the appraisal exceeds expectations If the appraisal comes in higher than your purchase price, you're getting a good deal. You gain instant equity before making your first mortgage payment, and the seller can't demand more money based on the higher valuation. You proceed with your original agreement. How the report lands determines what happens next. Most appraisals support contract price, but when one comes in low, you have several paths — each with a different cost to the calendar. | Outcome | Frequency | Timeline impact | | --- | --- | --- | | Appraisal comes in at or above contract price | Most common (~92%) | 0 days; file moves to clear-to-close | | Low appraisal — renegotiate price | Common when low | +3 to 7 days | | Low appraisal — split the difference with seller | Possible | +3 to 7 days | | Low appraisal — reconsideration of value (ROV) | Possible when comps were missed | +1 to 2 weeks | | Low appraisal — buyer covers gap in cash | Possible with appraisal-gap addendum | +1 to 3 days | | Low appraisal — buyer cancels (appraisal contingency) | Possible | Deal ends; earnest money refunded | Related: [how long closing takes](https://www.opendoor.com/articles/how-long-does-closing-take). ## How long after the appraisal until closing? Once the appraisal report is back and the value supports the contract price, most financed purchases close within **1 to 2 weeks**. That window is shaped by three things: any remaining underwriting conditions (income re-verification, asset re-verification, employment call), the lender issuing a clear-to-close, and the federal Closing Disclosure waiting period. The sequence usually goes: lender receives the appraisal (day 0), underwriter clears any remaining conditions (1 to 5 business days), the lender issues a clear-to-close, the Closing Disclosure is sent to the buyer (must be received at least [3 business days before signing](https://www.consumerfinance.gov/owning-a-home/closing-disclosure/) per CFPB rules), the buyer reviews and signs, and the title company funds and records. A typical buyer signs **about 7 to 10 business days** after receiving the at-value appraisal. If the appraisal comes in low, expect another **1 to 2 weeks** while you renegotiate price, file a reconsideration of value, or cover the appraisal gap with cash. A reconsideration of value submitted with strong comparable-sales documentation is the most common path; renegotiation is the second; gap coverage in cash is the fastest if you have the funds available. Each path leaves you somewhere between **3 days and 2 weeks** longer than an at-value appraisal would have produced. For the offer-to-keys big picture, see our dedicated [how long does closing take](https://www.opendoor.com/articles/how-long-does-closing-take) guide and our [home appraisal process](https://www.opendoor.com/articles/home-appraisal-process) article, which is Google's preferred page for \`how is a home appraisal done\` and covers the appraiser's valuation methodology in more depth than this timeline guide. For Opendoor sales specifically, the [closing steps and timeline help page](https://help.opendoor.com/closing-moving/closing-process/after-signing-contract) notes title work typically takes one to two weeks and funds arrive via wire transfer in 1 to 3 business days after closing. ## 3 possible outcomes of a home appraisal (and the timeline impact of each) Once the appraisal report hits the lender's desk, your timeline forks based on the number compared to your contract price. **1. The appraisal comes in at value.** This is the most common outcome and the cleanest path. The lender uses the report to finalize underwriting, issues a clear-to-close, sends the Closing Disclosure, and the [3-business-day federal waiting period](https://www.consumerfinance.gov/owning-a-home/closing-disclosure/) starts. Most files close within **1 to 2 weeks** of an at-value appraisal. **2. The appraisal comes in low.** This is the most disruptive outcome. You have four paths and each has a different timeline cost. **Renegotiate the price down** to the appraised value — adds 3 to 7 days. **Split the difference** with the seller — adds 3 to 7 days. **File a reconsideration of value (ROV)** with the lender if you can document missed or stale comparable sales — adds **1 to 2 weeks** for the appraiser to review and respond ROV success rate and turnaround varies by lender. **Cover the appraisal gap in cash** if you have an appraisal gap addendum or backup funds — adds only a few days. If none of those work and you have an appraisal contingency, you can cancel and recover earnest money. **3. The appraisal comes in high.** Rare but possible — and it's quiet good news. The lender uses the contract price (not the higher appraisal) to size the loan, but the equity cushion above the loan amount means you may be able to drop private mortgage insurance sooner or refinance against the appraised value down the road. Timeline impact: none, the file moves straight to clear-to-close. About **8% of appraisals** come in low historically — meaning the vast majority of buyers don't face the renegotiation scenario at all. ## Home inspection vs. appraisal timeline comparison [Home inspections and appraisals](https://www.opendoor.com/articles/appraisal-vs-home-inspection-whats-the-difference) serve different purposes and follow different schedules, though buyers often mix them up. | Aspect | Home Appraisal | Home Inspection | | Purpose | Determines market value for lender | Identifies condition issues for buyer | | Timeline | 1–2 weeks from order to report | 3–5 days to complete | | Who orders | Lender (required for mortgage) | Buyer (optional but common) | | Visit duration | 30 minutes to 2 hours | 2–4 hours | | Cost | $300–$450, paid by buyer | $300–$500, paid by buyer | | When it happens | After inspection and repairs | Shortly after offer acceptance | The inspection happens first, which allows you to find problems and negotiate fixes before the lender assesses value. This sequence protects you from discovering major issues after you're already committed to the purchase price. Related: [home inspection checklist for buyers](https://www.opendoor.com/articles/home-inspection-checklist-for-buyers). ## Simplify your sale timeline with Opendoor's cash offer Traditional home sales involve waiting for appraisals, worrying about value gaps, and wondering if your buyer's financing will come through. Cash offers eliminate all of that uncertainty. When you [sell to Opendoor](https://www.opendoor.com/articles/sell-your-house-for-fast-cash-with-Opendoor), there's no appraisal contingency that can derail your sale. You get a straightforward cash offer based on current market data, and you choose your closing date — next week or two months from now, whatever works for you. No waiting for appraisers to fit you into their schedule, no anxiety about whether the value will match expectations, and no risk of deals falling through. [Get a free, no-obligation cash offer](https://www.opendoor.com/address-entry) and move forward on your timeline. **Frequently asked questions about appraisal timelines** --- *Originally published at [https://www.opendoor.com/articles/how-long-does-an-appraisal-take](https://www.opendoor.com/articles/how-long-does-an-appraisal-take)*