Short answerA home inspection is a detailed look at the house's systems by a state licensed home inspector, hired by the buyer. An appraisal is a licensed appraiser's opinion of value for the lender, with condition checks on FHA, VA, and USDA loans. A condition walk is a REALTOR® and contractor evaluation, not an inspection or an appraisal.
| Home inspection | Appraisal | Condition walk or Before You Offer review | |
|---|---|---|---|
| Who does it | Indiana licensed home inspector | Licensed or certified appraiser | John Long, REALTOR® and contractor |
| Who it works for | Usually the buyer | The lender | The seller or buyer asking for it |
| Main question | What condition are the systems in? | What is the house worth, and does it meet the loan's property standards? | What are inspectors and appraisers likely to flag, and what might it cost? |
| How deep | Visual, system by system, with a written report | Value analysis plus a condition check on government loans | Walk through or listing review with planning ranges |
| Replaces the others? | No | No | No |
Why does it matter which is which?
Each one answers a different question. A clean appraisal does not mean the furnace is fine. A clean inspection does not mean the house will appraise at the contract price. A condition walk helps you prepare for both, but it is not a substitute for either.
If you are selling
Use a condition walk to get ready before you list, so the buyer's inspection and the appraisal hold fewer surprises. How the condition walk works.
If you are buying
Always get a professional home inspection during your inspection period, even on newer houses. Use a Before You Offer review to decide whether and how to offer. How the Before You Offer review works.
Frequently asked questions
Are home inspectors licensed in Indiana?
Yes. Indiana licenses home inspectors through the Home Inspectors Licensing Board under IC 25 20.2, and its rules set minimum standards of practice.
Does the appraiser check the furnace and roof?
On FHA, VA, and USDA loans the appraiser checks whether the house meets minimum property standards, which includes basic safety and function. It is not a detailed inspection.
Is your condition walk an inspection?
No. It is a REALTOR® and contractor evaluation. It does not replace a home inspection.
Keep reading
Want to know what a buyer's inspector may find before they do?
Book a free pre listing condition walk. I walk the house with you, point out what inspectors and FHA, VA, and USDA appraisers tend to flag, and give you planning ranges so you can decide what to fix, credit, price in, or disclose.
Book a condition walkOr call or text (812) 525-5489, or email john@yourpropertynegotiator.com.
The condition walk is a REALTOR® and contractor evaluation, not a home inspection, and it does not replace one. If you have already signed a listing agreement with another agent, please take these questions to your agent.
Looking at a house and not sure what you are getting into?
Ask for a free Before You Offer review. Send me the listing. I look over the photos, the seller's disclosure, and recent sales, then flag likely condition issues and planning cost ranges before you write an offer.
Request a Before You Offer reviewOr call or text (812) 525-5489, or email john@yourpropertynegotiator.com.
The Before You Offer review is a REALTOR® and contractor review of the listing, not a home inspection. It is for buyers who are not already working with an agent. If you have an agent, please bring these questions to your agent.
Sources
Written by John Long, REALTOR®, 1 Percent Lists Indiana Real Estate. Working contractor who has priced hundreds of home inspection repair requests. Former labor relations negotiator for a major manufacturer and U.S. Coast Guard veteran.
John Long, REALTOR® · 1 Percent Lists Indiana Real Estate · (812) 525-5489 · yourpropertynegotiator.com
This page is general information, not a substitute for a professional home inspection, and not legal, tax, insurance, or lending advice. Ask a real estate attorney about contracts and disclosure, a CPA about taxes, your lender about loan rules, and a licensed inspector or tradesperson about your house. Nothing here guarantees a sale price, net proceeds, repair cost, payment, timeline, appraisal, inspection result, or loan approval. Cost figures are planning estimates, not bids. I own Wardmark Property Operations LLC, a contracting company. You are always free to use any contractor you choose.