When a licensed appraiser arrives at your home, the inspection typically takes between 30 and 60 minutes depending on the size and complexity of the property. The goal is straightforward: gather enough factual data about the home to support a credible, defensible opinion of market value.

The appraiser will walk every room of the interior, noting the number of bedrooms and bathrooms, the condition of finishes, any updates or renovations, and anything that might affect value positively or negatively. They'll measure the gross living area, inspect the basement and attic if accessible, and photograph key features throughout.

Outside, the appraiser examines the lot size, condition of the exterior, garage, driveway, and any outbuildings. They're also noting the neighborhood — proximity to busy roads, commercial uses, or other factors that influence what buyers will pay.

After the inspection, the real work begins. The appraiser researches comparable sales — homes similar to yours that have sold recently in your area — and makes adjustments for differences in size, condition, location, and features. The final report reflects the most probable price a knowledgeable buyer would pay in today's market.

One thing homeowners often ask: should I clean or stage the home before the appraiser arrives? A tidy home makes a good impression, but appraisers are trained to look past surface presentation and focus on condition. What matters most is that all areas are accessible and that any recent improvements are visible and documented.

Every few years, Ohio counties reassess residential properties to update their taxable values. If your county auditor's assessed value is higher than what your home would actually sell for in the current market, you may be paying more in property taxes than you should.

In Hamilton County, property owners can file a complaint with the Board of Revision between January 1 and March 31 of the year following a reappraisal or triennial update. Missing this window means waiting until the next cycle — so timing matters.

The most effective evidence you can bring to a Board of Revision hearing is a certified appraisal from a licensed Ohio appraiser. Unlike a Zillow estimate or a real estate agent's opinion of value, a USPAP-compliant appraisal is a formal, defensible document that the Board is required to consider seriously.

The appraisal needs to reflect the value of your property as of January 1 of the tax year in question — not today's value. This is called a retrospective appraisal, and it requires an appraiser who understands how to research and document market conditions from a specific point in the past.

It's also worth knowing what an appraiser does not do in this context. Apprsls prepares the appraisal report and can attend a hearing to defend it — but we do not file the complaint on your behalf, provide legal representation, or act as your advocate before the Board. For legal guidance, consult a property tax attorney.

Both an appraisal and a home inspection involve a professional visiting your property and producing a written report. That's roughly where the similarities end.

A home inspection is a physical examination of the property's systems and components — the roof, foundation, HVAC, plumbing, electrical, and so on. The inspector's job is to identify defects, safety issues, and items in need of repair. The report is primarily for the buyer's benefit, helping them understand what they're getting into before closing.

An appraisal is an opinion of market value. The appraiser does note the overall condition of the property, and significant defects can affect value, but the appraiser is not performing a systems inspection. They're asking a different question: given this home's characteristics and what similar homes have sold for, what is it worth?

For mortgage transactions, lenders require an appraisal — not an inspection — to confirm that the property is adequate collateral for the loan. For private purposes like divorce, estate settlement, or tax appeals, an appraisal is the appropriate tool because the question is always about value, not condition.

If you're ordering an appraisal for a non-lending purpose and you have concerns about the physical condition of the property, a home inspection can be a useful complement. The inspection documents what's wrong; the appraisal tells you what the market thinks it's worth in that condition.