Buying a home in Hurricane comes with a lot of moving parts, and two of the most confusing are the appraisal and the home inspection. If you are wondering which one protects your loan and which one protects your home, you are not alone. With the right plan, you can use both to make a confident decision and keep your purchase on track.
In this guide, you’ll learn what each process does, how they fit into a typical Putnam County timeline, what issues they tend to uncover locally, and how results can shape financing and negotiations. Let’s dive in.
Appraisal vs inspection at a glance
Appraisal
- Purpose: A state-licensed appraiser provides an opinion of market value as of a specific date. This protects the lender and helps confirm price. For FHA or VA loans, the appraiser also checks minimum property standards and basic safety items.
- Who orders/pays: Your lender orders it after loan application. You usually pay the fee as part of closing costs.
- Scope: Appraisers follow valuation standards and lender rules. They focus on comparable sales, market trends, and any obvious condition issues that affect value or habitability.
Home inspection
- Purpose: A licensed or credentialed inspector evaluates the home’s visible systems and safety conditions to protect you, the buyer. It is a noninvasive assessment, not a code compliance check.
- Who orders/pays: You choose and hire the inspector. You can add specialty tests like radon, septic, well water, pest, or a structural engineer if needed.
- Scope: Inspectors follow standards of practice. They do not open walls or inspect inaccessible areas. They report defects, safety hazards, and deferred maintenance.
Where these fit in a Hurricane contract
Typical timeline
- Contract accepted, then your inspection period starts. In Putnam County, inspection contingencies are often 5 to 10 business days.
- Your lender orders the appraisal soon after you apply. Appraisals often arrive 3 to 10 business days after they are ordered, though busy seasons can take longer.
- Many local closings land around 30 to 45 days from contract, depending on lender, title, and seller readiness.
Scheduling tips that save time
- Book your inspection immediately after contract ratification to protect your contingency window. In Hurricane, inspectors are usually available within 1 to 7 days.
- Most inspectors deliver written reports within 24 to 72 hours after the visit. Plan time to review, ask questions, and request estimates if needed.
- Confirm appraisal and financing deadlines with your lender early. Make sure your contract dates for inspection and appraisal do not conflict.
What each uncovers in Putnam County homes
Appraisal focus and common findings
- Value derives from recent comparable sales. Appraisers adjust for features like finished basements, garage space, and lot size.
- Obvious defects can reduce value or trigger lender-required repairs. This is more likely with FHA or VA loans when safety and habitability are involved.
- Local factors that can influence value include flood risk if a property sits in a mapped floodplain and recent regional sales trends.
Inspection focus and common issues
- General inspections typically review roof, exterior, foundation, attic and insulation, electrical, plumbing, HVAC, windows and doors, interior surfaces, and safety items.
- Frequent local findings include roof wear from freeze-thaw cycles, moisture in basements or crawlspaces, older electrical panels or grounding, aging HVAC, and septic or well considerations in rural areas.
- Radon levels may be elevated in some homes, so a separate radon test is recommended.
Specialty inspections to consider
- Septic inspection and well-water test for homes not on municipal systems.
- Radon test, pest or termite inspection, and chimney evaluation as needed.
- Structural engineer review if there are signs of movement or major foundation concerns.
- Flood checks using FEMA maps or elevation data if a property is near waterways.
How results affect financing and negotiations
Using inspection results
- Your inspection report is a negotiation tool. You can request repairs, ask for a price reduction, or seek a credit at closing.
- Focus on safety and major system issues first. Cosmetic items often become credit requests rather than pre-closing work.
- Get contractor estimates for significant repairs before you finalize requests.
- If issues are too costly or risky, you can cancel under your inspection contingency within contract deadlines.
When the appraisal comes in low
- If value matches or exceeds the price, you move forward. If value is short, common options include bringing extra cash, renegotiating the price, or splitting the difference.
- You can ask your lender about a reconsideration of value with additional comparable sales, but changes are not guaranteed.
- If your contract allows, you can cancel based on an appraisal contingency.
FHA and VA considerations
- FHA and VA appraisals include basic habitability and safety checks. Repairs flagged by the appraiser must be completed and signed off before closing.
- Expect timing for any required reinspection by the appraiser once repairs are done.
When findings conflict
- An inspector may identify problems that do not change market value, while an appraiser could miss issues outside their scope. For serious safety items, both may flag concerns, especially on FHA or VA loans.
- Share relevant inspection findings with your agent and lender if they could affect financing or closing conditions.
Step-by-step checklist for Hurricane buyers
Before or right after your offer
- Set clear inspection and appraisal contingency dates that match your lender’s timeline.
- Request seller disclosures, prior inspection reports, septic or well records, any permits, and past insurance or flood claim information.
Scheduling inspections and tests
- Hire a general home inspector right away and ask for sample reports and references. Consider radon, septic, well-water, pest, or structural reviews if needed.
- If the property is near waterways, review FEMA flood maps and consider elevation data to understand insurance implications.
Working with your lender
- Inform your lender of known issues like additions without permits or floodplain location so the appraiser has a complete picture.
- Ask about appraisal program differences if you are using FHA or VA financing.
Negotiation best practices
- Gather at least one estimate for major repairs before making formal requests.
- Prioritize safety and lender-required items. Consider credits at closing for less urgent or cosmetic items.
- Act fast if the appraisal is low. Appraisal deadlines are often tight.
Vetting your pros
- Inspectors: confirm credentials and insurance. Membership in ASHI or InterNACHI is a plus. Ask to attend the inspection and request a photo-rich report with prioritized findings.
- Appraisers: licenses are verified by the West Virginia appraiser board. Experience in Putnam County is important. Direct contact is limited, so coordinate through your lender.
Estimated costs
- General home inspection: several hundred dollars, based on size and age.
- Appraisal: several hundred dollars, depending on property type and loan program.
Local records to check
- Putnam County property records or assessor for ownership and permits.
- West Virginia appraiser licensing board for credential checks.
- FEMA Flood Map Service Center for floodplain status.
Real-world scenarios
Scenario A: Major roof leaks found
- Options: ask for seller repairs before closing, request a credit or price drop, or plan a replacement later. Severe roof issues may trigger lender-required repairs, especially on FHA or VA loans.
Scenario B: Appraisal below contract price
- Options: bring extra cash, renegotiate price, split the gap, pursue reconsideration through your lender, or cancel if allowed by your appraisal contingency.
Scenario C: Property is in a flood zone
- Actions: confirm with FEMA maps, review disclosures, consult on flood insurance costs and any elevation certificate, request price or credit, or cancel if the risk does not fit your comfort or budget.
Make your move with local guidance
Both the appraisal and the inspection are essential, but they serve different goals. The appraisal supports the lender by confirming market value and basic safety where required. The inspection protects you by revealing condition, safety, and maintenance needs. When you coordinate both on the right timeline, you can negotiate smartly and keep your Hurricane purchase on track.
If you want help planning your timeline, vetting pros, or weighing repair versus credit options, connect with a local team that knows Putnam County contracts and lending norms. Reach out to Christina Di Filippo to talk through your next steps.
FAQs
What is the key difference between an appraisal and an inspection?
- An appraisal estimates market value for the lender, while an inspection evaluates the home’s condition and safety for you.
How long do appraisals and inspections take in Hurricane, WV?
- Inspections are usually scheduled within 1 to 7 days and reports arrive in 24 to 72 hours; appraisals often return 3 to 10 business days after ordering.
Do I need both an appraisal and a home inspection?
- Yes, they serve different purposes: the lender needs an appraisal, and you benefit from an inspection to understand condition and risk.
Who pays for the appraisal and inspection?
- You typically pay for both, though the lender orders the appraisal and the inspector works directly for you.
What happens if the appraisal is lower than my offer?
- You can renegotiate, bring extra cash, request a reconsideration of value through your lender, or cancel if your appraisal contingency allows.
Will FHA or VA loans require repairs before closing?
- If the appraiser flags habitability or safety issues under program rules, those repairs must be completed and rechecked before closing.
Should I test for radon or order a septic inspection in Putnam County?
- Radon testing is recommended, and septic inspections are wise for homes on private systems to understand condition and potential costs.
