The difference between a home inspector and an appraiser is the same as the difference between an auto mechanic and a doctor. Both are diagnosticians, but different environments. To date banks and lending institutions have used appraisers to estimate the value of a home using comps (comparable sales within a period of time as close to said property as possible). They measure room sizes, square footage of the property and on the interior examine the home for visible leaks, missing items such as a range, and come up with a fair market value to base a loan on.

The problem being an appraiser is not a home inspector. They are not exploring for poor drainage, missing concrete slab under a shed in the rear yard, whether the water heater has passed its life expectancy. Ask an appraiser the last time he tested the PRV (Pressure Relief Valve) on a water heater to determine whether it leaks, functions properly and drains correctly. I bet the answer is NEVER.

Thus to sum up the difference in short terms, an appraiser estimates value and a home inspector examines all systems and structure for operation and functionality. Lastly, an appraiser is not Certified by the State as a home inspector MUST be. An inspector must attend classes and pass the Certification Test given by the State. He MUST attend classes or related conventions for Continuing Education to Re-Certify every 2 years.

I understand through an acquaintance that appraisers are no longer allowed to do a home inspection for these companies because of possible litigation and taking on the responsibility we home inspectors do. I am also not aware if they carry Errors and Omissions Insurance, which a home inspector MUST do. I imagine they have Liability insurance and that is where the problem lies. They determine the value on a property and are NOT trained to spot the deficiences and conditions the way a home inspector is.

Ask your lender or bank if the appraiser ran the washer, dryer, dishwasher and tested the thermostat on the water heater. Chances are they did not. So the difference between a home inspector and an appraiser is as different as night and day. I have been doing home inspections in the Las Vegas Valley for over 12 years and have built and purchased many homes here since 1992 and I can tell you I would not rely on an appraisers report on a home I want to purchase. Again this is a case of value versus examination. I am Ed Albrecht, Owner, Sherlock Home inspections, Inc. I may be reached for comments, and or Free Estimates on an inspection at 702-683-8882. This is a lesson well intended to educate the public about a misconception.