Buying in Roswell and wondering what really happens during the appraisal? You are not alone. Appraisals can feel mysterious, especially when your loan and closing timeline depend on them. In this guide, you will learn how appraisals work in Georgia, what appraisers look for in Roswell, how results affect your financing, and simple steps to set yourself up for success. Let’s dive in.
What a Georgia appraisal does
An appraisal gives your lender an independent opinion of a home’s market value on a specific date. Lenders rely on this to manage risk and confirm the property supports the loan amount. The lender orders the appraisal, often through an appraisal management company, and you receive the results through your loan team. For most mortgages, a lender-ordered appraisal is required.
Appraisals are performed by Georgia-licensed or certified appraisers who follow the Uniform Standards of Professional Appraisal Practice (USPAP). These standards guide ethics and methods across the industry. You can review buyer-focused basics in the Consumer Financial Protection Bureau’s overview of home appraisals, and see Georgia’s licensing framework through the Georgia Real Estate Appraisers Board and the USPAP standards themselves.
- Learn more: CFPB overview of home appraisals
- Georgia licensing: Georgia Real Estate Appraisers Board
- Appraiser standards: USPAP standards and ethics
Appraiser independence rules prevent anyone connected to the deal from pressuring the appraiser. Your agent can share factual data and recent comparable sales, but the appraiser’s opinion must remain independent.
How the appraisal process works in Roswell
Timeline and key steps
After you complete your loan application and give intent to proceed, your lender orders the appraisal. The appraiser schedules a site visit, measures and inspects the property, researches comparable closed sales, and reconciles the data into a written report. Many residential appraisals are finished about 3 to 10 business days after the inspection, though complex properties or high-activity periods can take longer. Your lender then reviews the appraisal during underwriting before issuing clear-to-close.
Common report formats
Most single-family purchases use the Uniform Residential Appraisal Report, often called Form 1004. Loans backed by FHA and VA use their own forms and include specific property condition checks and minimum property standards.
- Report type: Uniform Residential Appraisal Report (Form 1004)
- FHA property standards: HUD Handbook 4000.1
- VA appraisal guidance: VA Lenders Handbook
What appraisers look for
Comparable sales carry the most weight
For typical Roswell single-family homes, the sales comparison approach is primary. The appraiser identifies recent, similar closed sales that are near the subject property and adjusts for differences like square footage, condition, lot size, and amenities. The best comps are nearby and have closed within the past several months. When ideal comps are not available in the same subdivision, the appraiser branches out and explains the adjustments.
Home features and condition
Appraisers document the property’s size, bed and bath count, layout, and overall condition. They note upgrades and system ages, including roof, HVAC, plumbing, and electrical. Well-executed kitchen and bath updates, quality flooring and finishes, and permitted additions typically support value. Unpermitted work can limit how improvements are counted, so keep permits and invoices handy.
They also consider functional features that matter to buyers: open floor plans, finished basements or bonus rooms, garage capacity, and outdoor living spaces like decks, patios, and screened porches.
Roswell location factors
Roswell’s neighborhoods include historic homes near Canton Street, mid-century properties, and newer subdivisions. Appraisers try to match the character and age of the subject property when selecting comps. Proximity to local amenities and commuting routes often influences demand, including access to GA-400 and Holcomb Bridge Road, and popular parks and trails.
- Explore local amenities: City of Roswell Parks & Recreation
Properties near Vickery Creek or the Chattahoochee River may fall within FEMA flood zones, which can affect marketability and insurance needs. Appraisers note flood risk when relevant, and lenders may require flood insurance.
- Check flood status: FEMA Flood Map Service Center
Lot size, privacy, and mature tree canopy can also influence value in suburban Roswell. Appraisers weigh these features by comparing to similar properties that have recently sold.
How appraisal results affect your loan
If value meets or exceeds your price
If the appraised value is at or above your contract price, your lender typically proceeds with underwriting the loan amount tied to the contract terms. You keep moving toward closing, subject to final loan approval.
If the appraisal comes in low
When the appraised value is below the purchase price, your lender bases the loan on the lower value, which can create a gap. You have several options:
- Bring additional cash to cover the difference.
- Ask the seller to reduce the price to the appraised value.
- Renegotiate other terms, such as closing costs or concessions.
- Request a reconsideration of value by submitting factual errors to the lender, recent closed comps, or documentation of upgrades and permits. Lenders may review and consider updates but are not required to change the value.
- If your contract includes an appraisal contingency and no agreement is reached, you may be able to terminate and recover earnest money per the contract.
FHA and VA considerations
FHA and VA appraisals include property condition checks. For FHA, issues that do not meet HUD standards often must be repaired before closing or the loan cannot be insured. VA loans use Minimum Property Requirements that must be satisfied for the loan to proceed.
- FHA standards: HUD Handbook 4000.1
- VA appraisal requirements: VA Lenders Handbook
Smart prep for appraisal day
Before the inspection
- Gather documentation: permits and invoices for renovations, roof or HVAC replacements, and any permitted additions. Include dates and contractor names.
- Provide access: make sure utilities are on, gates and doors are unlocked, and pets are secured. Ensure the appraiser can access the attic, crawlspace, garage, and mechanical rooms.
- Offer factual comps: if you or your agent have recent closed sales that closely match your home, leave a brief list with addresses and closing dates for the appraiser’s consideration.
- Declutter key areas: clear pathways and make systems easy to view. Appraisers are not grading housekeeping, but clean and accessible spaces help verify condition.
During the inspection
- Be available but not pushy: it is fine to be present by appointment, but avoid discussing value requests. Appraisers must remain independent.
- Point out upgrades: briefly highlight material items, like a new roof, replaced HVAC, or structural repairs, and leave supporting documents on the counter.
After the report
- Check for factual errors: verify bed and bath counts, square footage, lot size, and whether key upgrades were included. Public records can help confirm basics.
- Correct and request review: if you find mistakes or strong closed comps were missed, work with your lender to request a reconsideration of value. Provide verifiable documents and closed sales data.
Helpful local resource for property records:
- Fulton County parcel data: Board of Assessors
Roswell upgrades that often influence value
- Kitchens and baths: modern layouts, quality cabinetry, durable countertops, and updated fixtures tend to carry weight when supported by comparable sales.
- Major systems: newer or warranty-backed HVAC, roof, and windows support marketability. Buyers value the reduced near-term maintenance risk.
- Outdoor living: well-built decks, patios, and screened porches are popular in Georgia’s climate and can compare favorably to similar upgraded homes.
- Permitted finished space: properly permitted additions or finished rooms that increase gross living area are counted in value calculations.
- Efficiency: energy-focused updates, such as insulation or tankless water heaters, can be viewed positively when buyers in the area recognize and pay for those features.
Common pitfalls that can reduce value
- Deferred maintenance: leaks, wood rot, foundation cracks, and damaged roofing reduce marketability and may trigger repair conditions for certain loans.
- Unpermitted work: appraisers may limit value for significant, unpermitted renovations. Permits and final inspections help avoid this.
- Flood risk: if the home is in a high-risk flood zone, required insurance and a smaller buyer pool can affect value. Check FEMA maps early in your process.
Make your Roswell purchase smoother
A clear appraisal game plan can save you time and stress. Know who orders the appraisal, understand the timeline, and prepare documentation that supports the home’s features and condition. If the value comes in low, respond quickly with data and work through your options with your lender and agent.
If you want hands-on guidance from offer to appraisal to close, reach out to Jennifer Henley for boutique, high-touch representation backed by deep local expertise.
FAQs
What is a home appraisal in Georgia and why do I need it?
- An appraisal is an independent opinion of market value that lenders use to confirm the home supports the loan amount and to manage lending risk.
How long do Roswell appraisals usually take from inspection?
- Many reports are completed about 3 to 10 business days after the inspection, with lender review adding time before clear-to-close.
What happens if my Roswell appraisal is lower than my purchase price?
- You can bring extra cash, ask the seller to reduce price, renegotiate terms, request a reconsideration of value, or use your appraisal contingency if included.
Do school zones in Roswell affect appraisals?
- Appraisers consider overall neighborhood demand, and many buyers prioritize certain school zones, which can be reflected through comparable sales.
How do flood zones near Vickery Creek or the Chattahoochee impact value?
- Flood risk and required insurance can affect marketability and value, and appraisers note flood zone status when it is relevant to the property.
Can I attend the appraisal inspection as a buyer in Georgia?
- Buyers may attend by arrangement, but should avoid influencing the appraiser; independence rules prohibit pressure about value.
What documents should I share with the appraiser in Roswell?
- Provide permits and invoices for renovations, dates of major system replacements, a recent survey if available, and a short list of nearby closed comps.
