Who orders the appraisal?
Who Really Orders the Appraisal? The Truth Every Georgetown Home Seller Needs to Know — and Why It Changes Your Sale
Quick Answer: Who orders the appraisal?
The lender usually orders the appraisal when a buyer needs a mortgage. Sellers can order a pre-listing appraisal to set price and remove risk. Buyers can also order independent appraisals. All three parties — lender, buyer, seller — can trigger an appraisal, but in most financed sales the lender drives the process.
Why this matters to Georgetown home sellers
If you’re selling in Georgetown, ON, one appraisal decision can make or break your closing timeline. Georgetown is a commuter hub with strong buyer demand from Toronto-area buyers. Lender appraisals often focus on comparables in Halton Hills and nearby neighbourhoods, plus neighbourhood drivers like proximity to the GO station, lot size, and the Credit River. If you don’t control appraisal timing and data, your sale can slow or face a low valuation.
Two appraisal paths. Pick one and control your sale.
- Lender-ordered appraisal: Initiated by the buyer’s lender as a condition of mortgage financing. You don’t control the ordering or the inspector selection. The appraiser is paid by or through the lender.
- Pre-listing (seller-ordered) appraisal: You hire an accredited appraiser before listing. You control timing, get a valuation to justify price, and reduce buyer financing risk.
Choose pre-listing when you want certainty and fewer surprises. Don’t wait for the buyer’s lender to tell you the price of your house.
How an appraisal actually gets ordered (step-by-step)
- Buyer and lender agree on a purchase price and mortgage condition. The lender requests an appraisal to confirm value.
- The lender uses an appraisal management company (AMC) or orders directly from a licensed appraiser in Ontario.
- Appraiser schedules an inspection, evaluates comparables, and prepares a report.
- Report is delivered to the lender. If value supports the loan, financing proceeds. If not, the buyer may renegotiate or walk.
For seller-ordered appraisals: you contact a licensed appraiser (look for AACI or CRA designations from the Appraisal Institute of Canada), schedule the inspection, receive the report, and use it for pricing and marketing.
Who pays for the appraisal?
- Lender-ordered appraisal: Paid by the buyer (often collected in lender fees) or through the lender’s network. The buyer typically bears the cost.
- Seller-ordered appraisal: Paid by the seller. Think of it as an investment to reduce financing risk and speed the sale.
Typical cost in Georgetown: residential appraisal costs often run between $350–$700 depending on property size and complexity. Larger or specialty properties cost more.
Appraisal vs Home Inspection — know the difference
- Appraisal = market value. Ordered by lender/buyer/seller. Focus: comparable sales, market data, neighbourhood factors.
- Home inspection = condition report. Ordered by buyer. Focus: structure, systems, safety, maintenance items.
Both matter. Appraisal settles value. Inspection highlights repairs. For sellers, a pre-listing inspection plus a pre-listing appraisal is a powerful combo.
Local factors that affect appraised value in Georgetown, ON
- Proximity to Georgetown GO Station: commuter access to Toronto increases buyer pool and value.
- Neighbourhood demand: downtown Georgetown, Old Georgetown, and newer subdivisions differ in buyer appeal.
- Lot size and mature trees: larger lots and mature landscaping add value here.
- Credit River, conservation zones, and floodplain restrictions: can limit development potential and affect value.
- Recent comparable sales (CMAs): appraisers lean heavily on recent sales within the Halton Hills area and nearby Milton or Acton listings.
- Renovation quality vs. cost recovery: cosmetic updates help staging; structural upgrades (kitchen, baths) often deliver the best payback.
If your property is near a conservation area or on an irregular lot, an appraiser will note that and adjust comparables.
How sellers in Georgetown use pre-listing appraisals to win
- Set a price that sells fast. A realistic, appraisal-backed price avoids low appraisal surprises.
- Shorten conditional periods. Buyers and lenders see a professional valuation and trust the price.
- Improve negotiation position. When a buyer’s lender orders an appraisal, sellers with a pre-listing appraisal can supply the report to speed acceptance.
- Target the right buyer. An appraisal highlights features that add value in Georgetown (commute times, lot depth, mature neighbourhood character).
How to order a pre-listing appraisal in Georgetown — practical steps
- Ask your agent for accredited local appraisers. Choose someone experienced in Halton Hills sales.
- Request references and sample reports. Look for AACI or CRA credentials.
- Book the appraisal 2–3 weeks before listing. Appraisal reports usually take 3–7 business days after inspection.
- Combine with a pre-listing home inspection. Fix small issues that could reduce value or scare buyers.
- Use the report to craft your MLS remarks and justify price to buyers and their agents.
What to do if a lender’s appraisal comes in low
- Present your pre-listing appraisal and recent CMAs to the lender or buyer.
- Negotiate price with the buyer. Consider a partial seller credit to close the gap.
- Obtain a review or second appraisal if there’s clear evidence the appraisal missed key comparables.
- If value can’t be negotiated, be ready to re-list and adjust strategy.
In Georgetown’s tight segments, a low appraisal is often about missed comparables — not market demand. That’s why local expertise matters.
Choosing the right appraiser
- Local experience: appraiser should know Halton Hills and neighbouring markets.
- Credentials: AACI, CRA, or membership in the Appraisal Institute of Canada.
- Clear, professional report: look for transparent comparables and the appraiser’s reasoning.
- Communication: you need someone who explains adjustments and local nuances.
Your real estate agent should recommend appraisers who work well with the local lenders and understand Georgetown specifics.
Quick checklist for Georgetown sellers before listing
- Order a pre-listing appraisal (optional but powerful).
- Order a pre-listing home inspection and address small fixes.
- Gather permits and documentation for major renovations.
- Compile recent local comps and school/city amenity information.
- Highlight proximity to GO station and major commuting routes in marketing.
Why hiring an expert matters
When you list a home in Georgetown, you’re competing with buyers who often finance through Toronto-based lenders and AMCs. A local, pre-listing appraisal minimizes surprises, shortens conditional periods, and gives you leverage. Tony Sousa specializes in bringing appraisers, inspectors, and agents together to create clear pricing and faster closings in Georgetown.
Contact Tony Sousa at tony@sousasells.ca or 416-477-2620 for a pre-listing appraisal recommendation and a tailored selling plan for Georgetown, ON.
FAQ — Common questions Georgetown home sellers ask about inspections and appraisals
Q: Who orders the appraisal in a typical sale?
A: The buyer’s lender usually orders it to protect their loan. Sellers can order a pre-listing appraisal. Buyers can also arrange independent appraisals.
Q: Should I pay for a pre-listing appraisal?
A: If you want pricing certainty and fewer finance-related delays, yes. It’s an expense that can save time and fallout risk.
Q: How long does an appraisal take in Georgetown?
A: Inspection often happens within 3–7 business days after ordering. The full report usually arrives within 3–7 business days after inspection, faster if ordered locally.
Q: How much does an appraisal cost locally?
A: Expect roughly $350–$700 for a standard single-family home. Unique or large properties cost more.
Q: What’s the difference between an appraisal and a home inspection?
A: Appraisal = market value. Inspection = condition and safety. Both are useful for sellers.
Q: What if the appraiser uses comparables outside Georgetown?
A: Appraisers use the best available comparables. If Georgetown lacks direct comps, they’ll expand to nearby neighbourhoods like Milton, Acton, or north Burlington and explain adjustments in the report.
Q: Can an appraisal be challenged?
A: Yes. Provide additional comps, a pre-listing appraisal, or request a review. Lenders have processes for reconsideration.
Q: Do appraisers consider upgrades and renovations?
A: Yes. Appraisers adjust for quality and cost recovery. Bring permits, receipts, and contractor contacts to show value.
Q: Are appraisers regulated in Ontario?
A: Yes. Look for appraisers with Appraisal Institute of Canada credentials (AACI, CRA) and professional membership.
Q: How do I pick an appraiser for a pre-listing appraisal?
A: Use your agent’s local recommendations. Verify credentials, request sample reports, and confirm local Halton Hills experience.
Need help ordering a pre-listing appraisal or choosing an inspector in Georgetown? Contact Tony Sousa — tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
Sell faster. Price correctly. Reduce surprises. That’s how deals close in Georgetown.
