Why do appraisers take interior photos? What do they do with the photos? Are they required? An upset home owner recently grilled me on this issue after talking with his spouse about me taking photos at the property. Of course I asked to snap images of each room during the inspection, I was given permission, and I was nothing but professional, but it still ended up being an issue that had to be smoothed out with some explanation. Thus I figured it would be helpful to explain why appraisers take photos, and include some tips for agents, owners, and appraisers too. I hope this is helpful. Anything you’d add?
Four Reasons Why Appraisers Take Photos:
- Client Requirement: The truth is some clients require interior photos. In fact, lender clients usually require at least one photo of EVERY single room. It’s not uncommon for some lender clients to even require photos of smoke detectors, water heaters, and carbon monoxide detectors. I once had a lender client that wanted photos of all ceilings (I’m guessing they wanted to be sure there were no stains or spots because they probably had some bad experiences in the past). On the other side of the coin, interior photos might not be required at all by a client for a private appraisal (though the appraiser might need them. See #2, #3, and #4).
- Remember the House: When an appraiser takes photos, it’s helpful to have these photos when going back to the office. The photos can of course help the appraiser when choosing comps and making adjustments, but they can also help the appraiser remember what the house was like. For instance, there have been times when I labeled the bathroom floor as vinyl during my inspection, but the photos clearly showed the floor was tile. Or maybe my sketch showed only four bedrooms, but there were actually five based on my photos. Everyone makes mistakes, and that includes appraisers. Thus at times the photos can serve as a back-up to the appraiser’s memory.
- Documentation: If an appraiser is called into court to take the stand to talk about the condition of a property at the time of the inspection, photos can be a tremendous tool to assist the appraiser’s description. In fact, a few months ago some of my photos were shared in court while I talked through the house with the judge and jury.
- Reporting: Appraisers use photos in appraisal reports to help tell the story of the house to the client. Photos can highlight condition, layout, quality, recent updates, etc…, so they are an important part of the appraisal process. As they say, a picture can be worth a thousand words, so an appraiser can help a client see the house by including a dozen or so photos of the house in the report.
Realtor Tips:
- Let your client know the appraiser will be taking photos.
- Be sure the appraiser is going to have access to each room (including the garage), and that your client knows each room will be photographed.
Owner Tips:
If you are doing a refinance, expect the appraiser to take photos. If you do not want interior photos because you feel it is an invasion of privacy, be sure to tell the lender before the appraiser comes so you are sure the lender will do the loan without interior photos. In today’s strict lending environment, I’m guessing the lender is going to require interior photos no matter what. If you’ve hired an appraiser for a private assignment, and you feel uncomfortable about interior photos, the appraiser might be okay with not taking photos (just ask).- If you feel concerned about photos, talk with the appraiser before the inspection begins. The appraiser will likely let you know why photos are taken and how they will be used. While I don’t advocate hovering over the appraiser during the inspection, if you do feel really concerned, you can walk behind the appraiser to keep an eye on how photos are taken. It’s your house.
- Appraisers are bound to client confidentiality, so appraisal reports with photos are not made public or posted online by the appraiser.
- If you have personal property you do not want photographed, you may want to conceal or remove whatever that is before the inspection (if possible).
- Expect the appraiser is going to want to see every room, and if an appraiser is not allowed to inspect and photograph certain rooms, a lender client may want the appraiser to do a second inspection at some point to take photos (this will cost you more money unfortunately).
- If you are concerned about sensitive clothing articles being photographed, just make sure there are no sensitive items within view. Appraisers should not be opening dresser drawers.
Appraiser Tips:
- Ask before you take photos. I tend to say, “I’ll need to take at least one photo of each room. Is that okay?” This way I have permission. I know this is basic, but after a concerned owner questioned me recently about photos, I am definitely in tune with how important it is to ask this question.
- Be careful to not have any people or photos of people in the photos where possible. This is often what owners and tenants are most concerned about. Obviously lenders want photos, but if something looks too personal for a non-lender assignment, I simply take good notes and don’t photograph that room. I once inspected a house where the owners had poster-sized risqué photos of themselves. That’s fine if that’s what works for them, but I definitely made sure my camera didn’t snap any of those poses.
- Be cautious about including guns, art work, or safes in photos as owners can be sensitive about those items.
- Be careful about photos in a home office as it can be easy to include private information.
I hope this was helpful. Thank you for reading.
Investor Interview: By the way, I had an hour-long conversation recently with an investor named Janice Bell. She does a weekly interview, and I was her target a few weeks back. You can listen in the background below (or watch here).
Questions: Any thoughts? Did I miss anything? I’d love to hear your take as an owner, agent, appraiser, or tenant.
If you liked this post, subscribe by email (or RSS). Thanks for being here.
Ryan,
Good post. I tell borrowers that I need the interior photos for readers of the report who have never been to California to give them a sense of the house. I also shoot bedroom photos to corner ceilings and show as little detail in bedrooms possible.
What to do when there are guns and ammo everywhere though….
Thanks, Joe. Great choice in words. I like that statement because it highlights how the end-user of the report is making a decision about the property and really needs the appraiser to be the “eyes” to show and describe what is there (and what it is worth).
Two words – stripper pole. I once had to share multiple images of the 2nd floor master bedroom because the underwriter thought it was another way to access the main floor. Like a firefighter.
Oh, that is funny. I have seen stripper poles too. Lots of people use them for exercise and whatever else. That must have been a large bathroom. It would have been great if the pole really did have access to the garage downstairs (like a Bat Cave maybe). We as appraisers see lots of interesting things and some very personal items too, so I can understand owners being worried about photos. Yet another reason to be courteous and show respect.
A fellow appraiser called me to discuss photo requirements just this morning. First time in 20+ years as an appraiser he has been asked for interior garage photos. And they want multiple photos of all the rooms, not just one of each room. He was upset because of course it was in the fine print of the instruction and now he need to make a second trip.
I guess the old saying rings true “a picture is worth a thousand words”.
Thanks Mike. I’m glad you brought that up. Consumers ought to know appraisers sometimes are taking so many photos because that is what lenders are requiring. I wonder what they are expecting to see with multiple photos of a bedroom. I’m curious if they are looking for a closet, window, and door?
Great post and helpful tips! Appraisers become pros of taking pics of rooms with larger mirrors, such as bathrooms, without getting his/herself in the pic. 🙂 It can sometimes be a challenge.
Thanks Shannon. So true on getting good at taking photos. 🙂
I recently had a client call me about a private estate appraisal that was done by one of my appraisers. He said, “I am calling to complain.” I thought he was about to tell me he did not like the value. He said, “The report looks thorough, but the photos don’t show the house in a good light and I’m upset.” I explained that the photos are for documentation and are not professional photos to market your home. I explained that the photos are more of proof of what we saw and when. He asked that I come back out and retake the photos. When I went back to the house to take new photos, we talked for a while and he finally realized that the photos in the report did exactly what they needed to do. He asked me, “What does this photo do?” I explained, “This photo shows the side of your home, it shows that the landscape is cut back, it shows that there is an air conditioner, etc…” We talked for a while and he was happy. 🙂
Wow, Gary. that’s wild. It’s nice of you to have smoothed things over with the owner to try to explain what you are doing and why you are doing it. Yes, the photos are not for marketing, and that is a very important point. I appreciate you sharing the story.
This is a great example of why we write our blogs. Educating and informing homeowners as to why we do what we do can go a long way in helping them to understand.
Thank you, Tom. I hope home owners who are upset will understand a bit more where appraisers are coming from. I know you wrote a post about interior photos a while back too, and I appreciate your take too. Additionally, I hope real estate agents and loan officers can communicate effectively with home owners so they know what to expect. I think you’re smart to let the owner know you are going to be taking photos. This will help occupants plan for the inspection better too.
Great post Ryan. I have seen some recent concern over the pictures that appraisers take but, as you say, we are only following the directions of our clients for mortgage lending appraisals. Whenever setting up the appointment I try to remember to let the homeowner know that I will need to take pictures so that they will know what to expect.
It makes sense to me Ryan. I’m surprised you get as much pushback from homeowners on this. Thanks for the info and tips!
DeeDee
Thanks DeeDee. I’d say the vast majority of owners don’t say anything negative thankfully. It’s just good to know why photos are taken and how they will be used. I had an agent use this post on the day it came out to help his client (the owner) understand that I would be taking photos of the house. In this case the owner was very private, so knowing in advance about photos was a good thing.
My last appraiser took pictures of prescriptions drugs on the counter and looked at our utilities bills. The underwriter told me she was concerned as the drugs and utility bills were not under my name and that it was not my secondary home. Do you typical take pictures like this? It felt like an invasion on my privacy. I thought their job was to document the state of the house and access its value not to snoop and look at private info. Im just wondering if he was out of place.
Yikes Trent. This is not normal. I would be really concerned if someone did that in my house. In my opinion appraisers should never be taking photos like this. If an appraiser has doubts about whether the property is owner occupied or not, then it’s prudent for the appraiser to put the burden of proof on the lender rather than taking photos for “evidence” so to speak. Appraisers do have to state whether the property is owner occupied, tenant occupied, or vacant, but taking photos of prescription meds is not a legitimate method for verifying this in my mind. How do you know the appraiser took the photos? Was this for a loan? Loan modification? And you are sure it was the appraiser?
Been appraising since 1983 and report requirements have now extended to include interior photos of the Subject property, things mentioned seem excessive. I personally share with the borrower any discernible family photos, gun safes, ‘garage toys’ etc will be redacted/blurred with their privacy considered. Have NEVER intentionally photographed items as you have shared and would consider it invasive. NOW if the lender specifically sought some form of confirmation [utility bill] I would discuss with underwriter prior to the visit and share their request with the borrower upon initial telephone contact. My job is to perform an independent site visit, record condition/amenities and submit an unbias opinion of reasonable value, not check to make sure you’re not ‘dipping into Mom’s meds’. 100% out of place with meds and photographing a utility bill seems to be a stretch as well. Think this would justify additional discussion with the lender and possibly local state appraisal board – regards
I have a custom built home (by a noted architect in the area) who used gorgeous wood and lots of glass, very high ceilings, and imaginative lofts, etc. Aesthetically, it is very beautiful. I fear the appraiser will only look at the square footage, age, neighborhood, etc. and not at the aesthetic appeal of the home. Does this count for anything?
Hi Karen. I hear your concern. Value isn’t just about size and bed / bath count. We have to think beyond these things to see the bigger picture. When a home is custom there is a different layer of value to consider. It would be a mistake to blindly compare a custom home to three tract homes. Of course if the market doesn’t pay any difference, then so be it, but the appraiser needs to research to make that determination. Through the course of research the appraiser can find custom homes that help paint a picture of value. If we see a price premium, then that’s great for you.
In short, things like ceiling height and lofts and such can definitely mean something for value. I find buyers are often going to pay more based on condition, quality of construction, and upgrades. To be fair a custom home with an odd layout is probably not a premium at all. I say this because the word “custom” doesn’t automatically yield more value. What is there matters.
If you are selling your home, here is an appraiser “info sheet” that might be useful for the listing agent to share with the appraiser. I mention this because all the unique aspects of your home can be listed on this sheet. And in an ideal world the agent can maybe include some data or sales used to price the property too. https://sacramentoappraisalblog.com/2014/10/09/a-cheat-sheet-for-agents-of-information-to-provide-to-the-appraiser/
If you are doing a refinance, I have an info sheet for a refinance too. https://sacramentoappraisalblog.com/2014/11/18/a-cheat-sheet-of-information-to-provide-to-the-appraiser-during-a-refinance/
I hope things go well.
My mom just had our appraiser snap photos of the room that I was sleeping in, with my newborn. I was not wearing very much clothing and so upset with my mom that she let the appraiser come into the room in the first place, without waking me up. I called the appraiser and he said he did not take photos of me or my baby in them and I know you mentioned that they are bound by confidentiality, but how can I be certain? I feel so violated and made that clear to the appraiser.
I’m so sorry to hear about this situation. Hopefully your mom was around when letting him in the room. I think that way you can be more confident that no photos were taken. Obviously you would know for certain if a photo was used in an appraisal report. But keep in mind that lenders do not allow appraisers to use photos with pictures of humans in them. Thus if the appraiser saw you in the room, that is unfortunate for your privacy, but I would think it would be unlikely that an appraiser would actually take a photo because that photo 100% could not be used in a report.
It is an intrusion of one’s privacy. I’m aware of the photographic images being used by others to gain entry to the home. Is there some way for the homeowner to protect his or her interests? For example, are there any provisions that require the lender or appraiser to keep the images private or to use them only for valuation purposes. Is this part of the appraisers’ ethical standards?
Hi DG. It’s part of the job to take photos. I think lenders want to see properties to be sure it is what the appraiser says it is as this helps protect against fraud. But it’s also helpful on a practical note for the appraiser to remember the property when getting back to the office. Moreover, it can protect the appraiser too in case someone states something was at the property that truly wasn’t (as proved by photos).
I get it though regarding privacy and I suppose if privacy is a huge concern then maybe it’s important for some to have some sort of non-disclosure agreement drawn up like we might see with celebrities.
In my mind there is probably space for standards within the profession as to the use of digital photos, though I don’t hear a ton of negative feedback either, so I’m not sure if this is a huge issue to most people (not minimizing the importance to you).
Keep me posted with any questions.
Hi,
My landlord (who is extremely nosey and lives below me), said she will be present while the appraiser takes photos of inside my place for refinancing purposes. Does she have to be or can I ask that only the appraiser come in to take images?
Hi Nicole. The appraiser doesn’t need the landlord or anyone present to do his/her job. I get where you are coming from. I think the real issue here is whether the landlord has a right to legally be present or not. It’s not really an appraisal issue in my mind. Best wishes.
Thank you so much Ryan. I wrote her an email stating that I don’t feel it’s necessary for her to be present while the appraiser takes images. There has been no new renovations to the interior of my unit since I moved in four months ago and she has ample photos of my place also. Does she have a legal right to be there?
Hi Nicole. That’s really a legal question instead of a value question, so unfortunately I’m not qualified to answer that question. I would maybe Google something like, “Can a landlord in ______ (your state) inspect the property?”